Focussed Changes Document August 2012 -...

Conwy Deposit Local Development Plan 2007 – 2022 (Revised edition 2011)

Focussed Changes Document August 2012

This document is available to view and download on the Council’s web-site at: www.conwy.gov.uk/ldp . Copies are also available to view at main libraries and Council offices and can be obtained from the Planning Policy Service, 26 Castle Street, Conwy LL32 8AY or by telephoning (01492) 575461. If you would like to talk to a

planning officer working on the Local Development Plan about any aspect of this document please contact the Planning Policy Service on (01492) 575181 / 575124 / 575445 / 575447.

If you would like an extract or summary of this document on cassette, in large type, in Braille or any other format, please call the Planning Policy Service on (01492) 575461.

http://www.conwy.gov.uk/ldp

INTRODUCTION This report sets out the changes that the Council considers it is necessary to make to the Local Development Plan (LDP) following the public consultations held in April - July 2009, March – April 2011 and November 2011 – January 2012. The Deposit LDP was subject to extensive public consultations which invited comments on all aspects of the plan. A significant number of responses received related to sites (i.e. proposing deletions or amendments to site allocations or proposing ‘new’ sites not included in the Deposit LDP). These comments relating to changes in site allocations were then advertised during November 2011 – January 2012 (as the ‘Register of Site Allocation Representations) for comments. In addition to changes proposed in light of comments received, other changes to the Deposit LDP are also necessary to take account of new information not previously available, updates to reflect recent planning permissions and Sustainability Appraisal. Sustainability Appraisal (SA) is an iterative process sitting alongside the preparation of the Plan. The changes proposed have been subject to SA and, where relevant, have reflected these considerations. Minor editorial changes are also proposed to improve legibility or provide clarification. Collectively, the changes proposed in this report are referred to throughout as ‘focussed changes’. Where a change proposes deleting text, this is shown by a strikethrough. Where a change proposes adding text, this is shown by red text. The changes proposed are shown in the order they appear in the LDP main document (the ‘written statement’). Paragraph numbers indicate the original number within the written statement; any new paragraphs have not yet been given a paragraph number but are shown in the order they will appear in the final adopted document. Changes affecting sites are shown on individual maps at the end of this report. Policy text is replicated in full.

Consultation on this document will start on Friday 31st August 2012. All comments must be received by the Conwy County Borough Council no later than 4.45pm on Friday 12th October 2012. Comments in response to this consultation must relate only to the focussed changes being proposed and not to other areas of the LDP. The Council encourages comments to be made via their website: www.conwy.gov.uk/ldp Alternatively comments can be made using the Focussed Changes comment form – copies are available at the following Conwy County Borough Council Offices between the hours of 8.45 a.m. – 5.15 p.m. Monday to Thursday and 8.45 a.m. – 4.45 p.m. Friday: Planning Policy Officer, 26 Castle Street, Conwy LL32 8AY Civic Offices, Colwyn Bay LL29 8AR Bodlondeb, Conwy LL32 8DU Copies are also available at Local Libraries (please call individual libraries for opening times). You are granted a non-exclusive, royalty free, revocable licence solely to view the Licensed Data for non-commercial purposes for the period during which Conwy County Borough Council makes it available; You are not permitted to copy, sub-license, distribute, sell or otherwise make available the Licensed Data to third parties in any form; and Third party rights to enforce the terms of this licence shall be reserved to Ordnance Survey.


Index Page Introduction .................................................................................................................................................. 1

Vision and Objectives................................................................................................................................. 28

Spatial Strategy and Key Diagram............................................................................................................. 38

Development Principles ............................................................................................................................. 56

Housing Strategy........................................................................................................................................ 67

Employment Strategy............................................................................................................................... 116

Tourism .................................................................................................................................................... 145

Community Facilities and Services .......................................................................................................... 158

Natural Environment ................................................................................................................................ 171

Cultural Heritage ...................................................................................................................................... 197

Transport.................................................................................................................................................. 206

Minerals and Waste ................................................................................................................................. 215

Monitoring and Implementation................................................................................................................ 231

Proposals Map ......................................................................................................................................... 299

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SECTION ONE - INTRODUCTION Focussed Change Ref. No.

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Policy Change Proposed Justification

IN001 FRONT COVER


Amended to reflect progress in the LDP process

IN002 FOREWORD 3 We are privileged to live and work in a beautiful area. The things we enjoy about Conwy result from the interaction of local communities and the environment. Sometimes features are incidental, sometimes they have evolved over a very long time and sometimes they are planned; whatever the case we need to try and ensure that future communities have the opportunity to enjoy all that is best about Conwy. That is not to say things will remain the same; the area faces many pressures and challenges that can only be addressed by looking at the problems afresh. We must find ways of meeting the local people's housing and affordable housing needs and enable the provision of well-paid jobs for future communities that are generated by the current and future population, whilst safeguarding the linguistic character of communities, protecting the environment and addressing the threats from flood risk. At the same time, we must ensure that there is sufficient capacity in the development industry to deliver the level of growth promoted over the Plan period and also ensure that flexible mechanisms are put in place that promote a younger population by encouraging the existing and future younger population to remain and prosper in Conwy. The process of preparing the new Local Development Plan has been a long and complex one. We have spent a great deal of time exploring the issues, consulting with a wide range of organisations, including the town and community councils, commissioning specialist studies and considering existing evidence. This process has allowed us to discuss the issues affecting the County Borough with many people and has provided a solid foundation on which to develop the document now before you. This Conwy Revised Deposit Local Development Plan provides a clear vision on how new development can address the challenges we face and identifies where, when, and how much new development will take place in Conwy up to 2022.



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I would like to thank all those who have contributed to the development of this Plan and hope it provides the basis for the provision of new development in Conwy to address the needs of the local communities in a sustainable and locally distinctive manner. Councillor Dilwyn Roberts Leader of the Council

IN003 footnote

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IN004 1.1.1

11 The Conwy Local Development Plan (LDP) covers that part of the Conwy County Borough that is outside the Snowdonia National Park (known as the Plan Area). The Plan Area is rich in historic assets, has a buoyant tourism industry, excellent transport links, good water and air quality and a high quality natural environment (including coast and countryside and National Park). However, population and household projections have demonstrated that the population of the Plan Area could increase by as much as 7,850 people by 2022. The main characteristics of this population change and associated concerns are:

The number of people within the 18-64 age group is declining resulting in a reduction in those of economically active age at the detriment to the economic performance of the County Borough;

The number of people aged 65+ is increasing significantly resulting

in increased pressure on social care, health facilities and services at the detriment to economic performance;

The number of children is projected to decrease significantly at the

detriment to future economic performance, school pupil levels and community identity;

The number of people living together in households is projected to

Minor editorial change

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Policy Chang Justification e Proposed

decrease resulting in a requirement for new housing to support the existing population and a decline in family sized homes,

The number of people in-migrating into the Plan Area far exceeds

those out-migrating resulting in an increased need for more housing and employment opportunities and;

The number of people residing in the County Borough who out-

commute to work in locations outside of the County Borough is unsustainable resulting in a need to increase local employment opportunities.

IN005 1.1.3 12 The population projections indicate by 2022 land would be required to

accommodate between up to approximately: 5,500 and 8,150 6,350 new housing units.

3,330 Jobs – 4,790 2,350 Jobs:

Amended to reflect representations received on the Revised Deposit LDP Amended to reflect up-to-date and revised evidence base in BP/2

IN006 1.1.4 12 Evidence indicates that out-commuting levels can be reduced through the accommodation of additional jobs, without impacting on the need for further housing development of approximately

1,675 1,800 Jobs

Amended to reflect up-to-date and revised evidence base in BP/2

IN007 1.1.5 12 The Conwy Local Housing Market Assessment (LHMA) concludes that over the Plan period provision would need to be made to accommodate approximately: 8,640 1,875 Affordable Housing Units,


IN008 1.1.6 12 Through a sustained level of growth the Council propose to contribute Minor editorial change

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positively to these challenges. However, a number of other key pieces of evidence base have also determined the sustainable level of growth proposed over the plan period: The capacity of the building industry to deliver the proposed level of

growth. The availability of suitable and deliverable land to accommodate the

growth. The views of the community and stakeholders.

Social, economic and environmental issues and impacts.

IN009 1.1.7 12 Having had regard to all these factors, the Council proposes a sustainable level of growth consisting of up to approximately:

5,500 and 6,350 new housing units with a contingency level of up to 6,985 new housing units to reflect natural population change, household size change and net in-migration

3,300 and 3,690 2,350 new jobs with a contingency level up to 2,585

4,650 new jobs to reflect natural population change, household size change and net in-migration

1,675 1,800 Jobs with a contingency level up to 1,925 1980 new jobs

to contribute to reducing out-commuting levels 1,800 1875 and 2,000 new affordable housing units


IN010 1.1.8 13 From this point forward within the Plan, reference is only made to the maximum level of growth within the range (i.e. 6,800 Dwellings and 3,690 jobs) and not the lower range (i.e. 5,500 Dwellings and 3,300 Jobs).


IN011 1.1.9 13 The creation of sustainable communities is paramount to the success of the Plan and the future of the County Borough. Therefore, in line with criteria that underpins the creation of sustainable communities, the Council


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propose that the only satisfactory spatial solution is to direct the majority of new development to either within or adjacent to existing urban settlements through an Urban Development Strategy, predominantly along the coastal belt of the County Borough. These locations provide the greatest accessibility to key facilities and services, are closely linked to employment areas and are supported by a strategic road and rail network. The Urban Development Strategy is supported by a Rural Development Strategy setting out the approach to meeting the local needs of the rural settlements within the Plan Area whilst ensuring protection and enhancement of the natural and built environment and Welsh language and culture.

IN012 1.2.1 13 The LDP process is intended to speed up the delivery of development plans. There are three important stages in the plan making process – plan preparation, plan production and plan scrutiny. Plan preparation has already resulted in an approved Delivery Agreement (DA), which sets out the Community Involvement Scheme (CIS) and the timetable for the production of the LDP. This Revised Deposit LDP now represents a key stage in the plan production and is the result of extensive consultation undertaken with the community and stakeholders. The Planning and Compulsory Purchase Act 2004 requires the Council to prepare an LDP for the Plan Area which acts as a single framework for the control of development and use of land within its administrative boundary. It sets out the key challenges facing Conwy, identifies the Vision, Objectives and the Spatial Strategy for development in the area over the period 2007 to 2022. The LDP will be used by the Council to guide and control development providing the basis by which planning applications will be determined. The LDP replaces existing Structure Plans and Local Plans which previously provided the policy framework for the Conwy Plan Area.

Amended to reflect progress in the LDP process Minor editorial change Additional wording to provide clarification

IN013 1.2.2 13 The LDP is the only document that the planning authority is statutorily required to produce as the framework of the land-use element of the planning system. However, the planning system is far more than a development control framework. It also has a major role in community regeneration, environmental improvement, setting quality standards and encouraging development. To this point, a Colwyn Bay Area Masterplan, Supplementary Planning Guidance (SPG) and Site Development Briefs will support the policy approach in the LDP set out in more detail the standards

Amended to reflect progress in the LDP process Minor editorial change Amended to reflect representations received on the Deposit LDP

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which development conforming to the LDP policy criteria must adhere to. Together, these documents will provide the framework for the development and use of land within the Plan Area and will deliver the spatial planning strategy for Conwy until 2022. When adopted, the LDP will replace existing Structure Plans and Local Plans. These documents should then be read as a whole in determining planning applications.

Additional wording to provide clarification

IN014 New paragraph The purpose of the LDP is to:

Provide a practical and detailed basis for the control of development and use of land

Afford protection to the natural and built environment Provide incentive to developers by allocating land for particular types of

development Bring local and detailed planning issues before the public


IN015 1.3 Previous Consultation on the Deposit LDP

13 Previous Consultation on the Deposit LDP Structure of the Plan


IN016 1.3.1 13 The former consultation on the Deposit LDP and the Sustainability Appraisal / Strategic Environmental Assessment (SA / SEA) took place between April and July 2009 resulting in the submission of 13,154 representations from 3,161 organisations and members of the public.


IN017 1.3.2 14 The majority of objections to the Deposit LDP were made to the proposed development sites. However, a significant objection was raised by the Welsh Assembly Government (WAG) relating to the evidence base used to support the level of growth proposed in the Deposit LDP in light of new evidence base coming from the 2006 based Population and Household Projections.


IN018 1.3.3 14 It was clear from the consultation that the proposed strategy was not tackling the priority issues impacting on Conwy and, in particular, the changes to the population structure, the demands it will create and the need for local affordable housing. This Revised Deposit LDP is formed in


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light of these comments, other consultation responses, new national planning policy and new evidence base.

IN019 1.3.4 14 The Deposit LDP and Preferred Strategy also established the spatial distribution strategy of the Plan following the appraisal of alternative spatial distribution strategies. These included an emphasis upon greater levels of development in both urban and rural areas and consideration being given to the establishment of new settlements in urban and rural locations. The conclusion was to concentrate development within the urban coastal belt locations, particularly within Llandudno, Llandudno Junction, Colwyn Bay and Abergele.


IN020 1.3.6 14 The Deposit Plan is set out as follows:

Section 2: Vision and Objectives Section 2 sets out how the LDP should guide and manage future development in the Plan Area. A clear vision of what the Plan Area should look like by 2022 has been developed. The key objectives of the Plan are also detailed, setting out how the land-use theme of the Conwy Community Strategy and key issues facing Conwy are to be tackled over the Plan period. Section 3: The Preferred Spatial Strategy and Key Diagram Section 3 sets out a written statement that presents the Council’s Development Strategy to deliver the vision and objectives over the Plan period. This section details the general provision to be made for housing and employment throughout the Plan period and importantly defines the settlement strategy. Section 4: Spatial Policies and Supporting Development Control

Policies Section 4 comprises the development principles, strategic and criteria based policies against which development proposals submitted as planning applications within the Plan Area will be determined.


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Section 5: Implementation and Monitoring Framework

Appendices At the end of Section 4 are the Appendices which provide supporting information to the main body of the LDP. These appendices form part of the LDP and have been referenced throughout the main document as appropriate and include the following: Appendix 1: Implementation Plan The Implementation Plan shows how the particular policies and development sites will be implemented, including which agencies will contribute towards delivery. In general, it is expected that the employment and housing allocations will be delivered by the private sector, including Registered Social Landlords (RSLs). The private sector is also expected to make a contribution towards much of the public infrastructure, including transport improvements and leisure, educational and community facilities. The Council appreciate that the ability of the private sector to deliver the above will be heavily influenced by external economic circumstances and the overall viability of the scheme. However, the policy assumption within this LDP is that developers negotiate land values having taken into account the need to provide essential planning obligations. Land purchased at inflated prices without consideration of LDP policy will not be supported. The Implementation Plan includes a Phasing Plan, Strategic Site descriptions and a list of the type of supporting information that will be required at planning application stage for each of the strategic sites. Appendix 2: Monitoring Framework Appendix 2 to this LDP sets out the LDP Monitoring Framework, which represents a crucial part of the development plan process, providing the

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basis for review or partial review of the Plan and modifications, where required. This LDP is supported by a monitoring framework to monitor progress on the implementation of policies and proposals in the LDP. Welsh Government Guidance requires authorities to prepare an Annual Monitoring Report (AMR) that identifies the main issues arising from the monitoring process. The AMR will also incorporate national core indicators and the results of the SA/SEA monitoring process as shown in Appendix 2.

IN021 New paragraph The LDP is also supported by a Proposals Map which shows the

geographical location and extent of the site specific developments and protection policies that are designated within the LDP.


IN022 1.4.1 15 Various background papers and other technical data have provided the evidence base for the approach taken in this Deposit Conwy LDP. These are: A total of 40 background papers have been produced setting out the detailed information and reasoning behind the strategy, policies and proposals (refer to the Council’s website for a definitive list www.conwy.gov.uk/ldp). To assist the user of the Conwy LDP a guidance note has been produced setting out which BP should be referred to as evidence for all elements of the Plan, such as the justification for growth strategy, policies or choice of site.

Text included to reflect work undertaken based on representations received on the Revised Deposit LDP

IN023 1.4.1 15 – 16

Amended to reflect progress in the LDP process and avoid repetition

Background Paper Number

Background Paper Title

1. Related Plans and Strategies 2 Population and Household Projections 3 The Growth Level Options Report 4 Housing Land Supply Study 5 Housing Land Availability Study 6 Housing Mix

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7 Local Housing Market Assessment (Phase 1) 8 Hierarchy of Settlements and Settlement Boundaries Assessment 9. Affordable Housing Viability Study 10 Sustainability Appraisal/Strategic Environmental Assessment 11 The Habitats Regulations Appraisal 12 Green Barriers Assessment 13 Employment Land Monitoring Report 14 Employment Land Study 15 Retail Study 16 Primary & Secondary Retail Areas and Hierarchy Study 17 Conwy Strategic Flood Risk Assessment 18. Primary Holiday Accommodation Areas Study 19. Open Space Assessment 20. Waste Management 21. Site Deliverability Assessment 22. Gypsy and Traveller Site Demand Assessment 23 Colwyn Bay Masterplan Baseline Report 24. Conwy Primary School Modernisation Report 25. Allotment Site Demand and Supply Report 26. Landfill Feasibility Study 27 Landscape Character Areas 28 Historic Environment 29 Safeguarding Aggregate Resources 30 Phasing Plan 31 Capacity of the House Building Industry 32 Burial Grounds Demand and Supply Report 33 Welsh Language 34 Site Viability Assumptions Paper 35 Justification for the removal of proposed development sites detailed

in the deposit LDP (April 2009) 36 Affordable Housing Needs Calculation 37 Growth Distribution Options Report 38 Abergele Traffic Study: Traffic Appraisal of the LDP Allocation

Proposals at Abergele

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IN024 1.4.2 17 The most up-to-date evidence base has been used where certain studies

are not to be finalised until after the Revised Deposit LDP consultation. Where a particular background paper (‘BP’ from this point forward) has provided the evidence base to the Revised Deposit LDP or an individual policy, this is included as supporting text to each policy. All documents are available for public inspection, either by visiting the Council’s website (www.conwy.gov.uk/ldp), at main Council Offices, Libraries or by requesting a copy of the LDP CD using the contact details and consultation arrangements set out in the supporting correspondence.


IN025 1.5.1 17 An important element of the new LDP system is the emphasis on identifying realistic options for meeting the needs of the community and testing each of the options through the process of Strategic Environmental Assessment and Sustainability Appraisal (SEA/SA). A Sustainability Appraisal (SA) has been carried out on this Revised Deposit LDP to ensure that it meets social, economic and environmental objectives. The SA/SEA highlights areas where the plan is not contributing to sustainable development and identifies where changes or mitigation measures can be included which make the LDP more sustainable. The results of the SA/SEA are presented in BP/10. Under Section 62 (6a) of the Planning and Compulsory Purchase Act 2004, local authorities are required to carry out a Sustainability Appraisal (SA) of development plans. This SA balances economic and social justice criteria with environmental issues. In addition, the EU’s Directive (2001/42/EC) Strategic Environmental Assessment (SEA) requires that protection of the environment be given a high priority in the preparation of development plans. The SA/SEA has been carried out on the Conwy LDP to ensure that it meets social, economic and environmental objectives. The SA/SEA has been an important process in identifying areas of change and mitigation measures to ensure the Conwy LDP is sustainable. The results of the SA/SEA are presented in BP/10 available on the Council’s website www.conwy.gov.uk/ldp.


IN026 1.6.2 17 Under the terms of the Conservation (Natural Habitats, & c.) (Amendment) Amended to reflect progress

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Regulations 2006 Conwy County Borough Council is required to undertake an Appropriate Assessment of its land use development plans where it potentially affects European Sites (Special Areas of Conservation, Special Protection Areas and Offshore Marine Sites). An initial Habitats Regulations Appraisal (HRA) Screening Exercise was undertaken on the Conwy LDP assessing its overall impact, which is available on the Council’s website.

in the LDP process

IN027 1.6.3 18 Appropriate Assessment is an assessment of the potential effects of a plan on European Sites (Special Areas of Conservation, Special Protection areas and Offshore Marine Sites) and a plan should only be approved after determining that it will not adversely affect the integrity of such sites. An initial Habitats Regulations Appraisal (HRA) Screening Exercise for the Revised Deposit LDP has been undertaken to assess its overall impact. It has been prepared by the Council as the relevant competent authority and outlines the purpose of appropriate assessment, the methodology to be employed, relevant plans or programmes and provides an overview of the relevant Natura 2000 sites.


IN028 1.6.4 18 The HRA is available to this Revised Deposit LDP in BP/11. Following consultation with the Countryside Council for Wales and the Council’s Countryside Services, the ‘screening exercise’ concludes that there are no significant impacts on the Natura 2000 sites from the development sites proposed in this Revised Deposit LDP. In conclusion, it is not considered that a full Appropriate Assessment is required.


IN029 1.8.2 19 A Further Background Paper 39 has been prepared detailing the collaborative work that has informed the LDP preparation.

Collaborative work between Councils has informed the LDP preparation in the following areas: Planning Policy Liaison: Regular Policy Officer Liaison meetings to

discuss matters relating to population change and household formation, including population projections. Further regular liaison with neighbouring Councils has taken place in the preparation of documents and


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Policy C Justification

involvement in regular meetings: 1. Regular Officer meetings 2. Conwy Denbighshire Sub Regional Study 3. Regional Housing Market Assessment 4. Conwy LDP Focus Group Event in July 2005 5. Regional Waste Strategy 6. North Wales Pathfinder Group economic opportunities: This has included the general location of

strategic employment sites in partnership with neighbouring Councils which has lead to the identification of Foryd Harbour as a Marina location. Further cross boundary collaboration has taken place with Snowdonia National Park to promote the former Aluminium Works at Dolgarrog as mixed use tourism and leisure site which takes account of the natural environment.

transport links and accessibility: The plan promotes the integration of

transport modes including Public Rights of Way, Coastal Paths and SUSTRANS routes between Conwy, Denbighshire and Snowdonia National Park.

rural change: An approach has been agreed to ensure that rural

settlements and their facilities and services are protected. Conwy and Snowdonia National Park have worked closely in preparing similar settlement hierarchies to ensure that the objectives of shared settlements are compatible.

broad measures of housing need and distribution: An agreed framework

for the delivery of AHLN in the rural cross boundary settlements between the Snowdonia National Park and Conwy Council. Policies have been formed to ensure deliverability of AHLN in shared-settlements where land is unavailable as a result of various constraints.

affordable housing viability: Joint working and collaboration between the

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SNPA and CCBC has been paramount in drawing up the Conwy Affordable Housing Viability Study.

IN030 1.9.1 20 This Revised Deposit Plan document is the most up-to-date version of the

Conwy Local Development Plan and the Council resolved to approve it for formal public consultation purposes in April 2009


IN031 1.9.2 20 When the LDP is adopted in 2013, for the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004 the following plans will be cancelled:

Structure Plans

Adopted Gwynedd Structure Plan (1993) Adopted Clwyd Structure Plan - Second Alteration (1999)

Local Plans

Adopted Colwyn Borough Local Plan (1999) Adopted Llandudno Conwy District Plan (1982/1994)

Unitary Development Plan

Draft Conwy Unitary Development Plan (2001)

Statement Affordable Housing Delivery Statement


IN032 1.10.1 20 This Revised Deposit LDP has been prepared in the context of national and regional policy, as well as other local strategies and programmes as shown in Diagram 1 below. All of these strategies and policies informed the development of the Deposit LDP and the subsequent policies in this document. The main implications of these matters on the Plan are summarised in BP/1. However, throughout this LDP the relevant documents are referred to in the reasoning and justification for the policy approach, where appropriate.


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Delivering Sustainable Communities The Planning and Compulsory Purchase Act 2004 placed a requirement upon Local Planning Authorities to prepare an LDP for their County Borough, exercising the function with the objective of contributing to the achievement of sustainable development.

IN033 1.10.2 20 The Planning and Compulsory Purchase Act 2004 and accompanying regulations require that the Plan must have regard to the following matters: The Wales Spatial Plan Current national policies (including, for example, Planning Policy Wales,

Technical Advice Notes and Local Development Plans Wales 2005) The Community Strategy The resources likely to be available for implementing the plan Local transport plans and policies The objective of preventing major accidents and limiting the

consequences of such accidents National and regional policies on waste Local housing strategies National Planning Guidance

The Conwy LDP has been prepared in the context of national planning policy as set out in Planning Policy Wales (PPW), Technical Advice Notes (TANs) and Circulars.


IN034 New paragraph Minerals Planning Guidance Mineral Planning Policy Wales (MPPW) sets out the land use planning policy of the Welsh Government in relation to mineral extraction and related development in Wales, which includes all minerals and substances in, on or under land, extracted either by underground or surface working. MPPW is supplemented by Mineral Technical Advice Notes (MTANs)


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IN035 New paragraph Repetition of National Guidance In accordance with guidance contained in LDP Wales, LDPs should have regard to national planning policies, but they should not repeat them. The LDP should, therefore, be considered in connection with the Planning Policy Wales Comparison Guide, which identifies those areas where clear statements of national development control policy should not need to be repeated as local policies ini the LDP. It should be noted, therefore, that the LDP only provides the policy framework for issues of locally distinct nature. However, to avoid over repetition of national guidance throughout the LDP and take into account changing circumstances in national policy, a ‘capture all’ Policy is formed within the Conwy LDP. Development proposals that do not present specific locally distinct issues will be assessed in accordance with the requirements of the LDP Policy DP/6 – ‘National Planning Policy and Guidance’.


IN036 New paragraph The Wales Spatial Plan The Wales Spatial Plan (WSP), approved by the Welsh Government in 2004 and updated in 2008, provides a broad strategic framework for development and other plans, in particular, the Conwy LDP. The Planning and Compulsory Purchase Act 2004 and accompanying regulations require that the Conwy LDP must have regard to the WSP. The WSP is divided into six cross-boundary Spatial Plan Areas (SPAs). The Conwy Plan Area falls mainly within the North East Wales – Border and Coast SPA and is seen as making a very important contribution to both the Welsh and UK economy. The future prosperity of the Area is closely linked with that of North West England SPA as well as the neighbouring SPA of North West Wales and Central Wales. In realising the vision for the WSP there are a number of key elements set out in each of the strategic areas that have influenced the direction of the strategy and policies set out in this Conwy LDP.

1. Building Sustainable Communities: Location of Growth

Strategic Hubs: Strengthening key hubs as a focus for


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Policy Change Justification Proposed

investment in future employment, housing, retail, leisure and services forms a key priority of the WSP. Outside the hubs, strong sustainable communities should be fostered with other settlements to provide locally accessible jobs and services: There are two key strategic hubs identified in the WSP. identifying settlements as falling within the Conwy Plan Area, that of ‘Conwy, Llandudno, Llandudno Junction-Colwyn Bay’ and ‘Rhyl*-St Asaph*-Bodelwyddan*-Prestatyn*-Kinmel Bay’. The strategic hubs are identified to foster economic and social growth and inclusiveness, address socio-economic deprivation and improve access to key services and employment. *Settlements falling within the Denbighshire County Borough Plan

Area Regeneration Areas: Focusing on Areas in need of

regeneration including the rural hinterland: The WSP also recognises Colwyn Bay as a Key Regeneration Area predominantly as a result of lack of past investment and a range of socio-economic problems due to a declining economic base. Future focus for this settlement is, therefore, planned for within the Conwy LDP through a Colwyn Bay Master Plan.

Cross Boundary Settlements: Some settlements are particularly

important for the development of more than one Area because they look in many directions. They represent key future development areas and are likely to feature in more than one SPA or within a Strategic Hub. The settlements of Conwy, Colwyn Bay, Llandudno, Llandudno Junction and Llanrwst form cross-boundary settlements and represent a key focus for future development within the Conwy LDP.

Key Settlements: The Key Settlements are secondary to the

priority hub and cross-boundary areas identified above and include Llanfairfechan and Penmaenmawr as a focus for future

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Policy Change Justification Proposed

development within the LDP.

2. Developing sustainable accessibility between hubs, coastal and border towns and rural parts of the Area

3. Improving the quality and diversity of the economy, with a focus on

high value employment and services, including a high quality year-round tourism sector.

4. Developing the skills and education of the current and potential

workforce. 5. Promoting sustainable development, which is at the heart of the

strategy, in part driven by the wealth of natural and built heritage within the area.

IN037 New paragraph As demonstrated in BP/17 – ‘Conwy Strategic Flood Risk Assessment’ and

BP/37 – ‘Growth Distribution Options Report’, the Strategic Hub settlement of Kinmel Bay to the east of the County Borough is constrained by high levels of flood risk and, therefore, unable to accommodate elements of growth due to the availability of suitable and deliverable land. The Conwy LDP develops the WSP strategy further to overcome this constraint by concentrating levels of growth in line with the Hierarchy of Settlements within and on the fringe of the urban area of Abergele.


IN038 New paragraph Other important national, regional and local plans and strategies have influenced the direction of the Conwy LDP. The main implications of these matters on the Plan are summarised in BP/1. However, throughout this LDP the relevant documents are referred to in the reasoning and justification for the policy approach, where appropriate.


IN039 Diagram 1 21 Delete Diagram 1 Amended to reflect progress in the LDP process and avoid repetition

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IN040 1.11.1 22 Conwy County Borough covers an area of 1,130 sq. km. with an estimated resident population of approximately 111,700 people. The urbanised settlements of the Plan Area, predominantly along the narrow coastal belt contains a number of settlements housing houses around 85% of the overall population, with the remaining 15% falling within rural settlements. whilst Around 4% of the population reside in the Snowdonia National Park, which is located outside of the Plan Area. The coastal town of Llandudno represents the largest populated area (20,000 inhabitants), closely followed by Conwy (14,200 inhabitants), Abergele (10,000 inhabitants), Colwyn Bay (9,700 inhabitants) and Towyn & Kinmel Bay (7,800 inhabitants), all of which are served via excellent road and rail transport links and well established public transport services. The remaining, predominantly inland, rural area contains a number of locally important main villages and hamlets offering key facilities and services.

Minor factual change

IN041 1.11.2 22 Llandudno is a traditional Victorian seaside resort, which combines its existing tourism role with a thriving commercial centre and acts as the sub-regional shopping centre for the area. Colwyn Bay is one of the largest settlements with an increasingly important role in the commercial and business sector. Conwy Town Centre falls within a designated World Heritage Site and is important in terms of its contribution to the tourist economy, whilst Llandudno Junction is emerging as an important location for office and business-led investment. Other settlements include Llanfairfechan and Penmaenmawr to the west and the towns of Abergele and Kinmel Bay to the east.

Minor editorial change (Move to after 1.11.4)

IN042 1.11.5 22 Conwy is faced with the challenge of improving socio-economic conditions in areas of economic decline and multiple deprivation, such as Colwyn Bay. In order to meet this challenge, a Strategic Regeneration Area (SRA) has been designated to foster an economic and social upturn especially in central and eastern Conwy. The SRA is wide reaching and extends into the neighbouring county borough of Denbighshire. The Welsh Assembly Government has committed to spend £38million in the North Wales Coastal Strategic Regeneration Area within four years commencing in 2009.


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IN043 1.12.1 23 In order to ensure a robust basis for the development strategy of the plan, a review was undertaken of the social, economic and environmental information available for issues affecting the Plan Area. A detailed discussion on the broad issues that are relevant to the LDP has been formulated from the following sources:

Strategic Environmental Assessment and Sustainability Appraisal: Draft Scoping Report;

The results of pre-deposit consultation with key stakeholders,

including a Focus Group Event held in July 2005, A review of baseline social, economic and environmental

information Community Strategy and Corporate Plan Workshops/LDP Visioning

Event held between 2004 – 2009 Consultation with specific stakeholders held between 2005 – 2009 A Review of the Conwy LDP Growth Strategy (March 2010 and

December 2011) Consultation with the LDP Advisory Panel (2005 –

2010)


IN044

1.12.2 23 These issues are tackled through the Revised Deposit LDP and have formed the basis of the vision, objectives, spatial strategy, spatial policies and monitoring and implementation framework. Further details of these issues are set out in the LDP Consultation Report and BP/1 available on the Council’s website www.conwy.gov.uk/ldp


IN045 1.13.1 23 Taking account of the above documents and consultation events, it is evident that there are priority issues that need to be tackled through the LDP. The table below provides a list of the issues, their source, related


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spatial objective and relevant policies in this Revised Deposit LDP to contribute to tackling them.

IN046 Table 1 24 – 30

Minor factual changes

Table 1: Key Issues Impacting on the Plan Area

PRIORITY ISSUES SOURCE LDP OBJECTIVE LDP IMPLEMENTATION

Overcoming High Levels Constrained Land: Previously Developed Land in Conwy is limited. Additionally, the potential for development is also constrained resulting from a high level of flood risk along the coast in particular in Llandudno and to the east of the Plan Area, high levels of natural and heritage assets and topography. However, Conwy needs to use land efficiently, by locating development in sustainable locations and, where practicable, on previously developed land to protect the unique natural and built environment.

Wales Spatial Plan (Update 2010)

BP/4 ‘Housing Land Supply’. BP/5 ‘Housing Land Availability

Study’ BP/27 ‘Landscape Character

Areas’ BP/28 ‘Historic Environment’ BP/30 ‘Phasing Plan’ BP/31 ‘Capacity of the House

Building Industry’ BP37 ‘Growth Distribution

Options Report’

SO Objective 1

Development Principles, HOU/1, EMP/1, NTE/1, Sustainable Development SPG, Design SPG, Planning Obligations SPG and Biodiversity in Planning SPG

Tackling Deprived Areas: Colwyn Bay has experienced a significant decline in the tourism industry. There is a need to promote the comprehensive regeneration and renaissance of Colwyn Bay to broaden economic activity, address social exclusion, reduce deprivation, and limiting and reducing Houses in Multiple Occupation (HMO) through the Strategic Regeneration Area Initiative and the Colwyn Bay Masterplan.


Bay Life Initiative Strategy (2006) Welsh Assembly Government

Strategic Regeneration Initiative Area Status.

Colwyn Bay Masterplan Brief (2009)

Colwyn Bay Masterplan Baseline Study

'Turning the Tide Strategy' BP/37 ‘Growth Distribution

Options Report’

SO Objective 2 Development Principles, HOU/1, CFS/1, Planning Obligations SPG, Householder Design Guide SPG, Design SPG, Colwyn Bay Masterplan SPG and Welsh Language SPG

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Policy Change Prop sed

Accommodating Sustained Housing Growth and promoting a More Balanced Age Structure: More houses are required as a result of changing household sizes and net in-migration. There is a need to accommodate a maximum of up to approximately 6,350 new houses, with a contingency level of up to 6,985 new housing units, primarily in the accessible and sustainable urban coastal belt locations. The new houses will be of the right type and creatively designed to encourage the younger population and families to remain and return to the area in order to contribute to a step change in the predicted population age structure and associated declining workforce.


BP/2 ‘Population and Household Projections’,

BP3 ‘Growth Level Options Report’,

Wales Spatial Plan (Update 2010).

Welsh Assembly Government (WAG) latest 2008 based National and Sub National Household Projections.

BP/9 ‘Affordable Housing Viability Study’

BP/30 ‘Phasing Plan’ BP/31 ‘Capacity of the House

Building Industry’ BP/37 ‘Growth Distribution

Options Report

SO Objective 3

Development Principles, HOU/1, Planning Obligations SPG, Householder Design Guide SPG, Buildings and Structures of Local Importance SPG, Biodiversity in Planning SPG, Design SPG, Sustainable Development SPG, and Welsh Language SPG and Rural Conversions SPG.

Prioritising Affordable Housing Need: Conwy has an inadequate supply of affordable housing for local need. There is a requirement to ensure that provision of up to approximately 1,875 new affordable homes for local need are provided to contribute to the levels of demand and to promote a more balanced age structure.

BP/7 ‘Local Housing Market Assessment (Phase 1)’,

BP/9 ‘Affordable Housing Viability Study’

BP/34 ‘Site Viability Assumptions Paper’

BP/36 ‘Affordable Housing Needs Calculation’

Conwy Affordable Housing Register (2010)

Conwy First Steps Register (2010)

SO Objective 3

Development Principles, HOU/1, Planning Obligations SPG, Householder Design Guide SPG, Buildings and Structures of Local Importance SPG, Biodiversity in Planning SPG, Design SPG, Sustainable Development SPG, and Welsh Language SPG and Rural Conversions SPG.

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Accommodating Gypsies and Travellers: Conwy needs to ensure that appropriate mechanisms are in place to accommodate any identified need for Gypsies and Travellers.

BP/22 ‘Gypsy and Traveller Site Demand Assessment,

CCBC Unlawful Encampments Register (Dec 2009),

BP/7 ‘Local Housing Market Assessment (Phase 1)’

SO Objective 3

Development Principles, and HOU/1 and Sustainable Development SPG

Accommodating Sustained Economic Growth, Reducing Out-Commuting and Promoting a more Balanced Age Structure: There is a need to accommodate sustained economic growth of a maximum of up to approximately 20.5 hectares, with a contingency level of up to 22.5 hectares of employment land to meet the population change predictions. To contribute to the reduction in out-commuting levels, a further 15.5 hectares of employment land, with a contingency level up to 17 hectares will be accommodated. The strategic hub and accessible locations of Conwy, Llandudno Junction, and Colwyn Bay and the accessible and sustainable location of Abergele will be utilised in meeting this need. To contribute to a more balanced age structure, a greater emphasis will be placed on higher value employment opportunities and skills development.


BP/3 ‘Growth Level Options Report’

BP/13 ‘Employment Land Monitoring Report’

BP/14 ‘Employment Land Study Report,

Denbighshire and Conwy Sub Regional Economic Study (2007),

Wales Spatial Plan (Update 2010).

Statistics on Commuting in Wales 2008 – WAG Statistical Directorate statistical bulletin SB 80/2009

SO Objective 4 & 5

Development Principles, EMP/1, Planning Obligations SPG, Biodiversity in Planning SPG, Design SPG, Sustainable Development SPG, and Welsh Language SPG and Rural Conversions SPG.

Protecting Regional & Town Centres: Some retail centres The regional centre of Llandudno and other important Town Centres within the Plan Area experience pressure from non-retail uses. There is a need to maintain and, where appropriate, enhance Llandudno as the retail centre for the region, promote the regeneration of Colwyn Bay, as well as other retail centres and, where possible, enhance the overall vitality, attractiveness and viability of the centres through a more diverse

BP/15 ‘Retail Study’ BP/16 ‘Primary and Secondary

Retail Areas and Hierarchy Study’

CCBC Planning Applications Bay Life Initiative Strategy (2006) Welsh Assembly Government

Sstrategic Regeneration Initiative Area Status.

Colwyn Bay Masterplan Brief

SO Objective 6

Development Principles, CFS1, Shop Front Security & Design SPG, Buildings and Structures of Local Importance SPG, Planning Obligations SPG, Biodiversity in Planning SPG, Design SPG, Sustainable Development SPG and Welsh Language

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sed

shopping experience. (2009) Colwyn Bay Masterplan Baseline

Study

SPG

Encouraging Sustainable Tourism: The tourism sector results in an increase in unemployment over the winter months in Conwy. There is a need to encourage and, where possible, safeguard the tourism sector, particularly in the coastal resorts, and exploit tourism potential, especially relating to the natural and built environment, in order to encourage all year round tourism.


BP/14 ‘Employment Land Study’, North Wales Tourism Strategy

(2003 – 2008), Denbighshire and Conwy Sub

Regional Economic Study (2007),

'Turning the Tide Strategy'

SO Objective 7

Development Principles, TOU/1, Planning Obligations SPG, Biodiversity in Planning SPG, Design SPG, Sustainable Development SPG and Welsh Language SPG

Encouraging Sustainable Transport: The dominant mode for journeys to work, including high outward commuting, is by car within the Plan Area. There is a need for improved sustainable transport use and transport infrastructure in Conwy through the development of an integrated transport system, sustainable accessibility in urban and rural areas, public transport provision, modal interchanges, increased cycling and walking facilities and the requirement of travel plans to reduce car dependency.


Conwy Local Transport Plan (2006),

Denbighshire and Conwy Sub Regional Economic Study (2007),

Statistics on Commuting In Wales (National Statistics, 2008),

North Wales Regional Transport Plan (2008)

Bay Life Initiative Strategy (2006) Welsh Government Strategic

Regeneration Initiative Area Status

Colwyn Bay Masterplan Brief (2009)

Colwyn Bay Masterplan Baseline Study

SO Objective 8

Development Principles, STR/1, Parking Standards SPG, Design SPG, Sustainable Development SPG, Householder Design Guide SPG, and Design SPG and Rural Conversions SPG

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Promoting High Quality Design: There is a need to insist on high quality sustainable design to sustain and enhance the character of Conwy as well as providing more innovative design to encourage the younger population to remain and return to the area.

2008 based Population and Household Projections,

CCBC Planning Applications BP/28 ‘Historic Environment’ Conwy Conservation Area

Appraisals

SO Objective 9

Development Principles, HOU/1, EMP/1, NTE/1, Planning Obligations SPG, Householder Design Guide SPG, Buildings and Structures of Local Importance SPG, Planning Obligations SPG, Biodiversity in Planning SPG, Design SPG, Sustainable Development SPG and Welsh Language SPG and Rural Conversions SPG

Efficient Use of Natural Resources: Conwy is

vulnerable to the impacts of Climate Change, in particular, to rising sea levels and sudden heavy rain storms leading to an increased risk of flooding. There is a need to use natural resources more efficiently and exploit renewable energy production through installed electricity generating capacity.

Planning Policy Wales, TAN15, CCBC Planning Applications BP/17 ‘Strategic Flood Risk

Assessment’ The Planning and Energy Act

2008) TAN 22

SO Objective 10

Development Principles, HOU/1, EMP/1, NTE/1, Planning Obligations SPG, Householder Design Guide SPG, Planning Obligations SPG, Biodiversity in Planning SPG and Design SPG and Sustainable Development SPG

Protecting Conwy’s Cultural Heritage: There are

24 Conservation Areas in the LDP area, with 1436 listed buildings, 24 of which are Grade 1, 70 Grade II* and 1342 Grade II which are vulnerable to development pressure. Conwy also experiences a loss of non-listed buildings, structures and features of historical and architectural importance. There is a need for development to take into account the historic built environment, and ensure that design and build quality will help protect, maintain and,

CCBC, CADW Sustainability Appraisal Scoping

Report (2006) Conwy Conservation Area

Appraisals (2009) Conwy Building at Risk Register

(2009) Conwy Non-Listed Buildings of

Architectural Merit Register

SO Objective 11

Development Principles, HOU/1, EMP/1, CTH/1, Householder Design Guide SPG, Buildings and Structures of Local Importance SPG, Planning Obligations SPG, Biodiversity in Planning SPG, Design SPG, and Sustainable Development

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where appropriate, improve on this quality in Conwy.

BP/28 ‘Historic Environment’ SPG Rural Conversions SPG

Protecting and Enhancing Conwy’s Natural

Environment: There is pressure on wildlife species and habitats (biodiversity) from development. Where appropriate all new development should help enhance the biodiversity resource within the Plan Area and protect natural environment designations shared with neighbouring authorities.

CCBC Biodiversity Action Plan (2006)

LANDMAP (2009) BP/27 ‘Landscape Character

Areas’

SO Objective 12

Development Principles, HOU/1, EMP/1, NTE/1, Householder Design Guide SPG, Biodiversity in Planning SPG, Planning Obligations SPG, and Design SPG and Sustainable Development SPG

Protecting and Enhancing Community Recreational Facilities & Services: Existing urban and rural areas in the County Borough experience a shortfall of formal and informal open space, including allotments and leisure. More recently, some rural communities are also experiencing pressure for the change of use of key community facilities, such as village public houses and shops. There is a need to increase the use and provision of sport and recreational facilities and open and green space through new development, safeguard existing and improve links to the countryside and coast safeguard and enhance key community facilities and services to ensure the protection and promotion of sustainable communities.

BP/19 ‘Open Space Assessment’ BP/25 ‘Allotment Site Demand

and Supply Report’ CCBC Planning Applications

SO Objective 13 Development Principles, HOU/1, EMP/1, NTE/1, CFS/1, Planning Obligations SPG, Biodiversity in Planning SPG, Design SPG and Sustainable Development SPG Rural Conversions SPG

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Reducing Waste: There has been an increase in the amount of recycled waste. Whilst recycling rates are good by County standards there will be a substantial amount of effort required to continue the improvement and to reduce overall waste levels, landfill, increase re-use/recycling of waste and safeguard existing sites.

BP/20 ‘Waste Management’ Regional Waste Plan (2008) Landfill Feasibility Study (2009)

SO Objective 14 Development Principles, MWS/1, Planning Obligations SPG and Design SPG

Meeting the Needs for Minerals: There is a need to safeguard for a continuous supply of minerals to meet the needs of the industry and community.

North Wales Regional Technical Statement (2007)

British Geological Society Minerals Mapping (2009)

BP/29 ‘Safeguarding Aggregate Resources’

SO Objective 15 Development Principles, and MWS/1

Protecting the Welsh Language and Culture: There is pressure on the Welsh Language within the County Borough. Through the LDP there is a need to protect the Welsh language.

Planning Policy Wales (2010 Update)

Draft Equality Impact Assessment (2010)

BP/33 ‘Welsh Language’

SO Objective 16 Development Principles, HOU/1, EMP/1, CTH/1, Planning Obligations SPG and Welsh Language SPG

SECTION 2 – VISION AND OBJECTIVES Focussed Change Ref. No.

Section/ Heading

LDP Page No.


VO001 2.2 The Conwy Community Strategy

37 Conwy Community Strategy – ‘One Conwy’ Minor factual change

VO002 2.2.1 37 The LDP vision is set firmly in the Conwy Community Strategy (CS). The Community Strategy for Conwy 2004 – 2014 covers the period up to 2025 and is the product of a partnership effort between the Council and members of the community, public bodies, businesses and the voluntary sector. Unitary authorities have a duty under the Local Government Act 2000 to prepare community strategies to act as the overarching strategic framework for all other related plans and strategies. The three key overarching objectives set out in the CS are Community Strategy promotes 8 key outcomes. They are: A County of outstanding natural beauty, which will respect, protect

and enhance its environment and heritage. A community which supports those in need and offers a warm

welcome to its many visitors. People who celebrate diversity, and who are intent on supporting a

vibrant and thriving future for all. The Community Strategy follows five themes. They are: A Healthy Place A Prosperous Conwy Strong and Safe Communities Encouraging Learning and Creativity A Quality Environment

Minor factual and editorial changes and amended to reflect progress in the LDP process

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Policy Justification Change Proposed

Outcome 1: People in Conwy are educated and skilled. Outcome 2: People in Conwy are safe and feel safe Outcome 3: People in Conwy live in safe and appropriate housing Outcome 4: People in Conwy are healthy and independent Outcome 5: People in Conwy live in a county which has a thriving

economy Outcome 6: People in Conwy live in a sustainable environment Outcome 7: People in Conwy live in a county where heritage,

culture and the Welsh language thrive Outcome 8: People in Conwy are informed, included and listened to

VO003 2.4.1 41 "By 2022, the communities of Conwy will be more sustainable, offer a higher quality of life and be supported by a more balanced age structure. The development needs generated by future changes in population and reducing out-commuting levels will have been achieved. The housing needs of the area will be better met accommodated, with greater access to affordable housing for local need. The area will be more prosperous, with Communities will be educated and skilled and have greater access to high quality, better paid jobs, particularly in high the higher value service industries and supported through skills development and year-round tourism sectors, resulting in a more prosperous and thriving Conwy. Commuting will have been reduced. Through the promotion of an Urban Development Strategy Area, the sustainable and accessible urban coastal belt areas, particularly settlements of Abergele, Colwyn Bay, Conwy, Llandudno and Llandudno Junction will have become the economic, social and cultural focus of the Plan Area. The natural and built environment will be protected and enhanced, and development will be concentrated in the

Amended to reflect representations received on the Deposit LDP Amended to avoid over repetition

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most accessible and sustainable locations. The strengthening of the strategic hubs and regeneration areas along the key road and rail corridor will have been achieved as a result. Through a Rural Development Strategy Area, the special character of the rural areas as places to live and work will have been be fostered through a Rural Development Strategy the provision of locally accessible jobs and services. Within these communities, development will have supported and sustained the long-term wellbeing of the Welsh Language.

VO004 2.4.2 41 A greater emphasis on affordable housing for local need, energy generation and efficiency, higher quality and well designed buildings and skills development will have contributed to a more prosperous economy and balanced age structure People in Conwy will feel safer and healthier, resulting from accessible, higher quality, energy efficient and well designed developments that protect and enhance the natural and built environment. Essential recreation and open spaces will have been protected and enhanced and Green Wedges and Landscape Character Areas will have secured community and settlement identity


VO005 2.4.3 41 An improved public transport, walking and cycling network will have been secured and a sustainable public transport interchange facility at Llandudno and Colwyn Bay realised. will have lessened congestion problems, provided essential links to key facilities and services and contributed to the delivery of housing and employment need . A long-term supply of aggregates will have been safeguarded and waste minimisation and energy generation promoted.


VO006 2.4.4 41 Through the implementation of a Rural Development Strategy Area, the Main Villages will have reflected their functional ties with the urban areas and Snowdonia National Park, but also their supporting role to the Minor Villages and Hamlets. Reflecting their character, limited sustainable growth will have contributed to the delivery of a combination of market and affordable housing for local needs. They will have contributed to the


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provision of essential services and facilities to the Minor Villages and Hamlets by providing local residents with easy access to shopping, employment and services. Limited sustainable growth in the Minor Villages and Hamlets will reflect their character, contribute to meeting the needs of the community, including affordable housing for local needs, open space and key services.

VO007 2.4.5 41 The natural environment, countryside and coastline will have been protected and their enhancement promoted. Green spaces will have been secured to contribute to the recreational, health and economic needs of Conwy. New ‘Green Wedges’ will have been created to protect and enhance the natural environment and the identity of existing settlements. Development will have contributed to protecting the biodiversity and amenity value of the countryside and coast, and will have minimised the use of natural resources through promotion of sustainable energy sources”.


VO008 2.5.1 42 – 43

SO1: Ensure the needs of the community are met, whilst at the same time protect the natural and built environment, by promoting adequate and appropriate levels of development, locating development where practicable on previously developed land and primarily in the larger urban coastal settlements and along existing and proposed infrastructure networks, identifying and protecting key environmental assets, and ensuring an efficient density of development compatible with local amenity To accommodate sustainable levels of population growth..

SO2 To promote the comprehensive regeneration of Colwyn Bay,

Abergele, Towyn and Kinmel Bay to broaden economic activity, address social exclusion and reduce deprivation through the Strategic Regeneration Area Initiative

SO3. To provide land to enable an adequate and and develop a diverse

supply of housing to contribute to needs, including affordable housing for local need, and to meet the need for Gypsies and Travellers, at a scale that is consistent with the ability of different areas and

Amended to reflect representations received on the Deposit LDP Minor factual and editorial changes

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communities to grow. SO4. Identify and safeguard adequate land to meet the community's needs

for more jobs and greater economic prosperity and reduced out-commuting levels focussing, in particular, on higher value employment opportunities and skills development within and around the strategic hubs of Conwy, Llandudno, Llandudno Junction and Colwyn Bay and the strategic hub of Rhyl, St Asaph and Prestatyn including Kinmel Bay in the accessible and sustainable location of Abergele.

SO5. Encourage the strengthening and diversification of the rural economy

that is where this is compatible with the local economy, community and environment environmental interests.

SO6. Develop vibrant town centre destinations for shopping, business and

commerce, culture, entertainment and leisure through the protection and enhancement of the vitality, viability and attractiveness of Llandudno as the strategic sub regional retail centre, and regeneration of Colwyn Bay town centre and other key shopping centres.

SO7. Concentrate development along existing and proposed infrastructure

networks and, in particular, at locations that are convenient for pedestrians, cyclists and public transport.

SO8. Assist tourism through the protection and enhancement of coastal

and rural based tourism attractions and accommodation and further exploit the potential to develop, strengthen and encourage an all year round tourism industry;

SO9. To encourage efficient patterns of movement and to recognise the

strategic role that the A55 and the rail corridors will play in meeting the Boroughs development needs of the Plan Area, and to give particular attention to development locations that are convenient for

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pedestrians, walking and cycling in Conwy to aid the reduction of transport CO2 emissions.

SO10. Ensure that good, sustainable, inclusive design is delivered which

includes the opportunity to design out crime, to develop strong, safe and locally distinctive communities and encourage the younger population to remain and return to the area.

SO11. Reduce energy consumption through the careful siting and design

of buildings and the promotion of renewable energy developments where they have prospects of being economically attractive and environmentally and socially acceptable.

SO12. Safeguard and enhance the character and appearance of the

undeveloped coast and countryside, sites of landscape/conservation importance, features of historic or architectural interest and ensure the conservation of biodiversity and protected species.

SO13. To protect and improve accessibility to essential services and

facilities, including open space, allotments, health, education and leisure.

SO14. To promote the prudent use of resources through the minimisation

of waste and assist in providing an integrated network of waste management facilities consistent with the needs of the area and the waste hierarchy.

SO15. Contribute to regional and local mineral needs in a sustainable

manner. SO16. Ensure that development supports and sustains the long-term

wellbeing of the Welsh language and the character and linguistic balance of communities within the County Borough.

VO009 2.5.2 43 BP/1 on Related Plans and Strategies shows how these objectives relate to Minor factual and editorial

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the five themes eight outcomes of the Community Strategy, the five themes of the Wales Spatial Plan and the four sustainability principles listed in Planning Policy Wales.

changes and amended to reflect progress in the LDP process

VO010 Table 2 44 – 45

New Table 2

Minor factual and editorial changes and amended to reflect progress in the LDP process

One Conwy Outcome LDP Spatial Objectives

LDP Policies

Outcome 1 People in Conwy are educated and

skilled

SO1 SO4

SO10 SO13

Development Principles, HOU/1, EMP/1, CFS/1, Planning Obligations SPG, Colwyn Bay Masterplan SPG

Outcome 2: People in Conwy are safe and feel safe

SO1

SO10

Development Principles; HOU/1, CFS/1, Householder Design Guide SPG, Shop Front Security SPG, Planning Obligations SPG, Colwyn Bay Masterplan SPG

Outcome 3: People in Conwy live in safe and

appropriate housing

SO1 SO2 SO3

Development Principles, HOU/1, Planning Obligations SPG, Colwyn Bay Masterplan SPG

Outcome 4: People in Conwy are healthy and

independent

SO3

SO10

Development Principles, HOU/1, CFS/1, STR/1, Parking Standards SPG, Planning Obligations SPG

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SO13

Outcome 5: People in Conwy live in a county which

has a thriving economy

SO2 SO4 SO5 SO6 SO8

Development Principles, TOU/1, CFS/1, NTE/1, Colwyn Bay Masterplan

Outcome 6: People in Conwy live in a sustainable

environment

SO1 SO7 SO9

SO10 SO11 SO12 SO14 SO15

Development Principles, TOU/1, CFS/1, NTE/1, CTH/1, STR/1, MWS/1, Householder Design Guide SPG, Planning Obligations SPG, Biodiversity in Planning SPG, Buildings and Structures of Local Importance SPG

Outcome 7: People in Conwy live in a county where

heritage, culture and the Welsh language thrive

SO12 SO16

Development Principles, CTH/1, Welsh Language SPG

Outcome 8: People in Conwy are informed, included

and listened to

SO1 SO2

LDP Delivery Agreement

VO011 Table 3 46 - Minor factual and editorial

35

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47 changes and amended to reflect progress in the LDP process

Corporate Plan Commitment LDP Spatial

Objectives LDP Policies

1. If you are older, we will support you to maintain your independence and place in your community by developing extra care housing schemes in Llanfairfechan, Llanrwst, Llandudno and Abergele.

SO1 & SO3 Development Principles, HOU/1, EMP/1, Sustainable Development SPG, Householder Design Guide SPG, Design SPG, Biodiversity in Planning SPG and Colwyn Bay Masterplan SPG

2. We will make sure our children get the best educational and social start

by developing and putting in place a primary school modernisation programme that looks at education standards, whether our buildings and equipment are fit for purpose, unfilled places and access to resources.

SO13 Development Principles, CFS/1 and Planning Obligations SPG

3. The quality of our environment and the street scene of our communities will be reviewed and protected.

SO10 Development Principles, HOU/1, EMP/1, NTE/1, Sustainable Development SPG, Householder Design Guide SPG, Design SPG, Biodiversity in Planning SPG and Colwyn Bay Masterplan SPG

4. We will increase the number of allotments available in communities.


5. Working with housing associations and housing developers we will develop affordable housing solutions for local people.

SO3 Development Principles, DP/1, HOU/1, Sustainable Development SPG, Householder Design Guide SPGDesign SPG

and

6. As a Council we will work with local businesses to identify skills gaps.

We will then support people to increase their skills and get into work so that they are less dependent on out of work benefits, have improved mental and physical wellbeing and increased disposable income.

SO4 & SO13 Development Principles, EMP/1, CFS/1, Sustainable Development SPG, Planning Obligations SPG and Colwyn Bay Masterplan SPG

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Policy Change Proposed

7. We will lead the way in making sure we contribute towards a sustainable future.

SO1 – SO16 1,

p

Development Principles, HOU/1, EMP/1, TOU/1, CFS/NTE/1, CTH/1, STR/1, MWS/1, Householder Design Guide SPG, Parking Standards SPG, Design SPG, ShoFront Security & Design SPG, Biodiversity in Planning SPG, Welsh Language SPG, Buildings and Structures of Local Importance SPG and Colwyn Bay Masterplan SPG

8. Leisure and cultural provision will be reviewed in each locality and we will proactively support clubs, groups and projects which promote physical activity and healthy lifestyles.


9. We will modernise the way we work and make our services more

accessible.

SO9 Development Principles, STR/1, Sustainable Development SPG and Parking Standards SPG

10. We will work with businesses to set up a business forum and then develop a package of measures to support businesses in areas in need of regeneration.

SO2, SO4 & SO5

Development Principles, HOU/1, EMP/1, Colwyn Bay Masterplan SPG, Sustainable Development SPG, Planning Obligations SPG and the Welsh Language SPG

11. We will talk to communities about the likelihood and possible consequences of flooding and coastal erosion, working to understand and manage their expectations of us and supporting them to be prepared for flooding, to minimise the consequences of incidents and to be able to revert to normality as quickly as is possible after flooding.

SO1 & SO11 Development Principles, HOU/1, EMP/1, NTE/1 Sustainable Development SPG, Householder Design Guide SPG, Design SPG, Biodiversity in Planning SPG and Colwyn Bay Masterplan SPG

12. We will make sure that the safety and efficiency of all forms of transport is improved and social exclusion is tackled by making employment, education, health and services for all communities more accessible

SO9 Development Principles, STR/1, Sustainable Development SPG and Parking Standards SPG

SECTION THREE – SPATIAL STRATEGY AND KEY DIAGRAM Focussed Change Ref. No.

Section/ Heading

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SS001 New paragraph

The Conwy LDP strategy is a ‘hybrid’ strategy which provides development in locations that contribute to meeting local needs whilst promoting sustainable growth. This is achieved by targeting development in the priority accessible urban strategic hub locations and in areas of decline and in need of regeneration, but at the same time ensuring that rural communities are fostered through the provision of sustainable levels of local accessible jobs and services. It is an essential element of the strategy that the level of development reflects the roles and functions of individual settlements.

The Spatial Strategy is formed on a number of key component parts shaped from the priority issues, vision and objectives and further underpins the policies in the LDP. The level of growth and the overall approach to sustainable distribution has been influenced by a number of key strategy components to ensure future development is right for Conwy: Key Strategy Components

1. Having regard to National, Regional and Local Policy and Evidence 2. Promoting a sustainable and balanced approach to managing

future housing and employment growth and reduction in out-commuting levels

3. Ensuring flexibility through the provision of a housing and employment contingency land supply and appropriate release mechanism

4. Prioritising future development within the strategic economic hub locations of Conwy, Llandudno, Llandudno Junction and Colwyn Bay and within and on the fringe of settlements closely linked to essential facilities and services, and accessible to the strategic road and rail networks along the urban coastal belt

5. Targeting development in line with the Hierarchy of Settlements to reflect the roles and functions of individual settlements

6. Recognising the limited availability of brownfield lands, but at the same time exploiting brownfield opportunities where suitable and

Added to provide clarification Amended to reflect representations received on the Revised Deposit LDP

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Policy Cha Justification nge Proposed

deliverable prior to greenfield 7. Recognising the flood risk constraints to the East of the County

Borough 8. Allowing for improvement and regeneration opportunities through

the Colwyn Bay Masterplan and Abergele Masterplan. 9. Ensuring development contributes towards necessary

infrastructure improvements and are phased accordingly 10. Ensuring development provides necessary community facilities and

contributes towards affordable housing delivery and skills and training development

11. Reducing the impact of development upon the coastline and countryside and directing growth to areas that have the environmental capacity without causing undue harm to areas that are valued for their intrinsic value in terms of biodiversity, landscape, historic or conservation interest

12. Recognising the capacity of the house building industry to deliver the strategy for Conwy

SS002 3.1.1 53 A distinctive feature of the LDP system is the need to consider various

spatial and development options in forming the strategy. A number of development options were considered in relation to levels of housing & employment development (refer to BP/3 ‘Growth Level Options Report’ BP/2 – ‘Population and Household Projections’) and the general spatial distribution (refer to BP/37 – ‘Growth Distribution Options Report’). These options are assessed in terms of their social, economic and environmental impact. In order to target development appropriately the Plan is also supported by a Hierarchy of Settlements policy has also been prepared to assist the formulation of the strategy (refer to BP/8 – ‘Hierarchy of Settlements and Settlement Boundaries’). In line with the key strategy components above, the preferred spatial option is promoted through the ‘Urban Development Strategy Area’ (UDSA) which directs approximately 85% of new development to either within or adjacent to existing urban settlements on green and brownfield lands along the coastal belt and the inland market town of Llanrwst. These locations are accessible to key facilities and services, are closely linked

Minor factual and editorial changes Amended to reflect progress in the LDP process

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to employment areas and are supported by a strategic road and rail network. form the key areas They form the predominant population areas in need of Affordable Housing for Local Need (AHLN), and they fully utilise the Wales Spatial Plan strategic hub of Conwy, Llandudno, Llandudno Junction and Colwyn Bay and the strategic hub of Rhyl, St Asaph, Bodelwyddan and Prestatyn, including Kinmel Bay. They are also the most sustainable locations in terms of their accessibility to such services as Llandrillo College, main hospitals and to the larger shopping centres of Llandudno, Colwyn Bay and Abergele.

SS003 3.1.2 53 The remaining development needs The development requirements of the Plan’s rural communities are promoted through a ‘Rural Development Strategy Area’ (RDSA) and are directed at meeting the needs of the Main Villages, Minor Villages and Hamlets. Collectively, the ‘Urban Development Strategy Area’ and ‘Rural Development Strategy Areas’ make up the Spatial Strategy for Conwy as illustrated in Diagram 2. The approach ensures that all communities have access to housing, employment and key facilities and services through the provision of appropriate sustained growth in all communities, but at the same time contributes to conserving the attractive coastline and landscape and the objective to retain the Welsh culture and language. Together with encouraging the right type of housing and employment, skills development and innovative green building design, provides the a framework for contributing to a more balanced age structure and an economically active workforce.

Minor factual and editorial changes

SS004 3.2.1 55 The Spatial Strategy sets out the overall approach for the provision of new homes, jobs, infrastructure and community facilities over the plan period for the Plan Area. It sets the context for the policies in this Revised Deposit LDP and outlines how the Vision and Objectives will be achieved. The strategy has been derived having regard to the above key strategy components and national, regional and local policy context, how comprehensively it tackles the key social, economic and environmental priority issues impacting on Conwy, as set out in Section 1, SEA/SA and the availability and deliverability of land over the Plan

Minor factual and editorial changes Amended to reflect progress in the LDP process

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period.

SS005 3.4 Key Factors Determining the Level of Sustained Growth

56 Key Factors Determining the Level of Sustained Sustainable Growth for Conwy


SS006 New paragraph

Future population projections are fundamental in the determination of the number of additional dwellings and employment that will be required on sites across the County Borough over the Plan period (refer to BP/2). Assumptions made in this regard impact on all other areas of the Plan. For example, future population growth will place additional pressure on the network of facilities necessary to support sustainable communities (waste, education, leisure, renewable energy etc). Policies within the Plan will ensure that the required community facilities will be developed in parallel with developments.

Added to provide clarification

SS007 3.4.1 56 The capacity of the house building industry (refer to BP/31 – ‘Capacity of the House Building Industry’), the availability of suitable and deliverable land (refer to BP/21 – ‘Site Deliverability Assessment’), the views of the community and stakeholders (refer to the Consultation Report) and the social, economic and environmental impacts (refer to BP/10 – ‘Sustainability Appraisal and Strategic Environmental Assessment’) are all key pieces of evidence base that have all played vital roles in informing the key strategy components and in determining the level of growth set out in this Strategy.


SS008 3.4.2 56 Having assessed the key factors components determining the appropriate level of sustained growth, the strategy will contribute to the delivery of the priority issues and provide for a maximum of up to approximately 6800 6350 new housing units with a 10% contingency level

Amended to reflect LDP progress and updated figures

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of up to 7900 6985 new housing units to reflect natural population change, household size change and net in-migration

3690 2350 new jobs with a contingency level of up to 4650

2585 new jobs to reflect natural population change, household size change and net in-migration

1675 1800 jobs with a contingency level up to 1925 1980 new

jobs to contribute to reducing out-commuting levels 2200 1875 new affordable housing units (1000 from new

build)

SS009 3.5.2 57 As a result of reducing household sizes and projected net in-migration there is a greater need for new housing and, in particular, an increasing AHLN requirement over the Plan period. Population projections indicate that the housing market will need land to provide between approximately 5,500 and 8,150 6350 new housing units by 2022 and the demand for AHLN of approximately 8460 units inclusive of a requirement to deliver approximately 1000 new built AHLN over the Plan period. Having assessed the above factors in determining the appropriate level of housing to contribute to the key issues, in particular the capacity of the house building industry (refer to BP/31 ‘Capacity of the House Building Industry’), population and household projections (refer to BP/2) the Council need to deliver approximately 6800 6350 new dwellings by 2022 with a 10% contingency level of up to 7900 6985 dwellings. The Council can take account of other sources of housing supply in delivering this need as detailed in BP/4 – ‘Housing Land Supply’. These include dwellings already built since 2007 (known as completions), those currently with planning permission (known as committed) and those that are likely to be built over the LDP period that are not allocated within this Plan (known as windfall). In taking into account these sources of supply, the Council need to allocate land to accommodate approximately 2500 new dwellings with a an additional


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10% contingency level of 1100 635 new dwellings up to 2022. This level of housing development will contribute significantly to the AHLN representing the delivery of approximately 2200 new affordable dwellings at the higher growth range, inclusive of completion and commitments.

SS010 3.7.1 58 The capacity of the house building industry and the viability of proposed sites have been key factors in determining the appropriate and deliverable level of growth in Conwy. Whilst BP/2 ‘Population and Household Projections’ clearly demonstrates that the proposed level of growth takes account of natural population change, household change and in-migration over the Plan period, it is paramount that this level can be delivered. BP/31 demonstrates that the level of growth proposed by the Council of 6800 6350 dwellings (453 423 dwellings a year) is in line with what the house building industry are likely to be able to deliver. Any greater growth than this level would seriously undermine the deliverability of the Plan.

Amended to reflect LDP progress and updated figures Minor editorial change

SS011 3.8.1 58 The Council need to ensure that serviced employment land is available to meet the level of growth projected of a maximum of 3690 2350 jobs (20.5 hectares), with a contingency level of up to 4650 2585 jobs (22.5 hectares).


SS012 3.8.2 58 The number of people residing in the County Borough who out-commute, to work in locations outside of the County Borough, is unsustainable. Evidence indicates that out-commuting levels can be reduced through the accommodation of additional jobs. As detailed in BP/3 – ‘Growth Level Options Report’ a further 1800 jobs (15.5 hectares), with a contingency level up to 2070 1980 jobs (1.5 hectares), should be accommodated within the Plan to reduce out-commuting levels. There is no impact on the need for further housing development as those out-commuting reside in the County Borough. A total of 36 hectares is proposed for employment use to be met via completions, commitments and new allocations.


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SS013 3.8.3 58 To encourage a more economically active population and overcome the predicted decline in the economically active workforce, the Council will promote higher value employment offer and skills development within Conwy County Borough. The Council will develop a skills and knowledge based economy which optimises the value of the area’s natural resources, environment and cultural heritage. Together with the promotion of business and technology clusters and higher value employment offer a more economically active population will have contributed to overcoming the predicted decline in the economically active workforce. The type of employment offer and skills development is crucial to attracting a healthier workforce, a more balanced age structure and contributing to a younger population overall. To ensure a strategic and holistic approach to development and support the housing strategy, the employment land will be allocated predominantly in the strategic hub locations within the accessible Urban Development Strategy Areas and in the accessible settlement of Abergele.

Editorial change to provide clarification

SS014 3.8.4 58 Overall, the strategy promotes a sustained level of housing and employment growth. Supported by the promotion of a higher value employment offer, skills development, appropriate housing type and creative housing design, provides the necessary mechanisms to encourage a more balanced and economically active age structure.


SS015 3.10.1 59 The plan makes assumptions LDP assumes that a high degree of housing and employment development will come forward from permissions, allocations, and in the case of housing, windfalls and allocations as a source of supply over the Plan period. However, whilst these sites have been thoroughly appraised to assess their deliverability, it is acknowledged that some may not come forward over the Plan period for a number of reasons. To accommodate this possibility, an element of additional housing and employment land has been appraised and included within this Plan as a contingency. The contingency will also be released where the Annual Monitoring Report (AMR) demonstrates that the strategy is compromised and actions need to be implemented to rebalance provision in a way that aligns with


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the objectives of the Plan. Therefore, contingency sites will be released where the AMR demonstrates: and for flexibility, the Plan therefore includes an additional element of housing and employment land (above the identified supplies) which has also been appraised and which is included within the Plan as a contingency to be released should some of the allocated sites not come forward as anticipated.

Contingency Release A: that projected cumulative employment and housing targets as set out in the implementation and monitoring section are undermined in a way that impacts negatively on the strategy of the Plan; Contingency Release B: that the objectives and related targets of the Plan (e.g. affordable housing delivery, promotion of a younger population, higher value employment) are not being delivered.

SS016 3.10.2 59 Where the AMR demonstrates a need for the release of contingency sites, the priority for the release will be implemented in line with the hierarchy of settlements and sequential test as set out in Policy DP/2 and Strategic Policy HOU/1 of the Plan. It will be essential to ensure that the release of sites under ‘Contingency Release B’ are satisfactorily delivering the priority objectives of the Plan. It is intended that the contingency be released where the Annual Monitoring Report (AMR) demonstrates that projected cumulative employment and housing targets as set out in the Plan are undermined in a way that impacts negatively on the strategy of the Plan. The basis for the release of contingency sites is detailed in BP/41 – ‘Release of Contingency Sites’.

Amended to reflect representations received on the Revised Deposit LDP

SS017 3.11.2 60 Supported and directed by Strategic Policy DP/1 – ‘Sustainable Development Principles’ and DP/2 – ‘Overarching Strategic Approach’, the Plan directs development towards the most sustainable locations within Urban Development Strategy Areas, as illustrated in the Key Diagram and detailed in Strategic Policies HOU/1 – ‘Meeting the Housing Need’ and EMP/1 – ‘Meeting the B1, B2 & B8 Office and


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Industrial Employment Need’. These locations are accessible to key facilities and services, closely linked to employment areas, supported by a strategic road and rail network and the priority areas of affordable housing need. The Urban Development Strategy Area is supported by a Rural Development Strategy Area setting out the approach to meeting the needs of the rural settlements within Conwy. In general, it is not anticipated that the relative size of settlements will change significantly but, in some cases, their functions need to be enhanced or strengthened, particularly where this enables needs to be met locally, leading to the creation of more sustainable communities. (becomes 3.11.3 & 3.11.4)

SS018 Previously part of 3.11.2

60 These locations are accessible to key facilities and services, closely linked to employment areas, supported by a strategic road and rail network and are the priority areas of for affordable housing need delivery. The focus to target development within the accessible UDSA settlements ensures a more sustainable approach in reducing greenhouse emission through a modal shift to walking, cycling and public transport, particularly through the implementation of mixed-use development sites. A switch from car to public transport is planning and therefore settlements with good sustainable accessibility along the A55 road and rail network are favoured. The UDSA has the environmental capacity to accommodate both brownfield and greenfield lands without causing undue harm to important assets. As a general principle the Plan seeks to locate development away from the floodplain.


SS019 Previously part of 3.11.2

60 The Urban Development Strategy Area UDSA is supported by a Rural Development Strategy Area RDSA setting out the approach to meeting the needs of the rural settlements within Conwy. In general, it is not anticipated that the relative size of settlements will change significantly but, in some cases, their functions need to be enhanced or strengthened, particularly where this enables needs to be met locally, leading to the creation of more sustainable communities.


SS020 3.12.1 60 In some areas, the level of development will not be possible without Minor editorial change

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improvements in infrastructure, particularly utility provision, and development may therefore need to be delayed until improvements are made. Additionally, it is essential that a 5 year housing land supply is provided within the Plan. The Plan also proposes a number of mixed-use employment and housing sites which require phasing. The Implementation and Monitoring Sections in Appendices 1 and 2 details detail where certain phasing is required in order to achieve delivery. This is supported by Strategic Policies HOU/1, EMP/1 and BP/30 – ‘Phasing Plan’.

SS021 3.13.1 60 In line with national guidance, the Strategy seeks to ensure that development takes place on Previously Developed Land (PDL), where possible, in order to contribute to protecting Conwy’s natural and built environment. Where PDL sites are available and the development of these will not prejudice other strategic objectives (such as the retention of an adequate supply of employment land) the Council will favour the identification of PDL sites before the development of greenfield land. However, within the accessible urban coastal and rural areas, large scale PDL sites are not available, predominantly as a result of flood risk constraints, and therefore greenfield releases will be necessary on the fringe of some urban settlements in order to contribute to achieving the objectives of the Plan and, in particular, the delivery of AHLN.


SS022 3.13.2 60 The Council considers that the proportion of AHLN delivered on greenfield allocations is likely to exceed that on PDL, where higher development costs may reduce the viability of providing AHLN. To contribute further to meeting the AHLN, the Council will allocate appropriate seek to achieve greater provision on Council owned sites to achieve greater provision where possible.


SS023 3.14.2 62 The Plan focuses the majority of future development in the strategic hub of Conwy, Llandudno, Llandudno Junction and Colwyn Bay and surrounding urban settlements. The Plan also recognises the flood risk constraints associated with the East of the County Borough and the development opportunities in Abergele to overcome these constraints to


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meet future growth. An Abergele Masterplan will bring these new developments together strategically and add to the overall improvement of the Town and surrounding area. However, It is essential that development is well designed, contributes to energy efficiency and is supported with transport and utilities infrastructure, open space and community facilities. As the strategic sub-regional retail centre, Llandudno’s vitality, viability and attractiveness will be protected and enhanced. Through the Strategic Regeneration Initiative, the Colwyn Bay Masterplan will contribute to physical regeneration through improved housing stock, the control of Houses in Multiple Occupation (HMO), higher employment offer, accessibility to services and the overall environment. Through the Llandudno Junction Masterplan, Llandudno Junction will see development improvements to create sustainable mixed uses and residential neighbourhoods with a mix of housing types and workplaces. The Council will collaborate and work with key partners to deliver the infrastructure and facilities needed to support this development and contribute to this important economic hub.

SS024 3.14.3 62 Over the period of the Plan, the Urban Development Strategy Areas will accommodate approximately 85% of the housing requirement up to 2022. Approximately 80% 85% of employment requirements (B1, B2 & B8) generated by predicted population change will also be accommodated in these accessible urban areas predominantly through the consolidation and delivery of completions, commitments and existing allocations in the Llandudno Junction area and Abergele. Further land will have been developed to minimise out-commuting levels. The development of higher value business and technology clusters will be promoted, together with the transport, environmental and telecommunications infrastructure needed to support such networks. Reducing unsustainable out-commuting levels and car usage, in addition to the promotion of skills and training development will play a major role.


SS025 3.14.5 63 Llandudno, Llandudno Junction and Conwy provide an important Amended to reflect LDP

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Llandudno, Llandudno Junction and Conwy

cultural, social and economic role to the Plan Area and are situated along a strong strategic rail and road corridor. Over the Plan period it is projected that approximately 2040 1905 (30%) new dwellings will be delivered on PDL and greenfield land within and on the edge of Llandudno, Llandudno Junction and Conwy to meet the demand for market and AHLN. This is inclusive of new homes that have already been completed or permitted. To partly meet the employment needs (B1, B2 & B8) within the Plan Area, approximately 10 15 hectares of employment land is allocated will be delivered in Llandudno Junction, Llandudno and Conwy over the Plan period from completions, commitments and new allocations. Focusing development at these locations will contribute to the promotion of sustainable lifestyles and further encourage the existing and future younger population to remain and work in the area.

progress and updated figures Minor editorial change

SS026 3.14.6 63 The Town Centre of Llandudno will not accommodate any further major convenience or comparison retail up to 2011 2012, but will be protected and, where possible, enhanced to ensure a balanced mix of uses that sustain activity throughout the day and evening. To improve accessibility and relieve congestion, an interchange facility will be provided at Llandudno Rail Station. The serviced tourism accommodation offer within Llandudno will be protected and, where possible, enhancement supported to cater for increasing demand, but will further diversify towards all year round tourism, including business tourism, and take advantage of our strategic links to Snowdonia National Park.


SS027 3.14.7 63 Llandudno Junction is promoted as a key economic hub at the heart of North Wales. The completion of the Welsh Assembly Government relocation to the area and the realisation of proposed mixed use sites will further advance the town as a gateway location in the future. The area’s connectivity between the residential element and Llandudno Junction town centre to the north of the rail line and the employment and retail land uses to the south will be improved, in particular through a new footbridge from the railway station to the leisure and


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entertainment area. New higher value employment opportunities and a rail-freight allocation will have promoted more sustainable travel and a shift from the car to more walking, cycling and public transport usage.

SS028 3.14.8 63 Within Conwy Town, convenience stores are overtrading which may be detrimental to local choice and quality of retail experience. Whilst there would be a qualitative benefit in the development of a retail facility that provides ‘top-up’ shopping on a day to day basis, it is recognised within this Plan that there are no appropriate sites within the town walls and the retention of the historic environment will take precedence over fulfilling the retail need. A balanced approach will be implemented in Conwy to ensure the needs of the community are contributed to and the historic assets protected and enhanced.


SS029 3.14.9 Colwyn Bay, Mochdre, Rhos-on-Sea and Old Colwyn

64 Colwyn Bay serves the retail, residential and economic needs of the surrounding catchment and is situated along a strong strategic rail and road corridor. To enhance its strategic role, tackle deprivation and achieve the overarching spatial objectives over the Plan period, it is projected that approximately 1700 1587 (25%) new dwellings will be delivered on PDL and greenfield land in these key areas, inclusive of new dwellings that have already been completed or permitted. Focussing housing development in this accessible location will significantly contribute to achieving the vision and objectives. Existing undeveloped employment (B1, B2 & B8) land will have been built in Rhos-on-Sea and Mochdre providing greater employment opportunities.


SS030 3.14.10 64 The town of Colwyn Bay will have realised its full potential through the implementation of the Colwyn Bay Masterplan. The area will have been regenerated, protected and enhanced to ensure a balanced mix of uses that create a thriving town centre and attractive environment that sustains the day and evening community.


SS031 3.14.11 Abergele, Towyn&Kinm

65 Abergele, Towyn & Kinmel Bay are key areas that serve the essential service needs of the surrounding catchment. Abergele will be the key growth area in the East to meet development needs, predominantly as


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el Bay (including Pensarn)

a result of high flood risk constraints. Being located along a strong strategic road corridor and supported by existing facilities and services Abergele has the land availability and environmental capacity to deliver the majority of the housing and employment development will be provided in the area to meet the needs of the community and enhance the role of the area overall. An Abergele Masterplan will form the delivery vehicle to bring all the development opportunities together holistically, providing the means to ensure that the implications of new development impact positively on the wider areas as a whole. Over the plan period it is projected that approximately 1360 1270 (20%) new dwellings will be delivered on previously developed and greenfield land in these key areas, inclusive of new homes that have already been completed or permitted. The level of growth and the new build allocations in the area Abergele are a clear reflection of poor past windfall developments coming forward, low commitments, high affordable housing requirements and constraints to the east East of the County in Towyn and Kinmel Bay. To contribute to the employment needs within the Plan Area, take account of poor employment land take up at the Abergele Business Park, contribute to reduction in out-commuting levels and overcome large areas of constrained land, approximately 8 hectares of employment land (B1, B2 & B8) will be allocated in this area. Approximately 6 hectares of employment land (B1, B2 & B8) will be delivered in the Abergele area to meet needs and contribute to a reduction in out-commuting levels and car usage. The constraints associated with the Abergele Business park and related poor land take-up will have been realised through the relocation of employment land to more accessible locations with direct access to the A55 corridor. Abergele, Kinmel Bay and Towyn will also benefit from improvements having been included in the Strategic Regeneration Area Initiative.


SS032 3.14.12 65 To realise the development potential in Abergele and lessen impact on the town centre, construction of a Traffic Improvement Scheme will begin to minimise the volume of traffic, congestion and prevent pressure on the surrounding road network. Greater sustainable and

Minor factual change.

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safer cycle links will be realised through the completion of the SUSTRANS National Route 6 5 and new cycle/pedestrian bridge at the new Foryd Harbour development in Kinmel Bay.

SS033 3.14.13 65 Towyn and Kinmel Bay are subject to high flood risk levels which will result in limited development opportunities for the future. The Plan recognises that such a lack of development is likely to be at to the detriment of the area due to the possibility of a number of brownfield sites becoming and remaining vacant in these locations. Action Plans will be prepared to assist in preventing further decline of the area concentrating the Plan identifies landscape/environmental enhancement areas in order to achieve enhancements to the natural/built environment, including the creation of wildlife habitats. The identified areas concentrate on principle links, gateways and landmarks which attract more attention from residents and tourists.


SS034 3.14.14 Llanfairfechan & Penmaenmawr

66 Llanfairfechan and Penmaenmawr are smaller urban settlements which are self contained with a range of essential facilities and services. Over the Plan period approximately 340 317 dwellings (5% of the housing need) will be accommodated in these locations, predominantly to meet the affordable housing requirement.


SS035 3.14.15 Llanrwst

67 Llanrwst is classed as an urban area and forms part of the Urban Development Strategy Area as a result of its size, the facilities and services that it offers and the support it provides to the Main and Minor Villages. Llanrwst is located in a rural setting some 13 miles south of Conwy town. It is not as accessible in terms of its position and access to the strategic road and rail network and to employment opportunities. For these reasons, the urban area of Llanrwst will accommodate an element of market, AHLN and employment to contribute to demand, but the level of development will be to a lesser extent to what is proposed in the urban coastal locations to protect its rural character, natural and built environment. To reflect the key service role that Llanrwst plays to the surrounding rural settlements, a high level of housing contingency has been applied. Housing contingency sites will be brought forward to

Minor factual change.

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deliver housing requirements in Llanrwst and to accommodate any issues with delivery in the rural settlements in line with the Monitoring and Implementation Plan. To overcome significant congestion and road safety related issues, a Llanrwst by-pass route will have been safeguarded.

SS036 3.15.3 67 The Council will continue to support a balanced approach to diversification through the conversion of rural buildings provided that it does not result in unacceptable environmental impacts and the character of the countryside is not adversely affected. Accepting the lack of suitable land within rural settlements, new employment opportunities will have beenrealised through a flexible approach to new development on non-allocated sites. On such sites, new skills and training will have been provided.


SS037 3.15.5 Main Villages

68 Dwygyfylchi*, Glan Conwy, Llanddulas and Llysfaen are categorised as Tier 1 Main Villages. Betws-yn-Rhos, Cerrigydrudion, Dolgarrog*, Eglwysbach, Llanfair Talhaearn, Llangernyw, Llansannan, Tal-y-Bont* / Castell* and Trefriw* are categorised as Tier 2 Main Villages. They provide an important range of facilities and services, including shopping, to their surrounding rural settlements. The Tier 1 Main Villages provide a higher level of facilities and services than the Tier 2 Main Villages and have greater sustainable access to the higher order urban areas. It is important that their existing level of facilities and services are protected wherever possible. The Plan will play its part by resisting the loss of village shops and post offices and safeguarding existing open space. The Tier 1 Main Villages will provide a combination of market value and AHLN from existing commitments, on allocated sites and from windfall development, to realise the spatial objectives for the delivery of AHLN and protection of the natural and historic environment. Within the Tier 2 Main Villages, the Council will seek to deliver 100% AHLN only will be provided on allocated sites and windfall sites within the settlement boundaries to represent the level of facilities and services and to safeguard the Welsh language. To provide an element of flexibility, market dwelling will be


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permitted in exceptional circumstances on allocated sites and windfall sites within the Tier 2 Villages as a means to deliver affordable housing on-site, subject only to financial viability. Such windfall schemes will generally be smaller than those permitted in the Urban Development Strategy Areas, no more than 10 dwellings, and will be phased in line with the provision of infrastructure. Small scale 100% AHLN exception sites may be permitted outside, but on the edge of, the settlement where it meets local need. Smaller retail, commercial and leisure development will be permitted at a scale appropriate to the function of the settlement and where it enhances sustainability.

SS038 3.15.6 68 Over the plan period, approximately 680 950 dwellings (10% 15% of the housing requirement) will be distributed between these settlements (inclusive of the Minor Villages and Hamlets) through existing commitments, windfall sites and new allocations primarily in the Tier 1 & 2 settlements. Approximately 20% 15% of the employment requirement (B1, B2 & B8) will be allocated and permitted in these locations to support sustainable development. However, the Plan recognises the development constraints in Dolgarrog, Tal y Bont and Trefriw and the links with Snowdonia National Park. In Dolgarrog, the existing employment site at the former Aluminium Works will have been safeguarded for mixed use (employment/leisure/tourism/housing) uses to provide all year round tourism and recreational job opportunities. There will be no further development outside the settlement boundary of Trefriw over the Plan period as a result of the flooding and topographical constraints.


SS039 3.15.7 Minor Villages

69 The Villages of Bryn Pydew, Glanwydden, Groes, Henryd, Llanbedr-y-Cennin*, Llanelian, Llanddoged, Llangwm, Llannefydd, Pentrefelin, Pentrefoelas, Rhyd-y-Foel, Rowen*, St George, Tal-y-Cafn, Tyn-y-Groes are smaller settlements where limited development is allowed to meet the needs of the community, safeguard the existing facilities and services and protect the natural and built environment. There are no settlement boundaries for Minor Villages and no allocations are made for market housing or employment. However, to


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meet the needs of the community, small estates of 100% AHLN will be permitted as an exception within, or at the edge of, the settlement. the Council will seek to deliver 100% AHLN only on windfall sites within the confinements of the settlement or where single or small groups of new dwelling estates (up to 5 dwellings) represent a form of infilling and relates physically and visually to the settlement. The level of development should represent the level of facilities and services and safeguard the Welsh language. To provide an element of flexibility, market dwellings will be permitted in exceptional circumstances on windfall sites within the confinements of the settlement as a means to deliver affordable housing on-site, subject only to financial viability. Small scale 100% AHLN exception sites may be permitted outside on the fringe of the main settlement confinements, where it meets local need. Smaller retail, commercial and leisure development permitted at a scale proportional to the function of the settlement will also be considered where it enhances sustainability.

SS040 3.15.8 Hamlets

70 The Hamlets of Bodtegwel, Bryn-y-Maen, Brymbo, Bryn Rhyd-y-Arian, Bylchau, Capelulo*, Cefn Berain, Cefn Brith, Dinmael, Glan Rhyd, Glasfryn, Groesffordd, Gwytherin, Hendre, Llanfihangel GM, Maerdy, Melin y Coed, Nebo*, Pandy Tudur, Pentre-llyn-cymmer, Pentre Isa, Pentre Tafarn-y-Fedw, Rhydlydan and Tan-y-Fron are smaller in size than the Minor Villages and have relatively few facilities and services. The Hamlets will experience very little development over the Plan period. Small scale development proposals which help to diversify rural economy, create improved links to the National Park and provide key community facilities will be encouraged. Hamlets may be appropriate for agricultural or forestry worker dwellings, conversions to dwellings for AHLN, provision of a single AHLN, farm diversification schemes and other developments with specific locational needs.


SECTION 4.1 – DEVELOPMENT PRINCIPLES Focussed Change Ref. No.

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DP001 4.1.1.2 78 High levels of new development are proposed, in particular, within the accessible Urban Development Strategy Areas of Conwy over the Plan period. This is not the direct result of the past development completions and trends within the coastal belt area, but as a result of its links and importance for employment, its accessibility and demand and its attractiveness as a good place to live. The Urban Development Strategy Area is supported by a Rural Development Strategy Area setting out the approach to meeting the needs of the rural settlements within Conwy. The predominantly rural character and past generic design of the County Borough makes it particularly important that new development is sensitively located and designed to a high quality in order to contribute to meeting the above objectives.


DP002 4.1.1.5 79 The Main Village’s service function role to the Minor Villages and Hamlets will be protected, sustained and further developed. The character and vitality of the Minor Villages and Hamlets will be protected, with small scale development being acceptable subject to it being 100% AHLN, and a high standard of sustainable inclusive design, which responds to, and enhances, the local context and distinctiveness of the place.


DP003 Policy DP/1 SUSTAINABLE DEVELOPMENT PRINCIPLES

80 DP/1 1. Development will only be permitted where it is demonstrated that it is consistent with the principles of sustainable development. All developments are required to:

a) Accord with national guidance in line with Policy DP/6 –

‘National Guidance’; b) Be consistent with the sequential approach to development as

set out in Spatial Policy DP/2 – ‘Overarching Strategic Approach’;

c) Make efficient and effective use of land, buildings and

infrastructure by giving priority to the use of previously developed land in accessible locations, achieve compact forms

Amended to reflect representations received on the Revised Deposit LDP and to avoid repetition of national planning policy

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of development through the use of higher densities and be capable of future adaptation in line with Policy DP/2 and other related policies within the Plan;

d) Conserve or enhance the quality of buildings, sites and places

of historic, archaeological or architectural importance in line with Strategic Policy CTH/1 – ‘Cultural Heritage’

e) Conserve or enhance the quality of biodiversity and wildlife

habitats, and safeguard protected species in line with Strategic Policy NTE/1 – ‘The Natural Environment’ and guidance in LDP5 ‘Biodiversity in Planning’ SPG;

f) Take account of and address the risk of flooding and pollution in

the form of noise, lighting, vibration, odour, emissions or dust in line with Policies DP/2 and DP/3 – ‘Promoting Design Quality and Reducing Crime’;

g) Make efficient and effective use of resources by employing

sustainable building techniques, incorporating energy and water conservation measures and, wherever possible, the use of renewable energy, in line with Policy DP/3 and Strategic Policy NTE/1;

2. Development proposals should also where appropriate:

a) Provide safe and convenient access by public transport, bicycle

and on foot minimising the need to travel by car in line with Policy DP/2 and Strategic Policy STR/1 – ‘Sustainable Transport, Development and Accessibility’;

b) Include measures to manage traffic and minimise congestion

arising in line with Strategic Policy STR/1;

c) Make provision for infrastructure and other public services made

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necessary by the development, in line with Policies DP/4 – ‘Development Criteria’, DP/5 – ‘Infrastructure and New Developments’ and the Monitoring and Implementation Plan;

d) Be designed to a high standard, being attractive, adaptable,

accessible, safe and secure as set out in Policy DP/3;

e) Promote sustainable economic development in line with Strategic Policy EMP/1 – ‘Meeting the Employment Need’;

f) Conserve or enhance the quality of valued open spaces, the

character and quality of local landscapes and the wider countryside in line with Strategic Policies NTE/1 and CFS/1 – ‘Community Facilities and Services’;

g) Take account and address the potential impact of climate

change in line with Strategic Policy NTE/1;

h) Protect the quality of natural resources including water, air and soil in line with Strategic Policy NTE1;

i) Reduce waste production and manage waste re-cycling in line

with Strategic Policy MWS/1 – ‘Minerals and Waste’;

3. Applicants must submit a Sustainability Statement to demonstrate that principles of sustainable development have been applied in line with the Sustainable Development Supplementary Planning Guidance.

DP004 4.1.1.9 82 All planning applications for development are required to submit a

Sustainability Appraisal Statement (SAS) to demonstrate that they have addressed sustainability issues in their development proposals. Exceptions to the submission of a SAS are detailed in the Sustainable Development SPG. The SAS may cross reference information in the Design and Access Statement and elsewhere in the application.


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However, a summary of this information should be provided in the Sustainability Statement to assist in assessing the information against the sustainability Checklist contained in LDP7 – ‘Sustainable Development’ SPG.

DP005 4.1.1.10 82 To assist in the preparation of a SAS, further guidance is provided in Sustainable Development Supplementary Planning Guidance


DP006 4.1.2.1 Spatial Objectives

83 Strategic Spatial Objectives SO1. Ensure the needs of the community are met, whilst at the same

time protect the natural and built environment, by promoting adequate and appropriate levels of development, locating development where practicable on previously developed land and primarily in the larger urban coastal settlements and along existing and proposed infrastructure networks, identifying and protecting key environmental assets, and ensuring an efficient density of development compatible with local amenity.

SO3. To provide land to enable an adequate and diverse supply of

housing to contribute to needs, including affordable housing for local need, and to meet the need for Gypsies and Travellers, at a scale that is consistent with the ability of different areas and communities to grow.

SO4. Identify and safeguard adequate land to meet the community’s

needs for more jobs, greater economic prosperity and reduced out commuting levels, focusing, in particular, on higher value employment opportunities and skills development within and around the strategic hubs of Conwy, Llandudno, Llandudno Junction and Colwyn Bay and the strategic hub of Rhyl, St Asaph and Prestatyn, including Kinmel Bay.

Amended to avoid over repetition

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SO7. Concentrate development along existing and proposed

infrastructure networks and, in particular, at locations that are convenient for pedestrians, cyclists and public transport.

DP007 Policy DP/2

OVERARCHING STRATEGIC APPROACH

84 DP/2 1. Development will be located in accordance with the overarching strategic approach set out below:

Urban Areas Abergele/Pensarn, Colwyn Bay (inclusive of Rhos-on-Sea and Old Colwyn), Conwy, Deganwy/Llanrhos, Llandudno, Llandudno Junction, Llanfairfechan, Llanrwst, Mochdre, Penmaenmawr, Penrhyn Bay/Penrhynside and Towyn/Kinmel Bay. Most new development will take place within, and on the fringe of, these urban areas. Over the plan period approximately 85% of the housing and 80% 85% of employment (B1, B2 & B8) development (through completions, commitments, windfall and new allocations) will be located primarily within, and on the fringe of, the urban areas to reflect the spatial priorities of contributing to the creation of sustainable communities. Urban Areas will be key in the provision of a combination of market and Affordable Housing for Local Need (AHLN) on both allocated sites and windfall sites. Settlement boundaries will be amended to reflect the proposed development. AHLN will also be permitted on exception sites adjoining Llanrwst.

Main Villages Tier 1: Llanddulas, Dwygyfylchi*, Llysfaen, Glan Conwy

Text amended and included to reflect work undertaken based on representations received on the Deposit LDP and Revised Deposit LDP.

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Tier 2: Betws-yn-Rhos, Cerrigydrudion, Dolgarrog*, Eglwysbach, Llanfair Talhaearn, Llangernyw, Llansannan, Tal-y-Bont*/Castell* and Trefriw* The scale of proposed future development will reflect the settlements’ needs in terms of the size and function and their physical and functional relationships with the urban areas. Main Villages provide a service function for the Minor Villages and Hamlets and this will be maintained and further developed to meet the needs of these communities. Over the plan period, approximately 15% of the housing and 20% 15% of the employment (B1, B2 & B8) development will be accommodated within Main Villages, Minor Villages and Hamlets, but primarily in the Tier 1 and Tier 2 Main Villages and delivered through completions, commitments, windfall and new allocations. To reflect the development constraints in Tal-y-Bont and Trefriw, development will be limited and promoted through development within Snowdonia National Park.

Tier 1 Main Villages will provide a combination of market value and AHLN and Tier 2 Villages will provide for seek to provide 100% AHLN only on both allocated sites and windfall sites within the confinements of the settlement boundaries. To provide an element of flexibility, market dwellings will be permitted in exceptional circumstances on allocated sites and windfall sites within the Tier 2 Villages as a means to deliver affordable housing on-site, subject only to financial viability testing. Such development will be of a smaller scale than that permitted in the Urban Areas. No further development will be permitted outside settlement boundaries, except for 100% small scale AHLN on exception sites to promote sustainable communities meet identified need in line with Policy HOU/6 ‘Rural Exception Sites for Affordable Housing for Local Need’ and in exceptional circumstances to meet employment needs in line with Policy EMP/2 EMP/3 – ‘New B2, B2 & B8 Office and Industrial Employment Development on Non-

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Allocated Sites’; Minor Villages Bryn Pydew, Glanwydden, Groes, Henryd, Llanbedr-y-Cennin*, Llanddoged, Llanelian, Llangwm, Llannefydd, Pentrefelin, Pentrefoelas, Rhyd-y-Foel, Rowen*, St George, Tal-y-Cafn and Tyn-y-Groes Limited development will take place in the Minor Villages to protect the character of the area, support AHLN and contribute to the creation of sustainable communities. Over the Plan period, no market housing sites or employment sites will be allocated, neither will the settlement boundaries be drawn around the Minor Villages. Single or small estates of AHLN within, or at the edge of, Minor Villages, on windfall sites, will be acceptable as exceptions, providing that the proposed development meets Policy HOU/6. In line with Policy HOU/2, the Minor Villages will seek to deliver 100% AHLN only on windfall sites within the confinements of the settlement or where single or small groups of new dwelling estates (up to 5 dwellings) represent a form of infilling and relates physically and visually to the settlement. To provide an element of flexibility, market dwelling will be permitted in exceptional circumstances on windfall sites within the confinements of the settlement as a means to deliver affordable housing on-site, subject only to financial viability testing. Small scale 100% AHLN exception sites may be permitted outside, on the fringe of, the main settlement confinements, where it meets local need in line with Policy HOU/6. In exceptional circumstances new B1, B2 & B8 employment development will be permitted in line with Policy EMP/3. Hamlets Bodtegwel, Bryn-y-Maen, Bryn Rhyd-y-Arian, Brymbo, Bylchau, Cefn Berain, Cefn Brith, Capelulo*, Dinmael, Glan Rhyd, Glasfryn,

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Groesffordd, Gwytherin, Hendre, Llanfihangel GM, Maerdy, Melin y Coed, Nebo*, Pandy Tudur, Pentre Isa, Pentre-llyn-cymmer, Pentre Tafarn-y-Fedw, Rhydlydan and Tan-y-Fron Over the Plan period, there will be no allocations for development within the Hamlets. Development will only be permitted in exceptional circumstances. An exception will be where development would provide single AHLN or employment opportunities in acceptable and sustainable locations.

* Falls partly within the Snowdonia National Park

DP008 4.1.2.7 87 To protect and, where possible, enhance the character of the Main and

Minor Villages, Hamlets and countryside, there will be limited sustainable growth which provides for the needs of the residents and promotes sustainable communities. The implementation of exception sites and 100% allocated sites for AHLN will form the basis of delivering the AHLN in the Rural Development Strategy Areas.

Amended to reflect LDP progress and updated figures.


88 SO10. Ensure that good, sustainable, inclusive design is delivered which includes the opportunity to design out crime, to develop strong, safe and locally distinctive communities and encourage the younger population to remain and return to the area.

SO11. Reduce energy consumption through the careful siting and

design of buildings and the promotion of renewable energy developments where they have prospects of being economically attractive and environmentally and socially acceptable.

SO14. To promote the prudent use of resources through the

minimisation of waste and assist in providing an integrated network of waste management facilities consistent with the needs of the area and the waste hierarchy.


DP010 4.1.4.1 Spatial 92 SO1. Ensure the needs of the community are met, whilst at the same Amended to avoid over

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Objectives

time protect the natural and built environment, by promoting adequate and appropriate levels of development, locating development where practicable on previously developed land and primarily in the larger urban coastal settlements and along existing and proposed infrastructure networks, identifying and protecting key environmental assets, and ensuring an efficient density of development compatible with local amenity.

SO13. To improve accessibility to essential services and facilities,

including open space, allotments, health, education and leisure.

repetition


94 SO13. To improve accessibility to essential services and facilities, including open space, allotments, health, education and leisure.



97 SO2. To promote the comprehensive regeneration of Colwyn Bay, Abergele, Towyn and Kinmel Bay to broaden economic activity, address social exclusion and reduce deprivation through the Strategic Regeneration Area Initiative

SO5. Encourage the strengthening and diversification of the rural

economy that is compatible with the local economy, community and environment.

SO10. Ensure that good, sustainable, inclusive design is delivered

which includes the opportunity to design out crime, to develop strong, safe and locally distinctive communities and encourage the younger population to remain and return to the area.

SO11. Reduce energy consumption through the careful siting and

design of buildings and the promotion of renewable energy developments where they have prospects of being economically attractive and environmentally and socially acceptable.


undeveloped coast and countryside, sites of


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landscape/conservation importance and features of archaeological, historic or architectural interest and ensure the conservation of biodiversity and protected species.



DP013 4.1.7.2 98 Supplementary Planning Guidance (SPG) is non-statutory guidance which supplements LDP policies. Only the policies in the LDP have the special status afforded by S54a of the Town and Country Planning Act, 1990, in deciding planning applications. The Government advises that SPGs may be taken into account as a material consideration. The weight given to it increases if the SPG is prepared in consultation with the public and has been the subject of a Council resolution. The following SPG documents have been prepared and support the Conwy Deposit LDP:

LDP 1: Householder Design Guide SPG LDP 2: Parking Standards SPG LDP 3: Shop Front Security and Design SPG LDP 4: Planning Obligations SPG LDP 5: Biodiversity in Planning SPG LDP 6: Welsh Language SPG LDP 7: Sustainable Development SPG LDP 8: Buildings and Structures of Local Importance

SPG LDP 9: Design SPG (to be produced 2011) LDP 10: Colwyn Bay Masterplan SPG



100 SO2. To promote the comprehensive regeneration of Colwyn Bay, Abergele, Towyn and Kinmel Bay to broaden economic activity, address social exclusion and reduce deprivation through the Strategic Regeneration Area Initiative


65

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SO5. Encourage the strengthening and diversification of the rural economy that is compatible with the local economy, community and environment.

SO6. Develop vibrant town centre destinations for shopping, business

and commerce, culture, entertainment and leisure through the protection and enhancement of the vitality, viability and attractiveness of Llandudno as the strategic sub regional retail centre, and regeneration of Colwyn Bay town centre and other key shopping centres.

SO8. Assist tourism through the protection and enhancement of

coastal and rural based tourism attractions and accommodation and further exploit the potential to develop, strengthen and encourage an all year round tourism industry.

DP015 4.1.8.3 101 There are a number of such schemes in progress including

Masterplans for Colwyn Bay, Llandudno Junction and Llanrwst which have been progressing in accordance with specific and separate briefs and are all at different stages. A further Abergele Materplan is proposed to not only provide the strategic direction for the proposed developments set out in this Plan, but to further understand the wider implications and improvement measures associated with the development. The LDP will support those aspects of the masterplans which meet Policy DP/8.

Text included to reflect work undertaken based on representations received on the Deposit LDP and Revised Deposit LDP

67

SECTION 4.2 – THE HOUSING STRATEGY Focussed Change Ref. No.

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HS001 4.2.1 Spatial Objectives

106 SO1: Ensure the needs of the community are met, whilst at the same time protect the natural and built environment, by promoting adequate and appropriate levels of development, locating development where practicable on previously developed land and primarily in the larger urban coastal settlements and along existing and proposed infrastructure networks, identifying and protecting key environmental assets, and ensuring an efficient density of development compatible with local amenity.

SO2. SO3. To provide land to enable an adequate and diverse supply of

housing to contribute to needs, including affordable housing for local need, and to meet the need for Gypsies and Travellers, at a scale that is consistent with the ability of different areas and communities to grow.

SO12.


HS002 4.2.2.1 106 Housing issues remain the key area of concern for many communities within the Plan Area. The shortage of affordable housing to rent or to buy is one of the greater challenges facing many communities in Conwy. Local incomes in the County Borough are generally low and opportunities for higher paid employment limited. The combination of these factors creates difficulties for local people to access the housing market. The accessibility and affordability of housing is an essential factor in securing long term sustainability of our communities. The average household size in the Plan Area has also decreased, reflecting a strong trend as more people live alone and young people move from the area, to be replaced by older people moving in. The changing age and social structure of Conwy’s population may threaten the wellbeing of communities and the viability of local schools, businesses, services and facilities. Therefore, it is crucial to the future of the Conwy that the needs of predicted population and household change are secured and a more balanced population age structure promoted through the development of well designed and accessible dwellings of the right type, size and tenure. Great emphasis


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must, therefore, be placed on providing housing opportunities to meet the needs of the local community, particularly those of young people and the elderly.

HS003 4.2.2.2 107 The strategic housing policy is designed to ensure that over the remainder of the Plan period a housing land supply of a maximum of up to 6800 6,350 houses (with a contingency level of up to 7900 6,985 dwellings) will be built in the right places and of the right type to maximise the contribution it makes towards meeting identified market and affordable housing needs (refer to BP/2 – ‘Population and Household Projections’). The key priority is to increase the supply of Affordable Housing for Local Need (AHLN) and the Council will take every opportunity through its policies on housing numbers, distribution and housing types to maximise AHLN provision and contribute to meeting the need through the provision of approximately 2200 affordable housing units. A plan, monitor and manage approach is set out in the Plan to ensure housing delivery. The policy approach ensures that the affordable housing requirement of 1,875 (refer to BP/36 – ‘Affordable Housing Needs Calculation’) is met through the provision of approximately 1,000 new build affordable housing units over the Plan period. The strategy recognises that the ‘bottom line’ affordable housing need figure of 1,875 is not simply about the requirement to build new homes – it’s about households in need. As well as providing new affordable housing of approximately 1,000 new build dwellings, the strategy recognises that there are a variety of other ways of helping these households which don’t require new-build homes – for example through placement within existing social housing stock, the provision of supported purchased scheme such as the Homebuy initiative, and through financial support to rent within the private sector (housing benefit). Such non-build methods of delivery will be met through the Conwy Housing Strategy Team and the implementation of the Conwy Local Housing Strategy. As evidences in BP/36, this approach seeks to deliver the identified need of 1,875 which comprises a split of 50% social and intermediate housing.

Amended to incorporate minor editorial changes and to reflect representations received on Revised Deposit LDP, national planning policy and guidance and progress on LDP process

HS004 New paragraph

The growth strategy proposed is sufficient to meet the demands created by population and household projections and to satisfactorily deliver the

Amended to incorporate minor editorial changes

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majority of the new build affordable housing need. The housing policy is clear in that the level of housing need cannot be achieved without being flexible and fully understandable of the viability issues associated with housing development. It also recognises the importance of having a joined-up approach with the Conwy Local Housing Strategy to deliver the social and intermediate needs of Conwy.

and to reflect representations received on Revised Deposit LDP, national planning policy and guidance and progress on LDP process

HS005 4.2.2.3 107 To that point, the policy targets for the amount level of affordable housing to be provided over the Plan period are is informed by taking account of the risks to delivery, the types of sites likely to come forward over the Plan period and on the likely levels of finance available for affordable housing, including both public subsidy such as Social Housing Grant and the level of developer contribution that could reasonably be secured. Site capacity thresholds and site specific targets set out in the Plan housing policy have been balanced against the need for affordable housing and site viability as evidenced in BP/9 – ‘Affordable Housing Viability Study’ (AHVS). Contributions to both the current and future occupiers of Conwy are provided for, building on evidence in the Conwy Local Housing Market Assessment (LHMA). Informed by the AHVS, a single ’maximum’, but flexible, contribution target is set at 30% from all housing developments within the Urban Development Strategy Area and Tier 1 Main Villages. Housing development is restricted to AHLN only in the remaining Rural Development Strategy Areas. An exception site policy supports this approach where 100% AHLN will be permitted in Llanrwst, Main & Minor Villages and Hamlets. The Plan fully recognises in its housing supply figures that it will not always be possible to seek the maximum of 30% on all sites (allocations and windfall), in particular from brownfield site developments. A flexible policy approach to affordable housing contributions through negotiation and viability assessments, in addition to the other mechanisms to deliver need, provides the bases for a realistic and achievable target.


HS006 New paragraph

The Tier 1 Main Villages will provide a combination of market value and AHLN from existing commitments, on allocated sites and from windfall development, to realise the spatial objectives for the delivery of AHLN and

Amended to incorporate minor editorial changes and to reflect

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protection of the natural and historic environment. Within the Tier 2 Main Villages, the Council will seek to deliver 100% AHLN only on allocated and windfall sites within the settlement boundaries. To provide an element of flexibility, market dwellings may be permitted in exceptional circumstances on allocated and windfall sites within the Tier 2 Villages where it is essential to assist the delivery of affordable housing and where supported by the completion of a Viability Assessment Pro-Forma. Such windfall schemes will generally be smaller than those permitted in the Urban Development Strategy Areas (no more than 10 dwellings on windfall sites) and will be phased in line with the provision of infrastructure. Small scale (up to 5 dwellings) 100% AHLN exception sites may be permitted outside, but on the edge of, the settlement where it meets local need.

representations received on Revised Deposit LDP, national planning policy and guidance and progress on LDP process

HS007 New paragraph

There are no settlement boundaries for Minor Villages and no allocations are made for new dwellings. To meet the needs of the community, the Council will seek to deliver 100% AHLN only on windfall sites within the confinements of the settlement or where single or small groups of new dwelling estates (up to 5 dwellings) represent a form of infilling and relates physically and visually to the settlement. The level of development should represent the level of facilities and services and safeguard the Welsh language. To provide an element of flexibility, market dwellings may be permitted in exceptional circumstances on windfall sites only where it is essential to assist the delivery of affordable housing and where supported by the completion of a Viability Assessment Pro-Forma. Small scale 100% AHLN (up to 3 dwellings) exception sites may be permitted outside, on the fringe of, the main settlement confinements where it meets local need.


HS008 New paragraph

The needs of the Hamlets will be met through appropriate development. Agricultural or forestry worker dwellings, conversions to dwellings and single AHLN developments may be permitted in appropriate locations.


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HS009 4.2.2.4 107 The policy approach recognises that the improved delivery of AHLN is challenging, resulting from a lack of financial subsidy, increased developer build costs and decreasing house prices. This not only requires a flexible approach by the Council, but also a positive ‘step change’ from landowners and developers when negotiating land purchase or option costs in the future. Proposals for reduced affordable housing contributions from housing scheme will not be permitted where it results from land being purchased at ‘inflated’ prices. Land purchase should be negotiated on the basis of providing affordable housing, other planning obligations and overcoming ‘known’ constraints. The policy assumption is that land has been purchased at the right price. Deviation from the policy assumption and reduction in affordable housing contribution will only be acceptable where a supporting viability assessment demonstrates that ‘unknown’ development costs are apparent.. To assist further, an element of flexibility is applied to the policy approach to ensure a viable development is taken forward. Additionally, the Council proposes to use its own land holdings and establish a register of public owned sites to contribute to meeting AHLN.


HS010 Previously part of paragraph 4.2.2.4

Additionally, To contribute to the viability of scheme in the future, the Council will be proactive and proposes to use its own land holdings and establish a register of public owned sites to contribute to meeting AHLN.


HS011 4.2.2.5 107 The target set out here is consistent with those set by the Snowdonia National Park, based on a recent viability assessment carried out.


HS012 4.2.2.6 107 The Plan includes a criteria based policy policies to contribute to meeting any identified site needs for Gypsies and Travellers identified in the Gypsy and Traveller Accommodation Needs Assessment (GTAA) and in assessing applications to accommodate housing for the elderly. Policies are also covered to ensure the right density and type of housing is considered in addition to controlling the development of further houses in multiple occupation to encourage higher living standards. To safeguard the open countryside, further policy is set out to control the conversion of rural buildings in the open countryside.


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HS013 Policy HOU/1

MEETING THE HOUSING NEED

108 HOU/1 1. Over the period 2007 to 2022 the Council will plan, monitor and manage the delivery of approximately 6800 6,350 new dwellings (at an average annual rate of 453 423 new dwellings) inclusive of completions, commitments, windfall and new allocations and a contingency level of up to approximately 7900 6,985 dwellings (1100 dwellings).

a) Priority will be given to locating new development in line with

Strategic Policy DP/1 - ‘Sustainable Development Principles’ and the settlement hierarchy set out in Policy DP/2 – ‘Overarching Strategic Approach. Approximately 85% (5780 5,400 dwellings) of the housing development will be located within the accessible Urban Development Strategy Area and distributed as set out below and in Table HOU1a:

URBAN DEVELOPMENT STRATEGY AREA Urban Settlement

Site Housing Allocation

Abergele Site 1, Rhuddlan Road, Abergele 150 Dwellings Abergele Llanfair Road, Abergele 70 Dwellings Abergele Land South of Siamber Wen,

Abergele 120 Dwellings

Abergele Site 2, Rhuddlan Road, Abergele 150 Dwellings Abergele Tandderwen Farm 300 Dwellings Abergele Abergele Business Park (Mixed-

use Housing/Leisure and Employment)

80 Dwellings

Llandudno Junction

Esgyryn, Llandudno Junction (Mixed-use Housing and Employment )

120 Dwellings

Llandudno Junction

Social Club/Youth Club, Llandudno Junction

50 Dwellings

Penrhyn Bay Plas Penryhn, Penrhyn Bay 30 Dwellings


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Llandudno Plas yn Dre, Llandudno 40 Dwellings Conwy Bodlondeb, Conwy (Mixed-use

Employment and Housing) 30 Dwellings

Llanfairfechan Adjacent to Glanafon, Llanfairfechan

20 Dwellings

Llanfairfechan West of Penmaen Park, Llanfairfechan

75 Dwellings

Llanfairfechan Opposite Bryn Y Neuadd, Llanfairfechan

150 Dwellings

Penmaenmawr Cwm Road, Penmaenmawr 60 Dwellings Rhos-on-Sea Dinerth Road, Rhos-on-Sea 70 Dwellings Rhos on Sea Dinerth Hall Farm, Rhos on Sea 90 Dwellings Colwyn Bay BT Exchange, Colwyn Bay 70 Dwellings Colwyn Bay Lawson Road, Colwyn Bay

(Colwyn Bay Masterplan Site) 35 Dwellings

Colwyn Bay Douglas Road, Colwyn Bay (Colwyn Bay Masterplan Site)

20 Dwellings

Colwyn Bay Lansdowne Road, Colwyn Bay (Colwyn Bay Masterplan Site)

30 Dwellings

Old Colwyn Ysgol y Graig, Old Colwyn 30 Dwellings Llanrwst Bryn Hyfryd/Ffordd Tan Yr Ysgol,

Llanrwst 50 Dwellings

Llanrwst North West of Llanrwst, Llanrwst 55 Dwellings Llanrwst Off the A470, Llanrwst 20 Dwellings Llanrwst East of Llanrwst, Llanrwst 25 Dwellings

URBAN DEVELOPMENT STRATEGY AREA

Urban Settlement Rural Settlement Housing Allocation

Abergele Abergele Business Park 200 Dwellings

Abergele Rhuddlan Rd/Tandderwen Farm 600 Dwellings

Colwyn Bay Lawson Road 35 Dwellings Colwyn Bay BT Exchange 70 Dwellings

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Old Colwyn Ty Mawr 255 Dwellings Old Colwyn Ysgol y Graig 30 Dwellings Rhos on Sea Dinerth Road 65 Dwellings Rhos on Sea Dinerth Hall Farm 80 Dwellings Conwy Penmaen Road 30 Dwellings Llandudno Junction Esgyryn 120 Dwellings Llandudno Junction Social Club/Youth Club 40 Dwellings Llandudno Junction Woodland 75 Dwellings Llandudno Plas yn Dre 40 Dwellings Penrhyn Bay Plas Penrhyn 30 Dwellings Llanfairfechan West Coast Building 10 Dwellings Llanfairfechan Adjacent to Glanafon 15 Dwellings Llanfairfechan Dexter Products 15 Dwellings Penmaenmawr Old Weighbridge site 12 Dwellings

Llanrwst Bryn Hyfryd/Ffordd Tan yr Ysgol 40 Dwellings

Llanrwst Site A North of Llanrwst 50 Dwellings Llanrwst Site E adj to Bryn Hyfryd 50 Dwellings Llanrwst Site D East of Llanrwst 60 Dwellings

Outside the urban settlement boundaries, no further housing development will be permitted, except to meet AHLN on exception sites adjoining Llanrwst in line with Policies HOU/2 – ‘Affordable Housing for Local Need’ and HOU/6 – ‘Rural Exception Sites for Affordable Housing for Local Need’. Development proposals within settlement boundaries on unallocated sites will be assessed against the Development Principles other policies in the Plan;

b) In the Main Villages, the scale of proposed future development

will reflect the settlement’s size and function and their physical

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and functional relationships with the urban areas. Over the Plan period, approximately 15% (1020 950 dwellings) of the housing requirement will be accommodated mainly within in the Tier 1 and Tier 2 Main Villages and distributed as follows:

RURAL DEVELOPMENT STRATEGY AREA Urban Settlement Site Housing

Allocation Tier 1 Main Villages Glan Conwy Top Llan Road, Glan Conwy

(Mixed-use housing and community facility)

80 Dwellings

Llanddulas Pencoed Road, Llanddulas 20 Dwellings Llanddulas South of the Mill, Llanddulas 20 Dwellings Llysfaen Ty Mawr, Llysfaen 255 Dwellings Llysfaen Ysgol Cynfran, Llysfaen 40 Dwellings Llysfaen Adjacent to former Rectory,

Llysfaen 30 Dwellings

Dwygyfylchi Off Ysguborwen Road, Dwygyfylchi

15 Dwellings

Dwygyfylchi Adjacent to Vardre, Dwygyfylchi

20 Dwellings

Tier 2 Main Villages Llanfair TH The Smithy, Llanfair TH 15 Dwellings Eglwysbach Off Heol Martin, Eglwysbach 10 Dwellings Llansannan East of Aled View, Llansannan 15 Dwellings Llangernyw Coed Digain, Llangernyw 15 Dwellings Cerrigydrudion Land Fronting B5105,

Cerrigydrudion 10 Dwellings

Dolgarrog Tan Y Ffordd, Dolgarrog 30 Dwellings Dolgarrog Gwydr Road, Dolgarrog 10 Dwellings Betws yn Rhos Ffordd Llanelwy, Betws yn

Rhos 5 Dwellings

Betws yn Rhos Minafon, Betws yn Rhos 5 Dwellings

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RURAL DEVELOPMENT STRATEGY AREA

Settlement Site Housing Allocation

Tier 1 Main Villages Dwygyfylchi Off Ysguborwen Road 15 Dwellings Dwygyfylchi N of Groesffordd 30 Dwellings Glan Conwy Top Llan Road 80 Dwellings Llanddulas South of the Mill 20 Dwellings Llanddulas Pencoed Road 20 Dwellings Llysfaen Adjacent to former rectory 30 Dwellings Llysfaen Adjoining Ysgol Cynfran 40 Dwellings Tier 2 Main Villages Betws yn Rhos Ffordd Llanelwy 10 Dwellings Betws yn Rhos Minafon 10 Dwellings Cerrigydrudion Land fronting B5105 20 Dwellings Dolgarrog Tan y Ffordd 15 Dwellings Dolgarrog Aluminium works 30 Dwellings Eglwysbach Off Heol Martin 10 Dwellings Llanfair TH The Smithy 25 Dwellings Llangernyw Coed Digain 25 Dwellings Llansannan North of Llansannan 25 Dwellings

The Tier 1 Main Villages will accommodate an element of market and AHLN and the Tier 2 Main Villages will accommodate seek to achieve 100% AHLN only subject to viability. Outside the settlement boundaries only justified small-scale schemes (up to 5 dwellings) providing 100% AHLN on exception sites at the edge of the settlements, or where it represents a Rural Enterprise Scheme or a Low Impact Development, will be permitted in line with Policies DP/6 –

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‘National Planning Policy and Guidance’, HOU/2 – ‘Affordable Housing for Local Need’ and HOU/6 – ‘Rural Exception Sites for Affordable Housing for Local Need’;

c) In the Minor Villages, only limited development will be permitted

to reflect viability, sustainability and the character of settlements. Over the Plan period, no housing allocations or settlement boundaries are required. Only small scale development comprising seeking to achieve 100% AHLN proposals may be supported within the confinements of the settlement where it comprises redevelopment, conversion of existing buildings or where single or small groups of new dwelling estates (up to 5 dwellings) represent a form of infilling and relates physically and visually to the settlement. At the edge of minor settlements, only justified small-scale schemes (up to 2 3 dwellings) providing 100% AHLN, or where it represents a Rural Enterprise Scheme or a Low Impact Development, will be permitted in line with Policies DP/6, HOU/2 and HOU/6;

d) In Hamlets and in the open countryside, housing development

will only be permitted in exceptional circumstances. A single dwelling may be supported within, or at the edge of, the settlement or where this represents a conversion of a non-residential building in the open countryside, and where it is justified to meet AHLN or a Rural Enterprise and/or Low Impact Development on a case by case basis, in accordance with Policies DP/6, HOU/2 and HOU/6.

2. The Council will give priority to housing on previously developed land

over the Plan period by phasing development in line with Policy HOU/3 – ‘Phasing Housing Delivery’, the Housing Delivery and Phasing Plan and table HOU/1b. Through the plan, monitor and manage approach, housing contingency sites will be released accordingly in line with the Monitoring Plan and the Annual Monitoring

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Report

3. The Council will ensure that housing developments make the best and most efficient use of land by achieving a broad mix of housing types at an appropriate density which reflects the diverse needs of the residents in line with Policies HOU/4 – ‘Housing Density’ and HOU/5 – ‘Housing Mix’.

4. The Council will address the need for Gypsies and Travellers in line

with Policy HOU/9 – ‘Meeting the Site Need for Gypsies and Travellers’.

5. The Council will control the development of self contained flats and

Houses in Multiple Occupation to aid regeneration, improve housing quality and choice, and contribute to an enhanced environment in line with Policy HOU/10 – ‘Houses in Multiple Occupation and Self Contained Flats’.

6. The Council will accommodate the housing needs for the elderly in

line with Policy HOU/11 – ‘Residential Care Homes and Extra Care Housing’.

7. The Council will control the conversion of rural buildings to residential

in line with Policy HOU/12 – ‘Rural Conversions’.

HS014 Table 4 113


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Housing Delivery 2007 - 2022

Table 4: HOU1a Settlement Hierarchy

Com

plet

ions

Perm

issi

ons

Win

dfal

l

New

A

lloca

tions

TOTA

LS

(Llanfairfechan & Penmaenmawr) 42 106 150 83 120 94 305 52 617 335 (Conwy, Llandudno Junction, Llandudno,

Deganwy & Penrhyn Bay) 167 295 652 570 629 497 270 335 1718 1697

(Colwyn Bay, Rhos-on-Sea and Mochdre) 341 319 298 248 483 410 315 535 1437 1512

(Abergele, Towyn & Kinmel Bay) 83 126 67 97 143 110 875 800 1168 1133

Urb

an

Dev

elop

men

t St

rate

gy A

rea

Llanrwst 25 28 0 93 67 152 200 270 295 Urban Totals 874 998 1178 1922 4972

Tier 1 Main Villages 9 16 65 44 50 480 235 598 366 Tier 2 Main Villages 29 45 0 114 120 115 170 258 335

Minor Villages 14 12 0 36 38 0 50 Hamlets 6 11 0 26 36 0 32 47

Rur

al

Dev

elop

men

t St

rate

gy A

rea

Outside of all Settlements Open Countryside 21 10 0 122 41 0 143 51

Rural Totals 94 65 285 405 849 TOTALS 737 968 1232 1063 1810 1463 2512 2327 6291 5821

Empty Homes Strategy 325 509 School Modernisation 199 TOTAL 6815 6529 Contingency 1100 665 OVERALL HOUSING TOTAL 7915 7194

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HS015 Table 5 114

HOU1b- Estimated Housing Delivery 2007/2012 2012/2017 2017/2022 Housing Delivery 2328 2397 2121

2007 - 2012

2012 - 2017

2017 - 2022 TOTALS

Completions 968 0 0 968 Permissions 230 833 0 1063

Windfall 243 610 610 1463 Empty Homes 259 125 125 509

School Modern 0 99 100 199 Allocations 0 907 1420 2327

TOTALS 1701 2574 2255 6529


HS016 4.2.3.2 114 A new release of sub-national population projections (based on 2005 data) released by the Welsh Assembly in June 2008 suggests higher projections for Conwy over and above this apportionment agreement. Based on these new population projections, the Authority’s Research Services undertook analysis (refer to BP/2 – ‘Population and Household Projections’) to determine the impact on the dwelling requirement having assessed natural population change, migration levels and household change over the Plan period. The Council also commissioned consultants to understand the issues impacting on Conwy and to determine what the sound level of


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growth should be to overcome them (refer to BP/3 – ‘Growth Level Options Report’). The availability of suitable land, employment need, capacity of the house building industry, current market conditions and sustainability were also considered in drawing up the preferred housing growth level. The Local Development Plan housing requirement is a reflection of all these elements of evidence base. The growth projections and associated housing requirement are informed by BP/2. This paper updates the 2008-based projections which were published by the Welsh Government in 2010. The updated projections were produced in October 2011 by Conwy County Borough Council’s Corporate Research Department. The Local Development Plan uses the 6,450 15 year figure as the principal indicator of new dwelling requirement for the whole of the County Borough for 2007 – 2022 period. This figure is reduced to 6,350 for the 15 year period when development within the part of the Snowdonia National Park Authority, which falls within the Conwy County Borough boundary, is taken into account. BP/2 uses more recent data to prepare a more up-to-date set of population and household projections, and provides data on the assumed dwelling impacts of these projections, including potential future housing mix requirement. It also looks at the migration trend assumptions used in the preparation of Welsh Government’s 2008-based projections and discusses why Conwy County Borough Council have opted to use different assumptions to predict future growth taking into account the justification to deviate away from the WG 2008-based projections. WG produced only one migration scenario (5-year trend based) which had limited usefulness, especially as migration is the most volatile component of change. Taking these factors into account, the requirement for new housing during the Plan period has been calculated at approximately 6800 6,350 (approximately 453 423 dwellings a year) with a contingency level up to 7900 6,985 dwellings.

HS017 4.2.3.5 115 The Authority proposes that this housing requirement of 6800 6,350 should be met by phased development across the Plan period, split into three time periods (from April to March) as shown in table HOU1b, the Implementation and Monitoring Section BP/30 – ‘Phasing Plan’ and BP/4 – ‘Housing Land Supply’.

Amended to incorporate minor editorial changes and to reflect representations received on Revised Deposit LDP,

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national planning policy and guidance and progress on LDP process

HS018 4.2.3.6 116 Sufficient land, therefore, needs to be allocated in the Local Development Plan to accommodate approximately 6800 6,350 dwellings over the Plan period, including the contribution from those already built since 2007, current commitments and the sources of supply from windfall sites (refer to BP/4). A further contingency land supply from suitable and deliverable sites totalling 1100 635 dwellings is included in the Plan (6800 + 1100 = 7900 6,350 + 635 = 6,985 dwellings). Contingency sites will be released in order of priority where the Annual Monitoring Report (AMR) clearly demonstrates that the Plan is failing to meet its requirement of a continued 5 year land supply.


HS019 4.2.4.1 117 The Conwy LDP will allocate sites that are capable of providing 10 or more dwellings for housing. As shown from the 2009 Housing Land Availability Study refer to BP/5), Conwy has already delivered 737 968 new homes between 2007 and 2009 2010. The outstanding commitments (those with current planning permission but not yet built) and projected windfall (development likely to come forward on unallocated sites) totals 3044 3134 homes (refer to BP/4 – ‘Housing Land Supply’), which are likely to be built over the Plan period. This figure includes bringing back into use a projected 325 509 empty homes over the Plan period and developing out sites totalling approximately 199 dwellings becoming available from the School Modernisation Programme. The Council will consider serving a completion notice to reduce that uncertainty and ensure deliverability of the needs facing the communities of Conwy.


HS020 4.2.4.2 117 Taking into account all these sources of housing supply, land is allocated in this Plan to accommodate approximately 2497 2327 houses and further 1100 665 for contingency as shown below: Source of Supply Greenfield Brownfield Total All Net-Completions 01/04/07 – 31/03/10

149 193 588 775 737 968

Amended to incorporate minor editorial changes and to reflect representations received on Revised Deposit LDP, national planning policy and guidance and

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Commitments as at 01/04/10

371 692 1232 1063

Windfall

177 175 1558 1996 1735 2071

Rural Exception sites (Windfall)

26 58 26 58

Agricultural Worker Rural Enterprise Dwellings (Windfall)

49 36 49 38

Empty Homes (Windfall)

325 509 325 509

Primary School Modernisation (Windfall)

199 199

Sub Total 4303 4202

Allocation Requirement 2497

2327 Contingency Requirement 1100

665 Overall Land Requirement 3597

7194

progress on LDP process

HS021 4.2.5.1 118 Evidence to support the distribution of growth is detailed in BP/37 – ‘Growth Distribution Options Report’. As part of the process to investigate where housing land might be made available to meet future housing needs, all the settlements within the Plan Area have been subjected to a sustainability test to assess their capacity for housing and in formulation of the Settlement Hierarchy (refer to BP/8 – ‘Hierarchy of Settlements and Settlement Boundaries’). As detailed in the Strategy (section 3) and BP/37, a greater scale of development is proposed within the Urban Development

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Strategy Area to reflect the sustainability of the area in terms of adequacy of facilities and the capacity of the local environment. These locations have a strong range of community facilities offer with good access to new and existing jobs, key services and infrastructure. The target for housing developments in each settlement tier between 2007 and 2022 is set out in Table HOU1a.

HS022 4.2.6 Housing in the Countryside

118 New Housing in the Countryside Minor editorial change

HS023 4.2.9 Extensions to Dwellings in the Countryside 4.2.9.1

121 Extensions to Dwellings in the Countryside Extensions to dwellings in the countryside need particularly careful consideration in terms of their impact on the landscape in the generally open countryside of Conwy. In addition, housing needs in the County Borough make it important to impose some limitation on the proportionate increase in dwelling sizes as a result of any extension, with the aim of preventing a gradual reduction in the stock of smaller and medium sized dwellings in countryside areas. Applications for extensions to dwellings in the Countryside will be assessed against Policy DP/6 and other related policies within the Plan.


HS024 4.2.10. Replacement Dwellings in Countryside 4.2.10.1

121 Replacement Dwellings in Countryside Where it can be shown that the use of a dwelling has not been abandoned, replacement on a one-for-one basis may be permitted. As a new dwelling, it is likely to have a greater impact on the countryside than the dwelling it replaces and will benefit from permitted development rights when completed and occupied. Thus replacements ought to be similar in size and height to the original structure. The Council may control the further expansion of replacement dwellings by the use of planning conditions to remove the rights under the General Permitted Development Order. Applications for replacement dwellings in the countryside will be assessed against Policy DP/6 and other related policies within the Plan.


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HS025 4.2.11

Conversion of Buildings in the Countryside for Residential Use 4.2.11.1

121 Conversion of Buildings in the Countryside for Residential Use There has been considerable pressure to convert barns and vacant rural buildings into residential units in the County Borough, but this is clearly contrary to the general policy of restricting housing proposals outside established settlement limits. The Council supports the conversion of appropriate buildings for employment uses, and this remains the preferred use for such buildings in line with Policy DP/6. If this cannot be achieved the second preference is for a residential unit to be directly tied to operation of a rural enterprise, often referred to as a live-work unit. This would be more sustainable than a conversion for a purely residential use, due to the reduced implications for commuting. Conversion purely for residential use will only be permitted as a last resort, particularly to secure the future of buildings of particular architectural quality or character or to meet AHLN in line with Policy DP/6 and other related policies in the Plan.


HS026 4.2.11.2 122 Residential conversion, particularly on a large scale involving several residential units, will only be appropriate in locations close to local services and facilities. Development must also be in a location with, or capable of providing, a sufficient standard of accessibility to offer an appropriate choice of travel by non-car modes, in accordance with Strategic Policy STR/1 – ‘Sustainable Transport, Development and Accessibility’. Applications for the conversion of buildings in the countryside will be assessed against Policy DP/6 and other related policies within the Plan.


HS027 Policy HOU/2 AFFORDABLE HOUSING FOR LOCAL NEED

123 HOU/2 1. The Council will require the provision of AHLN in new housing development as identified in The Local Housing Market Assessment and the Conwy Affordable Housing and First Steps Registers. New housing development will contribute to delivery by:

a) Giving AHLN provision a high priority through negotiating with

developers to include a minimum maximum of 30% AHLN as a provision on-site in all housing developments. In exceptional circumstances, a lower provision will be acceptable where it can


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be clearly demonstrated and supported by the submission of evidence. Off-site provision or commuted payments will be acceptable for development proposals consisting of 3 or less dwellings, and may be acceptable for proposals consisting of 3 or more dwellings provided there is sufficient justification. It is expected that the AHLN units will be provided without subsidy. The delivery of AHLN will be guided by Table HOU2a, the Housing Delivery and Phasing Plan and the following hierarchy:

i Within the Urban Development Strategy Area a combination of

market value and AHLN will be provided on both allocated and windfall sites within the settlement boundaries. 100% AHLN only will be permitted on exception sites adjoining Llanrwst outside of the settlement boundaries.

ii Within the Tier 1 Main Villages, a combination of market and

AHLN will be provided on allocated and windfall siteswithin the settlement boundaries. Windfall sites will reflect levels of need and consist of no more than 10 dwellings. Within the Tier 2 Main Villages, only the Council will seek to achieve 100% AHLN will be provided on allocated and windfall and exception sites within the settlement boundaries. Market dwellings may be permitted in exceptional circumstances on allocated and windfall sites where it is essential to assist the delivery of affordable housing and where supported by the completion of a Viability Assessment Pro-Forma. Windfall sites will reflect levels of need and consist of no more than 10 dwellings. Outside Main Tier 1 and Tier 2 Village settlement boundaries, as an exception, small scale 100% AHLN will be acceptable on the edge of settlements up to 5 dwellings, giving first priority to Previously Developed Land, to encourage the creation of

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sustainable communities in line with Policies DP/2 – ‘Overarching Strategic Approach’, and HOU/6 – ‘Rural Exception Sites for Affordable Housing for Local Need. No AHLN need will be permitted outside the settlement boundary of Trefriw due to physical constraints. Future need in Trefriw will be delivered outside the Plan Area and within the Snowdonia National Park

iii Within the Minor Villages, single dwellings or small groups of

dwellings comprising 100% AHLN only will be permitted on exception sites within, or directly adjoining, the settlement in line with Policy HOU/6 the Council will seek to achieve 100% AHLN only through single and small scale developments within the confinements of the settlement and where proposals represent a form of infilling and relate physically and visually to the settlement. Market dwelling may be permitted on such windfall sites in exceptional circumstances where it is essential to assist the delivery of affordable housing and where supported by the completion of a Viability Assessment Pro-Forma. Windfall sites will reflect levels of need and character of the settlement and consist of no more than 5 dwellings. At the edge of minor settlements, only justified small-scale scheme (up to 3 dwelling) providing 100% AHLN, or where it represents a Rural Enterprise Scheme or a Low Impact Development, will be permitted in line with Polices DP/6 and HOU/6.

iv Within Hamlets, development will only be permitted in exceptional circumstances to provide an individual single justified AHLN dwelling in an acceptable and sustainable location in line with Policy HOU/6’

v Within the open countryside, AHLN will be guided in line with Policy DP/6

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b) Achieving an appropriate mix in terms of housing types and house sizes of AHLN within a development, determined by local circumstances at the time of the submission of a development proposal in line with Policy HOU/4

2. AHLN units should be fully integrated within a development and

indistinguishable from non-affordable housing in line with Policy DP/3; 3. The Council will seek to achieve higher levels of AHLN on Council

owned sites in line with Policy HOU/7; 4. The Planning Policy Service will seek to establish a County Borough-

wide register of land holdings in public ownership for AHLN, in line with Policy HOU/8.

HS028 Table 6: HOU2a Affordable Housing Delivery

125


Source of Affordable Housing Supply Urban

Development Strategy Area (UDSA)

Rural Development Strategy Area (RDSA)

Generated via completions since 2007 1/4/2007 – 31/3/2010

129 144 3 6

Generated via commitments since 2007 as at 1/4/2010

297 237 10 9

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Generated via Windfall (including rural exception sites, rural enterprise dwellings but excluding empty homes and school modernisation) Includes supply generated by Rural Enterprise dwelling and AHLN Exception sites.

440 (30% of 1469) 132

343 (100%) 117

Generated via Windfall (bringing empty homes back into use - 10% of projected 325 dwellings split 80% in UDSA and 20% in the RDSA)

26 4

Generated via Windfall (school modernisation) 30% 10% of projected 199 dwellings split 80% 85% in UDSA and 20% 15% in the RDSA)

48 17 12 3

Generated from Allocations seeking: within the UDSA (30%) and RDSA (100%) UDSA and Tier 1 Villages 30% greenfield/10% brownfield Tier 2 Main Villages 100% greendield/10% brownfield

634 461 180 200

SUPPLY VIA STRATEGY AREA 2007 - 2022 1574 991

552 335

TOTAL SUPPLY 2126 1326 HS029 4.2.14.1 Local

Housing Market Assessment

126 A shortage of Affordable Housing for Local Need (AHLN) is one of the most pressing priority issues the County Borough faces. The authority has been working collaboratively with Snowdonia National Park, Ynys Môn, Gwynedd and Denbighshire Housing and Planning Authorities to develop improved shared understanding of the housing market through a Local Housing Market Assessment (LHMA), recognising that housing market areas do not conform to administrative boundaries. The LHMA Phase 1 (refer to BP/7) provides provided a good guide to the general County-wide level of need in Conwy of 3080 dwellings (661 per year) to be met over a


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five year period. Phase 2 of the assessment, which is expected in mid 2011, will then further analyse this need in terms of tenure, locality, size and type of AHLN. In applying this need to the Plan period, a requirement of 8460 (564 per year) affordable dwellings need to be met within a 15 year period (refer to BP/36 – ‘Affordable Housing Need Calculation’). The overall distribution of this need has been further analysed via the Council’s Social Housing and First Steps Registers and the Local Need Assessments carried out by the Rural Housing Enablers, representing a need of 7919 (85%) in the Urban Development Strategy Area and 541 (15%) in the Rural Development Strategy Area over the Plan period. This split of need represents the distribution of growth as set out in Section 3 ‘Spatial Strategy’. The Authority is committed to delivering affordable housing to contribute to meeting local need but recognises that land use planning is only one of the mechanisms that can be used to provide for affordable housing. A further revised assessment of the affordable housing requirements has been prepared as detailed in BP/36 – ‘Affordable Housing Needs Calculation’. The affordable housing needs calculation presented in BP/36 uses the methodology recommended in Welsh Government’s Local Housing Market Assessment Guide (March 2006) and represents a partial update of the Local Housing Market Assessment base line report that was produced for North West Wales in 2008. The revised affordable housing needs calculation looks at current and potential future affordable housing need, and calculates an annual estimate of how many households will require help to access affordable housing in addition to households who are already being helped. The revised calculation gives an annual estimate of households falling into affordable housing need in Conwy County Borough of 125 (approximately 61 social need and 64 intermediate need each year), concluding an overall affordable housing need of 1875. This represents a reduction in overall affordable housing requirement based on past assessments. This is as a result of the availability of better quality up-to-date base data and a review of the calculation methodology, rather than as a reflection of an increase in the supply of affordable housing or a dramatic fall in the number of households in need.

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HS030 4.2.14.2 126 Setting a target which aims to meet a large proportion of the overall shortfall of 8460 affordable dwellings through the development of new housing wouldn’t be achievable due to the constraints present within the County Borough, the issues of viability and level of predicted population change. Meeting the overall shortfall in total would release significant amounts of greenfield land and would greatly increase the rate of development causing a noticeable impact on the County Borough. The ‘bottom line’ affordable housing need figure of 1875 is not the total new build housing figure required for the LDP, but represents overall ‘households’ in need. ‘Social housing need’ (915 by 2022) includes people who meet very specific criteria of housing need and are eligible for social rented housing assistance. This element of need is primarily delivered via other mechanisms, for example through placement within existing social housing stock; the provision of supported purchase schemes such as the Homebuy initiative; and through financial support to rent within the private sector (housing benefit). It is recognised within the Plan that the social housing need will be delivered via these alternative methods and not via new build developments. The delivery of social need is further supported and evidenced in the Conwy Local Housing Strategy to be implemented by the Conwy Housing Strategy Team via a partnership approach.


HS031 New paragraph

‘Intermediate housing need’ covers those who do not fall into the social need category but still need help to rent or buy within the open market. As detailed in BP/36, 64 households (960 by 2022 rounded up to 1000) are in need of intermediate housing and will be delivered via new build dwelling supply detailed in table HOU/2a above. The level of supply is not on the basis of assuming a 30% contribution from all developments. A more conservative approach has been applied to calculating the approximate level of supply over the plan period to meet the new build requirement of 1000 dwellings. As evidenced in BP/9, Appendix 1 ‘Affordable Housing Viability Study’, brownfield sites (windfall and allocations, inclusive of empty homes and school modernisation potential) are only likely to deliver approximately 10% supply due to constraints, existing land values and current financial markets. It is anticipated that the delivery on greenfield lands will be greater at approximately 30% due to less constraints and


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lower land values. However, the policy assumption is that land has been purchased at the right price taking into account the requirements of planning obligations and constraints. Applications seeking to provide a lesser level of affordable housing as a result of inflated land purchase costs will not be accepted. Only new ‘unknown’ development costs will be considered through the completion of an Affordable Housing Viability Assessment Pro-forma demonstrating issues of viability. Based on the 10% delivery on brownfield and 30% on greenfield, the overall need of approximately 1000 new build dwellings can be achieved through the Plan’s growth level.

HS032 4.2.15.2 127 Local housing needs surveys carried out by the Rural Housing Enablers

consistently reveal the local need for affordable housing. From the rural Town and Community Councils surveyed to date a total of 301 are in need of affordable housing within the Rural Development Strategy Area to be met within 5 years. Not all the rural settlements to date have been surveyed. However, if it is assumed that the surveys carried out to date are typical of Conwy’s and the Snowdonia National Park’s rural community surveys, the level of need is increased to 541 people in need as demonstrated in BP/36 – ‘Affordable Housing Needs Calculation’.


HS033 4.2.15.3 127 The Rural Housing Enabler Studies only provide a guide to the general level of affordable housing need in Conwy and means that longer term projections are extremely difficult. The scale of need will be kept under review through the Local Housing Market Assessment and the Rural Housing Enabler’s Local Housing Needs Surveys as the Plan progresses.


HS034 4.2.16 Affordable Housing

128 Defining Affordable Housing and Affordability Amended to incorporate minor editorial changes and to reflect representations received on Revised Deposit LDP,

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national planning policy and guidance and progress on LDP process

HS035 4.2.16.1 128 Affordable Housing Defined The definition of affordable housing in the Welsh Assembly Government ‘Technical Advice Note 2’ has been used as the basis for the Authority’s definition which is : ‘Housing where there are secure mechanisms in place to ensure that it is accessible to those who cannot afford market housing, both on first occupation and for subsequent occupiers. Affordable housing includes social rented housing and intermediate housing’.


HS036 New paragraph

Specifically, affordable housing provided through the planning process is expected to meet the following categories in order of cascading priority: Housing available to be rented usually from a Registered Social

Landlord or exceptionally form a private developer Housing for part ownership with Registered Social Landlords or

private developers. Housing available for purchase at an affordable price, with no

RSL involvement, considering local incomes, house prices and interest rates (Discounted Low Cost Market Housing)

Self build affordable housing (affordable value to take into consideration local incomes, house prices and interest rates)


HS037 New paragraph

Conwy County Borough Council acknowledges that Low Cost Market Housing is part of the overall housing provision within a housing market. Such housing provision is private housing for sale or rent where the price is set in the open market and their occupation is not subject to control by the Local Planning Authority. This type of housing does not comply with the National and Local planning policy definition of affordable housing, and will not therefore be included in any calculation. If low cost open market housing is proposed, the Council will need to be satisfied that the size and type of housing reflects the housing requirements in the area, thus contributing to creating a balanced and sustainable community.

Amended to incorporate minor editorial changes and to reflect representations received on Revised Deposit LDP

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HS038 New paragraph

Affordability Defined It is essential that all the approved affordable housing remains ‘affordable’ in perpetuity. It is essential that proposals consider the future and contribute to the long term needs of the whole community, i.e. the property should be suitable to meet future needs as well as the first occupier’s needs. Confirmation will be required from the developer (individual or construction company) that the dwellings(s) will be built for an affordable price.


HS039 New paragraph

Affordable housing should only be available to people who are not able to satisfy their housing needs with their own resources at open market prices. Limits on rents and sale prices of affordable housing will be set that reflect local incomes. Affordability will be ensured through the use of affordability levels, both for homes for rent and homes for purchase. These affordability levels will be established annually, basing them on a methodology linked to the median house income levels of the area in question.


HS040 New paragraph

The Council will, in accordance with Policies HOU/2 and HOU/6 restrict the occupancy of the affordable dwellings to local persons as defined in the said local Policies.


HS041 New paragraph

It is certain that the type, size and design of the house will affect its affordability’ for the first occupier as well as future occupiers. Details of what the Council considers acceptable in terms of size and type is provided below. Further guidance will be set out in a supporting Affordable Housing Supplementary Planning Guidance.


HS042 New paragraph

Discounted Low Cost Market Housing These are properties which are sold at a defined discount (percentage) below normal market value (fixed in perpetuity) to enable them to be purchased by people who would otherwise be unable to buy on the open market. House types should reflect the local housing need, and not just be


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smaller cheaper houses or flats. Section 106 Planning Obligations will be imposed to ensure that, in the event of the first occupier selling the property, the benefits of the low cost provision are passed on to subsequent occupiers.

HS043 New paragraph

When establishing initial affordable selling prices for homes to be sold with no Registered Social Landlord (RSL) involvement, the Local Planning Authority will consider local household median incomes. An initial affordable selling price will be published for each of the Conwy Market Housing Areas identified in the LHMA, and these will be revised annually by using household income data from the most recently published CACI Paycheck data, and are pegged to local incomes. In Conwy, the formula used to calculate the affordability levels for discounted low cost home ownership is 3.5 times income multiple plus a 20% deposit’. Further details regarding the median income levels and the formula used to calculate the levels will be presented in the Affordable Housing SPG.


HS044 New paragraph

The initial sale price will be compared against the prevailing open market value for the same unit and a fixed percentage discount will be established. In order to determine the open market value the applicant must obtain a formal written valuation of the property, certified by a suitably qualified chartered surveyor, and present the information to the Council or its nominee. The financial costs in relation to obtaining the valuation will be borne by the applicant. The valuation must state that the values are to the Royal Institute of Chartered Surveyors definition of Open Market Value ignoring all Section 106 restrictions relating to affordable housing.


HS045 4.2.16.2 128 The concept of affordability is generally defined as the ability of households or potential households to purchase or rent property that satisfies the needs of the household without subsidy. The North West Wales Local Housing Market Assessment has defined In Conwy affordability of owner occupation is defined by applying the following calculation: ‘Using a 3.5 times income multiple and assuming a 10% 20% deposit’. Conwy is an area of high demand for housing, which is exacerbated by high levels of inward migration and household size change. At the end of this period


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(2008), Conwy’s average house price stood at £155,850 and Conwy’s average income stood at £22,750 a year, giving a price/income ratio of 6.9, which is far in excess of the government’s recommended affordability ratio of 3.5.

HS046 4.2.16.3 128 Affordability in relation to rented housing In order to define affordability in relation to the private rental sector the North West Wales Local Housing Market Assessment turns to the Welsh Assembly Government definition, that is: ‘A household should be taken as being able to afford market housing in cases where the rent payable would constitute no more than 25% of their gross household income’. Further guidance will be provided through an Affordable Housing Supplementary Planning Guidance (SPG).


HS047 4.2.16.4 128 To assist the Council in progressing the LDP and in the formation of policy in the revised Deposit LDP, detail of affordable housing need at settlement level and the type and tenure has been informed via other sources of information gathered through the other Council’s Social Housing and First Steps Registers and Rural Housing Enabler Studies as set out in BP/36 – ‘Affordable Housing Need Calculation’.


HS048 New paragraph

Affordable housing for purchase Affordable in relation to purchase (including part ownership) means that the proportion of the householder’s (including spouse or partner) net disposable income (that is gross wage/salary less income tax and national insurance payments) used to meet the mortgage, for a house of a size appropriate to their needs, should not exceed 30%. (This percentage level is supported by the Welsh Assembly Government’s ‘Local Housing Market Assessment Guide’ March 2006).


HS049 New paragraph

Affordability in Relation to housing developed with Welsh Assembly Government Social Housing Grant All housing developed with Welsh Assembly Government Social Housing Grant will have to be developed by RSLs and in accordance with the

Amended to incorporate minor editorial changes and to reflect representations received

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prevailing Acceptable Cost Guidance levels for the type and size of housing in question

on Revised Deposit LDP

HS050 New paragraph

Homes developed by RSLs for part-purchase located within the development boundary The Local Planning Authority will require that RSLs sign a Section 106 Planning Obligation to include a clause ensuring that the affordable homes in question will have to be sold to people who would otherwise be unable to buy on the open market. In those areas within Conwy where open market house prices are high in comparison to local income levels, the Local Planning Authority will, in addition, place a restriction in the Section 106 Planning Obligation which shall restrict the selling price of the units in question to a defined discount (percentage) below prevailing open market value (fixed in perpetuity). The prevailing open market value will be determined through the RSL obtaining a formal written valuation of the property, certified by a suitably qualified chartered surveyor, and then presenting the information to the Council or its nominee. The financial costs in relation to obtaining the valuation will be borne by the RSL. The valuation must state that the values are to the Royal Institute of Chartered Surveyors definition of Open Market Value ignoring all Section 106 restrictions relating to affordable housing.


HS051 New paragraph

Homes developed by RSLs for part-purchase located outside the development boundary or confinements of the settlement In the case of RSL developments located outside the development boundary, the Local Planning Authority will require that RSLs sign, as noted above, a Section 106 Planning Obligation to include a restriction to ensure that the affordable homes in question will have to be sold to people who would otherwise be unable to buy on the open market. In addition the Section 106 Planning Obligation will include a clause specifying that part owners will not be permitted to staircase to full ownership of the property (maximum ownership will normally be up to an 80% share of the property but shall be further restricted in areas of high open market house prices).


HS052 New RSL Pre-Emption rights Amended to incorporate

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paragraph RSLs will also be required to ensure that they have pre-emption rights on all those newly developed properties in their part-ownership. This shall allow the RSL first option to purchase any property in all future re-sales.

minor editorial changes and to reflect representations received on Revised Deposit LDP

HS053 New paragraph

Affordable in relation self build affordable housing As part of the process of submitting a planning application for a self build affordable home, the applicant will be required to submit an independent valuation of the open market value of the proposed house (the valuation must state that the value is to the Royal Institute of Chartered Surveyors definition of Open Market Value ignoring all Section 106 restrictions relating to affordable housing). Any valuation undertaken will be based on the plans drawn up for the proposed house which must be in accordance with the relevant maximum internal floorspace sizes as indicated below and further set out in the SPG. This valuation will need to be certified by a suitably qualified chartered surveyor and should be sent with the application. The financial costs in relation to obtaining the valuation will be borne by the applicant.


HS054 New paragraph

Initial and future affordability in relation to the self build affordable home will be secured through a Section 106 Planning Obligation which shall restrict the initial affordable price and the affordable price in all subsequent re-sales to a level based on a defined fixed discount (percentage) below normal market value, which will be set against the prevailing open market value of the house. In determining the level of percentage discount required, the Council shall give consideration to the information received through the process referred to in the above paragraph, along with house price information published by HM Land Registry where the housing development is proposed, and information on median income levels for the dependency catchment area in question from the most recently published CACI Paycheck data. All future re-sales will be in accordance with the procedures stated above.


HS055 New paragraph

Planning applications for self build affordable housing under Policies HOU/2 and HOU/6 must be based on genuine proven need for such housing and should not be submitted on a purely speculative basis.


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representations received on Revised Deposit LDP

HS056 New paragraph

Type and Size of Affordable Housing for Local Need. To ensure that the affordable housing provided meets local housing needs, the type and size of the property to be provided will be based upon advice from one or a combination of the following: the Council Housing Strategy Service, Affordable Housing Officer, from Registered Social Landlords and also from results of the relevant housing needs surveys undertaken or other accredited sources of information.


HS057 New paragraph

Acceptable Size Developments in receipt of Welsh Assembly Government Social Housing Grant All developments in receipt of Social Housing Grant will have to conform to the acceptable size in accordance with: the Design Quality Requirements Guidebook published by the Welsh

Government for both new dwellings and existing rehabilitated buildings

the Welsh Housing Quality Standards published by the Welsh Government

the Lifetime Homes Standards the RSL Design Brief Secured by Design (UK Police flagship initiative)


HS058 New paragraph

Developments with no RSL involvement or not in receipt of WAG Social Housing Grant There will be a need to ensure that the affordable homes are of an appropriate size and respond to a specific type of need.


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The size of dwellings must not be excessive in relation to the size of the property required to meet the target need (or it may not be affordable to other people). To ensure that people do not misuse the policy the maximum size of affordable units with no RSL involvements or not in receipt of WAG Social Housing Grant must not exceed: Bungalow 2 bedroomed – 80m2 Bungalow 3 bedroomed – 90m2 Bungalow 4 bedroomed – 105m2 Two storey 2 bedroomed – 90m2 Two storey 3 bedroomed– 100m2 Two storey 4 bedroomed– 120m2 Two storey 5 bedroomed– 130m2 (Garage – an additional 20m2)

(If the dwellings are dormer bungalows then they should be treated as two storey dwellings)

HS059 New

paragraph The maximum sizes noted above relate to the total collective internal

floorspace area of the affordable units (that is the collective total for all the floors within the building). In determining the number of bedrooms required by an applicant for affordable housing, consideration must be given to the following: Separate bedrooms should be ensured for: Husband/wife or similar partnership Each person aged 18 years or over Children aged 8 or over of different sex from children of any age No more than two persons should occupy one bedroom


HS060 4.2.17.2 129 The AHVS sets a flexible target of a maximum 30% affordable housing AHLN from all housing developments within the Urban Development


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Strategy Area and Tier 1 Main Villages and seek to achieve 100% affordable housing AHLN provision within the Tier 2 Main Villages, Minor Villages and 100% only in the Hamlets. The assumption is that land purchase costs are negotiated on the basis of taking on board known planning obligations as identified in the Plan and known constraints. Applicants should complete the Affordable Housing Viability Assessment pro-forma available on the council’s website, or as detailed in the Planning Obligations SPG, where new unknown viability issues become apparent which impact on the deliverability of the scheme.

and to reflect representations received on Revised Deposit LDP

HS061 4.2.18.2 129 The contribution to the affordable housing target will be delivered through completions since 2007, commitments (those with planning permission), the predicted windfall and new allocations. This source of potential affordable housing supply will be further contributed too through the implementation of the Empty Homes Strategy, new build on exception sites (see Policy HOU/6) and conversions within the open countryside to form agricultural workers dwellings. Table HOU2a details the distribution of these sources of supply and the overall delivery target over the Plan period. The application of these targets and the yield of affordable housing will be key monitoring elements in the AMR. However, what is clear from the AHVS is that the maximum 30% requirement is flexible and cannot be applied across the board to calculate the potential supply over the Plan period. A conservative approach based on evidence in BP/9 has been applied, which demonstrates that the new build AHLN requirement can be delivered when applying a 10% delivery rate on brownfield sites and 30% on the Greenfield. Higher levels on brownfield and lower levels on Greenfield may be appropriate subject to viability testing. However, it is evident that when applying the baseline supply figure, the approximate delivery of 1000 dwellings is achievable.


HS062 4.2.18.3 130 There remains a relatively high level of long term empty properties in Conwy as detailed in the Council’s Empty Homes Strategy. As a result of current initiatives and the commitment of a full-time Empty Homes Officer in Conwy, it is anticipated that 325 (16 annually) 509 empty dwellings could be brought back into use for housing purposes over the Plan period and in


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many cases will give wider regeneration benefits. Some of the affordable housing shortfall identified in Conwy will be met by empty properties being brought back into use. A Commuted Sum Protocol has been prepared which sets out that commuted sum payments can be used to finance the bringing back into use of empty homes. It is expected that this additional mechanism will further assist the target of 325 dwellings. It is important that Conwy works in partnership with other organisations to help bring these long-term empty properties back into permanent residential use as affordable housing for local needs. The Local Development Plan housing policies link up with Gwynedd and the Snowdonia National Park Authority’s Empty Property Strategies by facilitating the return of long-term empty properties and the conversion of other appropriate empty buildings back into permanent residential use as affordable housing for local needs including AHLN.

HS063 4.2.18.5 130 The affordable housing provided should meet the needs of local people. The following paragraphs define ‘housing need’ and ‘local’ for affordable housing development within the County Borough of Conwy. An Affordable Housing Supplementary Planning Guidance (SPG) will be prepared providing further guidance, inclusive of the appropriate affordable housing sizes on exception sites and the standards of build.


HS064 4.2.19.1 131 The future occupier cannot afford to rent or buy ‘open market’ accommodation in the locality when applying the affordability ratios above and conforms to one of the following criteria: Currently homeless. Establishing a new household for the first time. Has been living in rented accommodation for at least three years. Their current house is deemed by the Housing Authority to be in sub-

standard condition and it can be proven that the current house cannot be converted or upgraded to meet their need.

Their existing house is too small for the family and it can be proven that the present home cannot be converted or upgraded to meet their


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need. Has an essential need to live close to another person who meets

Priority A, B or C below in the qualifying area. Has special needs (the elderly or disabled). Is providing key work or service and has a full time permanent job

offer in the qualifying area. Is leaving tied housing on retirement.

HS065 4.2.21.4 133 If, after a further six months of advertising, the property still remains unsold,

it can be offered, after certification by the National Park Authority Conwy County Borough Council, to a person in housing need who has lived or worked in full time permanent employment for a minimum and continuous period of ten years within the National Park Conwy County Borough or any neighbouring Local Authority. At the time of writing the Plan the Council’s revised occupancy condition was not finalised. The Plan will be reviewed upon adoption of the Council’s new occupancy condition.


HS066 4.2.22.1 134 Housing development Settlement boundaries have been provided for all settlements falling within the Urban Development Strategy Area and the Tier 1 and 2 Main Villages. These settlements are better equipped with the services and employment opportunities to support new housing. They are also considered to have the capacity to accommodate development without detriment to the position of the Welsh language. Within the Tier 2 Main Villages, Minor Villages and Hamlets, all housing development will be restricted to affordable housing for local needs only. The Authority has also allocated sites for 100% affordable housing in the Tier 2 Main Villages, whilst the delivery in the Minor Villages and Hamlets will rely on exception sites only. It will be vital to monitor the delivery of this ambitious target in the more rural settlements in terms of exception site take-up Main Villages and Hamlets no settlement boundaries are drawn.


HS067 New paragraph

The Tier 1 Main Villages will provide a combination of market value and AHLN from existing commitments, on allocated sites and from windfall development. Within the Tier 2 Main Villages, the Council will seek to deliver 100% AHLN only on allocated and windfall sites within the


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settlement boundaries. In exceptional circumstances market dwellings will be permitted in the Tier 2 Villages within the settlement boundaries on allocated and windfall sites where it is essential to assist the delivery of affordable housing and where supported by the completion of a Viability Assessment Pro-Forma. Such windfall schemes will generally be smaller than those permitted in the Urban Development Strategy Areas (no more than 10 dwellings on windfall sites). Small scale (up to 5 dwellings) 100% AHLN exception sites may be permitted outside, but on the edge of, the settlement where it meets local need.


HS068 New paragraph

There are no settlement boundaries for Minor Villages and no allocations are made for new dwellings. To meet the needs of the community, the Council will seek to deliver 100% AHLN only on windfall sites within the confinements of the settlement or where single or small groups of new dwelling estates (up to 5 dwellings) represent a form of infilling and relate physically and visually to the Minor Village. The level of development should represent the level of facilities and services and safeguard the Welsh language. To provide an element of flexibility, market dwellings may be permitted in exceptional circumstances on allocated and windfall sites only where it is essential to assist the delivery affordable housing and where supported by the completion of a Viability Assessment Pro-Forma. Small scale 100% AHLN (up to 3 dwellings) exception sites may be permitted outside, on the fringe of, the main settlement confinements, where it meets local need. The affordable housing SPG will provide further guidance on sites classed as falling within the confinements of the settlement and exception sites


HS069 New paragraph

The needs of the Hamlets will be met through appropriate development. Agricultural or forestry worker dwellings, conversions to dwellings and single AHLN developments may be permitted in appropriate locations.


HS070 4.2.22.2 134 In line with the findings of the AHVS and the Council’s priority objectives to contribute to affordable housing delivery, policy HOU/2 seeks a viable contribution from all housing developments of 30% within the Urban


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Development Strategy Area and Tier 1 Main Villages, and affordable housing for local need only within the Tier 2 Main Villages, Minor Villages and Hamlets. The policy is flexible and the expected supply is not based on delivering 30% on all sites but on conservative estimates evidenced in BP/9.

representations received on Revised Deposit LDP

HS071 4.2.22.3 134 As an exception to policy, affordable housing on exception sites immediately adjoining housing development boundaries in Llanrwst and the Tier 1 and 2 Main Villages will be permitted subject to other policies within the Plan. Within the Minor Villages and Hamlets, exception sites will be considered appropriate where they form a development within the confinements of the built settlement or represent an element of rounding off directly adjacent to the settlement. Within the countryside, the conversion of suitable traditional buildings to affordable housing for local needs will be considered provided it meets stringent development control criteria. Proposals for new dwellings in the open countryside will be assessed against the criteria set out in national planning guidance.


HS072 4.2.23.1 135 The Council expects developers to purchase land for housing in the future having taken into account the need to provide affordable housing on-site, the potential planning obligations the ‘known’ planning obligations and any ‘known’ abnormal costs (e.g. contamination costs). This step change in purchasing land over time will further assist the delivery of affordable housing as it is anticipated that this reduction in the value of the land will make such sites attractive to Housing Associations seeking to provide affordable housing. However, it is inevitable that changes to the economic climate, site specific issues and the level of need will change over the period of the Plan which could warrant sites being unviable or indeed more viable to seek a higher provision. Therefore, a flexible approach is applied to Policy HOU/2 and trigger points have been put in place in the Monitoring and Implementation section for when actions need to be taken to release contingency sites or warrant a review of the Plan.


HS073 4.2.23.3 136 AHLN must be balanced with other requirements for transport infrastructure, community facilities, open space, skills development and


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sustainable construction. The viability of housing delivery also needs to be maintained. The Council will take full use of the Three Dragons Appraisal Toolkit to assess the viability of a scheme and the percentage of AHLN provision.

and to reflect representations received on Revised Deposit LDP

HS074 New paragraph

Where an applicant advises that the cost of providing affordable housing means that the site will not be viable to develop they will be expected to prove this by describing the costs and the value of the development fully. This process will include a thorough appraisal of the site economics and will require co-operation and an open book approach between the applicant, developer or landowner and the Local Planning Authority.


HS075 New paragraph

The Three Dragons ‘Development Appraisal Toolkit’ will be used if necessary by the Local Planning Authority where there is a dispute about the provision of affordable housing on a site which is the subject of a planning application. The toolkit is software used to arrive at a residual value for the land by comparing the full costs of building a residential development with the revenue generated through house sales and any revenue generated by the affordable housing. The results can then be compared against information about commercial land values to determine whether and individual site is viable. A range of planning obligations, including affordable housing, can be added in to the calculation and their impact on the scheme’s residual value can be reviewed. In simple terms it calculates the level of profit a landowner and developer can expect according to different scenarios.


HS076 New paragraph

In cases where disputes remain, the services of the District Valuer Service will be sought to resolve such disputes with the costs to be borne by the applicant.


HS077 New paragraph

Off-Site Provision of Affordable Housing Off-site provision will generally be unacceptable. A financial, or other contribution towards affordable housing on a suitable site, will only be


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acceptable in exceptional circumstances when a need has been established, all other alternatives have been explored and soundly discounted, and when it can be demonstrated that the affordable housing will be provided.


HS078 New paragraph

Welsh Assembly Government advice in Technical Advice Note 2 (TAN 2) advises that affordable housing should normally be provided through planning obligations on site. Off-site provision of affordable housing, or a financial contribution towards providing affordable housing, will only be allowed in exceptional circumstances. Exceptions could include instances where it would be unfeasible, unsuitable or otherwise inappropriate to have on-site provision.


HS079 New paragraph

The onus will be on the developer to set out the exceptional circumstances as to why provision may not need to be on site and how their alternative proposal will address the affordable housing need identified by the Local Authority. The level of financial contribution sought will be calculated through the implementation of the Three Dragons Development Appraisal Toolkit. The exception should be based on the nature of the site rather than the circumstances of the applicant/developer; that the development is the minimum required to address the established need and that there is a clear balance of advantage to the community in allowing the exception.


HS080 New paragraph

Off site provision on an alternative site will only be allowed where the principle of residential development has been agreed on both the application site and the alternative site(s) and where the following apply:-

a. There is no defined need for low cost home ownership in the

immediate locality – but there is on an alternative site b. Where a sequentially better alternative site (transport and facilities) has

come forward which would not otherwise have done so, has been secured and itself possesses no affordable housing planning obligation

c. At least the same level of provision, if not increased or enhanced, is proposed and will lead to better integration across a community


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d. The application site meets a separate special or particular housing need i.e. OAP/sheltered – which takes precedence over affordable housing

e. The application site is unsuitable based on adverse geography, hostile site characteristics, and a satisfactory alternative site has been secured

f. The alternative would entail bringing existing housing stock into use for affordable housing.

HS081 4.2.26.1 140 All housing developments in Conwy should be inclusive and accommodate

a diverse range of residents household size and housing need to create mixed communities. All housing developments, therefore, need to provide a more balanced range of housing types to reflect identified community need. The percentage split of housing mix throughout the County Borough was concluded using the most up to date population projections set out in BP/2 6 – ‘Housing Mix’. This information will be reviewed resulting from future projections for Conwy and the finalisation of the Conwy Local Housing Market Assessment.

Minor editorial chnage

HS082 Policy HOU/6 RURAL EXCEPTION SITES FOR AFFORDABLE HOUSING FOR LOCAL NEED

141 HOU/6 Housing schemes providing 100% AHLN may be permitted as an exception to normal policy circumstances in line with Strategic Policy HOU/1 and Policy HOU/2 and providing the following criteria are met:

New The general local need for affordable dwellings has been proven.

a) There are no allocated sites coming forward within the development boundaries or confinements of the settlement which could meet this need;

b) The proposal adjoins and forms a logical extension to the

development boundary or adjoins the existing settlement;

c) Secure arrangements are provided to ensure that all the dwellings within the scheme provide AHLN and remain so in perpetuity restrict the occupation of an affordable house/houses on first


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occupation and in perpetuity to those who can prove general local need for an affordable house;

d) The number, size, type and tenure of the dwellings meet the

justified local need as set out in the local housing needs survey in line with Policy HOU/5;

e) The AHLN units are of high quality, built to the Assembly

Government’s Development Quality Requirements – Design Standards and Guidance 2005 in line with Policy HOU/2, Strategic Policy NTE/1 – ‘The Natural Environment’ and The Code for Sustainable Homes;

f) The development proposal meets the Council’s Affordable Housing

Discount for Sale Criteria;

g) The development proposal meets the requirements set out in the Development Principles and other related policies of the Plan.

HS083 4.2.27.1 142 National policy allows for exception sites when meeting affordable housing

need within, or adjoining, villages in circumstances where planning permission would not normally be given and where there is a demonstrable local need for affordable housing that cannot be met in any other way. These ‘rural exception’ sites provide a small but important source of affordable housing in rural areas and are regarded as additional to the provision of housing to meet the general needs. The policy is required over and above that contained in national guidance to provide detail on the definition of exception sites and 100% allocations within Llanrwst and the settlements within the Rural Development Strategy Area location of rural exception sites will be determined by Policy HOU/2.


HS084 New paragraph

Such sites and proposals will be assessed on the basis of proven need, the suitability of the site and size of the dwelling(s), in addition to local requirements and affordability. It must be possible to develop a selected site in a way that contributes positively to the area and it must also be

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affordable. The density, setting, design, materials, landscaping etc must make a positive contribution to the character of the village or area.

HS085 Policy HOU/7 COUNCIL AND GOVERNMENT OWNED SITES IN THE PLAN AREA

142 HOU/7 The Council will seek to achieve higher levels of AHLN on Council and Government owned sites greater than the minimum maximum standard for private sites, where viable, in line with Policy HOU/2 and as shown in Table HOU2b and the Housing Delivery and Phasing Plan.


HS086 Policy HOU/9 MEETING THE SITE NEED FOR GYPSIES AND TRAVELLERS

144 HOU/9 1. Where a need is identified for a gypsy and traveller caravan site, proposals will be permitted provided all of the following criteria are met:

a) The site must be suitable for this type of use with a realistic

likelihood that the site can be developed during the Plan period; b) Previously developed land, or vacant land, on the edge of urban

areas will be considered before sites in rural locations; c) A site allocated for other uses will only be released as an exception

where a local housing needs assessment has established a need for a gypsy or traveller site, the need cannot be met in any other way and the scale of development does not exceed the level of need identified;

d) The site is accessible to shops, schools and health facilities by public transport, on foot or by cycle;

e) There is good access to the main transport network and the proposed development will not cause traffic congestion and highway safety problems;

f) The site is already appropriately screened or capable of being adequately screened and landscaped;

g) The site will have adequate on-site services for water supply, power, drainage, sewage disposal and waste disposal facilities;

h) The proposal would not be detrimental to the amenity of adjacent occupiers.


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2. Should a need for a site for gypsies, travellers and travelling showpeople be identified in the Local Housing Market Assessment (Phase 2), the Council will identify and seek to bring forward a site to meet the identified need.

HS087 4.2.30.1 144 Appropriate provision is required to meet the needs of gypsies, travellers

and travelling show people. An understanding of these needs is required if appropriate accommodation is to be provided and the number of unauthorised encampments and developments in the County Borough reduced. Local Authorities are required to assess the accommodation needs of Gypsies and Travellers. It is now a statutory requirement under Section 225 of the Housing Act 2004 for all local planning authorities to assess the accommodation needs of all gypsies and travellers and address any identified needs through the planning system. All local planning authorities will are, therefore, be required to include suitable policies in the LDP to be used in the consideration of proposed gypsy and traveller sites and to allocate sites where a clearly defined need has been identified. Welsh Assembly Government Circular 30/2007 (‘Planning for Gypsy and Traveller Caravan Sites’) requires local planning authorities to make provision for gypsy and traveller caravan sites through site allocation, where a need is identified, along with criteria-based policies.

Minor editorial changes

HS088 Previously part of paragraph 4.2.30.1

Welsh Assembly Government Circular 30/2007 (‘Planning for Gypsy and Traveller Caravan Sites’) requires local planning authorities to make provision for gypsy and traveller caravan sites through site allocation, where a need is identified, along with criteria-based policies. While the guidance acknowledges that a range of information sources can be considered in assessing the need and level of provision required, it emphasises that the information must be robust. The guidance acknowledges that Local Housing Market Assessments (LHMAs) provide the key source of information enabling local authorities to assess the level of gypsy and traveller accommodation provision that is required when preparing their LDPs.


HS089 New Separate Welsh Government Guidance on the preparation of LHMAs Amended to incorporate

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paragraph (March 2006) strongly recommends that local authorities work in partnership with neighbouring authorities, as travelling patterns are liable to cross local authority boundaries

minor editorial changes and to reflect representations received on Revised Deposit LDP, national planning policy and guidance and progress on LDP process

HS090 4.2.30.2 145 Based upon The Council consider that the information available from the Welsh Assembly Government’s biannual gypsy and traveller caravan count and the Council’s own unlawful encampment data was not sufficiently detailed and robust to be used as a basis for assessing the site needs of the gypsy & traveller community over the Plan period (refer to revised BP/22 – ‘Gypsy and Traveller Site Demand Assessment’), the Council considers that there is insufficient identified need for the allocation of a specific caravan site(s) within the Plan Area. While BP/22 the data demonstrates demonstrated evidence of unlawful encampments, the level of data collected information on each encampment is was insufficient to determine the type and size of site that needs to be allocated (e.g. temporary, transit or permanent). It is important that the Council should have a policy for the provision of gypsy and traveller sites in its development plan. The policy, and need for site allocations, will be reviewed following the completion of the Gypsy and Traveller Accommodation Needs Assessment (GTAA) being undertaken as part of the North West Wales Local Housing Market Assessment (NWWLHMA). Subject to any requirement being concluded in the GTAA, a proactive approach will be taken to ensure site delivery and the needs are met. A review will be undertaken of the Gypsy and Traveller Site Search Appraisal to determine a site location in line with policy HOU/9 – ‘Meeting the Site need for Gypsies and Travellers’.


HS091 New paragraph

The Council is currently undertaking a north west ‘Local Housing Market Assessment’ (LHMA) in partnership with neighbouring local authorities and Bangor University. As part of this work a ‘Gypsy and Traveller Accommodation Assessment’ (GTAA), which includes face to face interviews with gypsy traveller parties, has been carried out and when


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published its findings will provide a more detailed and robust basis for assessing the need for gypsy and traveller accommodation in the region over the LDP period. While the GTAA has not yet been published, the preliminary findings are available and indicate a possible need for a transit site on the border of Conwy and Denbighshire.

HS092 New paragraph

In the light of these preliminary findings, the Council has expanded policy HOU/9 to include a commitment to bring forward a site based on the identified need. The Council will seek to take a proactive joint approach with Denbighshire County Council to ensure the needs are met through the identification and delivery of a site in accordance with the criteria identified in Policy HOU/9. Possible Welsh Government sources for funding for site delivery will be explored as part of this joint approach.


HS093 4.2.30.3 145 In planning for the accommodation of gypsies and travellers, it is important that site(s) are sustainable and have good access to key services and facilities and maintain and enhance the natural environment. However, the results of the GTAA and the NWWLHMA are not currently available.


HS094 New policy HOU/12

POLICY HOU/12 – RE-USE AND ADAPTATION OF REDUNDANT RURAL BUILDINGS FOR RESIDENTIAL USE 1. The conversion and re-use of suitably constructed buildings of merit

in the rural area for permanent residential purposes will be supported provided that:-

a) It can be demonstrated that there is no significant demand to

accommodate business, tourism, sport and/or recreation uses to secure the retention of the building: and;

b) The proposed development seeks to contribute to Affordable

Housing for Local Need in line with Policy HOU/2, and, c) The existing building is structurally sound and suitable for

conversion or is capable of being made so without substantial


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major external alteration or reconstruction; and; d) The building is worthy of retention due its appearance, historic,

architectural or landscape value, and that the scheme of conversion retains the identified important features, and;

e) Safe access for pedestrians and vehicles can be provided

without prejudicing the character and appearance of the area, and;

f) The proposal represents a sustainable development in terms of

the location and construction, and; g) Any ancillary works associated with the conversion will not

unacceptably adversely affect the rural character of the locality. 2. Development proposals for residential conversions which represent a

subordinate part of a scheme for business re-use will be determined in line with Policy DP/6 ‘National Planning Policy’.

HS095 New

paragraph Proposals for residential development will only be considered where every

effort has been made to secure a suitably constructed rural building of merit for economic use in line with the policy. A supporting statement should be submitted with the application which explains the extent of the marketing exercise and includes the agent’s view as to the commercial viability of the site. Applicants are encouraged to read the relevant sections contained within the SPG on Rural Conversions for further detailed guidance on undertaking satisfactory marketing exercises and producing supporting statements.


HS096 New paragraph

Due to their location, such developments must be carefully controlled. It is crucial that the proposed use and design takes account of the character and appearance of the existing building and the surrounding area. Policy DP/3 – ‘Promoting Design Quality and Reducing Crime’ and supporting LDP9: ‘Design’ SPG also apply. Additionally, the Council recognises that


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the Plan Area has a number of non-listed buildings and structures which by reason of their design, material and social and historical connections are fundamental parts of the character and identity of their locality. Policy CTH/3 – ‘Buildings and Structures of Local Importance’ and supporting LDP8: ‘Buildings and Structures of Local Importance’ SPG are also applicable.

HS097 New paragraph

Developments should be of a scale appropriate to their location, as large employment developments in the countryside may conflict with the principles of sustainable development, resulting in unsustainable traffic movements and potential environmental harm. Developments resulting in significant numbers of employees or visitors should be located within or near to settlements and be accessible by public transport, cycling or walking. In areas without such access, small-scale business development may still be appropriate where it results in only a modest increase in vehicle movements. This may require the production of a Travel Plan and/or mitigation of traffic impact in accordance with Strategic Policy STR/1 – ‘Sustainable Transport, Development and Accessibility’.


SECTION 4.3 – THE ECONOMIC STRATEGY Focussed Change Ref. No.

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ES001 4.3.1 Spatial Objectives

152 SO1: Ensure the needs of the community are met, whilst at the same time protect the natural and built environment, by promoting adequate and appropriate levels of development, locating development where practicable on previously developed land and primarily in the larger urban coastal settlements and along existing and proposed infrastructure networks, identifying and protecting key environmental assets, and ensuring an efficient density of development compatible with local amenity.

SO4: Identify and safeguard adequate land to meet the community's

needs for more jobs, greater economic prosperity and reduced out-commuting levels focussing, in particular, on higher value employment opportunities and skills development within and around the strategic hubs of Conwy, Llandudno, Llandudno Junction and Colwyn Bay and the strategic hub of Rhyl, St Asaph and Prestatyn including Kinmel Bay.

SO5: Encourage the strengthening and diversification of the rural

economy that is compatible with the local economy, community and environment.

Amended to reflect representations received on the Deposit LDP to avoid repetition

ES002 4.3.2.1 153 The economic strategy policies of this Plan need to address a number of employment related challenges and aspirations including: These include developing new local higher value employment opportunities and developing a skills and knowledge based economy which optimises the value of the area’s natural resources, environment and cultural heritage and takes full advantage of the County’s strategic road and rail position. Ideally, such employment initiatives should provide permanent careers that will attract and retain young people within the area.

Meeting the employment needs of the predicted population Promoting and developing new higher value employment

opportunities Supporting business and technology clusters’, Supporting the growth of existing business, entrepreneurs and


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business start-ups Developing a skills and knowledge based economy which

optimises the value of the area’s natural resources, environment and cultural heritage

Utilising the County’s strategic road and rail position. Ideally, such employment initiatives should provide permanent skilled careers that will attract and retain young people within the area.

ES003 New

paragraph Collectively these are important elements in promoting a more balanced

and skilled age structure and a positive means to promoting and retaining a younger and more economically active population.


ES004 4.3.2.2 153 The strategic employment policy strategy is designed to ensure that over the Plan period the Council works with its partners to plan, monitor and review the delivery of a maximum of up to approximately 3690 2350 new jobs (32 20.5 hectares of land) of B1, B2 & B8 office and industrial employment land uses with a an additional contingency level (of 235 new jobs) up to 4650 a total of 2585 jobs (37 22.5 hectares). Additionally, A further 1675 1800 jobs (14 15.5 hectares) with an additional contingency level (of 180 new jobs) up to 1925 1980 new jobs (16 17 hectares) has been made available for B1, B2 & B8 office and industrial employment development opportunities uses within the Plan to contribute to reducing out-commuting levels over the Plan period. Policies developed under the Economic Strategy aim to locate this requirement in accessible locations to maximise the contribution it makes towards meeting population change predictions, identified needs in the urban and rural settlements and to higher value employment and skills development. The development of business and technology clusters will be promoted, together with the transport, environmental and telecommunications infrastructure needed to support such networks. The Economic Strategy recognises that within such 'clusters' collaboration between related businesses (which buy and sell from each other and share the same infrastructure, technology, potential customers and skill base), can result in a more competitive, productive and innovative environment.

Amended to reflect LDP progress and updated figures. Editorial change to provide clarification

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ES005 New paragraph

Policies developed under the Economic Strategy seek to focus attention on accessible locations with good infrastructure. This should contribute towards meeting population objectives, reducing out-commuting levels, meeting identified needs in the urban and rural settlements, developing skills and creating higher value employment. The Council will work closely with private and public partners to formulate an investment strategy for the County Borough that takes account of potential financial incentives which may become available through various schemes such as the Wales Infrastructure Investment Plan.


ES006 4.3.2.3 153 The Wales Spatial Plan identifies two strategic hub areas; firstly Conwy, Llandudno, Llandudno Junction and Colwyn Bay and secondly Kinmel Bay, which forms part of the Rhyl, Prestatyn, Bodelwyddan and St Asaph strategic hub. These areas are recognised as a focus of within which future investment for employment, housing, retail, leisure and services should be focused. Conwy/Llandudno Junction/Llandudno/Colwyn Bay is recognised as one such hub, and In addition, the designation of this area Colwyn Bay – Rhyl as a Strategic Regeneration Area provides further adds emphasis in terms of supporting sustainable employment opportunities. This has been recognised by The Council recognises this through the seeking to concentrate concentration of development within the Urban Development Strategy Area. To that end and the publication of the Colwyn Bay Masterplan as is a key delivery vehicle in creating employment and overcoming deprivation and economic decline, of which jobs creation represents a key driver. However, the economic strategy recognises the high level of constraints within the strategic hub to the east of the Plan Area in distributing and safeguarding employment supply.


ES007 4.3.2.4 153 There are key aspirations within the County to encourage the growth of existing businesses, higher value employment opportunities, skills development, entrepreneurs and business start-ups. It is recognised within the Plan that these are important elements in promoting a more balanced age structure and retention of younger and more economically active members of the population.


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ES008 4.3.2.5 154 It is important that the economic strategy also encourages small smaller

scale employment outside the main urban settlements so that rural enterprise can develop and contribute to local economic development. However, such enterprises development must not detract from the area’s be compatible with the landscape, or be situated in areas which will cause major increases in traffic along unsuitable roads highway, ecological and amenity interests. It is also important to improve the speed, quality and accessibility of high speed Information and Communication Technology (ICT) infrastructure to facilitate greater opportunities for home or remote working in rural areas. Home Such working offers distinct opportunities, not only for implementing sustainable development principles, but also for creating new employment, re-using vacant buildings and reducing the need for vehicular journeys to work. Home working can It may also help stem mitigate the migration of local people from the area and strengthen community life by allowing people to live and work in their home village or return to them.


ES009 4.3.2.6 154 In contributing to these objectives, The economic strategy includes policies which look to protect the existing stock of office and employment premises and promote new office and industrial employment generating businesses on suitable non-allocated sites. The promotion of appropriate green economy and eco-industry networks are also supported provided there are no unacceptable impacts. Additionally, the rehabilitation and refurbishment of existing employment areas will be encouraged wherever possible to encourage environmental improvements, investment attraction and regeneration overall.


ES010 4.3.2.7 154 The This Economic Strategy sets out the approach to contributing to these key issues.


ES011 4.3.3 Meeting the Employment

155 MEETING THE B1, B2 & B8 OFFICE AND INDUSTRIAL EMPLOYMENT NEEDS


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Needs

ES012 Policy EMP/1 MEETING THE EMPLOYMENT NEEDS

155 EMP/1 STRATEGIC POLICY EMP/1 ‘MEETING THE B1, B2 & B8 OFFICE AND INDUSTRIAL EMPLOYMENT NEEDS’ Meeting the employment needs of the County is at the heart of Council’s future objectives. Over the Plan period the Council will plan, monitor and review the delivery of between approximately 32 20.5 hectares of B1, B2 & B8 office and industrial employment land,(inclusive of completions, committed sites and new allocations) with a further contingency level of up to 37 2.0 hectares (22.5 hectares in total) of B1, B2 & B8 office and industrial employment land, to meet the population change predictions over the Plan period. The Council will further plan, monitor and review the delivery of 14 Approximately 15.5 hectares, with a contingency up to 16 of 1.5 hectares (17 hectares in total), of B1, B2 and B8 office and industrial employment land to contribute to the objective of reducing out-commuting levels over the Plan period will be provided. Higher value B1, B2 & B8 office and industrial employment, skills development, business and technology clusters and the promotion of a more balanced age structure will be encouraged. This will be achieved by:

a) Supporting new employment development in the Urban and Rural Development Strategy Areas through the location of new B1, B2 & B8 employment land in line with the principles set out in Strategic Policy DP/1 – ‘Sustainable Development Principles’ and the settlement hierarchy set out in Policy DP/2 – ‘Overarching Strategic Approach’. Over the period 2007 to 2022, approximately 80% (26 hectares) of the B1, B2 & B8 employment land requirement generated by predicted population change will be located within the accessible Urban Development Strategy Area and approximately 20% (6 Hectares) within the Rural Development Strategy Area in line with Policy EMP/2 – ‘New B1, B2 & B8 Office and Industrial Employment Development’.

b) Contributing to the reduction in of out-commuting levels by


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supporting additional new B1, B2 & B8 office and industrial employment development in the Urban Development Strategy Area through location of approximately 14 Hectares, with a contingency level up to 16 hectares, of B1, B2 & B8 employment land in line with Policy EMP/2.

c) Supporting new B1, B2 & B8 office and industrial employment

development on non-allocated sites within the Urban and Rural Development Strategy Areas in line with Policy EMP/3 – ‘New B1, B2 & B8 Office and Industrial Development on Non-Allocated Sites’.

d) Serving to address the existing Tackling problems of deprivation

and economic decline through the retention and development of employment generating uses as part of the comprehensive regeneration of Colwyn Bay in line with Policy DP/9 – ‘Colwyn Bay Master Plan’ and supporting LDP10: ‘Colwyn Bay Masterplan’ Supplementary Planning Guidance.

e) Protecting B1, B2 & B8 office and industrial employment sites

land and buildings from non-employment from other uses in line with Policy EMP/4 – ‘Safeguarding Existing B1, B2 & B8 Office and Industrial Employment land Sites’.

f) Promoting B1, B2 & B8 office and industrial Improvement Areas in

line with Policy EMP/5 – ‘Office and Industrial Improvement Areas’.

g) Promoting the re-use employment use of suitable underused or

redundant land or buildings for economic or employment purposes within the Rural Development Strategy Area in line with Policy DP/6 – ‘National Planning Policy and Guidance’ EMP/6 – ‘The Re-use and Adaptation of Rural Buildings’, supporting LDP7 – ‘Rural Conversions’ Supplementary Planning Guidance and the Council’s Business Asset Plan.

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h) Supporting the agricultural sector and opportunities for rural

diversification which do not negatively impact on the landscape quality of the County Borough appropriate diversification on agricultural holdings that is compatible with landscape, ecology and amenity and can be accessed sustainably in line with Policy DP/6 – ‘National Planning Policy and Guidance’.

i) Promoting skills development in areas of need in line with Policies

DP/4 – ‘Development Criteria’, DP5 – ‘Infrastructure and New Developments’ and supporting LDP4: ‘Planning Obligations’ Supplementary Planning Guidance.

j) Supporting the development of business/technology clusters and

environmental benefits through green eco-industrial networking in line with Policies EMP/2, EMP/3 and EMP/4

k) Encouraging proposals which would provide appropriate

supportive infrastructures to that sustains and promotes the local economy in line with the Development Principles.

ES013 4.3.3.1 156 The means by which this Plan can directly facilitate an improvement in

the economic status economy of the County Borough is are limited. Its key role is to ensure that a sufficient supply of land or suitable work spaces are is available and protected to enable a greater range of employment initiatives to be encouraged without compromising the environmental and historical assets within Conwy and the cultural identity of the Plan Area.


ES014 4.3.3.2 156 The majority of the larger and more sustainable settlements within the County Borough fall are along the A55 and rail coastal corridor. Whilst these urban locations will accommodate the majority of the employment need growth over the Plan period, the Plan recognises the needs of the rural communities and allocates employment land within the Rural Development Strategy Area to assist in promoting sustainable rural


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communities and contribute to reducing private car travel overall.

ES015 4.3.3.3 156 Studies into the requirements for employment land (refer to BP/14 – ‘Employment Land Study Report’ and BP/3 – ‘Growth Level Options Report’ BP/2 - .Population and Household Projections’) and availability of suitable sites from current supply (refer to BP/13 – ‘Employment Land Monitoring Report’) within Conwy show that there is generally sufficient a large supply of land with planning permission for employment purposes within the County Borough, predominantly within the Urban Development Strategy Area, to meet the majority of the employment land needs. As evidenced in appendix A to BP/13, there is also sufficient land available to meet the majority of the short and medium to long term needs of the area. However, new land for employment purposes is allocated in the Urban and Rural Development Strategy Areas, predominantly in the Wales Spatial Plan strategic hub locations of Conwy, Llandudno Junction and Llandudno and the accessible location of Abergele, to meet the identified shortfall and the additional requirement to reduce out-commuting levels. In addition, appropriate proposals for new office and industrial development within and on the fringe of recognised settlements will be promoted where the priority objectives are met.


ES016 4.3.3.4 157 Whilst Most new employment development is to be located within the Urban Development Strategy Area, but additional allocations are made within the more accessible and serviced Rural Development Strategy Area settlements, predominantly within the Tier 1 and 2 Main Villages, to contribute to the promotion of more sustainable communities and locally sourced and accessible jobs. However, The Council recognises that there is scope to support supporting existing and new businesses which enable will assist local communities to prosper, provide skills development and help reduce the need for people to commute long distances to work. The policy approach is flexible enough to ensure that new appropriate proposals for rural local employment opportunities are also encouraged on non-allocated sites. It is paramount that the protection and enhancement of the Welsh language and culture in addition to the environment is achieved.


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ES017 4.3.3.5 157 It is important that the existing stock of office and industrial employment

premises is retained when current uses cease. Where a case is made that the employment use is no longer viable the Authority will require evidence that the employment potential of the site has been advertised on the market for at least 12 months before considering an alternative use safeguarded. However, the Council recognises cases where current office and/or industrial premises are unsuited to an area and require relocation or are no longer viable financially.


ES018 4.3.4 New B1, B2&B8 Employment Development

158 ALLOCATION OF NEW B1, B2 & B8 OFFICE AND INDUSTRIAL EMPLOYMENT DEVELOPMENT SITES


ES019 Policy EMP/2 NEW B1, B2 AND B8 EMPLOYMENT DEVELOPMENT

158 – 160 EMP/2 POLICY EMP/2 – ALLOCATION OF NEW B1, B2 AND B8 OFFICE AND INDUSTRIAL EMPLOYMENT DEVELOPMENT SITES 1. Over the Plan period the Council will plan, monitor and review the

delivery of approximately 32 20.5 hectares of B1, B2 & B8 office and industrial employment land,(inclusive of completions, committed sites and new allocations) with a further contingency level of up to 37 2.0 hectares (22.5 hectares in total) of B1, B2 & B8 office and industrial employment land over the Plan period to meet the population predictions predicted change in population. A further additional land requirement of 14 Approximately 15.5 hectares, with a contingency up to 16 of 1.5 hectares (17 hectares in total) of B1, B2 & B8 office and industrial employment land will be accommodated to contribute to the reduction in objective of reducing out-commuting levels will be provided. Higher value B1, B2 & B8 office and industrial employment, skills development business and technology clusters to encourage and the promotion of a more balanced age structure will be encouraged. This will be achieved by:

a) Locating 26 and protecting approximately 85% (17.5 hectares) of


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B1, B2 & B8 office and industrial employment land within the Urban Development Strategy Area (inclusive of completions, committed sites and new allocations) and a an additional contingency level of up to 30 1.5 hectares (19 hectares in total) where most population growth is expected. to meet predicted population change. New site allocations are distributed and protected as set out below:

b) Locating and protecting a further 14 15.5 hectares of B1, B2 & B8

office and industrial employment land within the Urban Development Strategy Area (inclusive of completions, committed sites and new allocations) and a an additional 1.5 hectares of contingency level of up to 16 (17 hectares in total) to contribute to reducing out-commuting levels. New site allocations are distributed and protected as set out below:


Urban Settlement Site Allocation Employment Allocation

Strategic Hub Location – Llandudno Junction

Esgyryn, Llandudno Junction (Mixed-use Housing and Employment Site)

6.2 5.2 hectares of B1 Employment

Strategic Hub location - Llandudno Junction

North East of Former Goods Yard,

0.4 hectares of B1 Employment

Conwy Adjacent to Bodlondeb, Conwy Penmaen Road, Conwy (Mixed-use Housing and Employment)

0.5 hectares of B1 Employment

Llandudno The former Goods Yard 1.4 hectares of B1 Employment

Abergele Abergele South East (Mixed-use Housing and

3.5 2.0 hectares of B1

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Employment) Employment Abergele Abergele Business Park

(Mixed-use Housing and Employment)

5 2.0 hectares of B1 Employment

c) Locating and protecting approximately 15% (3 6 hectares) of B1,

B2 & B8 office and industrial employment land within the Rural Development Strategy Area (inclusive of completions, committed sites and new allocations) with a an additional contingency level of up to 7 0.5 hectares (3.5 hectares in total) over the Plan period. Sites will be distributed and protected as set out below:

RURAL DEVELOPMENT STRATEGY AREA

Rural Settlement Site Allocation Employment Allocation

Tier 1 Main Village, Land at Orme View Filling Station, Dwygyfylchi

2.7 0.5 hectares of B1/B2/B8 Employment

Tier 2 Main Village, Land at Memorial Hall, Dolgarrog

0.3 hectares of BI/B2

Employment Tier 2 Main Village, Land at Llansannan 1.2 1.0 hectares

of B1/B2 Employment

Tier 2 Main Village, Site R44 Llangernyw 0.3 hectares of BI/B2

Employment Tier 2 Main Village, Land at Scout Hut,

Llansannan 0.3 hectares of

BI/B2 Employment

Tier 2 Main Village, Land Site R5 off the B1505, Cerrigdrudion

(mixed-use housing and employment)

1.2 1.0 hectares of BI/B2

Employment

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Policy a Justification Ch nge Proposed

2. Allocated and contingency sites will be released as detailed in the Phasing Plan Implementation and Monitoring Plan.

3. New employment development within the Urban and Rural

Development Strategy Areas on non-allocated sites will be supported. Development within or adjacent to the main built up areas of the Urban Development Strategy Settlements, the Tier 1 & 2 Main Villages and Minor Villages will be supported subject to other policies in the Plan and the following criteria being met:

a) The proposal is appropriate in scale and nature to its location.

b) The re-use of existing buildings, expansion of an existing facility

or allocated sites are given priority through a sequential test prior to the consideration of new build.

c) The proposal is supported by an appropriate business case

which demonstrates it will support the local economy, skills development and help sustain local communities.

4. In the open countryside the conversion of an existing building for

small scale employment purposes to meet local needs will be assessed in line with Policy DP/6.

ES020 4.3.5.1 161 To meet the employment land demands generated from predicted

population change over the Plan period, Conwy needs to plan, monitor and review a need requirement for 32 20.5 hectares of employment land with a an additional contingency level of up to 37 2 hectares (22.5 hectares in total) over the Plan period (Refer to BP/2) inclusive of employment constructed since 2007, sites undeveloped with planning permission and new allocations (refer to Table 7). The translation of jobs to land requirement calculation ratio is detailed in BP/42 – ‘Employment Land Supply and Demand’. In line with BP/37 – ‘Growth Distribution Options Report’ 80% 85% (26 17.5 hectares) of this employment land requirement is to be located in the Urban Development Strategy Area


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and 20% 15% (6 3 hectares) in the Rural Development Strategy Area. This split of overall demand is carried over in supply matches the distribution of contingency and housing sites throughout the Plan Area providing for a holistic strategy approach.

ES021 4.3.6 Contribution to the Reduction in Out-Commuting Levels

162 Contribution to the reduction in Reducing out commuting levels Minor editorial change

ES022 4.3.6.1 162 The most recent assessment of commuting levels published by the Welsh Assembly Government in 2009 2010 identifies net commuting for Conwy Borough of sets out that 7,200 people out-commuting overall out-commute from Conwy to work, an increase on previous 2009 figures (figures are net). An objective of the Council is to reduce the level of out-commuting through the provision of economic growth. The provision of more jobs than housing could lead to a reduction in out-commuting, but overall the level of net outward commuting is unlikely to be reduced dramatically, due to the smaller and more rural nature of the County Borough. Only larger urban areas have sufficient population and employment to provide the variety of jobs required to support relative self containment. Therefore, the distribution of employment land generated from out-commuting reduction is allocated within the strategic hub locations and in the accessible and sustainable location of Abergele.


ES023 4.3.6.2 162 As identified in BP/2 and BP/3, a further 1675 1800 jobs (inclusive of bringing back into use 325 empty homes) should be accommodated in the Plan to contribute to reducing out-commuting and in bringing back into use empty properties. This level of additional requirement does not have a bearing on the housing numbers required over the Plan period in that out-commuters from the County Borough reside in the Conwy Plan Area.


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ES024 4.3.6.3 162 To contribute to the reduction in out-commuting levels, a further 14 15.5 hectares, with a an additional contingency level of up to 1.5 hectares (16 17 hectares in total), of employment land is to be accommodated in the Urban Development Strategy Area, predominantly in the Strategic Hub location of Conwy/Llandudno/Llandudno Junction/Colwyn Bay and the accessible and sustainable urban settlement of Abergele. This element of additional need is kept separate from the demand generated by predicted population change as a result of there being no housing need implications from residents already residing within the County Borough. This element of additional need will be located in the most accessible and sustainable locations within the Urban Development Strategy Area, predominantly in the strategic hub location of Llandudno Junction.


ES025 4.3.6.4 162 Designations are to be flexible but there will be a shift towards B1/B8 designations over the Plan period as predicted by the Employment Land Study. All allocations and their uses as set out in Policy EMP/2 are protected. The change of use from protected allocation to alternative employment or non-employment uses will not be permitted. Table 7 below details the employment land framework over the Plan period.


ES026 Table 7 County Borough Employment Land Framework 2007 - 2022

163


Demand generated by predicted population change Land Required 32 20.5 hectares (26 17.5 ha in the Urban Development

Strategy Area and 6 3.0 ha in the Rural Development Strategy Area)

Contingency 5 2.0 hectares (4 1.5 ha in the Urban Development Strategy Area and 1 0.5 ha in the Rural Development

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Strategy Area)

Sub-total Land Requirement

37 22.5 hectares

Distribution of Need Target 80% 85% of need within the Urban Development Strategy Area and 20% 15% within the Rural Development Strategy Area

Demand generated to reduce out-commuting levels Land Required 14 15.5 hectares in the Urban Development Strategy

Area Contingency 2 1.5 hectares in the Urban Development Strategy Area Sub-total Land Requirement

16 17 hectares

Distribution of Need Target 100% of need within the Urban Development Strategy Area

TOTAL LAND REQUIREMENT Overall Land Requirement 46 36 hectares (32 20.5 ha + 14 15.5 ha) Overall Contingency Required

7 3.5 hectares (5 2 ha + 2 1.5 ha)

Employment Land Uses Employment Land Uses Greater demand and shift towards B1/B8 uses in the

short to medium term and B2 in the longer term ES027 4.3.6.5 163 Achieving and maintaining high levels of B1, B2 & B8 economic growth

and employment is an important planning issue with implications, not only for the creation of sustainable employment opportunities, but also upon interrelated issues such as housing availability and infrastructure. Therefore, the intention is to ensure that economic opportunities are utilised to their full potential within the Plan Area. There will be an emphasis towards the B1 (Business) and B8 (Storage/Warehousing)


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uses in the short to medium term, and B2 (General Industrial) in the longer term.

ES028 4.3.7.1 164 The Plan recognises that B1, B2 & B8 employment land supply in Conwy cannot be considered in isolation from that in neighbouring authority areas, especially those locations that are strategically positioned along the A55 corridor. The Development Plan will need to take Conwy LDP takes into account the levels of employment land availability into account, as well as the intensity and type of existing employment activity. In Denbighshire, the St Asaph Business Park is a large 47-hectare development consisting of large-scale office uses, and the Kinmel Park Industrial Estate is a large 29 hectare estate consisting of office, industrial and warehouse development Parc Menai and the Bryn Cegin estates in Gwynedd are also key employment sites. In addition, the Denbighshire LDP proposed the allocation of approximately 26 hectares of new employment land at Bodelwyddan. However, to meet the priority objectives of the Plan, in particular to reduce out-commuting levels, predicted population changes and promote a holistic growth strategy, new employment allocations are promoted within the Conwy Plan Area.


ES029 4.3.8.1 164 In meeting the needs for 32 required 20.5 hectares of employment land to contribute to predicted population change and the additional 17 15.5 hectares to contribute to out-commuting levels over the Plan period, the Council can also take account of employment completions (those built) and commitments those with planning permission but not yet built) since 2007. The Council has already undertaken significant work to identify and classify this existing stock. The Employment Land Monitoring Report (refer to BP/13) sets out that there is already a significant land-bank of employment land. Table 8 below summarises what is believed to be the current position in terms of land supply. Critically This gives the Council a clear idea of what land is freely available for development purposes prior to considering new employment allocations. Given that some undeveloped committed sites draw mixed designations then it has been necessary to aggregate the definition for this analysis. Additionally, it is paramount to ensure that the right type of land use (B1, B2 & B8) is


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available at the right time over the Plan period as required detailed in BP/13 and BP/42. Overall, in taking account of the completions and committed sites, the Council only needs to allocate approximately 23.47 11 hectares of employment land within the Urban Development Strategy Area and 6 3 hectares within the Rural Development Strategy Area, predominantly for business (B1) use to meet predicted population change and contribute to reducing out-commuting. This takes into account that some 17.53 11.7 hectares have already been built since 2007 and 5.83 10.57 hectares have panning permission but not yet started as shown in Table 8 below, and BP/13 and BP/42. Of this supply, none falls within the Rural Development Strategy Area.

ES030 4.3.8.2 164 The Council recognises that there may be occasions where the sites detailed in Table 8, or new allocations, do not come forward when planned. To compensate for this possibility, the Plan has identified 6 3 hectares of land in the urban area and 1 0.5 hectares of land in the rural area specifically for as a contingency employment purposes supply if required. Every opportunity has been taken to allocate land within the Strategic Hub locations. The release of the employment contingency land will be in line with informed by the Implementation and Monitoring Plan, Phasing Plan and the Annual Monitoring Report.


ES031 Table 8 Employment Land Supply (2007 to date)

165


Sites Use type Constructed

since 2007 Committed (undeveloped)


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Mochdre Commerce Park, Mochdre Conwy,

B1, B2 & B8 (predominantly B2 & B8)

5.5 5

Hotpoint, Narrow Lane, Llandudno Junction

B1 3.7 0

Llandudno ‘online’, Conwy Road, Llandudno Junction

B1 & B2 3.2

Abergele Business Park B1 2.0 0

Lynx Express, Penrhyn Avenue, Links Rd, Rhos on Sea

B1 0 0.13

Unit 1 Morfa Conwy Business Park, Conwy

B1 & B2 0.2 0

Land at Ffordd Maelgwyn, Junction

B1, B2 & B8 0.3 0

Former Dairy, Station Road, Mochdre

B1 & B8 0 0.7

Ty Gwyn, Llanrwst B1, B2 & B8 1.54 Sub Total 11.7 hectares 10.57 hectares

Total current supply in the urban area 17.53 22.27 hectares Total required to meet predicted population change 26 17.5 hectares Total required to contribute to out commuting levels 15 15.5 hectares

New land allocations required in the Urban Area

23.47 10.73 hectares

RURAL DEVELOPMENT STRATEGY AREA N/A N/A 0 0

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Sub Total 0.00 0.00

Total required to meet predicted population change 6 3 hectares

ES032 4.3.9 New

Employment Development on Non-Allocated Sites

166 New Employment B1, B2 & B8 Office, Industrial and Waste Management Facilities Development on Non-Allocated Sites

Amended to reflect representations received on the Deposit LDP

ES033 EMP/3 (new policy)

EMP/3 – NEW B1, B2 & B8 OFFICE AND INDUSTRIAL DEVELOPMENT ON NON-ALLOCATED SITES New, office and industrial facilities development within or adjacent to the main built up areas of the Urban Development Strategy Settlements and the Tier 1 & 2 Main Villages and Minor Villages will be supported on non-allocated sites, subject to other policies in the Plan and all the following criteria being met:

a) The proposal is appropriate in scale and nature to its location.

b) It can be demonstrated that the proposal could not be accommodated on land allocated for the particular use or be located on a suitable brownfield site or building.

, c) The proposal is supported by evidence of local employment

benefits in terms of viable jobs provided and local skills generated,

d) The proposed development would not have an unacceptable

adverse impact on occupiers of neighbouring properties or the environment;


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e) The proposal is sustainably accessible;

f) There is no adverse impact on the Welsh language in line with

Policy CTH/5 – ‘The Welsh Language’.

ES034 4.3.9.1 166 In addition to the above sources of supply and allocations, the Authority will also consider B1, B2 & B8 economic development proposals on non-allocated sites within or adjacent to the main built up areas within the Urban Development Strategy Area subject to Policy EMP/3 and other policies within the Plan, in particular, where they seek to provide higher value employment opportunities, skills development and provided the development takes account of prevailing environmental circumstances and in particular avoids harming the amenity of the area in which it is proposed. Small-scale employment proposals which strengthen, or add value to local products and services, especially if they utilise products from the locality and promote and/or utilise the skills of the local workforce, will also be permitted within, or directly adjacent to, the built form of settlements falling within the Tier 1 & 2 Main Villages and Minor Villages. Proposals for waste management facilities at such locations will be considered on their individual merits in line with Policies EMP/3 and MWS/6. A professional business plan, prepared by a qualified and independent advisor/surveyor, will be required to support a planning application under the policy, demonstrating the viability of the scheme and the employment benefits, including skills development. Proposals will not be supported where there are adverse impacts on the environment and amenity of the area. Proposals for new office and industrial development will be subject to meeting LDP4 – ‘Planning Obligations’ Supplementary Planning Guidance document, in particular for local skills development.


ES035 New paragraph

Supporting evidence is required to demonstrate that there are no alternative allocated or previously developed sites that could be utilised as an alternative to the use of greenfield sites. The Council will take full advantage of its Rural Business Asset Plan in brining back into use


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empty or derelict land and buildings for employment use within the Rural Development Strategy Area prior to considering new build developments on greenfield lands subject to Policy EMP/6 – ‘Re-use and Adaptation of Redundant Rural Buildings’.

ES036 New paragraph

Proposals will be subject to meeting Policy CTH/5 and Supplementary Planning Guidance LDP/4.


ES037 4.3.10 Conversion of Rural Buildings for Employment

166 Conversion of Rural Buildings for Employment Amended to reflect representations received on the Deposit LDP

ES038 4.3.10.1 166 The Plan Area benefits from a resource of rural buildings. Where buildings are no longer required for their original use, predominantly agriculture, they can present a valuable opportunity to offer employment and support the rural economy and Welsh Culture. Potential uses include commerce, industry, tourism or recreation.


ES039 4.3.10.2 166 Due to their location, such developments must be carefully controlled. It is crucial that the proposed use and design takes account of the character and appearance of the existing building and the surrounding area.


ES040 4.3.10.3 166 Developments should be of a scale appropriate to their location, as large employment developments in the countryside may conflict with the principles of sustainable development, resulting in unsustainable traffic movements and potential environmental harm. Developments resulting in significant numbers of employees or visitors should be located within or near to settlements and accessible by public transport, cycling or walking. In areas without such access, small-scale business development may still be appropriate where it results in only a modest increase in vehicle movements. This may require the production of a Travel Plan and / or mitigation of traffic impact in accordance with Strategic Policy STR/1 –


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‘Sustainable Transport, Development and Accessibility’. Applications will be assessed against Policy DP/6 and other related policies in this Plan.

ES041 4.3.11 Replacement Buildings in the Countryside

167 Replacement Buildings in the Countryside Amended to reflect representations received on the Deposit LDP

ES042 4.3.11.1 167 The Council will support the redevelopment of existing buildings in the countryside for economic development purposes where the existing building is suitably located and of a permanent design and construction, and its redevelopment should also bring about environmental improvement, result in a more sustainable development and contribute to rural regeneration.


ES043 4.3.11.2 167 When considering proposals for replacement buildings in the countryside for employment use, any increase in floor area will be strictly controlled. The design should integrate the development with its surroundings in line with Policy DP/6 and other related policies in this Plan.


ES044 4.3.12 Farm Diversification

167 Farm Diversification Amended to reflect representations received on the Deposit LDP

ES045 4.3.12.1 167 Farming makes an important contribution to Conwy’s economy, but increasingly farm businesses are having to diversify into other forms of related farming activity to remain viable. This could include, for example, planting of woodland, farm shops and farm-based food processing and packaging. In order to protect the quality and distinctiveness of the local landscape, the Council wishes to prevent uncoordinated development in rural areas and the re-development of assets from farms without regard for the viability of the holding.


ES046 4.3.12.2 167 It is important that economic diversification proposals are well founded in Amended to reflect

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terms of effectively contributing to the farming business. It is important that the rural economy is supported and new farming related activities are integrated into the environment and the rural landscape. Farmers are required to submit a Farm Business Plan with any planning application for diversification. This should include details of existing farm activities, the need for diversification, details of the proposal and implications of the proposal on, for example, the rural economy and the environment in line with Policy DP/6 and other related policies in this Plan.

representations received on the Deposit LDP

ES047 4.3.13 Safeguarding Existing B1, B2 and B8 Employment Land

168 SAFEGUARDING EXISTING B1, B2 & B8 EMPLOYMENT LAND Safeguarding B1, B2 & B8 Office and Industrial Sites


ES048 Policy EMP/3 SAFEGUARDING EXISTING B1, B2 AND B8 EMPLOYMENT LAND

168 EMP/3 POLICY EMP/4 SAFEGUARDING B1, B2 & B8 OFFICE AND INDUSTRIAL SITES Development that would lead to the loss of existing and committed employment land or premises to other uses will only be granted in the following exceptional circumstances:

a) The present use is not compatible with the surrounding area and

the site is not capable of satisfactory use for employment, b) It can be demonstrated that there would be no significant impact on

the overall supply of employment land and premises. 1. Existing B1, B2 & B8 office and industrial employment sites as

designated on the Proposals Map, are safeguarded for the purposes of B1, B2 and B8 uses only. Development that would lead to the loss of existing B1, B2 & B8 employment sites on designated land will not be permitted. Proposals for changes of use between the B1, B2 & B8 use classes on existing designated land will be permitted provided


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Policy Ch Justification ange Proposed

the proposed development does not prejudice the strategic employment land requirement, is compatible with the amenity of occupiers of neighbouring properties and the environment in general, and subject to being acceptable in terms of other Local Development Plan Policies.

2. Proposals which would lead to a loss of B1, B2 & B8 employment

land or buildings not falling within a designated or allocated area, as shown on the Proposals Map, will only be supported in exceptional circumstances where the development is acceptable in terms of other Local Development Plan policies and provided:

a) The site has no reasonable prospect of it becoming marketable

for B1, B2 and B8 employment development; or b) The site is incompatible with the surrounding area for B1, B2 &

B8 employment uses and an alternative land use would benefit the surrounding area and community;

In either of these cases the applicant must also demonstrate that the

non-employment use: c) Would be compatible with neighbouring employment uses; and d) Will respect the character and amenity of the surrounding area

and is landscaped accordingly.

ES049 4.3.13.1 168 The land which is suitable for employment development is, because of the nature and impact of its industrial/commercial activity, much more difficult to identify and bring forward than land for other uses such as housing. All employment sites, both existing and allocated, in the Plan are subject to the policy. In addition, there are a significant number of smaller sites that provide valuable employment premises for local businesses but which are not specifically allocated for employment use.


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The Council will endeavour to ensure that these employment sites and buildings are treated as a valuable and scarce resource and protected under this policy.

ES050 4.3.13.2 168 Exceptions to the Policy will be limited to existing industrial/office sites and are not envisaged to be many in number and will only be considered if the Council considers that the site or premises is unsuitable for employment purposes by virtue of its location and surroundings and the impact on the use of the amenities of neighbouring land users.


ES051 New paragraph

There is significant pressure to allow alternative, higher value land uses on employment sites. If uncontrolled, this will reduce the scale, range and type of employment sites available within the Plan Area. Existing established office and industrial areas are shown on the Proposals Map as safeguarded areas. These existing and established office and industrial areas are vital to the current and future supply, where other forms of non office and industrial development will not be permitted in line with the policy. Proposals for changes of use between the B1, B2 & B8 use classes on existing designated land will be permitted subject to being acceptable in terms of the policy and other related Local Development Plan Policies. Policy EMP/4 does not relate to new employment allocations as detailed in EMP/2. In line with Policy EMP/2, new employment allocations are protected solely for use that they were allocated in order to meet the strategic employment land requirement over the Plan period. The review and monitoring of the allocated and designated sites will form part of the Council’s annual Employment Land Review.


ES052 New paragraph

Many waste management activities fall within the general industrial class in the Use Classes Order and can be considered to be a B1, B2 or B8 use. This is particularly the case given the increased move towards enclosing waste management activities in purpose-designed buildings. The North Wales Regional Waste Plan recommends that each Local Planning Authority assesses available industrial land for suitability for waste management operations. Proposals for waste management


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facilities at such locations will be considered on their individual merits.

ES053 New paragraph

In addition to the designated areas and proposed allocations, there are a significant number of smaller sites providing valuable office and industrial employment premises for local businesses, but are not specifically allocated or designated within the Plan. The Council will endeavour to ensure that these employment sites and buildings are treated as a valuable resource. The loss of such sites will only be permitted in exceptional circumstances under this policy. There may be cases where the site is unsuitable for B1, B2 & B8 employment purposes by virtue of its location and surroundings or comprehensive evidence demonstrates that the current office or industrial use is no longer viable. In such cases, the applicant must submit relevant financial information to support the case, plus evidence of the premises being marketed for a minimum of 12 months at a realistic price. A supporting statement should be submitted with the application which explains the extent of the marketing exercise and includes the agent’s view as to the commercial viability of the site. Applicants should comply with the relevant sections contained within LDP7 – Rural Conversions’ SPG for further detailed guidance on undertaking satisfactory marketing exercises and producing supporting statements


ES054 New paragraph

Office and Industrial Improvement Areas


ES055 Policy EMP/5 EMP/5 (New Policy)

POLICY EMP/5 ‘OFFICE AND INDUSTRIAL EMPLOYMENT IMPROVEMENT AREAS’

The Council will promote and encourage the improvement of the following B1, B2 & B8 Office and Industrial employment sites, as shown on the Proposals Map:

a) Builder Street/Council Street, Llandudno b) Arch Motors, Llandudno


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c) Former Fisheries Research Site, Benarth Road, Conwy d) Billington’s Garage, Conwy e) Glan y Mor Road and Vale Road, Llandudno Junction f) East of Tre Marl (1), Llandudno Junction g) Tre Marl (1), Llandudno Junction h) Bron y Nant Road, Mochdre i) Glan y Wern Road, Conwy Road, Mochdre j) Pensarn Trading Estate, Pensarn, Abergele k) Peel Street, Abergele l) Cadar Avenue/St Asaph Avenue, Kinmel Bay m) Station Yard, Llanrwst n) North Station Yard, Llanrwst

ES056 New

paragraph The Council recognises that it is sustainable to make better use of what

we already have through improvement and refurbishment. There are many established industrial areas which have historically been developed on an ad-hoc basis. Whilst existing industrial sites are recognised as important safeguarded areas under policy EMP/4 in terms of the benefits they provide for local employment, many of the areas have become outdated and unsuitable for modern processes, particularly in relation to poor environmental conditions, unsuitable premises and inadequate access and infrastructure. The sites covered by the policy provide opportunities for potential benefits in terms environmental improvements/landscaping and improvements to the buildings and level of infrastructure provision. To be most effective such initiatives need to be undertaken as part of a comprehensive package looking at marketing/signage, the image of the estate, accessibility/public transport and the potential for rationalisation and partial redevelopment. Where appropriate, the expansion or relocation of businesses will be encouraged where policy EMP/4 is satisfactorily met. The list is not comprehensive and opportunities will arise to improve other established employment areas.


ES057 New paragraph

Re-Use and Adaptation of Redundant Rural Buildings

Amended to reflect representations received

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on the Deposit LDP

ES058 Policy EMP/6 EMP/6 (New Policy)

POLICY EMP/6 – RE-USE AND ADAPTATION OF REDUNDANT RURAL BUILDINGS

The re-use and adaptation of existing buildings in the rural area to new business uses that contribute to the local economy and Welsh language and culture will be permitted where:

a) The building is substantially intact and structurally capable of conversion without requiring major or complete reconstruction, and;

b) The building is capable of conversion to accommodate the proposal

without substantially altering its size, character and external appearance and the proposed form, bulk and general design are in keeping with their surroundings, and;

c) Conversion does not result in unacceptable impacts upon the

structure, form, character or setting where the building is of historic and/or architectural interest, and;

d) Safe access for pedestrians and vehicles can be provided without

prejudicing the character and appearance of the building and area, and;

e) The proposal represents a sustainable development in terms of the

location and construction, and; f) Any ancillary works associated with the conversion will not

unacceptably adversely affect the rural character of the locality, and;

g) There is no adverse impact on the Welsh language in line with

policy CTH/5


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Policy C Justification hange Proposed

h) The application is supported by a professional business plan which demonstrates the viability of the scheme.

ES059 New

paragraph Local Planning Authorities should adopt a positive approach to the

conversion of rural buildings for business re-use (Planning Policy Wales, Edition 4, para 7.6.8). Where buildings are no longer required for their original use, predominantly agriculture, they can present a valuable opportunity to offer employment and support the rural economy and Welsh language and culture. In line with national guidance, re-use for employment use will always be the first priority over residential development. Potential new uses include business, tourism or recreation. Proposals for employment uses will be considered acceptable where all criteria are met under the policy. Further guidance is to be provided in LDP7 ‘Rural Conversions’ SPG.


ES060 New paragraph

A professional business plan, prepared by a qualified and independent advisor/surveyor, will be required to support a planning application under the policy, demonstrating the viability of the scheme and the employment benefits


SECTION 4.5 – TOURISM Focussed Change Ref. No.

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TO001 4.4.1 Spatial Objectives

172 SO5. Encourage the strengthening and diversification of the rural economy where this is compatible with local economy, community and environmental interests.

SO8. Assist tourism through the protection and enhancement of

coastal and rural based tourism attractions and accommodation and further exploit the potential to develop, strengthen and encourage an all year round tourism economy.


TO002 4.4.2.1 172 Tourism makes a vital contribution to the economy of the Plan Area. The Community Strategy – ‘One Conwy’ recognises that year-round tourist attractions are essential to the prosperity and well being of the area and the local economy. The main tourism accommodation focus lies in the traditional coastal holiday resorts. Principal attractions comprise the unique natural and built environmental assets of the Plan Area and the proximity to Snowdonia National Park. It is important not only to protect these traditional attractions and facilities and improve the overall quality of existing accommodation, but also to promote and support tourism in off-peak seasons whilst safeguarding environmental and heritage qualities. This section incorporates the necessary detailed policies to ensure that activities such as cycling, walking and environmental and heritage tourism are promoted and supported as part of a strategy that sustains the tourism industry and local communities. Development should also be in line with and take guidance from other local and national policy documents and strategies.


TO003 Policy TOU/1 TOURISM

173 TOU/1

STRATEGIC POLICY TOU/1 – SUSTAINABLE TOURISM To contribute to economic development through the promotion of year- round tourism whilst ensuring the protection of the natural and built environment The Council will promote a sustainable tourism economy by:


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a) Seek to improve cross-boundary links and benefits with

neighbouring authorities, in line with Policy TOU/2 ‘Location of New Tourism Development’. Supporting, in principle, proposals for new high quality all-year round sustainable tourism development that diversifies the economy and encourages cross-boundary links with neighbouring authorities, in line with Policy TOU/2 – ‘New Sustainable Tourism & Recreational Development’;

b) Resist Resisting proposals that would result in the loss of

serviced accommodation, in line with Policy TOU/3 – ‘Holiday Accommodation Zone’;

c) Control the development of both new sites and extensions

to existing sites for chalets, static and touring caravans and camping within the Plan Area, in line with Policies Policy TOU/4 – ‘Chalet, Caravan and Camping Sites; in the Urban Development Strategy Area’ and TOU/5 Chalet, Caravan and Camping Sites in the Rural Development Strategy Area’

d) Support, in principle, proposals for tourism related

development that diversify the tourism economy in off-peak seasons to extend the holiday season in off-peak periods for existing chalets, static and touring caravans and camping sites whilst sustaining environmental and heritage qualities as set out in Policy TOU/4 – ‘Extending the Holiday Season’;

e) Improve connectivity by supporting the delivery of improved

links at Foryd Harbour, the Public Rights of Way Improvement Plan, and improvements to the Wales Coastal Path and through the Public Rights of Way Improvement Plan in line with Strategic Policy STR/1 –

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‘Sustainable Transport, Development and Accessibility’ and Policy TOU/2 – ‘Extending the Holiday Season’.

f) Support, in principle, the establishment of new or converted

high quality (4 and 5*) hotels which broaden the range of accommodation available in line with Policy TOU/2

TO004 4.4.2.2 173 The natural and built environments assets are key factors in

attracting tourists into the area and need to be effectively managed and protected. However, tourism in Conwy is currently experiencing a change in demand with a decline in traditional summer family holidaying and an increasing emphasis on a wider range of activities, not solely restricted to the traditional summer months. The three main growth areas are business tourism, marine activities and short activity and speciality breaks. These growth areas need quality accommodation and facilities to ensure that tourism continues to play an important role in the Plan Area.


TO005 4.4.2.3 174 The traditional coastal attractions and facilities offered by places such as Llandudno, Colwyn Bay, Conwy, Rhos-on-Sea, Towyn and Kinmel Bay are still remain important contributors to the economy but recent trends point towards the need for a more diverse tourism base. Venue Cymru in Llandudno has undergone expansion and contributes to the overall range and quality of business-based tourism facilities offered within the Llandudno, Deganwy and Conwy Strategic Tourism Growth Area Plan Area. The opportunity exists to preserve and enhance the these services in these areas through the provision of new facilities and the improvement in the quality of existing facilities. This will include improving the quality of holiday accommodation and enabling the provision of a wide range of indoor and outdoor activities, with a preference towards the re-use of previously developed land.


TO006 4.4.2.4 174 The location of Foryd Harbour on the border between Kinmel Bay in Conwy and Rhyl in Denbighshire has placed the responsibility of

Amended to reflect progress in the LDP process and to offer

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means its future use is in the hands of the two local authorities. This site will be safeguarded in the Development Plan for tourism and leisure development and improved cycle and pedestrian links, with any future development and environmental safeguarding being will be carefully managed through a collaborative partnership approach. Initial plans indicate a boat storage yard, a marina with improved moorings, and a new pedestrian/cycleway link across the River Clwyd.

adequate environmental consideration to future land use in the area.

TO007 4.4.2.5 174 There may be exceptional circumstances when larger tourism accommodation and attractions may be appropriate in the open countryside or other non-urban locations where they result in an all-year-round tourism facility and rural employment gain. However, development should not be at the expense of environmental considerations quality or community interests. Well-designed schemes can often conserve or increase improve biodiversity and landscape quality but it is recognised that there can be negative impacts on the countryside which can lead to partial urbanisation. Therefore, Policy EMP/1 – ‘Meeting the B1, B2 & B8 Office and Industrial Employment Needs’ provides strict criteria for considering such proposals. Examples of schemes in the open countryside could include: eco-tourism, equestrian activities, mountain biking, canoeing, paint-balling and fishing as part of an integrated tourism complex facility. An Examples of a location where major facilities may be appropriate acceptable in the open countryside is are the former Dolgarrog Aluminium Works and Gwrych Castle, Abergele.


TO008 4.4.3 Location of New Tourism Development

175 Location of New Sustainable Tourism Developments Minor editorial change

TO009 Policy TOU/2 LOCATION OF NEW TOURISM

175 TOU/2 POLICY TOU/2 – LOCATION OF NEW SUSTAINABLE TOURISM AND RECREATIONAL DEVELOPMENT


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DEVELOPMENT

1. New tourism development, including accommodation and attractions will be located mainly within the Urban Development Strategy Area. 2. Within the Rural Development Strategy Area new tourism development will be permitted in line with Policies TOU/6 ‘Extending the Holiday Season’ and DP/6 ‘National Planning Policy and Guidance’. 3. All proposals will be considered against the Development Principles and other policies in the Plan designed to protect the environment and landscape character. 1. The Council will support new high quality sustainable tourism

and recreational development within the Urban and Rural Development Strategy Areas subject to meeting all the following criteria:

a) The proposal represents an all year-round high quality

tourism offer which provides a range of tourism facilities and leisure activities;

b) The proposal is appropriate in scale and nature to its

location and demonstrates resource efficient design; c) The proposal is supported by evidence to demonstrate

that there would be local employment benefits in terms of the number and range of jobs provided and local skills generated;

d) The proposal is sustainably accessible; e) The proposal makes use any suitable existing buildings in

preference to new build, where appropriate;

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f) The proposal would not have an unacceptable adverse impact on occupiers of neighbouring properties;

g) The proposal would support and extend the range of

facilities on offer within the County; h) The proposals will assist the regeneration objectives of

Conwy; i) The proposal meets other related policies in the Plan;

2. As an exception to Policy TOU/4, new high quality chalet type accommodation will be supported where it forms an ancillary part of a proposed new tourism development scheme meeting all criteria 1 a) – i) above.

3. Land at the former Dolgarrog Aluminium Works will be

safeguarded for the purposes of an all year round sustainable tourism and recreation facility.

TO010 4.4.3.1 175 The demand for a wide range of all year year-round tourism

facilities impacts on seasonality. The operation of different tourism businesses at different times requires a more flexible approach. The Council will support the development and adaptation of a range of tourism facilities to accommodate this changing demand where appropriate. In such cases a professional business plan, prepared by a qualified and independent advisor/surveyor, will be required to support a planning application under the policy, demonstrating the viability of the scheme and the employment benefits, including skills development.

Minor editorial change and added for clarity

TO011 4.4.3.2 175 The traditional summer visits for a period of one or two weeks is slowly in decline and the demand for shorter breaks is on the increase, however, this change should not be seen as a constraint. Tourism levels are still remain set to increase by 6% per year in


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the UK, a target which Wales Welsh Government is committed to meet. One way in which this can be promoted is through the provision of a wider variety of all-year facilities in both rural and coastal locations such as water-based activities, the provision of activities/facilities for short breaks and day trips, and improved connections with neighbouring authority’s facilities.

TO012 4.4.3.3 175 Tourism can also thrive in the rural areas where market towns, for example, can be utilised in order to attract a higher proportion of visitors. Rural areas also have the potential to integrate business diversification with tourism-based development diversification and the Plan will support suitable schemes at in appropriate locations complying with local and national guidance.


TO013 4.4.3.6 176 Within the Rural Development Strategy Area proposals should first look to the re-use of existing buildings and extensions to existing businesses in order to protect the countryside from inappropriate development, in line with Strategic Policy TOU/1 and Policy DP/6 – ‘National Planning Policy and Guidance’. New-build attractions and serviced accommodation could however be permitted in certain areas of the countryside if there are no sequentially preferable sites or buildings. This will enable particular development that could help extend the tourism season, provide benefit to the local community and promote greater links with Snowdonia National Park. However, ‘new-build’ un-serviced accommodation will not be permitted in the open countryside to protect the area from private holiday homes being built across the Plan Area.


TO014 4.4.4.1 176 There are many existing buildings within the towns and villages which present opportunities for conversion to holiday accommodation, both serviced and self catering. In addition, there are many rural buildings becoming redundant due to modern farm practices. The conversion of such suitable buildings to holiday accommodation would contribute towards the diversification of the rural economy and contribute to the promotion of Welsh culture

Minor editorial change – added for clarity and cross referencing

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and, therefore, would be generally welcomed, in line with Policies EMP/6 – ‘Re-Use and Adaptation of Redundant Rural Buildings’, DP/6 – ‘National Planning Policy and Guidance’ and the Council’s occupancy conditions. For such developments an independent Business Plan should be submitted to support the planning application in line with Policy EMP/6.

TO015 Policy TOU/3 HOLIDAY ACCOMMODATION ZONE

177 TOU/3 A Holiday Accommodation Zone is designated in Llandudno and shown on the proposals map. To safeguard an appropriate level of serviced bedspaces accommodation for tourism, proposals for the redevelopment or conversion of existing serviced bedspace change of use to other tourism and non-tourism uses will not be permitted within this zone.


TO016 4.4.5.1 177 The Planning Authority’s concern is Council aims to ensure that any decline in the level of serviced holiday accommodation, by change to alternative uses, is properly controlled.


TO017 4.4.5.2 177 Hotel accommodation is an important aspect of a sustainable tourism economy. The development of new hotels can be of benefit where they are improving the quality of accommodation in a specific locality. It is also important that the loss of hotels is resisted. It is important to retain hotel accommodation in the Llandudno and Deganwy area, where possible, in order to retain its unique character, and vitality and appeal to tourists.


TO018 4.4.5.3 177 A key vacant site partly within the Holiday Accommodation Zone is the site of the former Pier Pavilion on North Parade. Redevelopment of this site has been long-awaited, however, there are existing technical constraints for any new proposals such as listed structures/remains. The Council are is supportive of the site being redeveloped for a use which enhances the serviced Holiday Accommodation Zone whilst retaining the historic importance of the site.

Minor editorial change The change made to the English paragraph does not result in a corresponding change to the Welsh paragraph.

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TO019 4.4.5.4 177 The level and density of serviced accommodation will be regularly monitored in the Holiday Accommodation Zone to ensure the correct area is protected as detailed in the Implementation and Monitoring section.


TO020 Policy TOU/4 CHALET, CARAVAN AND CAMPING SITES IN THE URBAN DEVELOPMENT STRATEGY AREA

179 TOU/4 POLICY TOU/4 – CHALET, CARAVAN AND CAMPING SITES IN THE URBAN DEVELOPMENT STRATEGY AREA 1. Proposals for the improvement of existing sites within the

Urban Development Strategy Area will be permitted provided the development:

a) Results in the overall improvement of the facilities, layout

and landscaping; b) Does not increase the number of static caravan or chalet

units on the site; c) Does not result in an overall increase in the site area; d) Accords with the Development Principles and other related

policies within the Plan; e) A Biodiversity Statement accompanying the proposal

indicates where biodiversity gains will be achieved in line with policy NTE/4.

2. New sites for chalet, static caravans, touring caravans or campsites will not be permitted in the Urban Development Area. POLICY – TOU/5 CHALET, CARAVAN AND CAMPING SITES IN THE RURAL DEVELOPMENT STRATEGY AREA POLICY MERGED WITH TOU/4 2. In the rural area new Extensions to existing tourism facilities

within the Rural Development Strategy Area to accommodate new small scale sites for timber chalets, static caravans, touring caravans or campsites will only be permitted providing the development conforms to all of the following criteria:

Heading change following merging of Policies TOU/4 and TOU/5

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a) The site forms an extension to an existing tourism complex

facility; b) The site is small in scale and does not involve the provision

of more than 10 additional pitches over the Plan period; c) The development would not appear obtrusive in the

landscape and is accompanied by a detailed landscaping scheme and LandMap Landscape Character Appraisal;

d) The scheme would not result in an unacceptable concentration of sites or pitches at any one locality or area;

e) A Biodiversity Statement accompanying the proposal indicates where biodiversity gains will be achieved;

f) Suitable access can be achieved and the development does not result in an unacceptable risk to highways safety;

g) Accords with the Development Principles and other related policies within the Plan;

h) The development promotes a higher quality holiday accommodation.

3. Improvements to existing sites in the Rural Development

Strategy Area will generally be supported where they comply with criteria 2. c) – h) above.

4. The Council will permit the extension of the holiday season

for existing caravans, chalets and camping sites provided the site is suitable for such an extended use and will be used only for holiday purposes.

TO021 Policy TOU/5

CHALET, CARAVAN AND CAMPING SITES IN THE RURAL DEVELOPMENT

179 CHALET, CARAVAN AND CAMPING SITES IN THE RURAL DEVELOPMENT STRATEGY AREA

Policy merged with TOU/4

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STRATEGY AREA

TO022 4.4.6.1 180 Static and touring caravan sites as well as chalets and camp sites are an important source offer of holiday accommodation, which can be crucial to the success of the tourism economy, although such sites are often seen as being visually intrusive, which is particularly apparent in the main resort areas of Towyn and Kinmel Bay where a series of sites have merged and become prominent in the landscape. Similarly, past intensification of sites has visually affected a small number of rural locations. In some areas the cumulative impact of existing sites may be considered visually obtrusive and dominant in the landscape, therefore, the Council will encourage landscaping schemes to improve and screen sites as well as reducing density. The Plan will seek to ensure that future development is permitted only where the proposal would not result in an over concentration of similar uses in the locality and where there is significant enhancement to biodiversity in the area.


TO023 4.4.6.2 180 The amount of land given over to self-catering accommodation in the form of static caravans and chalets is excessive in the Urban Development Strategy Area. Therefore, the Council will continue with the long established policy of resisting proposals to develop further land for the use in these areas. This problem of saturation does not apply in the more extensive rural area. However, such development, particularly static caravans, can be obtrusive in the landscape and damaging to the character of the rural area unless strictly controlled. Whilst recognising this strict control, the Council also believes that given the right location the development of small-scale static caravan parks and individual or small groups of high quality, purpose built, holiday chalets can be acceptable in the rural area outside of the defined urban areas. However, development permitted under the policy must form part of an existing hotel/motel complex facility, working farm or an established tourist attraction, since this would assist in retaining


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the enterprise and be beneficial to the rural economy.

TO024 4.4.6.3 180 The replacement of static caravans with woodland-lodge style developments chalets/cabins will be permitted where it improves the impact on the landscape. However, as with all development, proposals for any accommodation will only be allowed after it has been demonstrated that there will be no adverse impact on the integrity of the natural environment, including Natura 2000 Sites, and no net loss of biodiversity has been shown that biodiversity benefits have been shown in line with policy NTE/4.


TO025 4.4.7 Extending the Holiday Season

182 Extending the Holiday Season Minor editorial change

TO026 Policy TOU/6 EXTENDING THE HOLIDAY SEASON

182 TOU/6 The Council will permit the extension of the holiday season for existing caravans, chalets and camping sites provided the site is suitable for such an extended use and will be used only for holiday purposes.

Policy incorporated into TOU/4

TO027 4.4.7.1 182 Policy TOU/6 has been prepared in accordance with Technical Advice Note 13 ‘Tourism’.


TO028 New paragraph A protocol for development in this area has been formed between the Council and Environment Agency Wales and should be given regard as to new development in the Urban Development Strategy Area.

Minor editorial change- added for clarity and to reflect representations received on the Deposit LDP

TO029 4.4.8 Tourism and Recreation Development

183 Tourism and Recreation Development


TO030 Policy TOU/7 TOURISM AND RECREATION

183 TOU/7 1. The Council will support sustainable proposals which demonstrate the promotion of local prosperity, community involvement, connectivity and protection and enhancement of

Policy incorporated into TOU/2

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Policy Ch Justification

DEVELOPMENT

the natural environment. The Council will also support schemes which seek to protect and enhance existing tourism and recreation facilities.

2. Land at the former Dolgarrog Aluminium Works will be

safeguarded for tourism and recreation uses. Any proposal will be assessed in line with the Employment and Development Principle policies.

TO031 4.4.8.1 183 Tourism and recreation is vital to economic prosperity and job

creation throughout Conwy with wider links into neighbouring areas especially Snowdonia National Park. It is a significant source of employment and investment in the rural area. Seasonality affects the demand for a wide range of tourism facilities and leisure activities. The Council will support the development and adaptation of a range of facilities to accommodate this changing demand where it conforms to other LDP polices.

Minor editorial change –merged with TOU/2

TO032 4.4.8.2 183 Sport and recreation facilities and space contribute to the health and quality of life of Conwy’s residents. The Council supports development which provides a wide range of leisure pursuits and promote physical activity. Associated infrastructure will be assessed in line with the above policy, the Community Facilities policies 1-15 and the Development Principles policies.


SECTION 4.5 – COMMUNITY FACILITIES AND SERVICES Focussed Change Ref. No.

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FS001 4.5.1 Spatial Objectives

186 SO6 Develop vibrant town centre destinations for shopping, business and commerce, culture, entertainment and leisure through the protection and enhancement of the vitality, viability and attractiveness of Llandudno as the strategic sub regional retail centre, and regeneration of Colwyn Bay town centre and other key shopping centres.

SO13 To improve accessibility to essential services and facilities,



FS002 4.5.2.1 186 The provision of social and community facilities is essential when considering new development proposals. Communities need good access to a wide range of services and facilities such as education, health and social care, open space and allotments, leisure and shopping facilities in order to be sustainable. The provision of such facilities should be properly managed and incorporated into planning policies and regeneration plans.


FS003 4.5.2.2 186 An assessment of community infrastructure requirements in Conwy the Plan Area has been undertaken to establish the need for certain types of facilities over the Plan period - this evidence base is set out in the relevant Background Papers 15, 16, 19, 24 and 25 and 32 on retailing, open space, education facilities, and allotment provision and burial grounds. Land has been assessed and policies have been compiled to enable these needs to be met. This section of the LDP, therefore, includes the policies and allocations of land deemed necessary to ensure that existing community facilities and services are protected and the additional needs of communities can be met over the Plan period.


FS004 New paragraph

The provision of cultural and leisure facilities are particularly important in town centre destinations and should be retained. Any proposals creating, enhancing or resulting in a loss of such uses will be assessed against the Development Principles and other relevant Plan policies.

Amended to reflect representations received on the revised Deposit LDP

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FS005 Policy CFS/1 COMMUNITY FACILITIES AND SERVICES

187 CFS/1 The Council will protect and, where possible, enhance community facilities and services by:

a) Protecting and enhancing the vitality, attractiveness and viability of the retail centres in the Plan Area by locating appropriate retail developments in line with Policy CFS/2 – ‘Retail Hierarchy’;

b) Applying a sequential approach in determining proposals for new retail development in the Plan Area in terms of site selection and the availability of suitable alternative sites in line with Policy DP/6 – ‘National Planning Policy and Guidance’;

c) Protecting the retail offer in Llandudno, and the town centres, by designating primary shopping areas and/or shopping zones in line with Policies CFS/3 – ‘Primary Shopping Areas’ and CFS/4 – ‘Shopping Zones’.

d) Protecting the retail centre of Llandudno by designating Parc Llandudno and Mostyn Champneys as retail parks where large format retailing will be concentrated and safeguarded in line with Policy CFS/5 – ‘Retail Parks’.

e) Safeguarding essential community facilities shops selling convenience goods outside Llandudno, Colwyn Bay and the District Centres in line with Policy CFS/6 – ‘Safeguarding of Community Facilities Shops selling Convenience Goods outside the Sub-Regional Centre and Town Centres’.

f) Protecting and enhancing the attractiveness of shopping centres by only permitting appropriate shop fronts and appropriate shop front security measures in line with Policies CFS/7 – ‘Shop Front Design’, CFS/8 – ‘Shop Front Security’ and DP/7 – ‘Local Planning Guidance’..

g) Meeting the community’s need for allotments by and safeguarding existing allotments in line with Policies Policy CFS/9 – ‘Safeguarding Allotments’ and allocating land for new allotments in Abergele, Llandudno Junction, Llanrwst and Dwygyfylchi in line with Policy CFS/10 – ‘New Allotments’.

h) Ensuring that new housing development makes adequate provision for the open space needs of its residents and

Amended to reflect representations received on the revised Deposit LDP, advice received from CCBC Environmental and Technical Services, compliance with national planning guidance (TAN 6 – Planning for Sustainable Rural Communities) and minor editorial changes

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safeguarding existing areas of open space in line with Policies CFS/11 – ‘Development and Open Space’ and CFS/12 – ‘Safeguarding Existing Open Space’.

i) Allocating replacement playing fields and new areas of land for open space at Abergele, and Glan Conwy and Llanrwst in line with Policy CFS/13 – ‘New Open Space Allocations’.

j) Allocating land for an extension to the cemeteryies at Llanrwst and Penmaenmawr in line with Policy CFS/14 – ‘New Burial Ground Allocations’.

k) Supporting development proposals for new education facilities in line with Policy CFS/15 – ‘Education Facilities’.

FS006 Policy CFS/2

RETAIL HIERARCHY

188 CFS/2 The Plan establishes a retail hierarchy for shopping centres within the Plan Area in accordance with national policy and guidance. The position of a shopping centre in the retail hierarchy will generally determine the level of new shopping provision. The larger the centre, the more likely it will be able to support new development. The retail hierarchy (below) is illustrated on the Diagram CFS/ 2a. Sub Regional Centre:

Llandudno

Town Centres Local/Village Centres: Colwyn Bay Betws yn Rhos Llanrhos Abergele Cerrigydrudion Llansannan Conwy Deganwy Llysfaen Llandudno Junction Dolgarrog Mochdre Llanfairfechan Dwygyfylchi Penrhyn Bay Llanrwst Eglwysbach Pensarn Penmaenmawr Glan Conwy Pentrefoelas District Centres Groes Tal-y-Bont Colwyn Bay West End Gyffin Tal-y-Cafn Craig y Don Llanddulas Towyn Kinmel Bay Llanfairtalhaiarn Trefriw Old Colwyn Llangernyw Upper Colwyn Bay Rhos on Sea


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FS007 4.5.3.5 190 Llandudno’s role as the sub regional shopping centre attracts a large number of shoppers from the County Borough and other neighbouring authorities. The Plan LDP recognises the need to promote the retail function within Llandudno and Colwyn Bay whilst also supporting appropriate retail development in other centres in the hierarchy.


FS008 4.5.3.6 190 The second largest retail centre in the hierarchy, Colwyn Bay, will be enhanced in line with the LDP/10 – ‘Colwyn Bay Masterplan’ SPG and other associated regeneration proposals. To respond to declining economic conditions, the Council is actively working on the regeneration of the town centre and surrounding areas in line with Policy DP/9 – ‘Colwyn Bay Masterplan’. The Council and its partners will identify regeneration areas in the urban area of Colwyn Bay on the basis of its brownfield land redevelopment potential, economic and social need, and proximity to the Town Centre and sustainable transport links. The area presents unique qualities, opportunities and challenges, which are described in more detail in the LDP/10 ‘Colwyn Bay Masterplan.’


FS009 4.5.3.7 190 The Conwy Retail Study (BP/15) - ‘Retail Study’ concludes that the town of Conwy is currently over-trading in respect of convenience retailing, which may be detrimental to residents’ choice and quality of retail experience. The Study suggests that there is benefit in the development of a retail outlet which provides top-up shopping facilities for residents on a day to day basis within the town centre. However, due to the historic nature of Conwy, this is more likely to be accommodated within the existing built fabric of the town, and the retention of the historic environment should take precedence over fulfilling identified convenience need.


FS010 4.5.3.8 191 The conclusions from the BP/15 Conwy ‘Retail Study’, 2007 indicate that there is no need to allocate sites for retailing within the Plan period. Although the Retail Study does not recommend retail


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allocations in the LDP it does, nevertheless, state an element of need for additional comparison floor space in the Llandudno/Llandudno Junction area by 2015. This need is, however, already met by a number of existing commitments for comparison goods retailing on the retail parks in Llandudno and on the former Brickworks site at Llandudno Junction as shown on the proposals map. The position will be reviewed as part of the next retail study to be commenced in 2011/12.

FS011 4.5.4.2 191 Examination of the mixture of uses within background paper BP/16 indicate that around 70% of units within the primary shopping areas of Llandudno and Colwyn Bay are currently class A1 use. The primary shopping areas are therefore intended primarily for A1 use, although other uses will be permitted where they comply with the policy.


FS012 4.5.4.3 192 While it is necessary to protect the retail function within town centres, it is also important to consider how long term vacancy rates could be avoided or reduced. The number of vacancies within town centres has increased rapidly due to the current economic climate. This is true also for the sub-regional centre, of Llandudno, which has seen an increase in vacancy levels over recent years.


FS013 Policy CFS/4 SHOPPING ZONES

192 CFS/4 Shopping Zones are designated in Llandudno, Colwyn Bay, Abergele, Conwy, Llanfairfechan, Llandudno Junction, Llanfairfechan, Llanrwst and Penmaenmawr as shown on the proposals map. Changes of use of the ground floor of premises in these areas from class A1 shops to other uses will only be permitted where the proposed change of use maintains or enhances the vitality, attractiveness and viability of the shopping centre and complies with the Development Principles.


FS014 4.5.5.3 193 Planning proposals for the change of use to class A3 in such areas will need to be considered carefully against policy CFS/4 and the Development Principles (in particular, policies DP/3 – ‘Promoting Design Quality and Reducing Crime’ and DP/4 – ‘Development Criteria’). The LPA will need to be satisfied that the proposal will not


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have a detrimental effect on the attractiveness of the centre arising from an over concentration of A3 uses, and/or cause unacceptable adverse impact on residential amenity, public safety, noise and crime. Relevant evidence supplied by other Council departments and external bodies such as the Police should also be taken into account where this forms a material planning consideration.

FS015 4.5.7 Safeguarding of Shops Selling Convenience Goods Outside the Sub-Regional Centre and Town Centres

194 SAFEGUARDING OF COMMUNITY FACILITIES SHOPS SELLING CONVENIENCE GOODS OUTSIDE THE SUB-REGIONAL CENTRE AND THE TOWN CENTRES

Amended to reflect national planning policy and guidance (Technical Advice Note 6 – Planning for Sustainable Rural Communities)

FS016 Policy CFS/6 SAFEGUARDING OF SHOPS SELLING CONVENIENCE GOODS OUTSIDE THE SUB-REGIONAL CENTRE AND TOWN CENTRES

194 CFS/6 POLICY CFS/6 – SAFEGUARDING OF COMMUNITY FACILITIES SHOPS SELLING CONVENIENCE GOODS OUTSIDE THE SUB-REGIONAL CENTRE AND THE TOWN CENTRES Where no similar facilities exist outside Llandudno, Colwyn Bay, Abergele, Conwy, Llanfairfechan, Llandudno Junction, Llanfairfechan, Llanrwst and Penmaenmawr development which would lead to the loss of the following community facilities a shop selling convenience goods will only be permitted where it has been clearly demonstrated that the building is no longer viable for its existing use and that there is no continuing community need for those facilities: the shop. a) Shops selling convenience goods b) Post Offices c) Petrol stations d) Village/church halls e) Public houses


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FS017 4.5.7.1 194 District, local, village and rural facilities shops such as those mentioned

in policy CFS/6 play a vital role in sustaining smaller centres and reducing the need for residents to travel to meet everyday needs. In smaller villages they also play an important community function, supporting those who have difficulty travelling further afield and forming a hub to village life.


FS018 4.5.7.2 194 The Council will encourage the retention of such community village shopping facilities as advocated in TAN 6 – ‘Planning for Sustainable Rural Communities’ para 5.1.3 where they provide an essential service to the locality and are economically viable. When considering proposals which involve the loss of such facilities, the Council will consider the impact of the loss on the local community, in terms of the availability, access to alternatives and social implications, including the impact on the viability of the village as a whole. Where such proposals are received, the applicant will need to demonstrate that the current use shop is no longer viable by supplying relevant financial information to support the case, plus evidence of the premises being marketed for a minimum of 6 12 months at a realistic price. A supporting statement should be submitted with the application which explains the extent of the marketing exercise and includes the agent’s view as to the commercial viability of the site. Applicants are encouraged to read the relevant sections contained within LDP/7 – ‘Rural Conversions’ SPG for further detailed guidance on undertaking satisfactory marketing exercises and producing supporting statements.

Amended to reflect national planning policy and guidance (Technical Advice Note 6 – Planning for Sustainable Rural Communities) and to reflect progress in the LDP process

FS019 Policy CFS/10 NEW ALLOTMENTS

196 CFS/10 1. Land is allocated to meet the demand for new allotments at the following locations:

a) Princes Green, off Garden Drive, Penrhyn Bay b) Tan y Bryn, Rhos on Sea c) Quiet Garden, Towyn d) Off Parry Road, Llanrwst e) Adjacent to Vadre, Dwygyfylchi

Amended to reflect representations received on the revised Deposit LDP and advice received from CCBC Environmental and Technical Services.

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f) Opposite Conwy United FC, Penmaen Road, Conwy a) Off Rhuddlan Road, Abergele b) Esgyryn, Llandudno Junction c) North of Llanrwst d) North of Groesffordd, Dwygyfylchi e) West of Gwrych Lodge, Abergele

2. Additional land may be identified during the Plan period in

accordance with the Development Principles.

FS020 4.5.9.3 197 As detailed in BP/25 – ‘Allotment Site Demand and Supply Report’, there are 13 over 11 separate existing sites which provide in total 324 166 allotment plots in Conwy.


FS021 4.5.9.4 197 In locations where there is no publicly owned land to meet the needs of the community, the next best location in terms of sustainability has been allocated. Resulting from high constraints in Trefriw, those residents in need will be accommodated partly through allocation at Llanrwst, whilst some suitable land may also be available in the Snowdonia National Park Plan Area. Similarly, for those residents in need in Llandudno and Conwy, where sites are in short supply, the allocation in Llandudno Junction will help meet demand. Conwy and through delivery of unconstrained land in Snowdonia National Park Plan Area. Similarly, for those residents in need at Colwyn Bay, they will be accommodated by allotment plots in Rhos-on-Sea and bringing back into use underused sites.


FS022 4.5.9.5 197 It is recognised that there is a need for allotments in other areas in parts of the County Borough Plan Area and the Council are actively seeking suitable sites to meet the needs of the communities. of Abergele and Conwy. Suitability of such sites will be considered in accordance with the Development Principles.


FS023 Policy 197 CFS/11 1. New housing development of 30 or more dwellings shall make on Amended to reflect

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CFS/11 DEVELOPMENT AND OPEN SPACE

site provision for the recreational needs of its residents, in line with the Council’s standards for open space of 3.6 3 hectares per 1000 population, comprising of:

1.2 hectares for playing pitches 1.6 0.4 hectares for outdoor sport 0.8 hectares for children’s playing space 0.6 hectares for amenity open space

2. In exceptional and justified circumstances, consideration will be

given to the provision of a commuted sum as an alternative to on-site provision, in accordance with Strategic Policy DP/1 – ‘Sustainable Development Principles’ and Policies DP/4 – ‘Development Criteria’ and DP/5 – ‘Infrastructure and New Developments’.

3. New housing development of less than 30 dwellings shall make

provision of a commuted sum as an alternative to on-site provision, in line with the Council’s standard for open space of 3.6 3 hectares per 1000 population.

representations received on the revised Deposit LDP and clarification of national planning policy and guidance by the Welsh Government

FS024 4.5.10.1 198 Housing developments should, in the majority of cases, incorporate play and amenity spaces into a scheme or, where this is not feasible, make a financial contribution secured through a planning obligation made under Section 106 of the Town and Country Planning Act 1990. Financial contributions will be accepted for residential developments of less than 30 dwellings. For residential developments of 30 or more dwellings, the Council will seek the provision of on-site children’s play facilities and a financial contribution to off-site outdoor sports space. Developments of 200 or more residential dwellings will normally be expected to provide all required outdoor sport and children’s playing space on-site. Further details on provision of open space and commuted sums can be found within LDP4 – ‘Planning Obligations’ SPG.

Amended to reflect representations received on the revised Deposit LDP and clarification of national planning policy and guidance by the Welsh Government

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FS025 4.5.10.2 198 Recreation and open space is a key contributor to the overall quality of life of local people. A recent assessment of open space provision highlights a deficiency of outdoor sports, and play space and in some areas, amenity space across the County Borough Plan Area. This amounts to a shortage of land for outdoor sports and for children’s play space.


FS026 4.5.10.4 198 In acknowledging the deficiency, in 2003 the Council adopted a Standard for open space provision (based on the former NPFA Standard). These standards were revised in 2008 by Fields in Trust (FIT) and added to the revised TAN 16 on Sport, Recreation and Open Space in early 2009. It is these revised standards that have been incorporated into the policy. In addition to the policy, the Council has published an SPG on Planning Obligations in line with policy DP/4 - ‘Development Criteria’ to provide guidance to developers on how the open space standard will be applied to new developments. (Move to new paragraph at 4.5.10.6)


FS027 New paragraph

Additionally, in recognising the importance of providing and improving amenity open space, the policy also includes a standard of 0.6 hectares per 1000 population for this purpose, split 0.3ha for ‘major formal amenity’ and 0.3 ha ‘neighbourhood amenity’. This is the standard previously adopted in the Colwyn Borough Local Plan which will be reviewed when undertaking the Open Space Audit and Assessment. Major formal amenity open space includes areas such as parks, public gardens, nature reserves and commons. At a local level, for example within housing developments, it can be used to provide the necessary buffer zones around children’s play areas. The need to provide amenity open space as with other types of open space will be guided by the Open space audit and assessment. Developments in areas that have an oversupply of certain types of open space may not need to provide additional space, however a qualitative assessment should be undertaken to determine both the quality and accessibility of open spaces in these locations when considering if a contribution is necessary.


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FS028 New

paragraph In addition to the policy, the Council has published an SPG on LDP/4 –

‘Planning Obligations’ SPG in line with policy DP/4 - ‘Development Criteria’ to provide guidance to developers on how the open space standard will be applied to new developments.

Minor editorial change Previously part of paragraph 4.5.10.4

FS029 4.5.10.6 199 TAN 16 – Sport, Recreation and Open Space suggests standards of space for playing pitches and outdoor sport as supported by FIT. These standards have been used in the most recent Open Space Assessment. However, it is acknowledged that TAN 16 relates to other types of open space such as green corridors, civic spaces and amenity green space but due to the timing of publication of this TAN and the advanced stage of the LDP Deposit Plan and supporting evidence base, it is considered appropriate to review the position once the Plan has been published for deposit as per advice in TAN 16 (paragraph 2.29 refers to not delaying work on the LDP in the absence of a new Open Space Audit and Assessment).


FS030 4.5.10.7 199 It is, therefore, proposed that an Open Space Audit and Assessment will be undertaken to identify local needs, assess local provision and provision standards for accessibility and quality, and identify deficits/surpluses of open space in accordance with the latest version of TAN 16 on Sport and Recreation. When completed, the Audit and Assessment will form part of the LDP evidence base and policies will be reviewed accordingly via mechanisms in the LDP adoption or review process.


FS031 4.5.10.8 199 The term ‘open space’ as referred to in Policy CFS/12 includes the following types as described in national guidance in TAN 16: public parks and gardens, outdoor sports facilities, amenity green space and provision for children and young people. Such areas are of great significance to the local communities in the Plan Area. This is not only for the sports and recreational opportunities they offer, but the impact open space has on the attractiveness of the built and natural environment. Therefore, existing open space should not be lost unless the open space assessment clearly demonstrates an over-provision of


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open space necessary for the community’s requirements. In such cases, developers will also need to demonstrate how their proposals will bring about significant benefits for those communities which will be losing the open space, such as provision of a satisfactory level of affordable housing, neighbourhood shops or other leisure facilities as and where appropriate.

FS032 199 Footnote deleted


FS033 4.5.10.9 200 If there is an under provision of open space in the community, the developer will need to provide an acceptable alternative site within the vicinity of the development, or within the same town or community council area. Any alternative site should be equivalent to, or better than, that taken by development and be easily accessible to the local community by sustainable transport modes.

To comply with national policy and guidance

FS034 Policy CFS/13 NEW OPEN SPACE ALLOCATIONS

200 CFS/13 1. Land is allocated to meet the demand for open space at the following locations:

a) Off St.George Road, South of Abergele Playing Fields b) Top Llan Road / Llanrwst Road, Glan Conwy c) Opposite Meadowsweet Hotel, West of Llanrwst

2. Additional land may be identified during the Plan period in

accordance with the Development Principles.


FS035 Policy CFS/14 NEW BURIAL GROUND ALLOCATIONS

200 CFS/14 Land is allocated to meet the need for an additional burial grounds in Llanrwst and in Penmaenmawr, adjacent to the existing cemeteries. Additional land may be identified during the Plan period in accordance with the Development Principles.

Amended to reflect representations received on the revised Deposit LDP and advice received from CCBC Environmental and Technical Services

FS036 4.5.11.1 To meet the need for burial capacity in the Llanrwst and Abergele areas, the Council has undertaken work to identify suitable locations for

Amended to reflect representations received on

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either extensions to existing cemeteries, or new burial grounds. BP/32 – ‘Burial Grounds Demand and Supply Report’ gives more detail on work undertaken to date. In relation to Llanrwst, the existing capacity at the Cae Melwr cemetery will have reached its capacity by the end of 2013; therefore an extension to the existing cemetery is being proposed created. Land adjacent to Penmaenmawr cemetery is also allocated in order to safeguard this site for future use, though it will not be required during the Plan period. Need also exists in Abergele and the Council are actively seeking working with the local Burial Board and Town Council to seek suitable land to accommodate this need.

the revised Deposit LDP and advice received from CCBC Environmental and Technical Services

FS037 4.5.12.1 201 The Welsh Assembly Government (WAG) recognises the need to invest in schools for the future, and requires the Conwy County Borough Council to have in place a clear strategy across all schools. The LA Council embarked on the Primary School Modernisation Project (PSMP) 3 years ago. The strategy and implementation plan was formally adopted by the Council in October 2010.


FS038 4.5.12.3 201 The results of the next phase of the PSMP are currently unknown, therefore, all options are still open, which could mean, status quo, amalgamation, area school on existing site, area school on new site, area school on multiple sites, or refurbishment of existing school. However, the Council will review its approach following the finalisation of the Conwy Primary School Modernisation Project in line with Background Paper BP/24 – ‘Conwy Primary School Modernisation Report’. New schools will be supported subject to meeting other relevant policies within the Plan.


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NE001 4.6.1 Spatial Objectives

204 SO11. Reduce energy consumption through the careful siting and design of buildings and the promotion of renewable energy developments where they have prospects of being economically attractive and environmentally and socially acceptable.


undeveloped coast and countryside, sites of landscape/conservation importance, features of historic or architectural interest and ensure the conservation of biodiversity and protected species.

SO14. To promote the prudent use of resources through the minimisation of

waste and assist in providing an integrated network of waste management facilities consistent with the needs of the area and the waste hierarchy.

Minor editorial change.

NE002 4.6.2.3 205 As well as protecting the local environment, new development must also seek to limit the impact on the global environment by minimising resource use, increasing energy efficiency and reducing carbon emissions. The Spatial Strategy locates and sequential approach to its assessment directs development in to be located in settlements that provide a range of services and facilities, reducing the need to travel (and therefore carbon emissions). Other policies in this section seek to increase the energy efficiency of buildings and increase production of renewable energy. There is also a need to ensure that development does not make wildlife and habitats more susceptible to loss through climate change and that they can adapt to future climate changes.


NE003 4.6.2.5 207 The open countryside consists of all areas outside defined settlement boundaries. National guidance seeks to conserve and, where possible, enhance the countryside for the sake of its ecological, geological, physiographic, historical, archaeological and agricultural value. The open coastline is important to amenity, wildlife and recreation. The Great Orme is designated as Heritage Coast because its limestone cliffs and grassland are recognised as being among the nation’s finest coastal scenery. The marine leisure industry and sea defence works both place pressure upon the coast.

Minor editorial change Paragraph previously situated after Strategic Policy.

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Such developments need to be sympathetic to the ecology and appearance of the coast. Likewise, some areas are likely to flood and development needs to be sited away from high risk areas.

NE004 Policy NTE/1 THE NATURAL ENVIRONMENT

206 NTE/1 In seeking to support the wider economic and social needs of the Plan Area, the County Borough Council will seek to regulate development so as to conserve and, where possible, enhance the Plan Area’s natural environment, countryside and coastline. This will be achieved by:

a) Safeguarding the Plan Area’s biodiversity, geology, habitats, history and landscapes through the protection and enhancement of sites of international, national, regional and local importance, in line with Policy DP/6.

b) Designating selected areas of Green Wedge in proximity to the

Urban Development Strategy Area to accommodate development to meet the housing needs of the community but also controlling further growth, in line with Policy NTE/2 – ‘Green Wedges and Meeting the Development Needs of the Community’ and Table NTE/2a. New Green Wedges will be designated between Craigside & Penrhynside and at Old Colwyn (between Coed Coch Road and Peulwys Lane) to prevent coalescence of the settlements and retain the open character of those areas, in line with Policy NTE/3 – New Green Wedges’. Using Green Wedges and settlement boundaries to control the identity of individual settlements, to prevent coalescence and to protect the immediate landscape surrounding urban areas in line with Policy NTE/2 – ‘Green Wedges and Meeting the Development Needs of the Community’ and Table NTE/2a.

c) Retaining and controlling the identity of individual settlements and

the open countryside through the use of settlement boundaries to control development.

d) Where appropriate and necessary, improving the quality of


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statutory and non-statutory landscapes and areas of biodiversity value affected by development, through management agreements, habitat connectivity, including improved planting, landscape and maintenance specifications, in line with the Development Principle Policies and Policy NTE/4 – ‘Biodiversity’.

e) Working with developers to safeguard protected species and

enhance their habitats in line with Policies DP/6 and NTE/4 and LDP5 – ‘Biodiversity in Planning’ SPG.

f) Seeking to minimise the loss of Grade 2 and 3a agricultural land

to new development, in particular, in the east of the Urban Development Strategy Area, in line with Policy DP/6.

g) Respecting, retaining or enhancing the local character and

distinctiveness of the individual Special Landscape Character Areas in line with Policy NTE/5 – ‘The Landscape and Protecting Special Landscape Character Areas’ and as shown on the Proposals Map.

h) Protecting the Coastal Zone in line with Policy NTE/6 – ‘The

Coastal Zone’.

i) Promoting energy efficiency and renewable technologies in development in line with Policy NTE/7 –‘Energy Efficiency and Renewable Technologies in New Development’.

j) Preventing, reducing or remedying all forms of pollution including

air, light, noise, soil and water, in line with Policy DP/6.

NE005 4.6.2.7 Safeguarding Landscapes and Habitats

207 The quality and variety of the environment in the Plan Area is reflected in the number of sites of international and national importance. National policies seek to protect, and in some cases enhance designated areas of the countryside and coast, biodiversity rich areas, habitats of local importance, agricultural land and the urban environment. Planning applications that are

Minor editorial change Footnote deleted

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likely to impact on these areas will be subjected to Policy DP/6.

NE006 4.6.2.8 208 The Plan Area contains diverse, high quality landscapes and areas of visual quality from the open moor land of Hiraethog to locally significant spaces around towns and villages. The western boundary of the Plan Area adjoins the Snowdonia National Park. Although the National Park Authority decides planning applications within its area, CCBC is the planning authority for adjoining areas which could affect the Park’s setting. In these areas, the Environment Act 1995 requires the Council to have regard to the purposes for which the National Park was designated.


NE007 4.6.2.9 208 Paragraph 5.2.8 of Planning Policy Wales promotes approaches to development which enhance biodiversity, prevent biodiversity losses, or mitigating compensating for unavoidable damage.


NE008 4.6.2.10 208 There are two Special Protection Areas (SPAs) and seven Special Areas of Conversation (SACs) which lie partly, or totally, within the Plan Area, renowned for their birdlife, include Traeth Lafan in the north west of the Plan Area and Migneint to the south east of the Plan Area. These sites are also internationally designated Special Areas of Conservation (SACs). In addition, there are also three other SACs. Two are located on the Creuddyn Peninsula, at the Great Orme and at Creuddyn Peninsula Woods, and the third, Elwy Valley Woods, straddles the Conwy/Denbighshire border. SPAs and SACs are of international importance and consequently the Habitats Directive European Directives and national policies afford them very high protection covered by DP/6. They are shown on Key Diagram 8, assessed through the Habitats Regulations within BP/11 and listed in table 9 below: Table 9: European sites within and adjacent to the Plan Area

European Status

Location Site ref no Name of Site

SPA SAC In Conwy

Outside Conwy

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UK0014788 Great Orme's Head / Pen y Gogarth

� � Entirely within Conwy

UK0030124 Creuddyn Peninsula Woods / Coedwigoedd Penrhyn Creuddyn

� � Entirely within Conwy

UK0030161 Gwydyr Forest Mines / Myngloddiau Fforest Gwydir

� � Also shared with SNP

UK0030205 Migneint-Arenig-Dduallt


UK9013131 Migneint-Arenig-Dduallt


UK0030146 Elwy Valley Woods / Coedwigoedd Dyffryn Elwy

� � Also shared with Denbighshire

UK0030202 Menai Strait & Conwy Bay/ Y Fenai a Bae Conwy

� � Also shared with Gwynedd

UK9013031 Traeth Lafan � � Also shared with Gwynedd

UK0012946 Eryri/Snowdonia � � In SNP and outside Plan Area

UK0030118 Aber Woods / Coedydd Aber

� X In SNP and outside Plan Area

UK0030131 Dee Estuary / Aber Dyfrdwy SCI, RAMSAR

� � X Off the Flintshire coast

UK9020294 Liverpool Bay / Bae Lerpwl

� X Off Conwy’s coast and also shared with Denbighshire, Flintshire and Gwynedd.

UK9020285 Puffin Island / Ynys Seiriol

� X 3km to NW west of Conwy CB

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NE009 4.6.2.11 208 Paragraphs 5.3.8 and 5.3.11 of Planning Policy Wales also protect

biodiversity on sites of national and local importance (for example, Sites of Special Scientific Interest). Sites of local importance (such as Local Nature Reserves and Wildlife Sites) are not protected through national policies, but will be recognised in the LDP due to their local importance. Supplementary Planning Guidance (SPG) LDP5 – ‘Biodiversity in Planning’ provides further information on this topic.


NE010 4.6.2.12 208 Urban areas also contribute to biodiversity. The Plan Area has over 400 hectares of urban green spaces, such as parks, sports pitches and road verges. These sites provide habitats and can also act as wildlife corridors to allow species to travel between sites. They are also important in terms of amenity, recreation and wellbeing.


NE011 4.6.2.14 209 Geodiversity relates to geological and geomorphological features. Examples Such features include the Little Orme, which hosts a limestone pavement, and Llanddulas caves. Some features sites have statutory protection such as Sites of Special Scientific Interest. In addition, Regionally Important Geological Sites are designated by regional groups on the basis of their scientific, educational, historic and aesthetic value. Planning applications that are likely to impact on these areas will be subjected to Policy DP/6.


NE012 4.6.2.15 209 Together these sites discussed above represent a strategic framework for the conservation of biodiversity and geodiversity. These sites include the statutorily protected international (Special Areas of Conservation and Special Protection Areas) and national (Sites of Special Scientific Interest) and the non-statutorily locally protected Local Nature Reserves and County Wildlife Sites and RIG sites.


NE013 4.6.2.16 209 Trees and woodlands create and link habitats, contribute to landscape character and are increasingly managed as a renewable source of energy. The UK is one of the least wooded places in Europe. Only 12 per cent of the UK and 14 percent of Wales is woodland, compared to an average of 44 per cent in other parts of Europe. Ancient and semi-natural woodlands, in particular, are protected through Planning Policy Wales as irreplaceable


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habitats. Retaining existing trees, and planting and maintaining new trees, within new developments contribute to visual amenity and biodiversity. There will be an SPG documents on both Biodiversity and Design on The Natural Environment which will provide information on biodiversity, integration, planting, maintenance, legislation, surveys and sustainable requirements of development. Planning applications that are likely to impact on trees or woodland will be subjected to Policy DP/6.

NE014 4.6.2.17 209 The environment not only concerns natural environment but also the built form, air, soil and water quality. Inevitably, the planning system has an effect on all of these aspects. The local and global environment must, therefore, be protected and enhanced as far as practicable, bearing in mind that decisions and actions made today often have longer-term effects.

Amended to reflect progress in the LDP process Amended to reflect representations received on the Deposit LDP

NE015 4.6.2.18 209 The Water Framework Directive should also be referred to for considering any development which may have an impact on a river, lake or estuary. This assessment should be included in the DAS or Biodiversity Statement.

Minor editorial change. Incorporated into paragraph 4.6.10.3

NE016 Table 9 212 Table 10 Green Wedge Proposed

level of change (area)

Reason

GW1 between Dwygyfylchi and Penmaenmawr

Sites 56 and 57

Changes to allow for rounding off of the settlement as well as providing housing development, including allotments, to meet local need.

GW4 Between Penrhyn Bay and Rhos on Sea

Sites 71/384 and 213

Changes to allow for rounding off of the settlement as well as providing housing development to meet the local need

GW11 Rhyd y Sites 403 Changes to allow for

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Foel, Llanddulas and Abergele

and 406 amendments and new housing development to meet settlement need.

NE017 4.6.3.1 212 Within the Plan Area, green wedges safeguard the undeveloped coast and countryside and prevent settlements from merging. A review of green wedge designations has taken place to inform this Revised Deposit Plan LDP as set out in BP/12 – ‘Green Barriers Wedge Assessment’. The current green wedges are shown on the proposals map.


NE018 Policy NTE/4 BIODIVERSITY

213 NTE/4 1. New development should aim to conserve and, where possible, enhance biodiversity through:

a) Sensitive siting; avoiding European protected sites or those of

national or local importance, b) Sensitive layout and design which avoids impacts or mitigates

through an agreed programme for any identified adverse impact on biodiversity.

c. The programming of development to mitigate adverse impacts on

biodiversity and species, d) Creating, enhancing and managing wildlife habitats and natural

landscapes including connectivity, e) Integrating biodiversity measures into the built environment, f) Contributing to achieving targets in the Conwy Local Biodiversity

Action Plan (LBAP), g) Providing for a management agreement with the Local Planning

Authority to secure the retention and long term future of biodiversity interests where applicable.


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2. All proposals should include a Biodiversity Statement conforming to

the guidance outlined in Supplementary Planning Guidance LDP5 – ‘Biodiversity in Planning’.

3. The Council will refuse proposals which would have a significant

negative impact on a European Site, protected or priority species or their habitat unless the impact is adequately mitigated and appropriate remediation and enhancement measures are proposed and secured by planning conditions or obligations.

4. Exceptionally, where the economic or social benefits of a proposal

outweigh harm to an important site or species, the approach will be first to avoid or minimise the harm, then to seek mitigation of the impact in order to ensure no nett loss of biodiversity. Planning conditions and obligations will be used as appropriate to secure this.

NE019 4.6.5.2 214 Policy NTE/4 also applies to the potential impact of the development

allocations made in this Revised Deposit LDP and proposed development on Natura 2000 sites. BP/11 – ‘The Habitats Directive and Appropriate Assessment’ sets out that all allocations within the plan are not likely to have a significant impact on Natura 2000 sites, but some will require management agreements as advised by the Countryside Council for Wales and the Planning Authority. Development will be permitted where it improves the appearance, biodiversity and landscaping of the site. Development proposals will only be allowed after it has been demonstrated that there will be no adverse impact on the integrity of the Natura 2000 Sites in accordance with Policy DP/6. The integration of biodiversity within new developments is an important part of sustainable development.

Minor editorial change to reflect representations received on the Revised Deposit LDP.

NE020 4.6.5.4 214 Policy NTE/4 is in accordance with supports species protection legislation and Local Biodiversity Action Plan targets, and ensures that any harm to a species or its habitat is weighed against the benefit of a development proposal. The judgement will be made on the basis of the expected effect on the species, the local, national or international significance of the population


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of the species, and its abundance, rate of decline or degree of threat.

NE021 4.6.5.5 215 As is detailed in the Development Principles section and, in particular, Policy DP/3 ‘Promoting Design Quality and Reducing Crime’, when considering development proposals it is important to first afford priority to the maintenance and enhancement of existing habitats and species. The creation of compensatory habitat translocation of species or habitats should only be considered as a measure of last resort. Where a species is affected mitigation and compensation measures should facilitate the survival of the a species’ population, reduce disturbance to a minimum and provide adequate habitats to sustain at least the current level of a population. However, where the need for a development renders translocation to be the best outcome for biodiversity, this may be favoured over other mitigation options.


NE022 4.6.5.6 Mitigation may include the provision of specific measures to reduce disturbance, harm or potential impacts, provision of adequate alternative habitats to sustain, and where possible enhance, the affected population, or facilitate the survival of individual members of the species. Such measures may be required through Section 106 agreements or planning conditions.


NE023 4.6.5.8 215 Opportunities should be taken to achieve positive gain through the form and design of development. Where appropriate, measures may include creating, enhancing and managing wildlife habitats and natural landscape which could form the basis for a management agreement with the Countryside Council for Wales or the Local Authority Council. Changes to the built environment should be viewed as an opportunity to fully integrate biodiversity within new development through innovation. Priority should be given to sites which offer habitat creation or linking which assists in achieving targets in the Conwy Local Biodiversity Action Plan (LBAP).


NE024 Protected Species Biodiversity Duty Section 40 of the Natural Environment and Rural Communities Act 2006 places a duty on all local authorities and other public authorities in England and Wales to have regard to the conservation of biodiversity in exercising their functions (biodiversity duty).

Minor editorial change Previously paragraph 4.6.2.19

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NE025 WAG WG guidance on how LAs should comply with the biodiversity duty in

the development control process states that key elements are screening development proposals for potential effects on biodiversity and seeking planning conditions and obligations to achieve biodiversity conservation. Further guidance is available in LDP5 – ‘Biodiversity in Planning’ SPG


NE026 Paragraph 5.5.11 of Planning Policy Wales addresses the planning issues and in some cases, it may also be necessary for developers to obtain licences from the relevant authorities. The Council will work with developers to protect and enhance habitat for protected species and subject planning applications to Policy DP/6.


NE027 4.6.6 Landscape Character Areas

216 SPECIAL LANDSCAPE CHARACTER AREAS


NE028 Policy NTE/5 LANDSCAPE CHARACTER AREAS

216 POLICY NTE/5 THE LANDSCAPE AND PROTECTING SPECIAL LANDSCAPE CHARACTER AREAS Development will only be permitted where:

a) It respects and retains or enhances the local character and

distinctiveness of the individual Landscape Character Areas (as shown on the Proposals Map) in which it is located;

b) The design of all buildings and structures, and the materials

proposed, closely reflect the built form of the locality;

c) In appropriate cases, the proposed development is accompanied by a landscaping scheme which takes into account the effect and visual impact of the development;

d) All proposals will be considered against the Development Principles

Amended to reflect representations received on the Revised Deposit LDP and extensive change to improve methodology used in BP/27 Special Landscape Areas.

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and other policies in the Plan designed to protect the environment and landscape character.

Special Landscape Areas are shown on the proposal map and designated in the following locations:

a) Great Orme and Creuddyn Peninsula b) Conwy Valley c) Abergele hinterland d) Elwy and Aled Valleys e) Hiraethog f) Cerrigydrudion and the A5 corridor

In order to conserve the attributes of the Special Landscape Areas development proposals will have to show particular regard to the character of each locality in order to minimise their impact. Development will only be permitted if it is shown to be capable of being satisfactorily integrated into the landscape. In appropriate cases planning applications should be accompanied by a landscape character assessment to assess the visual and landscape impacts of the development. All proposals, both within and outside SLAs, will be considered against the Development Principles and other policies in the Plan designed to protect the environment and landscape character.

NE029 4.6.6.2 216 The purpose of the designation is to ensure that the local character of these areas is not altered by inappropriate forms of development and that features which contribute to local distinctiveness are preserved. Poor, unrelated development, in terms of built form or uses, will therefore be resisted. Poorly designed or sited development will be resisted. The design and materials used in the construction of that which is permitted should have regard to the local vernacular, and the siting and form of development should be such as to integrate with the landscape in a manner that is consistent with development which already exists. Guidance should be taken from LDP9 – ‘Design’ and LDP1 – ‘Householder Design Guide’ SPG.

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NE030 LANDMAP, prepared by the Countryside Council for Wales, has been used

to identify and describe distinctive Special Landscape Areas throughout the Plan Area. It incorporates details and values on habitat, historic, geological and cultural landscape qualitative. A Landscape Character Assessment or ‘Land Map’ is being prepared which identifies and describes distinctive Landscape Character Areas and types throughout the Plan Area and incorporates details on biodiversity and historic landscape features. This information should be used, along with other studies that provide part of the evidence base about the landscape and the character of towns and villages in the Plan Area, to ensure that development proposals reflect the distinctiveness, qualities and sensitivities of the area. However, the Land Map study will not be complete until after the LDP Deposit. The Landscape Character Areas will be reviewed and amended to reflect the outcome of the study and used as an evidence base in assessing planning applications.

Amended to reflect representations received on the Revised Deposit LDP and extensive change to improve methodology used in BP/27 Special Landscape Areas. Previously paragraph 4.6.6.5

NE031 4.6.6.3 217 Land falling outside of the SLAs is not instantly rendered suitable for development as there are other considerations and designations that could apply. LANDMAP may still also be relevant depending on layer coverage as most of the Plan Area is covered by at least one high value layer. A Landscape Character Statement will be required for all development outside of the settlement boundaries and outside of the SLAs, as both defined on the proposals maps, and all development over 15 dwellings or 0.5 hectares inside the settlement boundaries. This can be incorporated in the Design and Access Statement or as a separate document. A Natural Environment SPG will be produced to provide further guidance on completion of a Landscape Character Statement.

Amended to reflect representations received on the Revised Deposit LDP and extensive change to improve methodology used in BP/27 Special Landscape Areas.

NE032 New paragraph

A Landscape Character Statements can be incorporated in the Design and Access Statement where one is required or form a separate document. A Natural Environment SPG will be produced to provide further guidance on completion of a Landscape Character Statement.

Amended to reflect representations received on the Revised Deposit LDP and extensive change to improve methodology used in BP/27 Special

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Landscape Areas.

NE033 4.6.7.2 219 A high proportion of Conwy’s coastline is protected from flood risk although breaching from the sea is a continual risk. Large areas of Conwy’s eastern coastline have previously been breached and the central Bay of Colwyn has suffered undermining to the seafront and storm damage, although further defence work is due to begin began in 2011. To the west, Llanfairfechan seafront has also suffered from over-topping. TAN 14 states that “Planning Authorities need to be aware of coastal issues on two scales; the site and its immediate environs and in terms of the wider setting”.


NE034 4.6.7.3 219 The undeveloped coast will be protected as it will rarely be the most appropriate location for new development. The developed coast, by contrast, may provide opportunities for restructuring and regenerating existing urban areas. Where new development requires a coastal location, the developed coast will normally provide the best option, provided that due regard is paid to the risks of erosion, flooding or land instability. The LDP will also offer opportunities for safeguarding land and routes for Emergency Planning scenarios.


NE035 4.6.8 Renewable Energy and Renewable Technologies

220 RENEWABLE ENERGY AND RENEWABLE TECHNOLOGIES SUSTAINABILITY IN NEW DEVELOPMENT


NE036 Policy NTE/7 ENERGY EFFICIENCY AND RENEWABLE TECHNOLOGIES IN NEW

221 NTE/7 The efficient use and conservation of natural resources are essential to the overall quality of life within the Plan Area and to support wider social and economic sustainability objectives. The Council will:

a) Promote higher high levels of energy efficiency achieved through

sustainable design and construction techniques ensuring that all new residential dwellings (as set out in Strategic Policy HOU/1 – ‘Meeting the Housing Need’) are constructed to achieve an initial minimum of Code Level 3 (plus 1 credit) (Version 3), progressing to


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DEVELOPMENT

Code Level 6 (under the Code for Sustainable Homes scheme) and all new non-residential developments achieve a sustainability rating of ‘very good’ (under the BREEAM Scheme) and in accordance with Table 10 NTE6g. Pre-assessments will be expected to be submitted as part of planning application proposals.

b) Promote renewable energy sources within development proposals

which support energy generation from biomass, marine, waste, solar and wind sources, including micro generation where this is acceptable, in terms of impact on quality of life, amenity, landscape, viability and biodiversity in line with Policies DP/6 and NTE/8 – ‘Onshore Wind Turbine Development’.

c) Ensure that all housing schemes over 10 dwellings and

employment development schemes over 1000m2 include measures to generate 10-25% of its energy requirement from on-site renewable energy sources in accordance with Table 10 NTE/6g.

d) Ensure that all new developments incorporate the principles of

sustainable design such as: appropriate layout, massing, orientation, use of materials, rain water harvesting, energy efficiency, sustainable drainage, and waste recycling areas/storage in line with the Development Principle Policies and NTE/9 – ‘Sustainable Drainage Systems’ to NTE/10 – ‘Foul Drainage’ and NTE/11 – Water Conservation’.

e) Provide an SPG on Renewable Energy in relation to national

guidance provided by the Welsh Government, in line with Policy DP/7 – ‘Local Planning Guidance.

f) Support proposals which reduce minimise the use of new materials

in construction, utilise recycled materials and maximise opportunities for the subsequent reuse of materials in line with the Development Principles and Strategic Policy MWS/1 – ‘Mineral and Waste’.

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NE037 Table 10 222 Table NTE/6g Sustainable Construction and Generation Targets for New

Residential and Industrial Development

Pre 2012 2012 – 2017 2017 -2022

Post 2022

Local Renewable Energy Targets

10% 15% 20% 25%

Code for Sustainable Homes

3 Star 4 Star 5 Star 6 Star

BREEAM Very Good Excellent Excellent Excellent


NE038 4.6.8.8 223 In July 2008 the Welsh Assembly Government issued a ‘Planning for Climate Change’ consultation paper seeking comments on possible changes to national planning policy including the following areas: The use of sustainable building standards to drive up the sustainability

of buildings in Wales; A requirement that in future major development in Wales should

incorporate on-site and/or near-site decentralised and renewable or low-carbon energy equipment contributing at least an additional 10% reduction in CO2 emissions, and;

The ability for Local Planning Authorities to set higher standards in the above areas in their LDPs for strategic sites.


NE039 4.6.8.9 Code for Sustainable Homes and BREEAM

223 The Welsh Assembly Government has adopted the Code for Sustainable Homes to support its zero carbon aspirations. The code replaces the Ecohomes standard and applies to all new housing promoted or supported by the Welsh Assembly Government or Assembly Welsh Government Sponsored Bodies (WGSBs). Assessment of proposed developments will be


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expected to be submitted as part of planning application proposals.

NE040 4.6.8.12 224 From 1 May 2008 a minimum of Code Level 3 will be required for all new housing promoted or supported by the Welsh Assembly Government whether: Directly procured; The subject of financial support; Joint ventures; or

Projects on land sold, leased or disposed of in any other way for development.


NE041 4.6.8.13 224 It also applies to all new housing on land improved or reclaimed with the Welsh Assembly Government or WGSB funding that is still subject to financial clawback.


NE042 4.6.8.14 224 Registered social landlords are also being invited to identify schemes within their work programmes. This is part of a pilot that aims to develop projects to meet the requirements of higher Code Levels, namely Code Levels 4 and 5. Housing developments promoted or supported by the Welsh Assembly Government will follow this approach.


NE043 4.6.8.15 224 The Building Research Establishment Environmental Assessment Method (BREEAM) is still a requirement for non residential developments promoted or supported by the Welsh Assembly Government.


NE044 4.6.8.16 224 The initial target, set out in table NTE/6g, of 10% pre 2012 is cost effective and achievable. To address the challenges of climate change and serious flood risk in the County, the Council is seeking to achieve its aspirational target of 20% by 2022 from new developments and, therefore, contribute positively towards the future of Conwy and help stimulate a prosperous economy and a more balanced population structure. The initial target of a Code Level 3, progressing to a minimum of Code Level 6 for residential development, and a ‘Very Good’ BREEAM standard for non-residential


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developments are also cost effective and achievable. Developments will, therefore, be required to incorporate renewable energy to supply part of their energy demand.

NE045 4.6.8.19 Renewable Energy Assessment

225 Planning Policy Wales requires local planning authorities to carry out local Renewable Energy Assessments (REA) to establish levels of energy use, explore options for renewable energy and identify strategic sites and their potential within the LDP Plan Area. Guidance documents were published by the Welsh Assembly Government as the Revised LDP was being finalised for consultation. However, the Council is committed to producing an REA and incorporating the results into the LDP during future review opportunities. The Council has also signed up to the European Covenant of Mayors and the Pathways to Zero Carbon project (PTOC). The collection of initial baseline information will inform both the PTOC project and the REA. The team producing the REA will work in collaboration with the team producing the PTOC, and the land use implications arising will be integrated into the LDP by means of early review.


NE046 Policy NTE/8 ONSHORE WIND TURBINE DEVELOPMENT

226 NTE/8 1. Large scale (over 5MW) wind turbine development will be concentrated within the Clocaenog SSA providing:

i) It is considered acceptable in terms of other Local Development

Plan policies; ii) All details of associated ancillary development are submitted with

the planning application as an integral part of the scheme; iii) Consideration is given to the cumulative impact on surrounding

communities and the wider landscape. Where the development of a wind farm is considered to have an unacceptable cumulative impact it will be refused;

iv) The development will not lead to noise levels detrimental to the residential amenity of the surrounding area;

v) An element of community benefit is agreed at the time of application or before;

vi) Habitat creation or restoration conforms to the principles contained in the Clocaenog Statement of Environmental Master

Amended to reflect representations received on the Revised Deposit LDP and consultation with Development Control.

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Planning Principles (SEMP) and LDP5: Biodiversity in Planning SPG;

vii) An environmental impact assessment is submitted as part of the application.

2. Large scale wind turbine development outside of the SSA will only be

permitted where it:

a) Can demonstrate that there is an overriding need or capacity issue which cannot be met within the Strategic Search Area;

b) Is located in areas proven to be of suitable wind speed; c) Meets criterion (1.) a – g above.

3. Small Scale wind turbine development up to 5MW will be supported where:

a) It is of a relative scale in terms of energy production to serve the dwelling(s) which it directly serves;

b) Turbines are a maximum of 15m in height; c) It does not compromise the ability of the SSA to achieve its

anticipated target of energy production; d) Meets criterion (1.) a – g above.

1. The development of large scale (over 25MW) wind farms will be

concentrated within the Clocaenog SSA in accordance with policy DP/6 and be subject to a satisfactory Environmental Impact Assessment, should propose measures for the safeguarding, remediation and enhancement of habitat and species and conform with the principles contained in the Clocaenog Statement of Environmental Master Planning Principles (SEMP) and guidance in LDP5: Biodiversity in Planning SPG;

2 Outside the Clocaenog SSA the development of wind farms over

5MW will only be approved in exceptional circumstances in the context of the following:

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a) Acceptability in terms of other Local Development Plan policies, b) The potential cumulative impacts on surrounding communities,

landscape and environment are considered acceptable. Where the development of a wind farm is considered to have an unacceptable cumulative impact it will be refused.

c) The development will not generate noise levels that would be unacceptably detrimental to the amenity enjoyed by nearby residents or by users of public rights of way or other recreational facilities or areas,

d) A satisfactory Environmental Impact Assessment should propose measures for the safeguarding, remediation and enhancement of habitat and biodiversity in accordance with LDP5: Biodiversity in Planning SPG;

e) Turbines are located no less than 500 metres from an occupied dwelling or other noise-sensitive building;

f) Within SLAs non-domestic wind turbines will be resisted.

3. Small Scale wind turbine development (5MW and less) will only be supported where:

a) It is of a proportionate scale in terms of predominant energy

production to supply the building(s) which it directly serves; b) It does not compromise the ability of the SSA to achieve its

anticipated target of energy production; c) Criteria 2 a) – f) above are met and where appropriate a

satisfactory EIA has been submitted. d) Within SLAs wind turbines will not be permitted unless serving a

dwelling or cluster of dwellings at a domestic scale.

NE047 The Welsh Assembly Government is committed to delivering an energy programme to reduce carbon emissions. Its target of 1,120 MW of wind-generated electricity will mainly be generated from larger wind farms, located in seven Strategic Search Areas (SSAs). One of these, in Clocaenog Forest straddles straddling the boundary of the Plan Area and the county of

Minor editorial change- improved wording Previously paragraph 4.6.8.17

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Denbighshire, could potentially generate around 280MW (per The WAG WG Energy Policy Statement 2010). The precise boundary of the SSA will be shown on the Proposals Map. Policy relating to the Clocaenog SSA has been is being co-ordinated developed with Denbighshire County Council and will inform through Supplementary Planning Guidance to cover all wind turbine development which will be developed and reviewed annually following adoption. TAN 8 and PPW are currently under review which could see amendments to the SSA boundary and associated targets. However until such time as the SSA boundary is amended the Council will consider the 5km buffer as being outside of the SSA, TAN guidance and assess development against NTE/8..

NE048 National policies also encourage smaller, community-based wind farm schemes, typically of less than 5MW, as well as other forms of renewable energy, such as biomass, geothermal and CHP where their effects are considered acceptable. Developments will be required to incorporate renewable energy to supply part of their energy demand. Stand alone renewable energy projects that are sympathetic to landscape character and local amenity will also be supported.


NE049 4.6.9.1 228 This Policy NTE/8 is designed to promote wind turbine development in the right locations at the appropriate scales whilst addressing the in the context of targets proposed by the Welsh Assembly Government for power generated by onshore wind. Larger developments should be concentrated in the Clocaenog SSA as identified in TAN8 (under reassessment 2010). The Council also wish to promote the use of the Clocaenog Statement of Environmental Master Planning Principles (SEMP), developed by the RSPB in conjunction with Denbighshire and Conwy local planning authorities, CCW and the North Wales Wildlife Trust. This establishes a cross-boundary approach to land management in order to maintain, improve or create habitats affected by large scale wind turbine development.


NE050 New paragraph

Cumulative Impacts

These are the combined impacts as a result of the development with other existing and planned development. In assessing cumulative landscape and

Minor editorial change- improved wording and added clarity.

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visual impacts, the scale and pattern of the turbines including ancillary development will be relevant considerations. It will also be necessary to consider the significance of the landscape and the views, proximity and inter-visibility, and the sensitivity of visual receptors. There may also be cumulative environmental and/or social impacts.

NE051 4.6.9.2 228 Community Benefit Community benefit is a goodwill contribution, either in cash or kind, voluntarily donated by a developer/operator for the benefit of communities affected by wind turbine development. Community benefit is referred to in TAN 8 and may go some way to ameliorate the community consequences of impacts in which the landscape and other depreciation of the quality of life may be compensated. It falls to be negotiated with developers but is not a mandatory requirement or a material consideration in the determination of planning merits and should not be viewed as a means to overcome fundamental planning objections to a particular development. There is no entitlement to site a wind farm development in a particular location or to gain from a developer doing so but community benefits may reasonably be regarded as:

a) Promoting good neighbour relations; b) Offering compensation for community disbenefits; c) Sharing the rewards with local communities.


NE052 4.6.9.3 228 There is no legal or planning requirement for a developer to provide community benefits, however, by providing benefits developers can be regarded as:

a) being good neighbours b) offering compensation c) sharing the rewards with local communities.

Minor editorial change. Incorporated into paragraph 4.6.9.2

NE053 4.6.9.4 228 The potential benefits are regarded as being: Community benefit may fall within a number of categories (e.g. social, economic, environmental, ecological or educational benefits) and contributions may take a number of


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forms such as:

a) Community funds: regular or one-off sums to a community fund which is agreed at application stage or before;

b) Benefits in kind: infrastructure, environment, education or facility improvements agreed with the LPA and Community at application stage or before.

c) Local Ownership: shares in the project or operating company are offered to local residents either using their own investment, profit-sharing or part-ownership schemes designed to tie community benefits to wind farm performance.

d) Local contracting and management: the use of local employment during construction and operation of the wind farm.

Developers should address Community Benefit in terms of each of the following areas:

a) Socioeconomic b) Environment/Wildlife c) Educational

The LPA will seek to negotiate Community Benefits in respect of wind farm development as a means to off-set or compensate for community impacts.

NE054 4.6.9.5 229 TAN 8 and the SSA capacity is under review at the time of writing. An SPG on Renewable Energy will be introduced once the national guidance has been updated.


NE055 4.6.9.6 229 The impacts of wind farms on local communities, including cumulative impacts, need to be considered when determining appropriate locations with preference for sites proposals including those within the SSA. The focus of Environmental Impact Assessment tends to be on environmental impacts particularly on landscape, habitats and species rather than impacts on human communities. In order to determine whether or not there is an unacceptable impact on people and communities (including aesthetic and


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other changes to the environment) developers should consider the impacts of proposals on local populations including the assessment of local economy, health and well being. This should include consultation with affected communities and identify measures to mitigate, remediate and/or compensate for negative impacts.

NE056 4.6.9.7 229 Whilst an Environmental Impact Assessment considers the impact of a proposal on populations, the focus tends to be on environmental impacts and impacts on animal species rather than impacts on human communities. In order to determine whether or not there is an unacceptable impact on a community, developers should submit a Health Impact Assessment as part of their application. This should include consultation with the affected community and identify measures taken to address any negative impacts, including cumulative impacts if applicable.


NE057 Policy NTE/9 SUSTAINABLE DRAINAGE SYSTEMS

229 NTE/9 1. The use of Sustainable Drainage Systems will be required wherever reasonably practicable with preference for on site disposal and where satisfactory arrangements can be put in place for the long term maintenance of those systems. Where this is not proposed a developer will need to justify that discharge is necessary and is adequately controlled.

2. Subsequent preference for surface water drainage will be for:

a) Drainage to a surface water body (river, lake etc.) subject to appropriate treatment and attenuation;

b) Drainage to surface water sewer; c) Drainage to combined sewer.

3. The developer must demonstrate that higher preference drainage options

are unfeasible before proposing less sustainable options.


NE058 4.6.10.3 230 The Council supports the Environment Agency in promoting sustainable drainage systems which maintain or reduce pre-development rates of run-off and will seek advice from the agency to determine allowable rates of run-off.

Amended to reflect representations received on the Revised Deposit

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Developers will be required to fund the scheme and legal agreements will ensure the maintenance and control of run-off to those levels in perpetuity in line with the development principles. When the Sustainable Drainage section of the Flood and Water Management Act is commenced, developers will require permission from the SuDS Approval Board (SAB). This will usually be a joint application alongside the planning process. It will therefore be necessary for drainage schemes to be put in place from the start of the design process and detailed in the DAS. Drainage design will be approved by the SAB and details of the required maintenance will also be needed as the SAB will be responsible for adopting SuDS which are constructed in accordance with the approved design (except for SuDS serving a single property). The SAB is the responsibility of the Lead Local Flood Authority but it is possible that a number of authorities will combine (to produce a North Wales SAB for example). National guidance is currently being prepared and will be considered under DP/6. The Water Framework Directive should also be referred to for considering any development which may have an impact on a river, lake or estuary. This assessment should be included in the DAS or Biodiversity Statement.

LDP

NE059 Policy NTE/10 FOUL DRAINAGE

230 1. Foul drainage to an adopted sewer should be provided wherever possible. The development of sites where drainage to a public sewer is not feasible will only be permitted if proposed alternative facilities are considered adequate and would not pose an unacceptable risk to the quality or quantity of ground or surface water or pollution of local watercourses or sites of biodiversity importance. A package treatment plant should be provided. Only where it is clearly demonstrated that neither of these options is feasible will a system incorporating septic tank(s) be considered on the basis of evidence that substantiates adequate soakaway capacity without detriment to material interests.

2. Development proposals which include vehicle parking and other hard

surface areas used by vehicles must include measures such as trapped gullies and petrol / oil interceptors or other suitable methods of pollution control to safeguard against pollution of the water environment.


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NE060 Policy NTE/11 WATER CONSERVATION

231 NTE/11 All development should incorporate water conservation measures where practicable and conform to BREEAM standards promoting water conservation, efficiency measures and utilize SUDS techniques. Development proposals greater than 1,000 m2 or 10 dwellings should be accompanied by a Water Conservation Strategy.


NE061 4.6.12.1 231 There are a number of ways water conservation can be achieved, such as water saving devices, rainwater harvesting and grey-water recycling, and the policy offers a degree of flexibility on the exact methods used. Large developments or the cumulative impact of smaller developments, incorporating such measures could, by reducing surface water run-off, have the potential to reduce levels of water courses and water tables, and thereby have an impact on biodiversity. A balance must be achieved between management of water recycling and ensuring no adverse impact on the water environment and biodiversity.


SECTION 4.7 – CULTURAL HERITAGE Focussed Change Ref. No.

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CH001 4.7.1 Spatial Objectives

234 SO6. Develop vibrant town centre destinations for shopping, business and commerce, culture, entertainment and leisure through the protection and enhancement of the vitality, viability and attractiveness of Llandudno as the strategic sub regional retail centre, and regeneration of Colwyn Bay town centre and other key shopping centres.

SO10. Ensure that good, sustainable, inclusive design is delivered

which includes the opportunity to design out crime, to develop strong, safe and locally distinctive communities and encourage the younger population to remain and return to the area.


undeveloped coast and countryside, sites of landscape/conservation importance, features of archaeological, historic or architectural interest and ensure the conservation of biodiversity and protected species.


including open space, allotments, health, education and leisure. SO16. Ensure that development supports and sustains the long-term

wellbeing of the Welsh language and the character and linguistic balance of communities within the County Borough.


CH002 4.7.2.1 235 Historic areas play a key role in fulfilling the objectives of the Local Development Plan (LDP), whether they form commercial or shopping centres, visitor attractions, or attractive and interesting places to live. The Council is keen to ensure that such assets are protected from inappropriate development, and will take the opportunity to enhance historic areas and buildings where this is needed.


CH003 4.7.2.2 235 Laws and detailed national planning policy and guidance specifically concerning the protection of the historic environment and sites of archaeological importance apply, however the importance of adopting a


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holistic view to the protection of heritage assets should not be underestimated. Heritage assets such as historic landscapes, parks and gardens and buildings and structures of local importance do not benefit from statutory designation, although these contribute significantly to the interest and distinctive character of a place.

CH004 4.7.2.4 235 The Welsh language is an important part of the fabric of local communities. The Council is committed to protecting this and encouraging development which does not have a negative impact supports and sustains the long terms well-being of the Welsh language.


CH005 4.7.2.5 235 Background papers BP/28 – ‘Historic Environment’ and BP/33 – ‘Welsh Language Impact Assessment’ have been produced which provide more information on the prevalent issues.


CH006 Policy CTH/1 CULTURAL HERITAGE

236 CTH/1 The council is committed to protecting and, where appropriate, enhancing its cultural and heritage assets. This will be achieved by:

a) Ensuring that the location of new development on both allocated and windfall sites within the Plan Area will not have a significant adverse impact upon heritage assets in line with Policies CTH/2 – ‘Development Affecting Heritage Assets’, DP/3 – ‘Promoting Design Quality and Reducing Crime’ & DP/6 – ‘National Planning Policy and Guidance’;

b) Recognising and respecting the value and character of heritage assets in the Plan Area and publishing Supplementary Planning Guidance to guide development proposals in line with Policy DP/7 – ‘Local Planning Guidance’;

c) Seeking to preserve and, where appropriate, enhance conservation areas, Conwy World Heritage Site, historic landscapes, parks and gardens, listed buildings, scheduled ancient monuments and other areas of archaeological importance in line with Policies DP/6 & DP/7;

d) Protecting buildings and structures of local importance in line with policy CTH/3 – ‘Buildings and Structure of Local


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Importance’ and supplementary planning guidance; e) Enhancing heritage assets through heritage and regeneration

initiatives; f) Preserving and securing the future of heritage assets by only

permitting appropriate enabling development in line with policy CTH/4 – ‘Enabling Development’;

g) Ensuring that development in Welsh-speaking communities is compatible with the long-term viability of the Welsh Language in line with Policy CTH/5 – ‘The Welsh Language’.

CH007 Policy CTH/2

DEVELOPMENT AFFECTING HERITAGE ASSETS

236 CTH/2 Development proposals which affect a heritage asset listed below (a-f), and/or its setting, shall preserve or, where appropriate, enhance that asset. Development proposals will be considered in line with Policy DP/6, where applicable, Policy DP/3 – ‘Promoting Design Quality and Reducing Crime’, and Supplementary Planning Guidance.

a) Conservation Areas b) Conwy World Heritage Site c) Historic Landscapes, Parks and Gardens d) Listed Buildings e) Scheduled Ancient Monuments f) Sites of archaeological importance


CH008 4.7.3.6 238 The inclusion of parks and gardens in the Cadw/ICOMOS Register does not confer any extra statutory controls. New development which is proposed within boundaries or within their defined essential settings or affecting the setting of a registered historic park and garden should not harm the its special interest of the parks and gardens. Enabling development proposals within historic landscapes, parks and gardens should be systematically assessed to ensure that the special character of these assets are preserved. Development proposals which fall within registered historic landscapes, parks and gardens will be


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assessed against Policy CTH/2, the Guide to Good Practice on using the Register of Landscapes of Historic Interest in Wales, the SPG on the Natural Environment, and Policy CTH/4 and the SPG on Enabling Development where relevant.

CH009 4.7.3.7 238 The Council recognise the importance of pre-application advice in order to ensure appropriate options for changes to listed buildings are fully considered to preserve their character prior to the formal submission of an application. All proposals to carry out works to listed buildings need to be fully justified in terms of ensuring that the special historical and architectural character and features of significance of the buildings and their settings are preserved. The demolition of listed buildings or the partial demolition of significant parts of a listed structure will only be allowed on the rarest of occasions where overriding justification is proven. There is also a need to consider Strategic Policy NTE/1 – “The Natural Environment” with regards to statutory protected species, their habitats and resting places when assessing proposals for works to listed buildings. An SPG will be produced on listed buildings to provide information and guidance to applicants.


CH010 4.7.4.1 240 There are a significant number of buildings and structures which by reason of their design, materials and social and historical connections are fundamental parts of the character and identity of their locality. These buildings and structures should be retained, and appropriate uses sought to maintain their essential character. A local list of such buildings will be compiled from visual surveys and consultation with local interest groups. LDP8 – ‘Buildings and Structures of Local Importance’ Supplementary Planning Guidance SPG sets out the methodology for such a list and identifies criteria and additional controls, for example, Article 4 directions.


CH011 Policy CTH/4 ENABLING DEVELOPMENT

240 CTH/4 1. Enabling development which seeks to secure the preservation and/or appropriate alternative use of a listed building, or a building which makes a significant positive contribution to the character of a conservation area, historic landscape or parks and


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gardens of special historic interest will only be permitted where the following criteria are all met:

a) It is essential to secure the long term future of the building or

historic park or garden. b) It does not materially harm the building it is seeking to assist or

its setting or the conservation area, or historic landscape, or historic park or garden in which it lies.

c) It is of a scale that is the minimum necessary to secure the preservation and/or appropriate use of the building or historic park or garden.

d) Sufficient financial subsidy is not available from any other source.

a) It will not materially harm the heritage values of the historic

asset or its setting; and b) It avoids detrimental fragmentation of management of the

historic asset; and c) It will secure the long-term future of the historic asset and,

where applicable, its continued use for a sympathetic purpose; and

d) It is necessary to resolve problems arising from the circumstances of the present owner, or the purchase price paid; and

e) Sufficient subsidy is not available from any other source; and

f) It is demonstrated that the amount of enabling development is the minimum necessary to secure the future of the historic asset, and that its form minimizes harm to other public interests; and

g) The public benefit of securing the future of the historic asset through such enabling development decisively outweighs the disbenefits of breaching other public policies.

2. If it is decided by the Council that a scheme of enabling

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development meets all the criteria set out above, planning permission should then only be granted if:

a) The impact of the development is precisely defined at the

outset, normally through the granting of full, rather than outline, planning permission;

b) The achievement of the heritage objective is securely and enforceably linked to the enabling development;

c) The place concerned is repaired to an agreed standard, or the funds to do so made available, as early as possible in the course of the enabling development, ideally at the outset and certainly before completion or occupation; and

d) The Council closely monitors implementation, if necessary acting promptly to ensure that obligations are fulfilled.

CH012 4.7.5.1 241 Enabling development which conflicts with planning policies or sound

conservation principles is often advanced as a measure which will allow a listed building or building of local importance to be preserved or rescued from dilapidation and/or disuse. These buildings are frequently redundant, unused and possess large areas of surrounding land, including parks and gardens or landscapes that are themselves of special interest. Development proposals should be considered and formulated with an understanding of the design and significance of buildings and their settings, parks and gardens and their relationship with the historic buildings that are located within and adjacent to them. For example preserving key views and vistas to the building, and views from the building to its surroundings will be important determining considerations. Policy CTH/4 has been prepared in accordance with Cadw’s ‘Conservation Principles for the sustainable management of the historic environment in Wales’. An SPG on Enabling Development will provide more detail on such matters.


CH013 Policy CTH/5 THE WELSH LANGUAGE

241 CTH/5 1. The Council will ensure that development supports and sustains the long term well-being of the Welsh language, and will resist development which, because of its size, scale or location, will

Text amended and included to reflect work undertaken based on

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significantly harm the character and linguistic balance of a community. This will be achieved by requiring proposals which are likely to have a significant effect (including cumulative impact) on the Welsh language to be accompanied by a linguistic statement and/or, in some cases, by a linguistic impact assessment (including cumulative impact). The LDP strategy has been assessed for Welsh language impact and the following requirements identified:

a) Allocated housing sites in Abergele and Llanrwst and the

allocated mixed use site in Dolgarrog will require ‘Mitigation Statements’ in line with the results of the Welsh Language Impact Assessment;

b) A ‘Community Linguistic Statement’ should accompany:

housing applications on windfall sites of ten units or more in the Urban Development Strategy Area and five units or more in the Rural Development Strategy area;

a commercial, industrial or tourist development

with an area of 1,000 square metres or more in the Plan area; and

development which is likely to lead to the loss of

community facilities as defined in Policy CFS/6; c) Once housing windfall delivery is met for a spatial

strategy area in line with figures in table 4 HOU1a, this will trigger a review which would introduce assessment of all housing windfall applications against the Welsh language;

d) A more detailed assessment in the form of a ‘Community

and Linguistic Impact Assessment’ should accompany

representations received on the Revised Deposit LDP.

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Policy Change Prop Justification osed

applications in the Plan area of a larger scale, substantially over all of the above thresholds, including large scale residential, commercial, industrial, tourism and infrastructure developments.

2. The Council will encourage throughout the Plan area both the

provision of bilingual signs and the retention of traditional Welsh names for new developments and streets

CH014 4.7.6.1 241 The Welsh language is an important part of the fabric and heritage of

local communities. Conwy is committed to protecting this aspect of the community and encouraging development which does not have a negative impact on it. The 2001 census showed that Welsh speakers exceeded 70% of the population in three community council areas, and formed between 60% and 70% in a further seven. Conwy CBC The Council will support and promote the Welsh language by ensuring there is sufficient employment and housing opportunities to retain Welsh-speakers throughout the Borough Plan Area and limiting development in the Villages and Hamlets. Proposals which are likely to change the linguistic character of an area should be accompanied by a linguistic statement. In exceptional cases, a more rigorous linguistic impact assessment may also be required. The Council has prepared LDP6 – ‘Welsh Language’ Supplementary Planning Guidance to inform applicants of the requirements. Background Paper 33 – ‘Welsh Language’ provides evidence to support this approach.

Text amended and included to reflect work undertaken based on representations received on the Revised Deposit LDP.

CH015 New paragraph BP/33 – ‘Welsh Language Impact Assessment’ details the assessment of the LDP Spatial Strategy for Welsh language impact. The work has included undertaking a housing occupancy survey to look at the impact of new housing development on the Welsh language. As part of the monitoring of policy CTH/5 the Council will undertake further housing occupancy surveys in the future.

Text included to reflect work undertaken based on representations received on the Revised Deposit LDP.

CH016 New paragraph As a result of the assessment work, applicants should submit a Mitigation Statement at application stage to determine the nature of any

Text included to reflect work undertaken based

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mitigation for the housing allocations in Abergele and Llanrwst and the mixed use site in Dolgarrog.

on representations received on the Revised Deposit LDP.

CH017 New paragraph Unanticipated types of development, on sites not allocated in the LDP, may require assessment to determine Welsh language impact. Proposals which are likely to change the linguistic character of an area should be accompanied by a community linguistic statement. In exceptional cases, a more rigorous community and linguistic impact assessment may also be required. The Council has prepared LDP6 – ‘Welsh Language’ Supplementary Planning Guidance to inform applicants of the requirements for assessment and mitigation.


CH018 New paragraph The delivery of housing windfall schemes are expected to be spread over the Plan period in line with table 4 HOU1a and the LDP monitoring framework and should predominantly cover schemes of ten units or less. Applications over ten units in the Urban Development Strategy Area and five units in the Rural Development Strategy Area will require Welsh language assessment in the form of a community linguistic statement. Once the housing windfall target is met for a spatial strategy area as per the figures in table 4 HOU1a, this would trigger a review of the LDP with the requirement to assess future windfall housing applications for Welsh language impact.


CH019 New paragraph Signs, development and street names are all ways of promoting the distinctive culture of Wales and should be encouraged through the planning process.


SECTION 4.8 – SUSTAINABLE TRANSPORT Focussed Change Ref. No.

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ST001 4.8.1 Spatial Objectives

244 SO1. Ensure the needs of the community are met, whilst at the same time protect the natural and built environment, by promoting adequate and appropriate levels of development, locating development where practicable on previously developed land and primarily in the larger urban coastal settlements and along existing and proposed infrastructure networks, identifying and protecting key environmental assets, and ensuring an efficient density of development compatible with local amenity.

SO7. Concentrate development along existing and proposed infrastructure

networks and, in particular, at locations that are convenient for pedestrians, cyclists and public transport.

SO9. To encourage efficient patterns of movement and to recognise the

strategic role that the A55 and the rail corridors will play in meeting the Borough’s development needs, and to give particular attention to development locations that are convenient for pedestrians, walking and cycling in Conwy to aid the reduction of transport CO2 emissions.

SO13. To improve accessibility to essential services and facilities, including

open space, allotments, health, education and leisure.


ST002 4.8.2.1 245 New development is required to address the transport implications of that development and. Larger schemes are may be required to prepare transport assessments to illustrate how the amount of trips generated will be accommodated and how accessibility to and from the site by all modes of transport will be achieved. For non-residential proposals which are likely to have significant transport implications, the Government also requires the submission of travel plans, the purpose of which is to promote more sustainable forms of transport in relation to the activities of a particular development (for example; encouraging reductions in car usage and increased use of public transport, walking and cycling).


ST003 4.8.2.2 245 Meeting the travel objectives will require action on two fronts. Firstly, there needs to be positive action brought about through the Regional Transport


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Strategy to provide a vision and strategy for integrated transport in the County. Secondly, the LDP needs to provide strong robust policies to ensure that the location of new development supports the above objectives. Partnership working is essential to the achievement of these objectives. This section incorporates the necessary detailed policies to ensure the sustainable transport strategy is delivered.

ST004 Policy STR/1 SUSTAINABLE TRANSPORT, DEVELOPMENT AND ACCESSIBILITY

248 STR/1 Development will be located so as to minimise the need to travel. Convenient access via footways, cycle infrastructure and public transport should exist or be provided where appropriate, thereby encouraging the use of these modes of travel for local journeys and reducing the need to travel by private car and improving the accessibility of services to those with poor availability of transport. The Council will endeavour to improve accessibility and seek to change travel behaviour. This will be achieved by working with our partners to:

a) Focus future development in the County Borough in highly accessible locations, predominantly along the A55 and railway network within and on the edge of the Urban Development Strategy Area within the coastal belt in line with Policy DP/2 – ‘Overarching Strategic Approach’. All development proposals will be assessed against the Council’s Parking Standards as set out in Policy STR/2 – ‘Parking Standards SPG’, mitigate travel in line with Policy STR/3 – ‘Mitigating Travel Impact’ and promote sustainable modes in line with Policy STR/4 – ‘Non-Motorised Travel’.

b) Safeguard land to promote accessible communities that encourage

integrated sustainable modes of travel in line with Policies STR/5 – ‘Integrated Sustainable Transport System’ and STR/6 – ‘Railfreight’. The Council will further improve public transport and increase modal shift towards and promote sustainable modes through the promotion of a more frequent and reliable and improvements to public transport services. Improvements to rail stations and bus stations will be sought to assist as interchanges between modes and promote sustainable travel behaviour. Development shall contribute towards these


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improvements where the need is required in line with the Policies DP/1 to DP/7. Improvement routes identified in the Regional Transport Plan for Conwy shall be safeguarded.

c) Promote walking and cycling throughout the Plan Area as part of an

integral and highly sustainable means of transport in line with Policy DP/4 – ‘Development Criteria’. The design and construction of walking and cycling facilities and infrastructure will be improved to make walking and cycling more attractive, direct and safe in line with Policy DP/3 – ‘Promoting Design Quality and Reducing Crime’. Quality and convenient pedestrian crossings will be promoted to facilitate safe and direct movement across busy roads. Development shall contribute towards these connections and quality cycle parking where appropriate in line with The Development Principles and the Council’s Parking Standards set out in Policy STR/2.

d) Key Strategic Transport Schemes are identified on the Proposals

Map and Key Diagram. Transport schemes which lead to improvements in accessibility will be supported in principle. In considering development proposals, the potential for more sustainable means of transport related to the uses and users of the development must be addressed, including the preparation of Travel Plans.

ST005 4.8.2.3 249 Good accessibility means that the community can access their needs (for

example; shopping, education and employment) easily and without always needing the need for a car. Accessibility can be improved by locating development at appropriate locations and by improving public transport, walking and cycling facilities and services. The development needs of the community will be met by locating the majority of it development in the accessible locations, predominantly along the A55 and Rail Network corridor, within the Urban Development Strategy Area where there are key links to and regular transport. Providing good accessibility can change travel behaviour towards more sustainable modes, however, travel planning, education and demand management are essential elements of the overall


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transport strategy. Improving accessibility and reducing car dependence helps to improve equality, reduce congestion and responds to the challenges of climate change and environmental sustainability. To improve the offer of sustainable modes of travel, health of the community and the environment, the Council will allocate land for an interchange facility at Llandudno Railway Station.

ST006 4.8.2.4 249 For relatively short journeys walking and cycling are both highly desirable means of sustainable transport which also support a healthy lifestyle. Census data (2001) shows the majority (66%) of Conwy residents who are economically active use their car to travel to work and whilst 14% of residents walk to their place of work, only 1.7% cycle. Unfortunately, walking and cycling to some areas is obstructed because major roads and roundabouts act as barriers to pedestrians and cyclists. Walking is part of almost every trip, and people are less likely to walk to a local shop or bus stop if the pedestrian environment is poor or appears threatening. Some roads, streets and junctions have been designed such that walking and cycling have become subordinate to the free flow of traffic. Improvements to walking and cycling options and their safety will be targeted within all settlements, primarily where access to employment and retail is required, in Llandudno, Llandudno Junction, Colwyn Bay and Abergele and for leisure and tourism purposes along the coast and river corridors. Examples would be the implementation of the Wales Coastal Path Improvement Programme and the Conwy Rights of Way Improvement Plan. All new developments will need to provide quality walking and cycling facilities and contribute towards sustainable improvements in the surrounding community as appropriate.


ST007 4.8.2.5 250 Walking and cycling are particularly important in centres where there are many people shopping, working, living and playing in close proximity. These centres can accommodate very large numbers of walkers and cyclists without the congestion, noise and pollution problems that can be created by a relatively small number of motor vehicles. To encourage the use of sustainable modes of transport, contribute contributions towards improvements in health and protect protection of the environment will be sought. The Council will seek to implement new footbridge links at


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Llandudno Junction railway station and in Colwyn Bay between the town centre and seafront.

ST008 4.8.2.6 250 The LDP, therefore, seeks to make significant improvements to sustainable transport to improve walking and cycling options and their safety and to improve and links to other sustainable modes of transport in the Plan Area and, in particular, to the Urban Development Strategy Area. These sustainable modes of travel have potential to improve accessibility, the environment and the health of the County Borough. To achieve this, the Council will work with partners and to secure developer contributions and seek funding for improvements to cycling and walking, where required, and to expand the SUSTRANS National Cycle Route 5 through the construction of a new cycle/pedestrian bridge connection at Foryd Harbour and to provide for a more complete network linking Conwy with Denbighshire. The completion of the National Cycle Route 5 at Llandudno is also being progressed.


ST009 4.8.2.7 250 In accordance with the Wales Transport Act 2006, the Taith consortium, which is a partnership of Local Authorities with transport responsibilities in North Wales, are required by the Welsh Assembly Government to produce a Regional Transport Plan (RTP). The RTP is a strategy for identifying and delivering improvements to our transport system over the next 25 years. The North Wales RTP has been produced and became operational in April 2010.


ST010 Policy STR/2 PARKING STANDARDS SPG

251 STR/2 1. Car parking provision should provided be in accordance with the maximum standards set out in LDP2 – ‘Parking Standards’ SPG, to reduce over-reliance dependency on the car and to promote more sustainable forms of transport.

2. In some locations such as those with good accessibility to facilities

and services, and served by high quality public transport, the Council will seek to reduce the amount of car parking provided, in line with the Conwy Parking Standards. Where opportunities arise, for example, on mixed-use sites, shared use parking and car pooling will be encouraged to minimise provision.


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3. Cycle parking Secure cycle storage should be provided in accordance

with the standards set out in LDP2 – ‘Parking Standards’ SPG to ensure the provision of adequate secure parking.

ST011 4.8.3.1 251 The availability of car parking can have a significant effect on people's choice

of transport. Accordingly, Government policy seeks to restrict levels of parking associated with new development in order to reduce the use of the car and promote more sustainable modes of transport. Car parking can also occupy a great deal of space and, therefore, impacts upon the appearance of development and the efficient use of land. TAN18 Section 4 states ‘controls of parking, charging and limits on provision or time may be appropriate when they complement land use policies, contribute to the reduction in congestion and safeguard amenity’. The purpose of this policy and SPG is to manage demand for certain types of parking, in order to promote the environmental, social and economic goals of the plan. Where opportunities arise, for example on mixed use sites, shared-use parking and car pooling will be encouraged to minimise provision. The Council will review its parking standards in light of the Regional Transport Plan.


ST012 Policy STR/3 MITIGATING TRAVEL IMPACT

252 STR/3 1. New developments will be required to mitigate the undesirable effects of travel such as; noise, pollution, impact on amenity and health and other environmental impacts.

2. Where a proposed development is likely to have significant transport,

social or environmental implications, the Council will require developers to submit a Transport Assessment and a Travel Plan with the planning application. A Road Safety Audit may also be required.

3. Where the proposed development is considered to have significant

transport implications on a wider area, financial contributions will be required towards improvements in transport infrastructure, in particular to support public transport, cycling and walking, in accordance with the development principles in Section 4 – Spatial Policies, Key Diagrams & Supporting Development Control Policies.


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4. The Council may also require developers to submit a Transport

Statement for other development proposals where there is need to understand the traffic impact of the proposal.

ST013 4.8.4.1 A primary planning consideration is to ensure that development proposals

achieve a suitable connection to the highway that is safe for pedestrians, cyclists, occupants of vehicles and other road users. Equally important is the need to ensure that road safety is not jeopardised by allowing proposals which would generate levels of traffic beyond the capacity of the surrounding road network.

Moved to after 4.8.4.2

ST014 4.8.5.1 253 The above hierarchy sets out the priority for the delivery of infrastructure provision for non-motorised modes through the planning process, for example; through Section 106 contributions. Although listed in priority order, no one priority should be promoted to the exclusion of others. The first priority is to connect to larger centres of attraction, both within or adjacent to the County, including the Urban Development Strategy Area and the Main Villages. These centres have a range of services and facilities, including schools and employment areas. This offers greater value for money in terms of the range of the population who could potentially use the routes. Whilst contributing to the overall aims of improving infrastructure, In addition, ‘Safer Routes to Schools’ whilst contributing to the overall aims of improving infrastructure, is already delivered from a separate funding source. Leisure and recreation routes are also an important resource, particularly to improve access to the surrounding countryside as part of a healthy lifestyle.


ST015 4.8.5.2 253 The Regional Transport Plan includes separate strategies on walking and cycling and recognises their importance and the need to secure improvements to the capacity, quality and safety of the network. At the same time, existing public rights of way need protecting. The County Borough Council, through its local Highways Authority, is responsible for keeping the definitive rights of way maps up to date and for developing Rights of Way Improvement Plans. Public paths in rural areas (footpaths, bridleways and byways) provide an important resource for walkers and, in appropriate cases,


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for cyclists and horse riders.

ST016 Policy STR/5 INTEGRATED SUSTAINABLE TRANSPORT SYSTEM

254 STR/5 In order to improve the transport system, accommodate development needs and enhance communities, the following schemes will be safeguarded and promoted as shown on the Proposals Map:

a) Llandudno Railway Station – Deliver a high quality sustainable transport interchange facility at Llandudno Rail Station.

b) Llandudno Junction – Improve integration and enhance access to the

retail, leisure, entertainment and business areas of Llandudno Junction through the creation of a new footbridge from Llandudno Junction Railway Station.

c) Abergele – A Town Centre Traffic Improvement Scheme to enable

the delivery of development need, improve accessibility and reduce pressure on the surrounding road network, in line with Policy DP/5 ‘Infrastructure and New Developments’.

d) Foryd Harbour – Promoting Delivering the Sustrans National Cycle

Route 5 and a new connecting pedestrian/cycle bridge at Foryd Harbour in Kinmel Bay.

e) Kinmel Bay – To promote a link road between Parc Hanes and

Ogwen Avenue to improve overall access in the area.

f) Former Vale of Clwyd Railway in Kinmel Bay – Safeguard as a route to promote improved community access.

g) Wales Coastal Path Improvement Programme and the Conwy Rights

of Way Improvement Plan – To improve accessibility to the coast and countryside for local communities and visitors.

h) Colwyn Bay – Improved access between the town and the seafront as


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part of the Colwyn Bay Masterplan and coastal defence project.

i) Llanrwst by-pass – safeguarded route.

SECTION 4.9 – MINERALS AND WASTE Focussed Change Ref. No.

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MW001 4.9.1 Spatial Objectives

258 SO14. To promote the prudent use of resources through the minimisation of waste and assist in providing an integrated network of waste management facilities consistent with the needs of the area and the waste hierarchy.

SO15. Contribute to regional and local mineral needs in a

sustainable manner.


MW002 4.9.2.1 258 The Council recognises that a strategic approach is needed to ensure the long-term supply of aggregates. The North Wales Regional Technical Statement (NWRTS), (published in 2008 2009) has been used to guide the LDP on such matters, and this document concludes that there is no need to allocate land for hard rock in Conwy at present, unless there are specific technical or environmental circumstances that would justify an allocation. The Council considers that there are no circumstances that would justify an allocation in the Plan Area. As well as existing hard rock quarries, the LDP safeguards significant additional hard rock resources, as well as sand and gravel resources.

Minor factual changes

MW003 4.9.2.3 258 In line with the National Waste Strategy and the North Wales Regional Waste Plan (NWRWP), the Council will promote the reduction, re-use and recycling of materials in order to reduce land take-up for waste facilities.


MW004 4.9.2.5 259 The task of the local planning authority is to ensure that a sufficient amount of land located within suitable locations is available for both regional facilities (where necessary) and local facilities. Site proposals should not adversely affect the integrity of European sites or be in conflict with other Plan policies. Waste facilities should, as outlined in the Wales Spatial Plan and Technical Advice Note (TAN) 21: Waste, follow the proximity principle (i.e. the location of the facility should be as close to the waste source as possible). The outcome of the North Wales Residual Waste Treatment Project will also play a part in determining the location and type of technology at a regional


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level, through the procurement of treatment capacity to deal with residual municipal waste arising in the five partner authorities.

MW005 Policy MWS/1 MINERALS AND WASTE

259 MWS/1 The Council will ensure that there is sufficient provision of mineral resources and waste management facilities, while safeguarding the natural and built environment by:

a) Protecting greenfield land by not permitting new hard rock

quarries or extensions to existing quarries;

b) Safeguarding permitted reserves of hard rock at Penmaenmawr, Raynes (Llysfaen), Llanddulas and St George and additional resources of hard rock as identified on the proposals map extending east of Old Colwyn up to the boundary with Denbighshire in line with Policies MWS/2 – ‘Minerals’ and MWS/3 – ‘Safeguarding Hard Rock and Sand and Gravel Resources’;

New Allowing future extraction of aggregate minerals only where there is a need to maintain stocks of permitted reserves in line with Policy MWS/2;

c) Designating buffer zones around quarries to protect amenity and ensuring that mineral operations are not unduly constrained by other land users in line with Policy MWS/4 – ‘Quarry Buffer Zones’;

d) Safeguarding sand and gravel resources around Tal y Cafn as identified on the proposals map in line with Policy MWS/3;

e) Identifying Llanddulas and Gofer (shown on the Key Diagram) as locations for waste management facilities in line with Policy MWS/76 – ‘Locations for Waste Management Facilities’;

f) Considering the suitability of existing industrial land and/or land safeguarded for railfreight to accommodate new waste management facilities which are complementary to neighbouring uses in line with Policy MWS/87 – ‘Use of Industrial Land for Waste Management Facilities’, STR/6 –

Amended to reflect representations received on the revised Deposit LDP and clarification of national planning policy and guidance

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‘Railfreight’ and EMP/3 – ‘New B1, B2 & B8 Office and Industrial Development on Non-Allocated Sites’;

g) Safeguarding existing public and private waste management facilities, unless there are exceptional employment, environmental or amenity reasons that would justify their loss in line with Policy MWS/9 – ‘Safeguarding Existing Waste Facilities’;

h) Meeting future additional need for new waste management facilities in line with Policy MWS/65 – ‘Proposals for Waste Management’;

i) Designating a landfill buffer zone around Llanddulas landfill site to ensure that only appropriate development in this location is permitted in line with Policy MWS/8 – ‘Landfill Buffer Zone’;

j) Ensuring that development addresses the potential for waste minimization by encouraging re-use of demolition or construction waste where appropriate in line with Policy DP/3 and MWS/11 – ‘Construction or Demolition Waste’.

MW006 Policy MWS/2

MINERALS 260 MWS/2 1. The existing quarries at Penmaenmawr, Raynes (Llysfaen) and St

George will provide the County’s contribution to the regional supply of hard rock. Planning permission will not be granted for:

a) New hard rock quarries, b) Extensions to existing quarries, c) Proposals to work quarries that do not have an existing

valid planning permission. 2. Applications for future extraction of aggregate minerals in other

locations including extensions to existing quarries, within the Plan Area will only be permitted where there is a need to maintain stocks of permitted reserves having regard to the North Wales Regional Aggregates Working Party figures, or, where no figure


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exists, the demonstrated need of the industry concerned.

MW007 4.9.3.1 260 National policy is provided by Mineral Planning Policy Wales (MPPW) and Minerals Technical Advice Note 1: Aggregates (MTAN1). In 2008, a draft Regional Technical Statement (RTS) was published to guide The NWRTS give guidance for LDPs on the long-term supply of aggregates. The RTS has now been adopted.


MW008 4.9.3.4 260 The NWRTS considers states that there is no need to allocate land for hard rock in Conwy at present, unless there are specific technical or environmental circumstances that would justify an allocation. The Council considers that there are no circumstances that would justify is currently no justification for an allocation in the Plan Area. However, to allow a degree of flexibility for any potential change in circumstances over the Plan period, future extraction of aggregate resources may be permitted where there is a need to maintain permitted reserves. This will be assessed against figures from the North Wales Regional Aggregates Working Party and both MPPW and MTAN1. It is acknowledged that in some instances figures may not exist; therefore, proposals should have regard to the demonstrated need of the industry concerned.


MW009 New paragraph There are deposits of sandstone with potential for use as high PSV (Polished Stone Value) roadstone in the Plan Area. To date, there has been no pressure to extract this material in the Plan Area and MTAN 1 identifies South Wales as one of the main prospects for extraction. No allocation is therefore made in the LDP, however, proposals for the extraction of this material may be justified where the proposal is intended to meet a particular high specification not currently met in the Plan Area.


MW010 4.9.4 Safeguarding Hard Rock Resources

261 Safeguarding Hard Rock and Sand and Gravel Resources Minor editorial change

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MW011 Policy MWS/3 SAFEGUARDING HARD ROCK RESOURCES

261 MWS/3 POLICY MWS/3 - SAFEGUARDING HARD ROCK AND SAND AND GRAVEL RESOURCES

1. The following resources and related facilities are included within

the Safeguarded Hard Rock or Sand and Gravel designation:

a) The permitted reserves at Penmaenmawr Quarry, including processing areas, railhead and conveyor link;

b) The permitted reserves at Raynes Quarry, including processing areas and the areas occupied by the jetty and conveyor link;

c) The permitted reserves at Llanddulas Quarry (outside the area of the landfill site), including the areas occupied by the former jetty and former conveyor link;

d) The permitted reserves at St George Quarry, including processing areas;

e) Additional hard rock resources extending east of Old Colwyn up to the boundary with Denbighshire, as identified on the Proposals Map;

f) Sand and Gravel resources as identified on the Proposals Map.

2. Planning permission will not be granted for any development

within the Safeguarded Hard Rock or Sand and Gravel designation which could directly or indirectly harm the long-term viability of working those resources unless:

a) It can be demonstrated that the need for development

outweighs the need to protect the mineral resource; or b) Where such development would not have a significant

impact on the viability of the mineral being worked; or c) Where the mineral is extracted prior to the development.

3. In cases where the quality and depth of safeguarded hard rock

Minor editorial changes and amended to reflect representations received on the revised Deposit LDP and clarification of national planning policy and guidance

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Policy Cha Justification nge Proposed

or sand and gravel resources has not been proven, other forms of development may be consistent with the safeguarding approach provided that the applicant submits evidence, such as borehole samples, demonstrating that no commercially viable hard rock resources would be affected.

MW012 4.9.4.1 262 The NWRTS recommends a specific safeguarding policy for Conwy.

This policy implements that recommendation, and safeguards identified mineral resources and related transport and processing facilities to ensure that they remain available. Sand and gravel is not currently produced within the Plan Area; however, data from the British Geological Survey has identified resources in various locations across the Plan Area. Background Paper 29 – ‘Safeguarding Aggregate Resources’ provides a full justification for the safeguarding approach. It is stressed that this policy simply safeguards those assets for the long-term, and it does not establish a presumption in favour of granting planning permission, instead that the presence of the mineral is considered when assessing whether alternative development can take place.


MW013 Since geological and geomorphological geomorphologic mapping is not an exact science, the Proposals Map does not identify a separate buffer zone around the Sand and Gravel Safeguarding Area designation or around the resources in the Safeguarded Hard Rock designation that do not have a current planning permission for mineral working.

Amended to reflect representations received on the revised Deposit LDP and clarification of national planning policy and guidance Previously part of paragraph 4.9.5.2

MW014 4.9.4.3 262 In cases where the quality and depth of safeguarded hard rock resources has not been proven, other forms of development may be consistent with the safeguarding approach provided that the applicant submits evidence such as borehole samples, demonstrating that no commercially viable hard rock resources would be affected.


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MW015 Policy MWS/4 QUARRY BUFFER ZONES

263 MWS/4 Land designated as Quarry Buffer Zones on the Proposals Map will be safeguarded from inappropriate development, in order to maintain adequate distances between quarries and other land uses. There will be a presumption against inappropriate development within the quarry buffer zones.


MW016 4.9.5.1 263 Buffer zones serve two purposes. One is to protect the amenity of residents and other sensitive land users; the other is to ensure that mineral operators can carry out their normal activities without being constrained by the undue presence of sensitive land users. In this policy, ‘inappropriate development’ includes mineral working (within the buffer zone) and land uses that could be affected by this (such as housing) (this includes all applications for residential (except householder), employment and tourism development and community facilities). Applications for these types of development in these buffer zones should be brought to the attention of the Council’s Environmental Health Officer, the Environment Agency and the quarry operators. Proposals which would result in significant detriment to amenity or safety, or which would unacceptably restrict the operation of a quarry site, will be refused. In the case of hard rock, MTAN1 recommends that Buffer Zones should normally be 200m around each active area; for sand and gravel, the recommended distance is 100m. In Conwy, it is not always possible to achieve these distances due to the proximity of existing settlement boundaries. The extent of the Buffer Zones around permitted reserves is shown on the Proposals Map.


MW017 4.9.5.2 263 Since geological and geomorphological mapping is not an exact science, the Proposals Map does not identify a separate buffer zone around the Sand and Gravel Safeguarding Area or around the resources in the Safeguarded Hard Rock designation that do not have a current planning permission for mineral working. However, the principle of providing appropriate buffers in these areas will still apply. Any planning applications in those areas would therefore need


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to take account of both direct impacts in sterilising mineral resources beneath the application site, and indirect impacts on the potential for working minerals nearby.

MW018 4.9.6 Sand and Gravel Safeguarding

264 Sand and Gravel Safeguarding

Amended following clarification of national planning policy and guidance

MW019 Policy MWS/5 SAND AND GRAVEL SAFEGUARDING

264 MWS/5 The sand and gravel resources south west of Tal-y-Cafn as shown on the Proposals Map are safeguarded from other forms of development. Planning permission will not be granted for any development within the Sand and Gravel Safeguarding Area which could directly or indirectly harm the long-term viability of working those resources.


MW020 4.9.6.1 264 Sand and gravel is not currently produced within the Plan Area. However, a geomorphological mapping study by the University of Liverpool has identified some resources in the Conwy Valley, the most significant of which are shown on the Proposals Map as the Sand and Gravel Safeguarding Area. It is stressed that this policy simply safeguards those assets in the long-term, and it does not establish a presumption in favour of granting planning permission. The Sand and Gravel Safeguarding Area has sensitive environmental constraints, and any extraction in that area would need particularly sensitive assessments and control.


MW021 4.9.6.2 264 This policy is not intended to operate as an absolute prohibition on development in the Sand and Gravel Safeguarding Area. Applications within the Sand and Gravel Safeguarding Area will be assessed on the basis of the same safeguarding criteria as those in the Safeguarded Hard Rock designation.


MW022 Policy MWS/6 PROPOSALS FOR WASTE

265 MWS/6 POLICY MWS/65 – PROPOSALS FOR WASTE MANAGEMENT Development proposals for the management of waste, including

Amended following clarification of national planning policy and

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MANAGEMENT alterations and extensions to existing facilities, will only be permitted where:

a) The proposal meets a need identified in the North Wales Regional Waste Plan, or need arising at a local level;

b) The need cannot be met through other existing or approved waste management facilities or the proposed activity is unsuitable at those locations;

c) Where possible, the proposal recovers value from the waste; d) The proposal accords with Strategic Policies NTE/1 – ‘The

Natural Environment’ and CTH/1 – ‘Cultural Heritage’ and the Development Principles.

guidance

MW023 Policy MWS/7 LOCATIONS FOR WASTE MANAGEMENT FACILITIES

266 MWS/7 POLICY MWS/76 – LOCATIONS FOR WASTE MANAGEMENT FACILITIES 1. The Plan identifies and protects the following sites for waste

management facilities as shown on the Proposals Map:

a) Llanddulas Quarry (north of the existing landfill site) b) Gofer, Rhuddlan Road, Abergele.

2. Subject to detailed assessment, the following operations may be

suitable at these locations:

a) Materials Recycling b) Waste Transfer Station c) Recyclate Processing d) Anaerobic Digestion e) In-vessel composting f) Household waste recycling centre g) Mechanical Biological Treatment h) Energy recovery

However, the list is not exhaustive and other proposals for the


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management of waste will be considered on their merits in accordance with the criteria in policy MWS/65.

MW024 4.9.8.1 266 The North Wales Regional Waste Plan 1st Review (2008)

recommends that 21.75 hectares of land should be identified in Conwy for provision of waste management facilities including local facilities, and facilities capable of serving more than one authority within the North Wales region (refer to BP/20 – ‘Waste Management’). Since publication of the NWRWP 1st Review, it has been agreed that LPAs only need to make a 20% overprovision, resulting in a total land requirement of The North Wales Regional Waste Plan 1st Review (2009) recommends that 17.4 hectares of land should be identified in Conwy for the provision of waste management facilities. A total of 22 hectares of land has been allocated in Conwy (se BP/20 – ‘Waste Management’). The take up of land will be monitored in line with policy MWS/65 in terms of addressing need for such facilities.


MW025 4.9.8.4 268 Gofer is the location of a previous landfill site but presently hosts a bulking station, transfer station and civic amenity facility. The area is located directly off the A547, and has good access to the A55. The Environment Agency flood maps indicate that the site is not at risk of flooding (see also BP/17 – ‘Conwy Strategic Flood Consequence Assessment’). The full rationale for the selection of Llanddulas and Gofer as strategic locations for waste management can be found within BP/20.


MW026 4.9.8.5 268 The North Wales Regional Waste Plan 1st Review identifies areas of search considered suitable for future waste management facilities. However, it is expressly stated within the North Wales Regional Waste Plan 1st Review that the Areas of Search maps are not to be used either as Development Control tools or as definitive guides to site selection for inclusion in the LDP. The full rationale for the selection of Llanddulas and Gofer as strategic waste locations for waste management can be found within the Background Paper on


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Site Deliverability.

MW027 4.9.8.6 268 The list of waste management facilities in policy MWS/76 should not be taken as a definitive list and proposals for waste management facilities will be subject to detailed assessment to determine their suitability as per policy MWS/65. Such facilities may also require Environmental Permits issued by the Environment Agency. It should be noted the Council is not proposing the landfilling of (non-inert) residual waste at these locations.

Minor editorial changes.

MW028 New paragraph The Council commissioned consultants to undertake a search for sites that would be suitable for landfill or land-raising (see BP/26 Landfill Feasibility Study). The County Borough is particularly constrained from highways access, landscape, flood risk and groundwater perspectives and no suitable sites were identified for landfill or land-raising by the study. The Council has therefore not allocated a site for landfill. Any proposals that may come forward for landfill will be assessed on a case by case basis.


MW029 Policy MWS/8 USE OF INDUSTRIAL LAND FOR WASTE MANAGEMENT FACILITIES

269 MWS/8 POLICY MWS/87 - USE OF INDUSTRIAL LAND FOR WASTE MANAGEMENT FACILITIES Proposals for waste management facilities on existing industrial sites will be permitted where the proposed development meets the requirements of Policy MWS/6.

1. Proposals for waste management facilities will generally be

permitted on existing industrial sites and on sites safeguarded under policy STR/6.

2. Where existing industrial sites are unavailable, proposals for

waste management may be permitted outside development boundaries in line with policy EMP/3 'New B1, B2 and B8 Office and Industrial Development on Non Allocated Sites’.


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3. In exceptional circumstances, where it can be demonstrated that a proposal has specific technical or spatial requirements which conflict with the requirements of policy EMP/3, proposals for waste management facilities outside settlement boundaries which do not accord with policy EMP/3 may be permitted.

MW030 4.9.9.1 269 The North Wales Regional Waste Plan 1st Review recommends that

each Local Planning Authority assesses available industrial land for suitability for waste management operations. Proposals for waste management facilities at such locations will be considered on their individual merits. A need has been established for a 14.4 hectares of B2 land requirements over the Plan period of which a high level of is committed, but undeveloped land is available for such waste management facilities subject to meeting Policy MWS/6 and other related policies of the Plan.


MW031 New paragraph There are other sites in the Plan area that may be suitable for waste management uses, including land safeguarded for Rail Freight at Llandudno Junction. This site has potential to host waste management facilities such as waste transfer. Policy STR/6 and its supporting text encourage complimentary uses such as road to rail waste transfer.


MW032 New paragraph Not all waste management facilities will be suitable on industrial sites in the Plan Area, whether due to their spatial requirements, the potential impacts on neighbouring uses or technical requirements. For example, landfill, open windrow composting and anaerobic digestion may be more appropriate outside of the settlements, as part of farm diversification. The policy therefore permits, in exceptional circumstances, proposals for waste management facilities outside the settlement boundaries. Such proposals will be rigorously tested to make sure it is necessary to locate them outside development boundaries, having followed the sequential approach outlined in the above policy. It should be demonstrated that there is a need for the proposal in line with Policy MWS/5 and no suitable alternative sites


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are available. The policy gives flexibility to deal with such schemes on their individual merits.

MW033 4.9.10 Safeguarding Existing Waste Facilities

269 Safeguarding Existing Waste Facilities Amended following clarification of national planning policy and guidance

MW034 Policy MWS/9 SAFEGUARDING EXISTING WASTE FACILITIES

269 MWS/9 POLICY MWS/9 – SAFEGUARDING EXISTING WASTE FACILITIES Land identified on the proposals map at:

a) Bron y Nant Road, Mochdre b) Llanddulas Quarry c) Gofer, Abergele d) Plas yn Dre, Llanrwst

is safeguarded for waste management, unless suitable alternative sites are previously provided in accordance with Policy MWS/6.


MW035 4.9.10.1 269 The Plan will safeguard land in the former Llanddulas Quarry for existing landfill and composting operations, and as an extension for landfilling inert waste if required during the Plan period. The other sites mentioned above will be safeguarded as sites which host waste management facilities.


MW036 4.9.10.2 270 The permitted capacity of Llanddulas Landfill site is expected to be exhausted by 2015. Even with other waste treatment methods, additional landfill capacity will be needed during the Plan period for the disposal of residual waste. The Environment Agency has raised significant objections to the landfilling of any waste (other than inert waste) at Llanddulas. Therefore it is prudent to search for appropriate land which would be suitable for the landfilling of residual waste, should the need arise. The Council commissioned consultants to undertake a search for sites that would be suitable for landfill or land


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raising. The study concluded that the Council should not allocate the areas of search as identified by the study, as further work is needed to determine if these sites would be feasible and deliverable from highways access and landscape perspectives. Highways access is particularly problematic to both areas of search due to the need for heavy goods vehicles to traverse through the town walls of Conwy, plus the impact of increased traffic using the A470 Tal y Cafn bridge junction which could be detrimental to highways safety in area of search 1, and steep topography affecting mainly, but not exclusively, area of search 2. Such problems may make the development of a landfill site in these locations neither feasible nor economically viable, therefore it would not be prudent to include these areas within the LDP.

MW037 4.9.10.3 270 Since this study was concluded in April 2009, the Countryside Council for Wales (CCW) have finalised the LANDMAP data for the whole of the County Borough. When looking at the two areas of search, area of search 1 falls within an area designated as outstanding cultural landscape. Area of search 2 also falls within an area designated as outstanding cultural landscape, and partially within a geological landscape designated as of outstanding quality. It can, therefore, be concluded from strategic level assessment that both areas of search are significantly constrained and none appear to be suitable for an allocation of this kind. Discussions are taking place between North Wales Local Authorities to find a regional solution for the management of residual waste.


MW038 4.9.10.4 270 More information on the Landfill Feasibility Study can be found within Background Paper 26 - ‘Landfill Feasibility Study’.


MW039 Policy MWS/10 LANDFILL BUFFER ZONE

270 MWS/10 POLICY MWS/108 LANDFILL BUFFER ZONE There will be a presumption against inappropriate development within


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the landfill buffer zone.

MW040 4.9.11.1 271 The Environment Agency generally advises that development should be a minimum of 250 metres away from landfill sites. The greatest danger to development near to landfill sites is that of migrating landfill gas travelling through the underlying rock and entering premises from underground. Problems also do arise from time to time in respect of odour, dust, noise and pests. The landfill buffer zone is a separate designation to the landfill site and it serves two purposes. One is to protect the amenity of residents and other sensitive land users consequently, no additional landfilling is permitted within the buffer zone); the other is to ensure that the landfill operators can carry out their normal activities without being constrained by the undue presence of sensitive land users. A 250 metre buffer zone around the landfill site has therefore been designated to ensure that appropriate development only is located in this area. All applications for residential (except householder), employment, tourism development and community facilities within the buffer zone should be brought to the attention of the Council’s Environmental Health Officer and the Environment Agency. Proposals which would result in significant detriment to amenity or safety, or which would unacceptably restrict the operation of the landfill site will be refused.


MW041 4.9.11.2 271 Two sites are allocated for housing development that fall on the edge of the landfill buffer zone. However, the Council’s Environmental Health Officer and Environment Agency have not raised any objection to housing development at this specific location.

Minor editorial change.

MW042 4.9.12 Construction or Demolition Waste

272 Construction or Demolition Waste Deleted to avoid repetition of national planning policy and guidance

MW043 Policy MWS/11 CONSTRUCTION OR DEMOLITION

272 MWS/11 POLICY MWS/11 – CONSTRUCTION OR DEMOLITION WASTE Where the development proposal involves the demolition of an

Deleted to avoid repetition of national planning policy and guidance

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WASTE existing building or buildings, or the excavation and disposal of surplus material, the Council will expect developers to submit a method statement indicating how they will maximise the re-use of materials.

MW044 4.9.12.1 272 Minimising and or re-using waste generated through site development (including demolition waste) will reduce the amount of waste that has to be managed and ultimately disposed of. This in turn will contribute to a reduction in greenhouse gas emissions and the amount of primary construction materials extracted, processed and transported. This results in considerable financial savings for developers,

avoiding landfill charges and preventing the need to pay

aggregates tax for primary materials. The use of planning conditions will be used as a means of improving waste management within the development process in line with the Development Principles.

Deleted to avoid repetition of national planning policy and guidance

SECTION FIVE – IMPLEMENTATION AND MONITORING Focussed Change Ref. No.

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IM001 5.1 Implementation and Monitoring Framework

279 5.1 Implementation and Monitoring Framework Appendix 1 – Implementation Plan


IM002 5.1.2 279 This section outlines how the LDP policies will be implemented in the context of infrastructure constraints and how the aims and objectives will be monitored. Many of the policies in the LDP will be implemented through other Development Plan Documents such as the Colwyn Bay Masterplan. The Conwy Community Strategy – One Conwy (CS), the Local Service Board (LSB) and key partners will also play a significant role in the delivery of the policies in the LDP. The key agencies and partners likely to have a role in the delivery of the policies are identified in Table 15.


IM003 5.2.4 281 Whilst it is not anticipated, if the situation were to arise where delivery in the priority urban development areas could not meet the housing needs of the area, this would trigger mitigation, as highlighted in the implementation plan (Table 15), with the identification of contingency sites allowing extra capacity to be brought forward if necessary. The proposed basis for the release of contingency sites is detailed in BP/41 – ‘Release of Contingency Sites’.


IM004 5.3.6 Constraints on flood risk

283 If a site is at risk of flooding, it will often mean that development cannot take place, or will be restricted to those parts of the site outside the flood risk zone. On some sites, development may be allowed if mitigation methods are implemented, such as raising the ground level outside the flood risk zone. Further detail on flood risk within the Afon Conwy and Afon Clwyd areas can be found in BP/17 – ‘Strategic Flood Risk Assessment’. Sites where flood risk affect their phasing are coloured purple.

Amended to reflect representation received on the Revised Deposit LDP

IM005 5.4.1 284 Housing provision, particularly AHLN is a key priority of this Plan. As evidenced in BP/9 – ‘Affordable Housing Viability Study’ and set out in HOU/2 – ‘Affordable Housing for Local Need’, all housing

Amended to provide clarification

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allocations and new applications will be required to provide a maximum of 30% affordable housing in the Urban Development Strategy Area and Tier 1 Villages and a maximum of 100% within the remaining settlements falling within the Rural Development Strategy Area. Policy HOU/2 is flexible enough to encourage developers to submit evidence base where they feel that the maximum 30% level is unviable.

IM006 5.4.3 284 In order to ensure that approximately 6,800 6350 (450 423 dwellings a year) dwellings are built in the County by 2022 it is necessary to identify the varying sources of additional housing and devise policies and proposals which will facilitate its provision. A housing delivery and phasing plan has been produced for the LDP which sets out an indicative assessment of annual build rates for the period up to 2022 to demonstrate a 15 year supply for Conwy. The plan has been prepared in support of the housing policies within this LDP but will also be updated through the preparation of the Conwy Annual Monitoring Report (AMR). An element of contingency (15% - 1100 approximately 10% - 665 dwellings) has been applied to the Plan to take account of housing development which may not come forward over the Plan period (Table 12).


IM007 5.4.5 284 The Phasing Plan below illustrates how the allocated housing supply will contribute to provision and when it is expected that development will occur, with priority given to Previously Developed Land in a settlement. Table 11 which follows comprises a Housing Delivery and Phasing Plan which illustrates how the allocated housing supply will contribute to provision and when it is expected that development will occur, with priority given to Previously Developed Land in a settlement. Annual review allows will allow the Council to monitor progress and identify any need to intervene. The Implementation and Monitoring Section details the trigger points for such intervention for housing development and all other policies.


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IM008 5.5 Phasing of Development

285 Phasing of Development and Contingency Sites Minor editorial change

IM009 5.5.2 285 The Housing Delivery and Phasing Plan, comprising Table 11, below shows the approach taken to the phasing of new residential development. The Plan assumes that for during the first part of the Plan period, dwelling completions will comprise mainly the development that already has planning permission. An explanation of the housing completion and commitment figures is available in BP/4 – ‘Housing Land Supply’ and BP/21. It is anticipated that the AHLN delivery will be less in the short term of the Plan due to commitments and greater in the medium to long term when windfall and new allocations come forward.


IM010 5.5.3 285 In addition to ensuring that essential site requirements come forward as a priority, the phasing plan has also been designed to ensure with the aim of ensuring a constant 5 year housing land supply.


IM011 New paragraph While, as referenced previously, the Council considers that its housing allocations in the Plan are deliverable within the Plan period, a 10% contingency has been applied to the Plan to take account of unknown constraints which may prevent some allocated sites being developed within the period.


IM012 New paragraph Table 12, therefore, comprises a list of additional housing ‘contingency sites’ which will be held in reserve but which can be released for development on a managed basis should plan monitoring following adoption indicate that the allocated housing sites in the Plan are not coming forward for development as anticipated in the Plan.


IM013 New paragraph If the Annual Monitoring Report demonstrates that over a consecutive three year period net housing completions are consistently 15% or more above or below the anticipated annual completion rate in the LDP, and the Council is unable to achieve a five year housing land


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supply, the Council will release a site (or sites) from the list of contingency sites in Table 12, to increase the housing land supply and assist in meeting the identified shortfall.

IM014 New paragraph The release of contingency sites will be based on a range of criteria including location, size and deliverability (as detailed in BP/41 – ‘Release of Contingency Sites’) in the context of the Plan’s priorities and indicators.


IM015 Table 11 286 – 291 Amended to reflect representations received on Revised Deposit LDP and progress on LDP process.


PDL Site Ref Site Name Area (ha)

Number of units status

Planning status i ii iii

Abergele 78 Llanfair Road 3.32 70 Green Dependant on contributions towards the Abergele Traffic

Improvement Scheme as set out in Policy STR/5. 70

Road improvements required to serve development Dependant on contributions towards the Abergele Traffic Improvement Scheme as set out in Policy STR/5. Improvements to sewage network required

79/80 Tandderwen Farm 99.3 300 Green

High pressure gas pipeline crosses southern part of site

50 250

Part of site at risk of flooding; mitigation required on parts of site as set out in the SFCA. Road improvements required to serve development;

79/80/81/82/E3 Rhuddlan Rd (part council-owned)/ Tandderwen Farm

8.2 25.5

148 600

Green

Dependant on contributions towards the Abergele Traffic Improvement Scheme as set out in Policy STR/5. Improvements to sewerage network required. High pressure gas pipeline crosses the Southern part of the site.

148 150

450

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Part of site C2: this should be avoided and some mitigation may be required as set out in the SFCA. Road improvements required. Dependant on contributions towards the Abergele Traffic Improvement Scheme as set out in Policy STR/5.

MS20 Land South of Siamber Wen

3.89 120 Green

Improvements to sewage network required

120

No major constraints 481 Abergele Business Park 2 5

80 200

Green Brown Dependant on contributions towards the Abergele Traffic

Improvement Scheme as set out in Policy STR/5.

80 200

Abergele East No major constraints E3 (Mixed use housing, employment)

4.5 155 GreenDependant on contributions towards the Abergele Traffic Improvement Scheme as set out in Policy STR/5.

155

Colwyn Bay, Rhos on Sea 217 BT Exchange 1.21 70 Brown Lease extended on site; not available until approx. 2015. 70 494 Ysgol y Graig, Old

Colwyn 1.1

1.18 30 Brown Junction improvements required. 30

488 Former Edelweiss Hotel, Lawson Road

0.75 0.53

35 Brown Site is subject to flood risk; some mitigation required as set out in the SFCA.

35

491 Douglas Rd 0.4 20 Brown Loss of car parking – alternative provision will need to be found.

20

489 Former Tax Office, Lansdowne Road

0.6 30 Brown Loss of car parking – alternative provision will need to be found

30

247 Dinerth Road, Rhos on Sea

1.81 65 Brown Lease on site (Council owned)) 30 35

71/348 Dinerth Hall Farm, Rhos on Sea

2.7 80 Green Part of site C1 flood risk zone, therefore should be avoided as set out in the SFCA. Traffic study to assess extent of junction and access improvements. Improvements to water supply needed

80

496 Ty Mawr, Old Colwyn 12.64 255 Green Junction improvements required with additional local parking

50 205

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Conwy, Llandudno Junction, Llandudno Bodlondeb Field CR12 (council owned, mixed use housing/employment)

1.8 30 Green Some highway improvements required; depending on point of access to site.

30

452 Penmaen Road, Conwy 2.72 30 Brown Decontamination/ capping required 30 14 Woodland, Llandudno

Junction 1.92 75 Green Part of site C1 zone, & development in this area should be

avoided, as set out in the SFCA 75

Llandudno 434 Plas yn dre 0.23

0.22 40 Brown Site C1 flood risk, therefore some mitigation may be

required as set out in the SFCA. 40 40

449 Plas Penrhyn, Penrhyn Bay

0.67 30 Brown No major constraints 30

Llandudno Junction 176 Esgyryn, Llandudno

Junction Mixed use housing, employment, community facilities

10.2 9.8

120 Green Improvements to sewerage network required including the introduction of sustainable urban drainage ponds

70 50

Partly in C2 flood zone; some mitigation may be required as set out in the SFCA.

439 Social Club, Llandudno Junction

0.97 0.98

50 40

Brown

Sewerage network overloaded

40

Llanfairfechan, Penmaenmawr Part of site C2 zone, therefore this area should not be developed as set out in the SFCA.

31 Adjacent to Glanafon, 0.66 0.64

20 15

Brown Green

Currently unavailable due to lease; likely to become available later in plan period.

15

429 Dexter Products 0.47 15 Brown Footway improvements to Llanerch Road are required 15 384 West of Penmaen Park, 2.44 75 Green Site may be affected by possible A55 J15 changes. Some

issues with ground level for access. 75

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205 and 328 Opposite Bryn y Neuadd

3.86 150 Green No major constraints 100 50

521 West Coast Building, Llanfairfechan


515 Old Weighbridge site, Penmaenmawr


Llanrwst Site is subject to flood risk; land raising required as set out in the SFCA. Any development will require adequate provision be made for increase in traffic.

287 Bryn Hyfryd, Ffordd Tan yr Ysgol

1.9 1.17

50 40

Green

Improvements needed to sewerage network and sewage works.

40

Poor highway access. 456 Site B East of Llanrwst 0.86 25 GreenImprovements needed to sewerage network and sewage works.

26

460 Site F North West of Llanrwst

2.1 55 Green Improvements needed to sewerage network and sewage works.

55

Dependent on site 460 for access. 462 Site I North West of Llanrwst

0.69 20 GreenImprovements needed to sewerage network and sewage works.

21

455 Site A, North of Llanrwst 2.06 50 Green Improvements needed to sewerage network and sewage works.

50

458 Site D, East of Llanrwst 1.7 60 Green Part of site in C2 & this area should not be developed, as set out in SFCA. Access through site 287 with the same requirements. Improvements needed to sewerage network and sewage works.

60

459 Site E adj. Bryn Hyfryd 1.42 50 Green Part of site in C2 & this area should not be developed as set out in SFCA. Access through site 287 with the same requirements Improvements needed to sewerage network and sewage works.

50

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Penmaenmawr SR87 Land North of Cwm

Road, 1.7 60 Green Junction improvements required 60

Penrhyn Bay

449 Plas Penrhyn (council owned)


Rhos-On-Sea Part of site C1 flood risk zone, therefore should be avoided as set out in the SFCA. Traffic study needed to assess extent of junction and access improvements.

71/348 Dinerth Hall Farm 2.5 90 Green

Improvements to water supply needed

90

247 Education Office, Dinerth Road

1.9 70 Brown Available within five years of plan adoption. 70

RURAL DEVELOPMENT STRATEGY AREA Main villages: Tier 1 Dwygyfylchi

56 Off Ysguborwen Road 0.5 15 Green No major constraints 15 15 57 Adjacent to Vardre 0.67 20 Green No major constraints 20 53 North of Groesffordd 1.12 30 Green No major constraints but improvements to site access 30

Glan Conwy Development should involve realignment of junction. 270 Top Llan Road 4.53

4.45 80 Green

Improvements to sewage network required 40

20 40 60

Llanddulas 403 South of the Mill 0.83 20 Green Access only through site 406. 20 406 Pencoed Rd 0.85 20 Green Improvements to both vehicular and pedestrian access may

be required. 20

Llysfaen 87 Adjoining former 1.04 30 Green No major constraints 30

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rectory, 160 Adjoining Ysgol Cynfran 1.3 40 Green Appropriate design of access must be ensured, due to

proximity of school. Appropriate access design required due to proximity of Ysgol Cynfran

40

496/C7 Ty Mawr Farm, 7.1 255 Green No major constraints 90 165 Main villages: Tier 2 Betws-yn-Rhos 92/274 Minafon 1.1

1.02 5

10 Green Improvements required to sewage treatment works. 5

10

91/284 Ffordd Llanelwy 0.72 0.53

5 10

Green Improvements required to sewage treatment works. 5 10

Cerrigydrudion 453 Triangle field Land

fronting B5105 3

2.51 10 20

Green No major constraints 10 20

Dolgarrog 222/159 Land off Gwydyr Road 0.38 10 Green Talybont waste treatment works need improving; low water

pressure in the area. 10

New access will be required; works needed due to changes in level.

470 Tan y Ffordd, 1.73 1.7

30 15

Brown

Talybont waste treatment works need improving; low water pressure in the area.

30 15

MS25 Aluminium works 20.34 30 Brown Part of site C1, therefore this area should be excluded from development, as set out in the SFCA. Talybont waste treatment works need improving; low water pressure in the area.

30

Eglwysbach Part of site at C2 flood risk. This should be avoided and/or mitigation measures put in place as set out in the SFCA.

60 South of Off Heol Martin

0.68 0.64

10 Green

Any new development will require emergency access.

10

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Improvements needed to sewage treatment works. Llanddulas 406 Pencoed Rd 0.8 20 Green Improvements to both vehicular and pedestrian access may

be required. 20

403 South of Mill 0.8 20 Green Access only through site 406. 20 Llanfair TH

Improvements to access required. 454 The Smithy Hill 1.14 15 25

BrownSewerage network and treatment works need improvement.

15 25

Llangernyw 277 Coed Digain 2.3

1 15 25

Green Some highway improvements required. 15 25

Llansannan 264 East of Aled View, 1 15 Green No major constraints 15 289 North of Llansannan 1.05 25 Green Improvements needed to sewage treatment works 25

IM016 Table 12 292 – 293 Amended to reflect

representations received on Revised Deposit LDP and progress on LDP process.

Urban Development Strategy Area

Area PDL Site Ref Site Name (ha)

Number of units status

Planning status

Abergele 78 Llanfair Rd, Abergele 3 100 Green Dependant on contributions towards the Abergele Traffic

Improvement Scheme as set out in Policy STR/5. Colwyn Bay

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67 Glyn Farm, Colwyn Bay 4.07 5.6

130 Green New water main required

335 Dolwen Rd, Old Colwyn 3.451.3

100 40

Green Water supply network insufficient; new mains will need laying. Improvements to sewerage network required. 344 Opposite Bryn Rodyn, Old Colwyn 2.67 65 Green Improvements needed to Dolwen Road.

502 Llysfaen Road, Old Colwyn 0.67 20 Green No major constraints Conwy, Llandudno SR43 Henryd Rd, Gyffin 0.65 10 Green No major constraints Deganwy SR46 Pentywyn Rd, 3.99 120 Green No major constraints Llandudno SR85 Nant-y-Gamar Road 1.8

1.7665 60

Green No major constraints

37/38 Off Derwen Lane, Penrhyn Bay 5.06 175 Green Improvements to sewerage network required. Llandudno Junction 14 The Woodland, 1.9 60 Green Improvements to sewerage network required Llanfairfechan, Penmaenmawr 497 Adjacent to site 205/328 3 90 Green No major constraints 384 W of Penmaen Park,

Llanfairfechan 2.43 45 Green Site may be affected by possible A55 J15 changes. Some

issues with ground level for access. 135 Conway Road, Penmaenmawr 0.4 15 Green No major constraints Llanrwst


455 Site A North of Llanrwst 2.06 60 Green

Road widening and improved pedestrian links required for access from Llanddoged Road. Improvements needed to sewerage network and sewage works.

457 Site C North East of Llanrwst 3 90 70

Green

Poor access.

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458 Site D East of Llanrwst 1.7 50 Green

Access will need to be via site 287. Improvements needed to sewerage network and sewage works.

459 Site E adjacent to Bryn Hyfryd 1.42 43 Green

Access will need to be via site 287. Penmaenmawr 135 Conway Road, Penmaenmawr 0.4 15 Green No major constraints Penrhyn Bay 37/38 Off Derwen Lane, Penrhyn Bay 5.06 175 Green Improvements to sewerage network required. Rural Development Strategy Area Main villages: Tier 1 Dwygyfylchi 53 North of Groesffordd, 0.5 10 Green No major constraints Llysfaen 86 Trem y Don, 0.82 25 Green Owner reluctant to sell

IM017 5.6.1 294 Policy EMP/2 – ‘Allocation of New B1, B2 & B8 Office and Industrial

Employment Development Sites’ states that the Council will plan, monitor and review the delivery of between approximately 32 20.5 hectares of employment land (26 17.5 hectares in the Urban Development Strategy Area and 6 3 hectares in the Rural Development Strategy Area) with a contingency level of up to 4 1.5 hectares in the Urban Development Strategy area and 1 0.5 hectare in the Rural Development Strategy Area over the Plan period to meet the predicted change in population.


IM018 5.6.2 294 A further additional land requirement of 14 15.5 hectares, with a contingency of 2 1.5 hectares in addition, will be accommodated in the Urban Development Strategy Area to contribute to the reduction


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in out-commuting levels and to take account of bringing empty homes back into use.

IM019 5.6.3 294 It is important to note the difference between the provision of up to 37 22.5 hectares based on demand generated by predicted population change and up to 16 17 hectares based on demand generated to reduce out-commuting levels. Further explanation of these figures is provided in section 4.3 ‘The Economic Strategy’ (and associated policies) as well as Background Papers 13 – ‘Employment Land Monitoring Report’, and 14 – ‘Employment Land Study’ and BP/42 – ‘Employment Land Demand and Supply’


IM020 5.6.6 295 As with the deliverability of housing sites, employment contingency sites have also been identified, outlined in table 14 below. These sites are not allocated in the LDP, however, they have been identified in BP/21 and BP/41 as sites which could be developed should any site(s) in table 13 not come forward when planned anticipated. The release of either of these any contingency sites will be in line with the trigger points identified in the monitoring framework, which would will be included in the Annual Monitoring Report. This means that A trigger level for review of the delivery of employment land has therefore been identified and, depending on the issues and location, one of the sites in table 14 below could be brought forward during the Plan period.


IM021 Table 13 296 – 297 Amended to reflect factual changes and progress on LDP process

Table 13

Location Total Land Area ha

Status B1/B8 B2


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SITES (Constructed, Under Construction, Committed and New Allocations)

Short Term 2007 - 2012

Medium Term

2012 - 2017

Long term

2017 - 2022

Short Term 2007 - 2012

Medium Term

2012 - 2017

Long term 2017 - 2022

Mochdre Commerce Park 10.5 (B1, B2 & B8)

Completed 2010/

Committed

2.5 completed

1.5 completed

6.0 total 1.5 completed

0.5 completed

Land at Ffordd Maelgwyn, Llandudno Junction

0.3 (B1, B2 & B8) (B2)

Completed 2010

0.3 completed

Hotpoint, Narrow Lane, Llandudno Junction

3.7 (B1) Completed 2010

3.7 completed

Former Dairy, Station Road, Mochdre

0.7 (B1 & B8) Committed 0.7

Lynx Express, Penrhyn Avenue, Links Road, Rhos on Sea

0.13 (B1) Committed 0.13

Llandudno ‘on line’, Conway Road, Llandudno Junction

3.2 (B1 & B2) New Allocation Committed

1.0 2.2

Unit 1, Morfa Conwy Business Park, Conwy

0.2 (B1 & B2) (B1 & B8)

Completed 2010

0.2 completed

Ty Gwyn, Llanrwst 1.54 (B1,B2 & B8)

New Allocation Committed

0.54 0.4 1.0 0.3 0.84

Abergele Business Park (Phase 1)

2.0 (B1) Completed 2010

2.0 completed

Abergele Business Park (Phase 2)

5.0 2.0 (B1) New Allocation 5.0 2.0

Esgyryn, Llandudno Junction (Mixed use Community/Employment/Housing site)

6.2 5.2 (B1) New Mixed-Use Allocation

4.2 2.0 1.0

Bodlondeb Field, Bodlondeb, Conwy Penmaen Road, Conwy (mixed use housing and employment site)

0.5 (B1) New Mixed-Use Allocation

0.5 0.5

North East of Former Goods 0.4 (B1) New Allocation 0.4

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Yard, Llandudno Junction The former Goods Yard, Llandudno

1.4 (B1) New Allocation 1.4

Abergele South East (Mixed-use Housing and Employment)

3.5 2.0 (B1) New Allocation 3.5 2.0

RURAL DEVELOPMENT STRATEGY AREA MS9 Orme View Filling Station, Dwygyfylchi (Tier 1 Main Village)

2.7 0.5 (B1/B2/B8)

New Allocation 1.0 0.2 0.5 1.2 0.3

Land at Memorial Hall, Dolgarrog (Tier 2 Main Village)

0.5 0.3 (B1/B2/B8)

New Allocation 0.5 0.3

Site R30, Llansannan (Tier 2 Main Village)

1.2 1.0 (B1/B2/B8)

New Allocation 0.8 0.4 0.6 0.4

Site R44, Llangernyw (Tier 2 Main Village Rural)

0.3 (B1/B2/B8)

New Allocation 0.3 0.2 0.1

Scout Hut, Llansannan (Tier 2 Main Village, Rural)

0.3 (B1, B2 & B8)

New Allocation 0.3

Site R5 off B1505, Cerrigydrudion (Tier 2 Main Village Rural)

1.2 1.0 (B1/B2/B8)

New Allocation 0.6 0.3 0.2 0.3 0.6 0.2

TOTAL SUPPLY 9.2 8.4 15.37 11.83 6.3 3.4 1.8 10.0 9.2 2.8 2.24 IM022 Table 14

Employment Land Contingency Sites

297


Location Proposed Site Use Size

Abergele South East 3 BI/B2/B8 3.7 Ha Urban Development Strategy Area

Llandudno Triangle Field B1/B2/B8 2.3 Ha

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TOTAL URBAN CONTINGENCY SUPPLY 6.0 3.7 Ha Rural Development Strategy Area

MS9 Orme View Filling Station, Dwygyfylchi (Tier 1

Main Village, Rural)

B1/B2/B8 1.0 0.5 Ha

TOTAL RURAL CONTINGENCY SUPPLY 1.0 0.5 Ha TOTAL CONTINGENCY SUPPLY 7.0 4.2 Ha

3 Dependant on contributions towards the Abergele Traffic Improvement Scheme as set out in Policy STR/5 IM023 5.7.2 298 The Implementation Plan shows how particular policies will be

implemented and which agencies will contribute towards this. In many cases the detailed implementation of the policies will be via allocations and policies as shown in Table 15 below. In other instances, an SPG, such as LDP4 – ‘Planning Obligations’ SPG, Development Briefs, and the LDP10 – ‘Colwyn Bay Masterplan’ SPG, will provide more detailed implementation of the policies. However in many other cases the delivery depends on integrated working with other agencies and partnerships. Conwy County Borough Council are actively involved in several delivery partnerships such as the Local Service Board (LSB), which brings together service providers to work in a co-ordinated way.


IM024 Table 15 299 – 321 Amended to incorporate minor editorial and factual changes and to reflect progress on LDP process

Deposit LDP Policy

Implementation Mechanism

Responsible Agencies/Partners

Dependencies Contingencies Risks Mitigation

Spatial Strategy The Spatial Strategy for Conwy

Policies in the Deposit LDP

Supplementary Planning

Conwy County Borough Council

Conwy Local Strategic Board

The delivery of development needs is also dependent on

Phase development accordingly and identify Greenfield

There is a risk that further constraints on land within the

Look to the sequential test and settlement hierarchy in DP/2.

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Policy Change P

Guidance Colwyn Bay

Masterplan Provision of

commercial and residential development to meet the local community needs

Provision of adequate infrastructure to meet the new demands

Development Control Process

Development Briefs

Welsh Assembly Government

Snowdonia National Park

Denbighshire County Council

Gwynedd County Council

Utility/Service Providers

Private Developers Registered Social

Landlords Local Community

the construction of various infrastructure requirements.

contingency sites in the Deposit LDP Undertake early review of the Preferred Strategy to assess delivery and site requirements. Phase development to ensure that supporting infrastructure is available.

Urban Development Strategy Area could have an impact on delivery and take-up of Brownfield/Greenfield sites, especially relating to overall cost of delivery Availability of Government/Regional funding. Under current housing markets, the house building industry may decline with an impact on delivery of the LDP.

Planning Obligations SPG and other developer negotiation tools to promote transparency. Development of contingency sites in line with the sequential test and settlement hierarchy. Lobbying Apply an element of contingency to the housing delivery to take account of certain sites potentially not coming forward. Reviews and Monitoring through the AMR

Development Principles DP/1 All policies in the Conwy County A public and Phasing of There is a risk Ensure that the LDP

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Policy Change P

Sustainable Development Principles

Deposit LDP Colwyn Bay

Masterplan Supplementary

Planning Guidance

Delivery of development needs in the most sustainable locations of the Borough

Development Control process

Sustainable Development Assessment provided by developers

Borough Council Conwy Local Strategic

Board Welsh Assembly

Government Snowdonia National

Park Denbighshire County

Council Gwynedd County

Council Utility/Service

Providers Private Developers Registered Social


private partnership approach

Development, lobbying of government for funding and allocation of contingency sites

that further constraints on land within the Urban Development Strategy Area could have an impact on delivery and take-up of Brownfield/Greenfield sites, especially relating to overall cost of delivery Availability of Government/Regional funding. Under current housing markets, the house building industry may decline with an impact on delivery of the LDP.

is flexible enough to deal with changing circumstances and that at least priority issues, such as AHLN are delivered Look to the sequential test and settlement hierarchy in DP/2. Reviews and Monitoring through the AMR

DP/2 Overarching Strategic Approach


Supplementary Planning Guidance

Delivery of development needs in the most





Dependent on the delivery of the majority of the development needs in the Urban Development Strategy Area

Phasing of Development, lobbying of government for funding and allocation of contingency sites

Under current housing markets, the house building industry may decline with an impact on delivery of the LDP.

Sequential test policy Government Lobbying for funding to overcome the issue Apply an element of contingency to the

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Policy Change Pr

sustainable locations of the Borough


Strategic Regeneration Area Master Plan


Utility/Service Providers



housing and employment delivery to take account of certain sites potentially not coming forward Reviews and Monitoring through the AMR

DP/3 Promoting Design Quality and Reducing Crime

Area Wide Policies in the Deposit LDP


Design and Access Statements

Green Travel Plans

Implementation of Policy NTE/1 ‘The Natural Environment’

Planning Obligations SPG


Private Developers Designers/Architects North Wales Police Design Commission for

Wales

Dependent on the strength of the policies, viability and a partnership approach.

Design SPG Annual Monitoring of the policy to ensure delivery. Flexible policies.

Policy not being fully implemented.

Ensure monitoring through the Conwy Annual Monitoring Report (AMR) and amend the policy where appropriate to ensure design quality. Encourage pre-application discussions

DP/4 Development Criteria and DP/5 Infrastructure and New


Three Dragons DAT

Development Control decisions




Low Land Values and land with no constraints

Flexibility in the Developer Contributions policy to aid the delivery of needs and overcome

High Land Values and land with significant constraints.

Flexibility in what is contributed dependent on overall site requirements and cost.

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sed Justification Policy Change Propo

Developments Denbighshire County Council



landlords Village and Town

Community Councils Local Community Conwy and

Denbighshire joint Section 106 Officer

deprivation and high unemployment. Prioritise requirements and produce developer negotiation tools to promote transparency.

Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site. Apply an element of contingency to the housing and employment delivery to take account of certain sites potentially not coming forward Use the Three Dragons Tool Kit to undertake an early assessment of the likely contributions on and off site. Reviews and Monitoring through the AMR

DP/6 National Planning Policy and Guidance

National Guidance


All LDP Policies


Up to date Guidance

None None None

DP/7 Local Planning Guidance



Conwy Local Strategic

Dependent on up to date material

Annual monitoring and early review of the strategy and

Approach becomes out of date.

Reviews and Monitoring through the AMR

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Section/ Heading

Page Change Proposed Justification LDP No.

Policy

Development Briefs


Annual Monitoring

Board Snowdonia National



Council Welsh Assembly

Government Local Community Private Developers Developers/Architects Registered Social

Landlords Voluntary Sector

consideration policies.

DP/8 Masterplans and Community Appraisals


Development Briefs


Annual Monitoring Development

Control Process All LDP Policies





Local Community Private Developers Developers/Architects Registered Social

Landlords

Dependent on funding opportunities

Annual Monitoring of the policy to ensure delivery.

Availability of Government/Regional funding.

Reviews and Monitoring through the AMR Government Lobbying for funding to overcome the issue and CPO Powers

DP/9 Colwyn Bay Masterplan


Development



Dependent on funding opportunities

Annual Monitoring of the policy to ensure delivery.

Availability of Government/Regional funding.


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roposed Justification Policy Change P

Briefs Strategic

Regeneration Area Masterplan

Annual Monitoring Development

Control Process All LDP Policies


Local Community Private Developers Developers/Architects Registered Social

Landlords

Government Lobbying for funding to overcome the issue and CPO Powers

The Housing Strategy HOU/1 Meeting the Housing Need




Proposals map designations

North West Wales Local Housing Market Assessment (LHMA)

Strategic Regeneration Area Masterplan






Private Developers Developers/Architects Registered Social


Dependent on the delivery of current permissions in the short-term and the majority of delivery in the Urban Development Strategy Area in the longer-term. Dependent on the provision of infrastructure to realise the delivery of the housing needs.

Early review of the LDP Preferred Strategy, the identification of contingency sites in the Deposit LDP and sequential test policy.

Under current housing markets, the house building industry may decline with an impact on delivery of the LDP. Constraints on site may prevent the delivery of key infrastructure and community facilities.

Contingency sites CPO Powers Flexibility in what is contributed dependent on overall site requirements and cost. Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site. Use the Three Dragons Tool Kit to undertake an early assessment of the likely contributions on and off site. Reviews and Monitoring through

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LDP Page No.


the AMR

HOU/2 Affordable Housing for Local Need HOU/3 Phasing Housing Development HOU/4 Housing Density HOU/5 Housing Mix HOU/6 Rural Exception Sites for AHLN HOU/7 Council and Government Owned Sites in the Plan Area HOU/8 Register of Land Holdings




Three Dragons Tool Kit


CCBC Affordable Housing Register

First Steps Register

Rural Housing Enabler Studies







Landlords Village and Town



Local Government Data Unit

Dependent on funding from Registered Social Landlords/Housing Associations to ensure delivery of the high AHLN requirement

Housing policy, exception sites and early developer negotiation tools.


Reviews and Monitoring through the AMR including the release of contingency sites where required Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site

253


Section/ Heading

age Proposed Justification LDP PNo.

Policy Change

HOU/9 Gypsies and Travellers




Gypsy and Traveller Site Search and Appraisal

Government funding for Gypsy & Traveller provision


Local Gypsy and Traveller Organisations

Local Community Developers/Architects Welsh Government Local Strategic

Partnership Parish Councils

Dependent on the identification of need

None None Reviews and Monitoring through the AMR

HOU/10 Houses in Multiple Occupation and Self Contained Flats.











Dependent on up to date monitoring

None Policy not being fully implemented.


254


Section/ Heading


Policy Change

HOU/11 Residential Care Homes and Extra Care Housing










Landlords

Dependent on the identification of need

None None Reviews and Monitoring through the AMR

HOU/12 Re-use and adaptation of redundant rural buildings for residential use

Policies in the LDP



Three Dragons Tool Kit


CCBC Affordable Housing Register

First Steps Register

Rural Housing






Private Developers Developers/architects Registered Social



Denbighshire joint

Dependent on up to date monitoring and funding from Registered Social Landlords/ Housing Associations

Housing policy, exception sites and early developer negotiation tools.


Reviews and Monitoring through the AMR. Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site. Use the Three Dragons Tool Kit to undertake an early assessment of the likely contributions.

255


Section/ Heading

posed Justification LDP Page No.

Policy Change Pro

Enabler Studies

Section 106 Officer

Employment Strategy EMP/1 Meeting the Employment Needs




Proposals Map Designations

Development Briefs


Business Asset Report

Employment Land Monitoring Report










Dependent on the delivery of current committed employment permissions.

Early review required and sequential test policy. Flexibility

Committed sites do not come forward

Ensure that there is constant review and monitoring to bring forward sites and overcome delivery constraints. Reviews and Monitoring through the AMR including the release of contingency sites where required

EMP/2 Allocation of new B1, B2 and B8 Office and Industrial





Snowdonia National

Dependent on the delivery of current committed employment

Early review required and sequential test policy.

Flood risk issues may not be resolved on some committed sites, which will have an

Ensure that there is constant review and monitoring to bring forward sites and overcome any

256


Section/ Heading

Page Change Proposed Justification LDP No.

Policy

Employment Development Sites EMP/3 New B1, B2 and B8 Office and Industrial Development on Non Allocated Sites



Development Briefs






Council Private Developers Registered Social




permissions. Flexibility impact on delivery.

delivery constraints. Reviews and Monitoring through the AMR

EMP/ 4 Safeguarding existing B1, B2 & B8 Office and Industrial Sites Employment Land EMP/5 Office and Industrial Employment Improvement Areas EMP/6 Re-use and Adaptation of Redundant





Development Briefs











Community Councils Local Community

Conwy and Denbighshire joint Section 106 Officer

Dependent on strong policy and up to date monitoring through the AMR and the Employment Land Monitoring Report

AMR None Reviews and Monitoring through the AMR

257


Section/ Heading

LDP Page No.


Rural Buildings

Tourism TOU/1 Sustainable Tourism TOU/2 Location of New Sustainable Tourism and Recreational Development TOU/3 Holiday Accommodation Zone TOU/4 Chalet, Caravan and Camping Sites in the Urban Development Strategy Area TOU/5 Chalet, Caravan and Camping Sites in the Rural Development





Tourism Strategy Bedspace Data

(including survey on tourist accommodation by CCBC Corporate Research and Information Unit)


Chamber of Commerce Tourism Businesses Local Strategic Board Snowdonia National

Park Tourist Board Welsh Assembly

Government

Holiday Accommodation Area, Strategic and Rural Tourism Areas

Monitoring of designations to ensure they are up to date and appropriate.

None Reviews and Monitoring through the AMR

258


Section/ Heading

LDP Page No.


Strategy Area TOU/6 Extending the Holiday Season TOU/7 Tourism and Recreation Development

Community Facilities and Services CFS/1 Community Facilities and Services CFS/2 Retail Hierarchy





Retail Assessments

Retail Study North Wales

Regeneration Funding

Colwyn Bay Masterplan



Chamber of Commerce Private Developers Retail Businesses Local Strategic Board Town Centre

Partnership Village and Town



Delivery of sites for Open Space.

Monitoring of designations to ensure they are up to date and appropriate.

Difficult to prevent the loss of further facilities in the rural areas

Undertake regular health checks of rural settlements to provide valuable data for development control and their decisions. Ensure regular updates of the Retail Study are undertaken to provide evidence of current demand and supply in Colwyn Bay and Llandudno Reviews and Monitoring through the AMR

259


Section/ Heading


Policy Change

CFS/3 Primary Shopping Areas CFS/4 Shopping Zones




Retail Assessments

Retail Study


Private Developers Retail Businesses Town Centre

Partnerships Local Community

Up to date designations and monitoring of retail uses within the zones

AMR/Retail Study and Zone Monitoring

Pressure from other uses.

Reviews and Monitoring through the AMR / Retail Study and Zone Monitoring

CFS/5 Retail Parks





Retail Assessments

Retail Study



Partnerships

Dependent on a strong policy and careful monitoring of retail uses within the retail parks

AMR Retail Study

Pressure from other uses.


CFS/6 Safeguarding of shops selling convenience goods Community Facilities outside the sub-regional centre and the town centres




Retail Assessments

Retail Study



Partnerships Local Community

Up to date policy. Dependent on the delivery of housing development and partnership working with relevant bodies.

Annual Monitoring Report and Village Services and Facilities monitoring.

Difficult to prevent the loss of further facilities in Conwy

Undertake regular health checks of Conwy and review the policy through the AMR and updated Retail Studies. Undertake regular health checks of rural settlements to provide valuable data for development control

260


Section/ Heading

LDP Page No.


and their decisions.

CFS/7 Shop Front Design CFS/8 Shop Front Security





Retail Assessments

Retail Study



Partnerships Local Community Architects

Implementation of the SPG

None None None

CFS/9 Safeguarding Allotments CFS/10 New Allotments




Community Facilities Assessment


Village and Town Community Councils

Private Developers Local Community Conwy and


Up to date policy and monitoring of supply and demand.

Annual Monitoring Report, Village Services and Facilities monitoring survey and Planning Obligations SPG

Unable to prevent the loss of community facilities in the rural area.


CFS/11 Development and Open Space


Supplementary Planning



Up to date policy. Dependent on

Annual Monitoring Report, Village Services and Facilities

Unable to prevent the loss of community facilities in the


261


Section/ Heading

LDP Page No.


CFS/12 Safeguarding Existing Open Space CFS/13 New Open Space Allocations

Guidance Open Space

Assessment. Development

Control Process Planning

Obligations SPG Open Space

Assessment



the delivery of housing development and partnership working with relevant bodies.

monitoring survey and Planning Obligations SPG

rural area. Undertake regular health checks of rural settlements to provide valuable data for development control and their decisions.

CFS/14 New Burial Ground Allocations






Local Community

Up to date policy and monitoring of supply and demand.

Annual Monitoring Report


CFS/15 Education Facilities


Primary Schools Modernisation Report








Up to date policy. Dependent on the delivery of housing development and partnership working with relevant bodies.

Annual Monitoring Report


The Natural Environment NTE/1 The Natural Environment


Supplementary


Snowdonia National

Dependent on the developer contributions to

Planning Obligations SPG and partnership


Use the Three Dragons Tool Kit to undertake an early

262


Section/ Heading

LDP Page No.


NTE/2 Green Wedges and Meeting the Development Needs of the Community NTE/3 New Green Wedges NTE/4 Biodiversity NTE/5 The Landscape and Protecting Special Character Areas NTE/6 The Coastal Zone

Planning Guidance


AONB Management Plans

Environmental Impact Assessments

Development Control Decisions

Appropriate Assessments

Species Surveys Biodiversity

Action Plans.



Council Archaeology Local Amenity Groups Volunteer

Organisations Conwy Biodiversity

Partnership Countryside Council for

Wales

manage, conserve and enhance sites

working assessment of the likely contributions on and off site. Reviews and Monitoring through the AMR

NTE/7 Energy Efficiency and Renewable Technologies in New Development






Landlords

Dependent on the delivery of development, which meets the renewable energy targets of the policy.

Monitor policy through the AMR and produce early negotiation tools for developers on the Council’s requirements.

Further constraints on site which has an impact on the deliverability in financial terms.

Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site. Reviews and

263


Section/ Heading

LDP Page No.


NTE/8 Onshore Wind Turbine Development


Code for Sustainable Homes Assessment

Energy Efficiency Grants

Building Regulations

Monitoring through the AMR

NTE/9 Sustainable Drainage Systems NTE/10 Foul Drainage NTE/11 Water Conservation





Code for Sustainable Homes Assessment



Landlords Environment Agency

Wales

Dependent on the delivery of development


Further constraints on site which has an impact on the deliverability in financial terms.

Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site. Reviews and Monitoring through the AMR

Cultural Heritage CTH/1 Cultural Heritage CTH/2 Development Effecting Heritage




Conservation





Implementation of policy and SPG



Enforcement Procedures Undertake early consultation with statutory bodies to identify constraints and the deliverability

264


Section/ Heading

LDP Page No.


Assets CTH/3 Buildings and Structure of Local Importance CTH/4 Enabling Development

Area Appraisals and Management Plans

Urgent Works and Repairs Notices

Enforcement Procedures

Local list of non-listed buildings of Historic and Architectural merit

Volunteer Organisations

Archaeological Bodies Local Amenity Groups CADW

of the site. Reviews and Monitoring through the AMR

CTH/5 The Welsh Language







Local Amenity Groups Local Community and

Businesses Welsh Language Board

Implementation of the Welsh Language SPG

Ensure that the impact of the proposed development has been fully covered in the Community and Linguistic Statement or Impact Assessment


Reviews and Monitoring through the AMR Development Control Process

Sustainable Transport STR/1 Sustainable Transport, Development and Accessibility STR/2 Parking

Conwy Transport Plan





Developers Highways Agency Transport Providers Network Rail Welsh Assembly

Government

Dependent on funding and developer contributions from development.

None Risk to raising the appropriate level of funding for larger infrastructure dependencies. High Land Values and land with

Developer Contributions Flexibility in what is contributed dependent on overall site requirements and cost.

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Section/ Heading

LDP Page No.


Standards SPG STR/3 Mitigating Travel Impact STR/4 Non-Motorised Travel STR/6 Rail Freight

Transport Assessments

Green Travel Plans

Developer Contributions

significant constraints.

Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site. Use the Three Dragons Tool Kit to undertake an early assessment of the likely contributions on and off site. CPO Powers Regional Transport Plan.

STR/5 Integrated Sustainable Transport System

Abergele Town Centre Traffic Improvement Scheme



Highways Agency Landowners Developer

Government Funding and Developer Contributions

Developer contributions has a degree of flexibility in terms of community facilities provision to ensure Delivery. Work alongside landowners and WAG to ensure agreement and delivery

Viability Landowners object to development

Flexibility in the policy. CPO Powers

Forydd Harbour SUSTRANS Funding Partnership Lack of Funding Partnership Working

266


Section/ Heading

LDP Page No.


dual-use Bridge Conwy County Borough Council


Developers Landowners

Working to establish developer contributions, SUSTRANS funding and Lottery funding.

to establish developer contributions, SUSTRANS funding and Lottery funding.

Llandudno Junction Integrated Footbridge


Network Rail Developers Landowners Local Businesses Local Community

Funding Partnership Working to establish developer contributions.

Lack of Funding Partnership Working to establish developer contributions,

Llandudno Sustainable Transport Interchange Facility


Network Rail Bus Companies SUSTRANS Developers Landowners Local Businesses Local Community

Funding Partnership Working to establish funding and developer contributions.

Lack of Funding Partnership Working to establish funding and developer contributions,

Minerals and Waste Strategy MWS/1 Minerals and Waste MWS/2 Minerals MWS/3







The local Quarry industry to deliver demand. Up to date designations

Allocation of sites Policy not being fully implemented.


267


Section/ Heading

LDP Page No.


Safeguarding Hard Rock and Sand and Gravel Resources MWS/4 Quarry Buffer Zones MWS/5 Sand and Gravel Safeguarding

North Wales Minerals and Waste Planning

Local Amenity Groups Volunteer

Organisations Quarry Industry Network Rail Highways Agency

MWS/6 5 Proposals for Waste Management MWS/7 6 Locations for Waste Management Facilities MWS/8 7 Use of Industrial Land for Waste Management Facilities MWS/9 Safeguarding






North Wales Regional Waste Plan





Local Amenity Groups Volunteer

Organisations Developers/Architects

Dependant on the extension/ retention of existing sites. Dependant on developer contributions

Reasoning and Justification for the allocation of the Sites Planning Obligations SPG



268


Section/ Heading

LDP Page No.


Existing Waste Facilities MWS/10 8 Landfill Buffer Zone MWS/11 Construction or Demolition Waste

IM025 5.8 Monitoring Framework

322 5.8 Appendix 2: Monitoring Framework


IM026 5.8.1 322 Preparation of any plan should never be seen as a once and for all activity. It is essential to check that the plan is being implemented correctly, assess the outcomes that result, and check if these still remain as intended and as currently desired. This requires a process of continual monitoring, and the potential to review the Plan’s policies and proposals as and when necessary. Monitoring is therefore an important element of the development plan process, providing the basis for the review of the plan, and the preparation of modifications where necessary.


IM027 5.8.2 322 The new planning system places great importance on the process of continual Plan review. The components of the LDP mean that each part can be reviewed and amended individually leading to a more rapid and responsive planning system. A key component of this process is the requirement to produce an Annual Monitoring Report (AMR). Each year this will need to be submitted to the Government, and relate to information up to the end of March of that year. The Council is required by the Welsh Government to produce an Annual Monitoring Report (AMR) to be submitted to the Welsh Government by 31st October each year following adoption of the Plan. It The AMR will assess the extent to which policies in local development


269


Section/ Heading

LDP Page No.


documents the LDP are being achieved and will also incorporate the results of the SEA/SA monitoring. LDP Regulation 37 requires the AMR to identify any policy that is not being implemented and to give the reasons, together with any steps the authority intends to take to secure the implementation of the policy and any intention to revise the LDP to replace or amend the policy.

IM028 5.9.1 323 Planning Policy Wales Edition 3 states that development plan policies should be kept up to date by means of regular monitoring and review. To date, there has been no guidance issued by the Welsh Assembly Government in relation to monitoring of LDPs. For comparative purposes guidance used in England, known as ‘Local Development Framework – Monitoring Guidance’ is used to formulate a robust monitoring framework for the Conwy LDP. In order to monitor the Plan, key performance indicators are required to be identified and monitored to measure the Plan's overall effectiveness. The following indicators have been identified in planning guidance and during plan preparation:

a) National core indicators; b) SEA/SA indicators; and c) Local output indicators;


IM029 5.9.2 323 Progress towards any plans vision should be measured against a number of Performance Indicators (PI). The monitoring guidance issued in England advises that a structured approach to developing indicators is necessary, recognising their different types and purposes. This reflects the recommended approach of establishing objectives, defining policies, setting targets and measuring indicators. Contextual indicators should be monitored to describe the social, environmental and economic background, and provide a basis for checking the continued relevance and approach. These will be included within the Annual Monitoring Report. Output indicators should be identified to measure the performance of policies, by measuring quantifiable physical activities that are directly related to, and are a consequence of, the implementation of planning policies.


270


Section/ Heading

LDP Page No.


Their selection needs to be guided by the key spatial and sustainability objectives. These are of three types: Core output indicators which are identified by the Government, and must be collected, in order to provide a comprehensive regional and national data set; local output indicators - which address matters not covered by the core indicators, but which are important locally; and significant effects indicators which assess the significant social, environmental and economic effects of policies, and are linked to the sustainability appraisal, and will be developed through that analysis. The LDP Manual, published by the Welsh Government, identifies a number of national core indicators, the first two of which are specified in the Regulations. In addition to these core indicators the SEA/SA Scoping Report identifies SEA/SA indicators and targets which can be used to assess progress on sustainability issues (see Background Paper 10). The local output indicators address matters not covered by the core & SEA indicators, but which are considered important locally.

IM030 5.9.3 323 The development of a monitoring framework will be gradual and evolutionary, as the Conwy LDP is put into place, and as the spatial approach to planning is developed. The set of indicators collected, with associated targets, should be kept short, to enable collection to be achieved and to provide a simple but robust set of measures of the plan’s performance. Monitoring indicators will be the primary criteria for measuring the implementation of polices and allocations. In addition to this the above monitoring indicators, a series of targets and trigger points will be implemented alongside monitoring indicators to highlight the performance of policies. The following features will form the monitoring framework and will collectively ensure the appropriate implementation of policy in the tables below.


IM031 Policy DP/1 325 Amended to reflect national planning policy and guidance and progress on LDP process.

STRATEGIC POLICY DP/1 – SUSTAINABLE DEVELOPMENT PRINCIPLES

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LDP Page No.


Objective(s) Monitoring Aim All Spatial Objectives are covered under the Development Principles. The Development Principles are, in the majority of cases, delivered and monitored via other supporting policies within the Plan.

To contribute to promoting sustainable communities in Conwy. To decrease the level of population in the most deprived wards. Te ensure the predicted changes in population are met by securing construction of 85% of the housing need within the Urban Development Strategy Area and 15% in the Rural Development Strategy Area. Te ensure the predicted changes in population are met by securing construction of 80% of the employment need within the Urban Development Strategy Area and 10% in the Rural Development Strategy Area. To secure contributions from developers towards required infrastructure requirements.

Targets & Trigger Points Monitoring Indicators Source Data Area Target Base Level Trigger Level

% of population who live in the Lower Super Output Areas (LSOAs) that rank amongst the 100 most deprived wards LSOAs in Wales.

Welsh Index of Multiple Deprivation (WIMD)

Plan Area 10% reduction in percentage of population who live in LSOAs that rank amongst the 100 most deprived wards LSOAs in Wales.

2 consecutive years of no decrease.

% of housing development take up in the Urban and Rural Development Strategy Areas (UDSA – RDSA) in meeting predicted population change requirements.

Planning Applications (M3) and the Joint Housing Land Availability Study

Plan Area 85% in the UDSA and 15% in the RDSA by 2010, 2017 and 2022.

Urban – Rural – (2010 baseline from completions, commitment and windfall forecasts).

10% deviation in each strategic development area.

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% of employment land take up in the Urban and Rural Development Strategy Areas in meeting predicted population change requirements.

Planning Applications (M3) and the Joint Housing Land Availability Study Employment Land Monitoring Report.

Plan Area 80% 85% in the UDSA and 20% 15% in the RDSA by 2010, 2017 and 2022.

(2010) 10% deviation in each strategic development area.

% of total new housing development on brownfield land. Amount of new development (ha) permitted via conversions and brownfield redevelopment as a % of all development permitted.

Planning Applications (M3) and the Joint Housing Land Availability Study & Employment Land Monitoring Report.

Plan Area 60% and above 50% Decrease below base level.

% of total new employment development on brownfield land.

Planning Applications (M3) and the Joint Housing Land Availability Study.

Plan Area 60% and above 50% Decrease below base level.

The number of reported crime incidents by type as a total.

Local Crime Statistics, Home Office. North Wales Police

Plan Area 15% decrease overall 7555 (2010) 7299 (2012) 6989 6831 (2017) 6422 6386 (2022)

7555 7486 (crime incidents 2008/09 2009/2010)

Increase from the base level for more 3 consecutive years.

Number of Planning applications approved not in accordance with the relevant Supplementary Planning Guidance (i.e. Design SPG) or Planning Brief.

CCBC Planning Applications and M3 System.

Plan Area 100% 0 3 in any year.

Total successful obligations negotiated with developers.

CCBC Planning Applications and M3 System and CCBC S106 Database.

Plan Area 5 a year (2010) 10 a year (2017)

5 a year Less than base level.

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20 a year (2022)

Total number of planning applications being approved against policy DP/6 ‘National Guidance’.

CCBC Planning Applications and M3 System.

Plan Area 0 0 3 in any year.

Prepare and adopt the Design SPG Planning Policy Plan Area Completed by the end of 2011 SPG completed and adopted within 12 months of LDP adoption

n/a n/a

Amount of greenfield and open space lost to development (ha) which is not allocated in the LDP or in accord with LDP Policy.

Planning Applications (M3)

Plan Area None lost n/a 1 in any year

IM032 Policy HOU/1 326 Amended to reflect national

planning policy and guidance and progress on LDP process

STRATEGIC POLICY HOU/1 – ‘MEETING THE HOUSING NEED’

Objective(s) Monitoring Aim SO1: Ensure the needs of the community are met, whilst at the same time protect the natural and built environment, by promoting adequate and appropriate levels of development, locating development where practicable on previously developed land and primarily in the larger urban coastal settlements and along existing and proposed infrastructure networks, identifying and protecting key environmental assets, and ensuring an efficient density of development compatible with local amenity To accommodate sustainable levels of population growth. SO3. To provide land to enable an adequate and and develop a diverse supply of housing to contribute to needs, including affordable housing for

To secure construction of 6800 6350 dwellings, inclusive of committed, windfall and new allocations and 1600 1875 affordable housing units via all mechanisms, whilst at the same time ensuring the right type, tenure and size of housing development is achieved. To maintain a 5 year housing land supply. To control housing development in the open countryside. To promote comprehensive regeneration through the control of Houses in

274


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LDP Page No.


local need, and to meet the need for Gypsies and Travellers, at a scale that is consistent with the ability of different areas and communities to grow.

Multiple Occupation whilst at the same time ensuring self-contained flats are of a high design standard.

Targets & Trigger Points Monitoring Indicators Source Data Area Target Base Level Trigger Level

Annual Building Rate. Number of net additional affordable and general market dwellings built per annum.

M3/Joint Housing Land Availability Studies and annual return to Welsh Government on affordable housing.

Plan Area

453 125 affordable and 423 general market dwellings a year per annum.

453 132 affordable and 423 dwellings a year per annum

+ 15% (521) or – 15% (385) 15% above or below target

5 Year Housing Land Supply (housing land supply calculated by past build rates method).

M3/Joint Housing Land Availability Studies.

Plan Area 5 Year Housing Land Supply

5 Year Housing Land Supply

+ 15% (2605) or – 15% (1925) 15% below target for two consecutive years.

Number of vacant dwellings brought back into use. M3/CCBC Housing Services Monitoring.

Plan Area 25 Dwellings a year

25 Dwellings a year (from 2012)

– 20% (17.5) -15% for two consecutive years.

Annual construction of affordable housing. M3/Joint Housing Land Availability Studies.

Plan Area 145 Dwellings a Year

77 Dwellings a Year

+ 15% (167) or – 15% (123)

Amount of housing development permitted on allocated sites (a) as a % of development plan housing allocations and (b) as a % of total housing development permitted.

M3/Joint Housing Land Availability Studies

Plan Area (a) 15% per annum (b) 70% (to allow for windfalls & conversions)

n/a (a) 10% or below for two consecutive years (b) 15% below target for two consecutive years.

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The number of new housing developments not achieving 100% affordable housing provision in the Rural Development Strategy Area.

M3/Rural Housing Enabler Studies/Joint Housing Land Availability Studies.

Rural Development Strategy Area

0 0 1 or more planning permissions achieving less than 100% provision.

Average density of housing development permitted on allocated development plan sites.

M3 Plan Area Min. 30 dwellings per hectare for scheme of 3 or more dwellings.

n/a 5 or more scheme granted permission at less than 30 dwellings per hectare.

The number of new dwelling schemes (3 or more in a scheme) completed at a minimum density of 30 dwellings per hectares.

M3 Plan Area 100% 100% 5 or more planning permissions built at less than 30dph.

The number of housing schemes developing housing types and sizes against the evidence set out in the Local Housing Market Assessment and/or Social/Affordable Housing Registers.

M3 Plan Area 0 0 1or more planning permissions granted against officer recommendation.

Annual construction Amount of affordable housing delivered permitted via ‘exception sites’.

M3/Rural Housing Enabler Studies/Joint Housing Land Availability Studies.

Urban Development Strategy Area and Llanrwst.

5 Dwellings a year

5 Dwellings a year + 50% (7.5) or – 50% (2.5) Dwellings 20% above or below target.

The percentage of affordable housing delivery on council owned sites.

M3/Rural Housing Enabler Studies/Joint Housing Land Availability Studies/CCBC Asset

Plan Area 50% 30% – 25% (25%) delivery

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Management. The number of applications for Houses of Multiple Occupation achieving planning permission.

M3 Plan Area 0 0 1or more planning permissions.

Prepare and adopt SPG on Affordable Housing. Planning Policy and Housing.

Plan Area Adopted within 12 months of LDP adoption.

n/a n/a

Prepare and adopt SPG produced on Self Contained Flats.

Planning Policy and Housing.

Plan Area Completed by end of 2012 Adopted within 12 months of LDP adoption.

n/a n/a

IM033 Policy EMP/1 327 Amended to reflect national


STRATEGIC POLICY EMP/1 – ‘MEETING THE EMPLOYMENT NEED’

Objective(s) Monitoring Aim SO1: Ensure the needs of the community are met, whilst at the same time protect the natural and built environment, by promoting adequate and appropriate levels of development, locating development where practicable on previously developed land and primarily in the larger urban coastal settlements and along existing and proposed infrastructure networks, identifying and protecting key environmental assets, and ensuring an efficient density of development compatible with local amenity To accommodate sustainable levels of population growth. SO4. Identify and safeguard adequate land to meet the community's needs for more jobs and greater economic prosperity and reduced out-commuting levels focussing, in particular, on higher value employment opportunities and skills development within and around the strategic hubs of Conwy, Llandudno, Llandudno Junction and Colwyn Bay and the strategic hub of Rhyl, St Asaph and Prestatyn including Kinmel Bay in the

To contribute to predicted population changes and increase employment levels by securing construction of 32 20.5 hectares of employment land, inclusive of completions, committed, and new allocations. To reduce out-commuting levels through construction of an additional 15 15.5 hectares of employment land in the Urban Development Strategy Area.

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accessible and sustainable location of Abergele. SO5. Encourage the strengthening and diversification of the rural economy that is where this is compatible with the local economy, community and environment environmental interests.

Targets & Trigger Points Monitoring Indicators Source Data

Area Target Base Level Trigger Level Annual Unemployment Level. WAG WG Stats

Wales: Annual Unemployment Rates by Welsh Local Authority.

Plan Area

Decrease unemployment levels by 10%

4.8% (Year ending 31 March 2007)

15% or higher

Number of County Borough Residents in Employment. WAG WG Stats Wales: Employment Status persons 16+.

Plan Area

Increase Employment Levels by 10% as indicated below: 47,500 (2010) 47,826 (2012)* 49,875 (2017) 49,227 (2017)* 52,250 (2022) 49,850 (2022)*

47,500 (Year ending 31 March 2007)

No increase for 3 or more consecutive years, or decrease below Base level.

Annual rate of employment land take up in Conwy. CCBC Planning applications, Employment Land Monitoring Report and M3 system.

Plan Area Development of 32ha of Employment Land 11.5 Hectares (2010)

11.5 Hectares (built since 2007)

Greater than 10 hectares or less than 1.5ha for two or more consecutive years.

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26 Hectares (2017) 32 Hectares (2022)

Annual rate of Employment land take up development per annum in the Urban Development Strategy Area.

CCBC Planning applications, Employment Land Monitoring Report and M3 system.

UDSA Development of 15 33 ha of Employment Land by 2022 4 Hectares (2010) 4.54 ha by 2012 (0.91 ha pa) 10 Hectares (2017) 19.82 ha by 2017 (24.36 ha pa) 11 Hectares (2022) 33 ha by 2022 (8.64 ha pa)

4 Hectares (Over supply from the requirement generated to meet the 32ha). 11.7 ha built since 2007

Greater than 5 hectares or less than 1.5ha for two or more consecutive years. Annual development rates 15% lower or higher than targets for two or more consecutive years.

Employment land development per annum in the Rural Development Strategy Area


RDSA Development of 3 ha of employment land by 2022. 0.44 ha by 2012 (0.09 ha pa) 2.16 ha by 2017 (0.34 ha pa)

0 ha built since 2007

Annual development rates 15% lower or higher than targets for two or more consecutive years.

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3.0 ha by 2022 (0.17 ha pa)

Number of Conwy residents out-commuting to work to locations outside of the County Borough.

Statistics on commuting in Wales – Statistical Directorate, Welsh Assembly Government.

Plan Area 5,200 out-commuters (net 2009 figure) 4120 out-commuters (net 2017 figure 3525 out-commuters (net 2022 figure) Reduce out-commuting levels by: 249 by 2012* 1331 by 2017* 1800 by 2022*

5,200 7,200 out-commuters (net 2009 2010 figure)

No decrease for 3 or more consecutive years, or increase above base level.

The amount of new employment permitted on allocated sites in the development plan (a) as a % of all development plan employment allocations and (b) as a % of total development permitted (ha and units).


Plan Area (a) 15% per annum (b) 80% (to allow for commitments and developments on non-allocated sites)

n/a (a) 10% or below for 2 consecutive years (b) 15% below target for 2 consecutive years.

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Prepare and adopt SPG on Rural Conversions. Planning Policy Plan Area Adopted within 12 months of LDP adoption.

n/a. n/a

* Calculations based on phasing and land to jobs ratio contained in BP42 – ‘Employment Land Demand and Supply’ IM034 Policy TOU/1 328 Minor editorial changes

STRATEGIC POLICY TOU/1 – ‘TOURISM’ Objective(s) Monitoring Aim SO5. Encourage the strengthening and diversification of the rural economy that is where this is compatible with the local economy, community and environment environmental interests. SO8. Assist tourism through the protection and enhancement of coastal and rural based tourism attractions and accommodation and further exploit the potential to develop, strengthen and encourage an all year round tourism industry.

To ensure high quality tourism facilities and accommodation are available in the most suitable locations. Avoiding further over-concentrations of static units in the Urban Development Strategy Area and Coastal Zone. Ensuring Chalet, Caravan and Camping Sites in the Rural Development Strategy Area are provided at suitable locations. Promoting new tourism attractions at suitable locations to encourage an all year round tourism.

Targets & Trigger Points Monitoring Indicators Source Data Area Target Base Level Trigger

Level Level of serviced accommodation within Holiday Accommodation Zone (HAZ).

M3 HAZ No less than current base level.

68 1 +/-

New Chalet, Caravan and Camping Sites in the Urban Development Strategy Area granted permission against Policy.

M3 Urban Development Strategy Area

0 n/a 1 permission

New Chalet, Caravan and Camping Sites in the Rural M3 Rural 0 n/a 1 permission

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Development Strategy Area granted permission against Policy.

Development Strategy Area

Extension of the holiday season for existing caravans, chalets and camping sites.

M3 Plan Area 0 n/a 1 permission

Number of decisions supporting the loss of tourism facilities against officer recommendation.

M3 Plan Area 0 n/a 1 permission

IM035 Policy CFS/1 329 – 330 Amended to reflect national


STRATEGIC POLICY CFS/1 – ‘COMMUNITY FACILITIES AND SERVICES’

Objective(s) Monitoring Aim SO6. Develop vibrant town centre destinations for shopping, business and commerce, culture, entertainment and leisure through the protection and enhancement of the vitality, viability and attractiveness of Llandudno as the strategic sub regional retail centre, and regeneration of Colwyn Bay town centre and other key shopping centres. SO10. Ensure that good, sustainable, inclusive design is delivered which includes the opportunity to design out crime, to develop strong, safe and locally distinctive communities and encourage the younger population to remain and return to the area.

To enable the provision of social and community facilities in Conwy by recognising existing and future need, safeguarding existing provision and facilitating new provision where evidence of need exists.


Level Percentage of vacant units within town centres the primary shopping areas and shopping zones.

Experian GOAD / CCBC

Plan Area No more than 15% in any centre.

Various levels. See BP16

15% or more for 3 consecutive

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years. ‘Clustering’ of non-A1 uses in the primary shopping areas and shopping zones.

Experian GOAD / CCBC

Plan Area Not more than 30% of shops units in a continuous frontage comprising non A1 uses.

Various levels. See BP/16

More than 30% of the shops or more units in a continuous frontage comprising non A1 uses.

Number of applications for new non-bulky retail floor space outside of centres defined in the retail hierarchy.

Experian GOAD/ M3

Plan Area 0 permissions (except where they are to support rural communities).

- 1 permission.

Percentage of A1 units in Primary Shopping Areas.

Experian GOAD/ CCBC

Plan Area 75% 69% in Llandudno 72% in Colwyn Bay

65% or lower.

Loss of essential convenience shops community facilities outside Llandudno and the town and district centres.

CCBC Community Facilities Survey

Plan Area No more than 5 shops facilities lost over the Plan period.

- 6 or more essential shops community facilities lost to other uses.

Percentage Number of relevant applications granted resulting in the shop front making a positive contribution to having a negative impact on the area.

CCBC Conservation Area Appraisals and M3

Plan Area 90% of the relevant applications making a positive impact on shop fronts in the area 0 permissions granted.

See conservation area appraisals (where applicable).

No more than 10% of applications resulting in shop fronts making a negative contribution to the area 1 permission

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granted.

Net loss of land for allotments.

M3 Plan Area No net loss of land where a need exists in that community.

- Net loss of 0.1 hectares or more allotments.

Number of applications approved for new allotments in locations across the Plan Area on allocated sites and other suitable sites where a need exists and which accord with development principles.

M3 / Waiting list for allotments

Plan Area 100% of applications approved where a need exists.

- Refusal of 2 1 or more applications over the plan period.

Number of developments for 30 or more dwellings which provide on site provision for open space in line with Policy CFS/11 and LDP4 ‘Planning Obligations’.

M3 Plan Area 100% of applications relevant developments (having regard to LDP4 priorities).

- 2 1 or more applications providing commuted sums as exceptions.

Number of developments of less than 30 dwellings which make provision for a commuted sum for open space in line with Policy CFS/11 and LDP4 ‘Planning Obligations’

M3 Plan Area 100% of relevant developments (having regard to LDP4 priorities)

1 or more applications not providing commuted sums.

Net loss of open space.

CCBC Open Space audit and review

Plan Area No net loss of land where a need exists in that community.

2010 open space assessment

Net loss of 0.1 hectares or more open space.

Applications approved for new areas of open space in locations across the Plan Area.

M3 Plan Area 100% of applications approved where a need exists

2010 open space assessment

Refusal of 2 1 or more applications over the

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and where in line with development principles.

plan period where in accord with development principles.

Number of Applications approved for new areas for burial grounds in locations across the Plan Area that are in need of such facilities on allocated sites and elsewhere where need exists.

M3 Plan Area 100% of applications approved where a need exists.

- Refusal of 2 1 or more applications over the plan period where in accord with development principles.

Number of Applications approved for new school developments complying with development principles.

M3 Plan Area To review following the finalisation of the Primary School Modernisation Project.

N/A Review following completion of the Primary School Modernisation Project in 2011.

Review the Conwy Retail Study Planning Policy and CCBC Research Team

Plan Area Commence by 2011/12. Complete within 12 months of adoption.

n/a n/a

Amount of major retail, office and indoor leisure development (m2) permitted in town centres as a % of all major development permitted within the Plan Area.

Experian GOAD/CCBC/M3

Plan Area 90% of floorspace (excluding floorspace permitted on allocated and existing retail

80% or less (excluding floorspace permitted on allocated and existing retail and

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and business parks).

business parks).

IM036 Policy NTE/1 331 – 332 Amended to reflect

representations received on Revised Deposit LDP, national planning policy and guidance and progress on LDP process

STRATEGIC POLICY NTE/1 – ‘THE NATURAL ENVIRONMENT’

Objective(s) Monitoring Aim SO11. Reduce energy consumption through the careful siting and design of buildings and the promotion of renewable energy developments where they have prospects of being economically attractive and environmentally and socially acceptable. SO12. Safeguard and enhance the character and appearance of the undeveloped coast and countryside, sites of landscape/conservation importance and features of archaeological, historic or architectural interest and ensure the conservation of biodiversity and protected species. SO14. To promote the prudent use of resources through the minimisation of waste and assist in providing an integrated network of waste management facilities consistent with the needs of the area and the waste hierarchy.

To ensure new development conforms to Building Regulations and national targets for new build. Ensure large developments seek to provide 10-25% of their energy requirements from on site renewable resources. To maintain the open character of the coastal zone and areas of green wedge. To protect any features of archaeological, historical or architectural importance. To ensure that there is no net loss of development provides for biodiversity within the plan area. Where appropriate, any new development will be expected to assess, mitigate for loss and monitor levels of biodiversity. To retain and enhance the favourable conservation status of designated sites and their features. To ensure that new development provides for adequate and sustainable drainage.

Monitoring Indicators Source Data Targets & Trigger Points

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Area Target Base Level Trigger Level

Permissions granted for development having which is considered to have a negative impact on an LBAP (full list) species/habitats.

LBAP, Countryside consultation.

Plan area 0 n/a 1 permission

Development adversely affecting a RIG granted permission against Officer or local archaeological organisation recommendations.

M3 Plan area 0 n/a 1 permission

Development within a green wedge (excluding one planet, rural enterprise dwelling or affordable housing for local need) granted against officer recommendations.


Proposals approved without Management Agreements or unimplemented Management Agreements contrary to Officer recommendations.


Development greater than 0.5 ha on Grade 2 and 3a agricultural land which does not comprise an LDP allocation.


Applications granted permission against Officer recommendations where a detrimental impact on an LCA SLA had been identified.

M3/Conservation consultation

Plan area 0 n/a 1 permission

Development within Coastal Zone granted permission against officer recommendation or against Policy NTE/1.

M3/Conservation consultation

Coastal Zone 0 n/a 1 permission

All larger developments not producing 10-25% renewable energy production on site.

M3 Plan area 10-25% n/a 1 permission

Onshore wind turbine development within SSA achieving below 5MW.

CCBC, M3 SSA All developments >5MW and above.

28MW 1 permission below 5MW.

Onshore wind turbine development within SSA. CCBC, M3 SSA 28MW (2010) 56MW (2017)

28MW 20% +/- the target.

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140MW (2022) (subject to TAN8 rev).

Onshore wind turbine development greater than 5MW approved outside SSA.

CCBC, M3 Plan area 0 n/a 1 permission

BREEAM levels for new build employment (Table NTE/6g) not being met.

BRegs, M3 Plan area Target set out in Table NTE/6g. BREEAM ‘very good’ for developments with floorspace of 1000sqm or more, or on sites of 1 hectare or more and achieve mandatory credits for Excellent under Ene 1. – reduction of CO2 emissions (or subsequent updates)

n/a 1 permission

CFSH levels for new build dwellings (Table NTE/6g) not being met.

BRegs, M3 Plan area Target set out in Table NTE/6g. CFSH (version 3) level 3 plus 1 credit under Ene 1 – Dwelling Emission Rate (or subsequent

n/a 1 permission

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LDP Page No.


updates) Applications granted permission against Officer or EAW advice of the SAB to incorporate SUDS or adequate drainage provision.

M3 Plan area Per Officer or EAW advice of the SAB.

n/a 1 permission

Applications granted permission against Officer or EAW advice to incorporate adequate drainage provision.

M3 Plan area All development.

n/a 1 permission

Applications granted permission against Officer or statutory consultee advice to incorporate water conservation methods.

M3/Statutory Consultee Plan area All development.

n/a 1 permission

New development of 1,000 m2 or 10 dwellings to submit not submitting a Water Conservation Strategy.

M3 Plan Area Development of 1,000 m2 or 10 dwellings.

n/a 1 permission

Produce SPG on Renewable Energy. Planning Policy. Plan Area Completed by end of 2012 within 12 months of adoption.

n/a n/a

Produce SPG on Natural Environment Planning Policy Plan Area Completed by end of 2012 within 12 months of adoption.

n/a n/a

Produce SPG on onshore wind turbine development

Planning Policy

Plan Area

Completed within 12 months of LDP adoption

n/a n/a

Development permitted in C1 and C2 floodplain areas not meeting all TAN15 tests or EAW recommendations.

M3/EAW Plan Area None permitted n/a 1 permission

The capacity of Renewable Energy developments (MW) installed inside Strategic Search Areas by type (TAN8).

Planning Policy/DC Plan Area Target set out in TAN8, NEP or PPW

n/a Not achieving target set out in TAN8,

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National Energy Policy or PPW

Applications granted permission which result in the loss of land within an SPA, SAC or SSSI

Planning Policy Plan Area None permitted n/a 1 permission resulting in loss of area.

Applications granted permission against Officer or CCW advice considered to have potential to cause harm to a protected site or species

M3 Plan Area None permitted n/a 1 permission

Number of biodiversity conditions not implemented. M3/DC Plan Area All implemented n/a 1 condition not implemented

Any negative effect highlighted by a statutory body relating to a degradation of a water body within a European site as a result of Conwy LDP promoted development.

External Statutory Body

Plan Area None permitted n/a 1 permitted

Any negative effect caused in a neighbouring authority area brought to the attention of a statutory body thought to be caused by a development or Policy in the Conwy LDP.

External Statutory Body

Plan Area None permitted n/a 1 permitted

IM037 Policy CTH/1 333 – 334 Amended to incorporate minor

editorial changes and to reflect representations received on Revised Deposit LDP, national planning policy and guidance and progress on LDP process

STRATEGIC POLICY CTH/1 – ‘CULTURAL HERITAGE’

Objective(s) Monitoring Aim SO6. Develop vibrant town centre destinations for shopping, business and To ensure that Conwy’s heritage assets and the Welsh language are

290


Section/ Heading

LDP Page No.


commerce, culture, entertainment and leisure through the protection and enhancement of the vitality, viability and attractiveness of Llandudno as the strategic sub regional retail centre, and regeneration of Colwyn Bay town centre and other key shopping centres. SO10. Ensure that good, sustainable, inclusive design is delivered which includes the opportunity to design out crime, to develop strong, safe and locally distinctive communities and encourage the younger population to remain and return to the area. SO12. Safeguard and enhance the character and appearance of the undeveloped coast and countryside, sites of landscape/conservation importance, features of archaeological, historic or architectural interest and ensure the conservation of biodiversity and protected species. SO13. To protect and improve accessibility to essential services and facilities, including open space, allotments, health, education and leisure. SO16. Ensure that development supports and sustains the long-term wellbeing of the Welsh language and the character and linguistic balance of communities within the County Borough.

protected or where possible, enhanced through development proposals that affect them. A key aspect of monitoring in this chapter will be the production and approval of an SPG which provides the necessary detail to guide development proposals, and also the effectiveness of each policy in delivering the LDP objectives and maintaining and improving the quality of the cultural and historic environment.


Level Number of Appeals won by LPA on applications that relate to following refusals under Policy CTH/3 relating to development adversely affecting buildings and structures of local importance.

PINS Appeal Decisions.

Plan Area 95% 100% per annum

- 85% per annum

The number of applications granted that adversely affect known archaeological sites and unregistered sites of archaeological importance.

CPAT/GAT consultation responses / M3.

Plan Area 0 permissions None granted.

1 permission granted.

Area of Land designated as conservation areas. Conservation section. Plan Area Retain 100% of existing designations.

295 hectares. 25 designated areas

1 hectare or more Loss of 1 designation (including de-designations).

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LDP Page No.


Number of listed buildings or structures demolished. M3, Conservation Section.

Plan Area No more than 5 during the plan period.

- More than 5 by or before 2015.

Number of buildings or structures within conservation areas, deemed to be making a positive contribution, which are demolished. Applications for development which affects listed buildings or structures within a conservation area granted against the recommendations of the Conservation Officer.

M3, Conservation Section.

Plan Area No more than 5 during the plan period. None granted

- More than 5 by or before 2015. 1 permission granted

Number of locally listed buildings or structures demolished or altered inappropriately. Applications for development which affects buildings or structures of local importance granted against the recommendations of the Conservation Officer

M3, Conservation Section.

Plan Area No more than 5 during the plan period. None granted

- More than 5 by or before 2015. 1 permission granted

Proportion of Enabling development granted that conforms to the requirements of policy CTH/4 and facilitates preservation of a historic asset.

M3 Plan Area All relevant applications granted.

n/a One or more relevant application granted during the plan period which does not preserve a heritage asset.

SPGs produced on prevalent problems/issues within conservation areas: use of UPVC, appropriate signage.

Conservation Section. Plan Area SPGs on use of UPVC and appropriate signage to be produced by August 2011. within 12 months of adoption.

n/a n/a

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Section/ Heading

LDP Page No.


SPGs produced on Conservation Areas (consisting of the summary of appraisals and management plans).

Conservation Section. Plan Area All completed by end of 2012 within 12 months of adoption.

n/a n/a

SPG produced on Listed Buildings. Conservation Section. Plan Area End of 2011. Completed within 12 months of adoption.

n/a n/a

SPG produced on Conwy World Heritage Site. Conservation Section. Plan Area End of 2011. Completed within 12 months of adoption.

n/a n/a

SPG produced on Enabling Development. Conservation Section. Plan Area End of 2011. Completed within 12 months of adoption.

n/a n/a

Number of windfall sites delivered in Urban and Rural Development Strategy Areas

JHLAS/M3

Plan Area

Meeting targets contained in Table 4 HOU1a

n/a

Targets in Table 4 exceeded

Number of Applications submitted with Community and Linguistic Statements and Community and Linguistic Impact Assessments submitted in line with Policy thresholds in CTH/5.

DC and consultation with Policy on relevant applications

Plan Area 100% in line with thresholds in the SPG (LDP 6).

0 (not currently used).

Below 100% where thresholds apply.

Applications on allocated housing sites at Abergele & Llanrwst, and mixed use site at Dolgarrog, submitted with Welsh Language 'Mitigation Statement'.

DC and consultation with Policy on relevant applications

Sites referenced

100% in line with Policy CTH/5

n/a

Below 100%

Assess effectiveness of Community and Linguistic Statements and Community and Linguistic Impact Assessments submitted.

Biennial Study. Plan Area – areas within and outside of

Effective use of the Statements and/or Impact

None (qualitative research), inc. housing occupancy

As the work is of a qualitative

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the threshold levels.

Assessments in determining planning applications and securing mitigation measures where appropriate. Assess suitability of information requested and threshold levels and identify any challenges to policy delivery.

surveys) – undertake first study two years following adoption.

nature, review and outcomes will be determined by the results of the study and will tie in with the AMR.

IM038 Policy STR/1 335 Amended to incorporate minor

editorial changes and to reflect progress on LDP process

STRATEGIC POLICY STR1 – ‘SUSTAINABLE TRANSPORT’

Objective(s) Monitoring Aim SO1. Ensure the needs of the community are met, whilst at the same time protect the natural and built environment, by promoting adequate and appropriate levels of development, locating development where practicable on previously developed land and primarily in the larger urban coastal settlements and along existing and proposed infrastructure networks, identifying and protecting key environmental assets, and ensuring an efficient density of development compatible with local amenity To accommodate sustainable levels of population growth.. SO7. Concentrate development along existing and proposed infrastructure networks and, in particular, at locations that are convenient for pedestrians,

Ensure that adequate information is provided with applications to illustrate that there will be no detrimental impacts on highway safety. Safeguarding of railfreight facilities at Llandudno Junction and Penmaenmawr to ensure no new development would impede on the future use of the land. Support proposals which improve accessibility to essential services and facilities, including open space, allotments, health, education and leisure.

294


Section/ Heading

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cyclists and public transport. SO9. To encourage efficient patterns of movement and to recognise the strategic role that the A55 and the rail corridors will play in meeting the Boroughs development needs of the Plan Area, and to give particular attention to development locations that are convenient for pedestrians, walking and cycling in Conwy to aid the reduction of transport CO2 emissions. SO13. To protect and improve accessibility to essential services and facilities, including open space, allotments, health, education and leisure


Level Approval of planning permission which does not conform to LDP2: Parking Standards SPG.

M3 Plan area Per LDP2 SPG guidance

n/a 1 permission

Development approved without a Transport Assessment, Travel Plan or Road Safety Audit contrary to Officer or statutory consultee recommendation.


Development approved without financial contribution towards improvements in transport infrastructure contrary to Officer or statutory consultee recommendation.


Development approved contrary to Officer or statutory consultee recommendation which would adversely affect the use of safeguarded railfreight facilities at Llandudno Junction and Penmaenmawr.

M3 Site specific 0 n/a 1 permission

Development approved contrary to Officer or statutory consultee recommendation which has a negative impact on accessibility to essential services and facilities, including open space, allotments, health, education and leisure.


295


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LDP Page No.


IM039 Policy MWS/1 336 Amended to reflect representations received on Revised Deposit LDP, national planning policy and guidance and progress on LDP process

STRATEGIC POLICY MWS/1 – ‘MINERALS AND WASTE’

Objective(s) Monitoring Aim SO14. To promote the prudent use of resources through the minimisation of waste and assist in providing an integrated network of waste management facilities consistent with the needs of the area and the waste hierarchy. SO15. Contribute to regional and local mineral needs in a sustainable manner.

Maintain a balance between the need to provide and safeguard mineral resources and waste management facilities to meet local, regional and national targets, whilst at the same time ensuring that the needs of existing land users and the quality of the natural and built environments are not compromised.


Level Plan Area Maintain a 10

year landbank of permitted reserves for hard rock

68 years

Less than 10 years permitted reserves remaining

The extent of primary land-won aggregates permitted in accordance with the Regional Technical Statement for Aggregates expressed as a % of the total capacity required as identified in the Regional Technical Statement.

North Wales Regional Aggregate Working Party Annual Monitoring Report

North Wales

Maintain a 7 year landbank of permitted reserves for sand and gravel

23 years (total for North Wales)

Less than 7 years permitted reserves remaining

Number of planning permissions granted for extraction of aggregate mineral not in line with policy MWS/2 new hard rock quarries, extensions to existing quarries or proposals to work quarries that do not have an existing valid planning permission.

M3 Plan Area 0 permissions granted.

0 permissions granted.

1 permission granted which is not justified in line with the Policy.

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Number of planning permissions granted in the safeguarding hard rock and sand and gravel designations that compromise the long term viability of mineral operations not in line with Policy MWS/3.



1 permission granted which is not justified in line with the Policy.

Number of planning permissions for inappropriate development, e.g. dwellings/mineral working, granted in the Quarry Buffer Zone and Landfill Buffer Zone Designations.




Number of planning permissions granted in the sand and gravel safeguarding designation that compromise the long term viability of working those resources.




Amount of land developed for waste management facilities.

M3 Plan Area 17.4 hectares 0 Less than 5 hectares by 2015.

Rates for recycling, preparation for re-use and composting compared with national targets (Wales Waste Measure 2010).

CCBC Waste Management Dept .

Plan Area 2012/13 = 52% 2015/16 = 58% 2019/22 = 64%

0 2012/13 ≤ 45% 2015/16 ≤ 55% 2019/20 ≤ 60%

Amount of Construction and Demolition Waste sent to Landfill.

WAG Plan Area Reduction of 2015/16 = 50% 2019/20 =75%

Amount of C&D waste produced in Conwy landfilled in the 2007 baseline.

Reduction of 2015/16 ≤ 40% 2019/20 ≤ 65%

Amount of waste management capacity developed in the Plan area, or outside of the Plan area to deal with waste arising in Conwy

M3 Plan Area and sites developed outside the Plan Area in partnership with Conwy County

50% capacity permitted by 2015.

0 Less than 50% capacity permitted by 2015, either within the County, or outside of

297

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Borough Council.

the County delivered in partnership with other North Wales local authorities, as a proportion of capacity required by Conwy County Borough Council.

LDP Policy CFS/1 & CFS/10 Off Rhuddlan Road, Abergele Change Ref. PM001

Change Proposed Justification Map 4

Site Reference 79/80/81/82

Mixed use site to include allotment site allocations Representations made for allotments in Abergele.

Red line shows site as shown on revised deposit LDP 2011 proposal maps

299

© Crown copyright and database rights 2013 Ordnance Survey 100023380 © Hawlfraint y Goron a hawliau cronfa ddata 2013 Arolwg Ordnans 100023380 Use of this data is subject to terms and conditions. Mae telerau ac amodau’n gysylltiedig â defnyddio’r data hwn

LDP Policy CFS/1 & CFS/10 Site A North of Llanrwst, Llanrwst Change Ref. PM002

Change Proposal Justification Map 5

Site Reference 455

Mixed use housing site to include allotment site allocations

Now allocated after loss of previous mixed use site due to flood risk.

300


LDP Policy CFS/1 & CFS/10 Off Parry Road, Llanrwst Change Ref. PM003


Site Reference 460

Allotment allocation removed Mixed use site which has been removed due to flood risk

301


LDP Policy CFS/1 & CFS/10 Adjacent to Vadre, Dwygyfylchi Change Ref. PM004


Site Reference /

Allocated allotment site to be removed from the LDP Site removed at the request of the owner

302


LDP Policy CFS/1 & CFS/10 Esgyryn Llandudno Junction Change Ref. PM005


Site Reference 176

To be included as mixed use, housing, employment and allotment allocation

Demand for allotments in Conwy area; site chosen as lack of suitable sites in Conwy.

303


LDP Policy CFS/1 & CFS/10 Princes Green, Penrhyn Bay Change Ref. PM006


Site Reference

Allocated allotment site to be removed from the LDP Removed due to highway concerns over lack of parking.

304


LDP Policy CFS/1 & CFS/10 West of Gwrych Lodge, Abergele Change Ref. PM007


Site Reference

New Allotment Space Allocation Representations made for allotments in Abergele.

305


LDP Policy CFS/1 & CFS/10 Quiet Garden, Towyn Change Ref. PM008


Site Reference

Allocated allotment site to be removed from the LDP Removed due to highway concerns over lack of parking

306


LDP Policy CFS/1 & CFS/10 Tan Y Bryn, Rhos On Sea Change Ref. PM009


Site Reference

Allocated allotment site to be removed from the LDP This allotment site has been completed and no longer needs allocating.

307


LDP Policy CFS/1 & CFS/10 Penmaen Road, Conwy Change Ref. PM010


Site Reference

Allocated allotment site to be removed from the LDP Contamination from former landfill site

308


LDP Policy CFS/1 & CFS/10 North of Groesffordd, Dwygyfylchi Change Ref. PM011


Site Reference 53

New Allotment Space Allocation Demonstrated need for allotments and loss of

previously allocated site

309


LDP Policy EMP/1, EMP/4 Ty Gwyn, Llanrwst Change Ref. PM012


Site Reference R2

To be removed from the proposals map. Not to be included as an employment allocation as site is designated.

310


LDP Policy EMP/1, EMP/4 Former Dairy Site, Mochdre Change Ref. PM013


Site Reference 471


311


LDP Policy EMP/1, EMP/4 Lynx Express, Rhos on Sea Change Ref. PM014


Site Reference


312


LDP Policy EMP/1, EMP/2, EMP/3 Bodlondeb, Conwy Change Ref. PM015


Site Reference CR12

To be removed from the LDP Site to be replaced with Penmaen Road, Conwy, as a PDL

site with less visible impact (focussed change as proposed by full council).

313


LDP Policy EMP/1 Triangle Field, Llandudno Change Ref. PM016


Site Reference CR42

Removed as a contingency site The site is no longer required for contingency supply;

land at Abergele south east has been moved from allocation to contingency and is preferred.

314


LDP Policy EMP/1, EMP/2, EMP/3 Scout Hut, Llansannan Change Ref. PM017


Site Reference R39

Removed as an employment allocation Site no longer required following reduction in the employment land requirement.

315


LDP Policy EMP/1 Orme View Filling Station, Dwygyfylchi Change Ref. PM018


Site Reference MS9

Contingency site reduced to 0.5 hectares. The reduced overall employment land requirement has

resulted in a reduction in the contingency element required.

316


LDP Policy EMP/1, EMP/2, EMP/3 Land off Penmaen Road, Conwy Change Ref. PM019


Site Reference 452

Site to be included as an allocation. Site to replace Bodlondeb, Conwy, as a PDL site with less

visible impact (focussed change as proposed by full council).

317


LDP Policy NTE/2 Towyn Change Ref. PM020

Change Proposal Justification Map

Site Reference

Removal of Green Wedge The site comprises permanent structures and is not likely to get reverted to ‘green field’ whereas the adjacent area of static caravans and is open in character.

318


LDP Policy NTE/2 Llanddulas to Abergele Change Ref. PM021


Site Reference

Reduced Green Wedge

Remove Abergele Business Park from the existing Green Wedge and also exclude the A55 and railway corridor. The Coastal Zone policy protects the coastal belt rather than Green Wedge.

319


LDP Policy NTE/2 Llanddulas Change Ref. PM022


Site Reference /

Reduce Green Wedge The open countryside policy protects the area between Clip Tervyn and Rhyd-y-Foel rather than GW policy which protects from coalescence. Part covered by SSSI policy.

320


LDP Policy NTE/2 Old Colwyn Change Ref. PM023


Site Reference /

Reduce Green Wedge Boundary Part covered by woodland and national policy and

modified around Llanelian to allow the village adequate area to expand and not exacerbate coalescence.

321


LDP Policy NTE/2 Colwyn Bay Change Ref. PM024


Site Reference /

Reduce Green Wedge Covered by woodland and national policy and modified

around Bryn-y-Maen to allow the village adequate area to expand and not exacerbate coalescence.

322


LDP Policy NTE/2 Rhos on Sea Change Ref. PM025


Site Reference /

Reduce Green Wedge To exclude the railway corridor.

323


LDP Policy NTE/2 Penrhyn Bay Change Ref. PM026


Site Reference /

Reduce and Extend Green Wedge Minor amendments made to ensure the continuity with settlement boundary outlines

324


LDP Policy NTE/2 Craig-y-Don Change Ref. PM027


Site Reference /

Reduce Green Wedge Correction to exclude existing school and allocation of Contingency site at Nant Y Gamer.

325


LDP Policy NTE/2 Llandudno Change Ref. PM028


Site Reference /

Reduce Green Wedge Minor amendments made to ensure the continuity with settlement boundary outlines

326


LDP Policy NTE/2 Llandudno Junction Change Ref. PM029


Site Reference /

Extension and reduction of Green Wedge Extension of Green Wedge to cover area previously omitted and reduction due to the allocation of site 14.

327


LDP Policy NTE/2 Llandudno Junction Change Ref. PM030


Site Reference /

Reduce Green Wedge Exclude the A55 as part of the Green Wedge

328


LDP Policy NTE/2 Glan Conwy Change Ref. PM031


Site Reference /

Reduce Green Wedge Partly undevelopable and in use for flood alleviation

scheme. Other areas have permanent structures and therefore will be classed as brownfield land.

329


LDP Policy NTE/2 Dwygyfylchi Change Ref. PM032


Site Reference /

Reduce Green Wedge Redefine around previously developed land allowing site 56 to be allocated for housing.

330


LDP Policy NTE/2 Penmaenmawr Change Ref. PM033


Site Reference /

Reduce Green Wedge Redefine around previously developed land allowing site 135 to be contingency housing.

331


LDP Policy HOU/1 South Of Siamber Wen, Abergele Change Ref. PM034


Site Reference MS20 Site to be removed from the LDP Due to more dwellings being located at the Brownfield

site of Abergele Business Park.

332


LDP Policy HOU/1 Llanfair Road, Abergele Change Ref. PM035 Change Proposal Justification Map 4

Site Reference 78 Change to contingency Due to more dwellings being located at the Brownfield

site of Abergele Business Park.

333


LDP Policy HOU/1, HOU/2, HOU/3 Lawson Road, Colwyn Bay Change Ref. PM036


Site Reference 488

Change of site size Cartographical error.

334


LDP Policy HOU/1, HOU/2, HOU/3 Lansdowne Road, Colwyn Bay Change Ref. PM037


Site Reference 489

Site to be removed from the LDP Site no longer included within the Colwyn Bay MasterPlan so has been removed from the LDP.

335


LDP Policy HOU/1, HOU/2, HOU/3 Douglas Road, Colwyn Bay Change Ref. PM038


Site Reference 491

Site removed from the LDP Site no longer included within the Colwyn Bay MasterPlan so has been removed from the LDP.

336


LDP Policy HOU/1 Dolwen Road, Old Colwyn Change Ref. PM039


Site Reference 335

Change the boundary at site. Reduced contingency levels.

337


LDP Policy HOU/1 Opp Bryn Road, Old Colwyn Change Ref. PM040


Site Reference 334

Site to be removed from the LDP Reduced contingency levels; no longer required. Site 355

is preferred in terms of relationship with the existing settlements.

338


LDP Policy HOU/1 Off Llysfaen Road, Old Colwyn Change Ref. PM041


Site Reference 502

New contingency site. Site submitted in 2011 for inclusion in the LDP. Site now included replacing Dolwen Road as it is based in a more

sustainable location.

339


LDP Policy HOU/1, HOU/2, HOU/3 Woodland, Llandudno Junction Change Ref. PM042


Site Reference 14

Change from contingency site to allocation Sites have been lost elsewhere; this also brings the LDP allocations more in line with the preferred Spatial Option.

340


LDP Policy HOU/1 Pentwyn Road, Llandudno Junction Change Ref. PM043


Site Reference 367

Site to be removed from the LDP Reduced contingency levels; no longer required.

341


LDP Policy HOU/1, HOU/2, HOU/3 Plas Yn Dre, Llandudno Change Ref. PM044


Site Reference 434

Amend the wrong site mapped on proposals map Cartographical error.

342


LDP Policy HOU/1 West of Penmaen Park, Llanfairfechan Change Ref. PM045


Site Reference 384

Previously an allocation; now a contingency site With more sustainable sites in Llanfairfechan, this is now a contingency site to priorities the use of the PDL

343


LDP Policy HOU/1, HOU/2, HOU/3 Dexter Products, Llanfairfechan Change Ref. PM046


Site Reference 429 Site to be included as an allocation

This Brownfield sites in a more sustainable location for allocation than site 384. As a smaller site they bring Llanfairfechan’s allocations more inline

with the reduced growth forecasts and the preferred Spatial Option

344


LDP Policy HOU/1, HOU/2, HOU/3 West Coast Building, Llanfairfechan Change Ref. PM047



This Brownfield sites in a more sustainable location for allocation than site 384. As a smaller site they bring

Llanfairfechan’s allocations more inline with the reduced growth forecasts and the preferred Spatial Option

345


LDP Policy HOU/1 Adjacent to site 205/328, Llanfairfechan Change Ref. PM048


Site Reference 497

Site to be removed from the LDP No longer required due to reduced population and household projections along with the submission of

smaller Brownfield sites.

346


LDP Policy HOU/1, HOU/2, HOU/3 Opposite Bryn Y Neuadd, Llanfairfechan Change Ref. PM049


Site Reference 205/328

Site to be removed from the LDP No longer required due to reduced population and household projections along with the submission of

smaller Brownfield sites.

347


LDP Policy HOU/1, HOU/2, HOU/3 Old Weighbridge site, Penmaenmawr Change Ref. PM050



This is a Brownfield site which is a more accessible and sustainable location than Cwm Road

348


LDP Policy HOU/1, HOU/2, HOU/3 Land off Cwm Road, Penmaenmawr Change Ref. PM051


Site Reference 26

Site to be removed from the LDP No longer required due to reduced population and

household projections along with submission of smaller Brownfield sites.

349


LDP Policy HOU/1, HOU/2, HOU/3 Adjacent to Varde, Dwygyfylchi Change Ref. PM052


Site Reference 57 To be removed from the proposals map. Removed at the request of the site owner.

350


LDP Policy HOU/1, HOU/2, HOU/3 North of Groesffordd, Dwygyfylchi Change Ref. PM053


Site Reference 53

Previously a contingency, now an allocated site Previously a contingency site, this has now been included as an allocation to replace site 57

351


LDP Policy HOU/1, HOU/2, HOU/3 Site I Off A470, Llanrwst Change Ref. PM054


Site Reference 462 To be removed from the proposals map. Removed due to flood risk on site following Flood Risk

Consequences Assessment.

352


LDP Policy HOU/1, HOU/2, HOU/3 Site F Off Parry Road, Llanrwst Change Ref. PM055


Site Reference 460 To be removed from the proposals map. Removed due to flood risk on site following Flood Risk

Consequences Assessment.

353


LDP Policy HOU/1, HOU/2, HOU/3 Site A North of Llanrwst, Llanrwst Change Ref. PM056


Site Reference 455

Previously a contingency, now an allocated site To replace sites which have been lost in the area due to flood risk.

354


LDP Policy HOU/1, HOU/2, HOU/3 Site B East of Llanrwst (Town Hill), Llanrwst Change Ref. PM057


Site Reference 456 To be removed from the proposals map

Removed following new comments received from Conwy County Borough Council Highways regarding access.

355


LDP Policy HOU/1, HOU/2, HOU/3 Site D East of Llanrwst, Llanrwst Change Ref. PM058


Site Reference 458

Previously a contingency, now an allocated site Previously a contingency site but has now been allocated to replace those sites lost in Llanrwst

356


LDP Policy HOU/1, HOU/2, HOU/3 Site E Adjacent to Bryn Hyfryd, Llanrwst Change Ref. PM059


Site Reference 459

Previously a contingency, now an allocated site Previously a contingency site but now has been allocated to replace those sites lost in Llanrwst.

357


LDP Policy HOU/1, HOU/2, HOU/3 Off Trem-Y-Dom, Llysfaen Change Ref. PM060



We are not allocating contingency sites in rural areas. Also deliverability issues regarding ownership.

358


LDP Policy HOU/1, HOU/2, HOU/3 Adjoining Ysgol Cynfran, Llysfaen Change Ref. PM061


Site Reference 160 Change the boundary at site

The site was allocated for 1.3 ha (40 dwellings); however, the Proposals Map only indicated 0.6 ha of the site. Both fields need

including on the Proposals Map. The candidate sites layer has also been amended to reflect the site area originally submitted.

359


LDP Policy HOU/1, HOU/2, HOU/3 Land off Gwydyr Road, Dolgarrog Change Ref. PM062



Removed due to flood risk on site following Flood Risk Consequences Assessment.

360


LDP Policy HOU/1, HOU/2, HOU/3 Former Aluminium Works, Dolgarrog Change Ref. PM063


Site Reference MS25 Site to be included as an allocation

Part of the site now included as an allocation to replace the lost housing in Dolgarrog.

361


LDP Policy HOU/1, HOU/2, HOU/3 East of Aled View, Llansannan Change Ref. PM064


Site Reference 264 To be removed from the proposals map Site removed at the request of the owner

362


LDP Policy HOU/1, HOU/2, HOU/3 North of Llansannan, Llansannan Change Ref. PM065


Site Reference 289 Site to be included as an allocation.

New site submitted; included to replace site at 264 East of Aled View.

363


LDP Policy HOU/1, HOU/2, HOU/3 Bodlondeb, Conwy Change Ref. PM066


Site Reference CR12 To be removed from the proposals map

Site to be replaced with Penmaen Road, Conwy, as a PDL site with less visible impact (focussed change as

proposed by full council).

364


LDP Policy HOU/1, HOU/2, HOU/3 Land off Penmaen Road, Conwy Change Ref. PM067


Site Reference 452 Site to be included as an allocation.

Site to replace Bodlondeb, Conwy, as a PDL site with less visible impact (focussed change as proposed by full

council).

365


LDP Policy MWS/9 Gofer, Abergele/Towyn Change Ref. PM068


Site Reference /

To be removed from the LDP Safeguarding of waste facility sites is covered under

other policies in the Plan. Issue of blight if safeguarded under the policy.

366


LDP Policy MWS/9 Bron Y Nant, Mochdre Change Ref. PM069


Site Reference /

To be removed from the LDP Safeguarding of employment / waste facility sites is

covered under other policies in the Plan. Issue of blight if safeguarded under the policy.

367


LDP Policy MWS/9 Llanddulas Quarry, Llanddulas Change Ref. PM070


Site Reference /



368


LDP Policy MWS/9 Plas Yn Dre, Llanrwst Change Ref. PM071


Site Reference /



369


LDP Policy CFS/1 & CFS/10 Llanrwst FC Meadowfield, Llanrwst Change Ref. PM072


Site Reference / Site to be removed from the LDP

Representations made from EAW with regards to flood risk.

370


LDP Policy Nant Y Gamar, Llandudno Change Ref. PM073


Site Reference SR85

Amend settlement boundary Boundary to be amended to include contingency site.

371


LDP Policy Woodland, Llandudno Jucntion Change Ref. PM074


Site Reference 14

Amend settlement boundary Boundary to be amended to include new allocation site.

372


LDP Policy Derwen Lane, Penrhyn Bay Change Ref. PM075




373


LDP Policy Henryd Road, Gyffin Change Ref. PM076


Site Reference SR43


374


LDP Policy Opposite Bryn y Neuadd/Adjacent to 205/328, Llanfairfechan Change Ref. PM077



Amend settlement boundary Decrease settlement boundary as both sites removed from LDP

375


LDP Policy Land off Cwm Road, Penmaenmawr Change Ref. PM078


Site Reference 26

Amend settlement boundary Decrease settlement boundary as site is removed from LDP

376


LDP Policy Adjacent to Varde, Dwygyfylchi Change Ref. PM079


Site Reference 57

Amend settlement boundary Decrease settlement boundary as site is removed from LDP

377


LDP Policy North Of Groesffordd, Dwygyfylchi Change Ref. PM080


Site Reference 53

Amend settlement boundary The site is now a housing allocation and is to be included within the settlement boundary

378


LDP Policy Glyn Farm, Colwyn Bay Change Ref. PM081


Site Reference 67


379


LDP Policy Dolwen Road, Colwyn Bay Change Ref. PM082


Site Reference 335


380


LDP Policy Adjoining Ysgol Cynfran, Llysfaen Change Ref. PM083


Site Reference 160

Amend settlement boundary Site change to be included within settlement boundary

381


LDP Policy Former Aluminium Works, Dolgarrog Change Ref. PM084


Site Reference MS25

Amend settlement boundary Site change to be included within settlement boundary

382


LDP Policy North of Llanrwst, Llanrwst Change Ref. PM085


Site Reference 455 & 457

Amend settlement boundary Two sites to be included within settlement boundary

383


LDP Policy East of Llanrwst. Llanrwst Change Ref. PM086


Site Reference 458 & 459


384


LDP Policy North of Llansannan, Llansannnan Change Ref. PM087


Site Reference 289


385


Focussed Changes Document August 2012 -...

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