Eryri Local Development Plan Review Background Paper 7

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Eryri Local Development Plan Review

Background Paper 7 - Housing

Strategic Housing elements updated to support the Eryri Local Development Plan Review Report

July 2016

Housing in a National Park Context 1. National Park purposes provide a clear statement of the statutory responsibilities and role of National Park Authorities. These are:  To conserve and enhance the natural beauty, wildlife and cultural heritage of the area,  To promote opportunities for the understanding and enjoyment of the special qualities of the area, by the public.

2. In addition to these purposes, the Authority has a duty in taking forward these purposes to:

 Seek to foster the economic and social wellbeing of local communities within the National Park. 3. These statutory purposes and duty set the framework for the Eryri Local Development Plan (ELDP) policies. Where it is apparent that there is a conflict between the purposes, greater weight will be given to the purpose of conserving and enhancing the natural beauty, wildlife and cultural heritage of the National Park. 4. The accessibility and affordability of housing is an essential factor in securing the long term viability of Snowdonia National Park’s rural communities. Housing pressures are particularly intense in some parts of the National Park due to the attractiveness of the area and the quality of life and landscape offered. The National Park is primarily an area of conservation so the National Park Authority cannot simply release large areas of greenfield land for new housing in an attempt to balance the market. The capacity of Snowdonia’s settlements to absorb more housing developments is severely constrained for landscape and physical reasons. Due to the nature of the terrain and other constraints such as flood risk and wildlife designations development proposals have to be carefully considered to ensure they do not conflict with National Park purposes. In view of the fact that opportunities for providing housing in the National Park without damaging its environmental qualities are diminishing it is essential that newly built housing is justified by need rather than demand. The settlements are also small – the two largest, Dolgellau and Bala have respective populations of 2400 and 1950. There are 5 service settlements and 39 secondary settlements which are fairly evenly dispersed throughout the plan area. It is therefore important to realise that settlements are small and dispersed supporting a total population of only 25,700 people. 5. As explained above, the National Park Authority has a duty to ‘foster the economic and social well being of local communities within the National Park’. It is charged with doing this whilst in pursuit of its two statutory purposes of conservation and public enjoyment. The term ‘local communities within the National Park’ is taken to mean people who live or work within the National Park area. The release of land to accommodate household need arising out of the local community is considered by the National Park Authority to be a high planning priority and will take precedence over providing housing need which originates from outside the Park boundary. The rationale behind the approach is to try and ensure that the limited opportunities for development in the Park satisfy local needs rather than external demands. A balance has to be struck between the scale of new housing development and the need to conserve and enhance the natural and built environment of the Park to ensure that Park purposes are met. To allow too much housing development could impact adversely on the environment and create an imbalance within existing communities. 6. The housing market is a complex system with influences well outside the remit of the National Park Authority. The National Park Authority is not a housing authority responsible for the provision of housing as this is the responsibility of the Local Authority

i.e. Gwynedd Council and Conwy County Borough Council. It is important to emphasise that the planning system cannot single-handedly resolve rural affordable housing problems (completed new build is only a small proportion of total housing stock in the National Park). However the planning system is one of the few areas where the Authority can intervene, although its influence on price and accessibility will be small in the short term. However in the medium to long term, it is envisaged that the emphasis on allowing more local needs housing and less market housing will assist in keeping land values within affordable limits. 7. The Snowdonia National Park Authority has a role to regulate and facilitate the provision of private and public housing through the planning process and must continue to work in partnership with the public and private sector to prioritise those with a genuine local housing need who cannot compete in the open market.

Eryri Local Development Plan housing policies

8. Policies in the Plan aim to meet the needs of the local communities within the environmental, social and cultural capacity of the Park. This requires a careful consideration of factors relating to change appropriate to a National Park context and its Special Qualities, in order to provide affordable homes, sustainable rural employment and make communities more self sustaining while securing environmental protection.

9. In comparison with other larger planning authorities, the scale of development proposed is modest. This reflects the small population of the area and its designation as one of three National Parks in Wales noted for their landscape quality, biodiversity and cultural identity. The National Park purposes and duty have also been taken into consideration when assessing sites and the capacity of settlements to accommodate additional development.

10. The scale and location of development is considered important when assessing the impact of development on the National Park landscape. Given the sensitive environment of the Park and the scale of local communities larger development will have significant effects on the character of the landscape and the integrity of the Park environment. National policy is clear that major development should not take place in National Park except in exceptional circumstances and is set out in Strategic Policy B: Major Development.

11. During the course of preparing the Plan the physical and environmental capacity and suitability of each settlement was assessed to ascertain which settlements could accommodate new growth, without harming the environment of the area and compromising the statutory purposes listed above. This work was documented in the Background Paper 13: Settlement Capacity Study. The Settlement Capacity Study was therefore the starting point in the investigations for new development sites. Appendix X summarises the information contained in the Capacity Study. There are severe environmental constraints within the local service centres and service settlements as identified in appendix X either because of flood risk, environmental designations or topography.

12. The Authority has also taken into consideration the likely effect of the plan on the use of the Welsh language. Large scale housing development unrelated to the size and needs of the community are known to have a harmful impact on the language and cultural character of communities. The influx of a proportionately large number of non Welsh speaking residents to a community is likely to undermine predominantly smaller Welsh speaking communities making assimilation difficult. The Authority has therefore taken into consideration the ability of communities to accommodate new housing without

eroding the position of the Welsh language. It is considered that some additional housing of the right type, scale and location to meet local needs may be required to sustain existing communities. The likely growth should be proportional to the socio-economic needs of the community and its likely capacity for change over time without harming the language. Further information is included in Background Paper 20 the Welsh Language and a Community Linguistic Impact Assessment.

Eryri Local Development Plan Spatial Development Strategy

13. The Eryri Local Development Plan (LDP) development strategy is based on the national designation and the need to have a degree and scale of change which is compatible and appropriate to a National Park. The degree of change is also influenced by the capacity of the area to change both culturally and environmentally. A sustainable hierarchy of settlements was proposed as a basis for development and service provisions within the National Park in the Eryri LDP. The Sustainability Appraisal demonstrated that organising and focusing development and services in a hierarchical way was the most efficient. The LDP Sustainability Appraisal (SA) identified the strengths of this approach which focuses on making settlements self sustaining while recognising the links they have with other settlements in the National Park and wider area (LDP Sustainability Report Pg 81). The SA notes that the Strategy should help to promote vibrancy in settlements, thereby helping to reduce the trend of out-migration, particularly by younger members of the population. The Appraisal also notes that there are also likely to be environmental benefits associated with the approach as development is focussed in the larger settlements of Bala and Dolgellau, which should help to protect the landscape for the Park in the long term. Bala and Dolgellau are small market towns and have been identified as local service centres based on the scale of existing facilities and the fact that they are key centres serving many surrounding settlements. The settlements within the top two tiers of the settlement hierarchy are consistent with the Wales Spatial Plan while the settlements in the bottom two tiers of the hierarchy reflect the rural context of Snowdonia.

14. In addition to the Spatial Development Strategy the distribution of housing has been informed by the capacity of individual settlements. As mentioned previously, there are severe environmental constraints within the local service centres and service settlements as identified in appendix X.

15. The inter-relationship between the LDP’s growth strategy and the strategies of neighbouring authorities has been taken into account. There is an acceptance in the Plan that settlements outside the Park but on the border can provide housing, employment and other services for residents. The boundary of the National Park is a notional boundary which largely eliminated larger urban settlements, hence the proliferation of settlements on the border and the isolation of Blaenau Ffestiniog within the National Park. Llanrwst and Porthmadog are examples of important service centres serving residents of the Park. There is no need to duplicate urban services and facilities within a National Park where they are already found close to the boundary. Background Paper 21 Zones of Influence identifies each zone and the boundary of the Park within the zone and the classification of the settlements within each zone.

Eryri Local Development Plan annual monitoring report findings 16. Since adoption in 2011, three formal AMR’s have been produced and one informal report based on the partial first year of adoption. Having considered the monitoring reports, the Authority does not consider there is a need for significant changes to the existing plan.The Authority considers that the existing Eryri LDP Spatial Strategy continues to be the correct approach and proposes to roll forward the existing strategy of seeking to maintain the viability and vibrancy of local communities in a sustainable way appropriate to the National Park. Rolling forward the time period for the Plan is likely to require the identification of additional land in line with the existing spatial strategy. Some of the key findings from the monitoring reports relating to housing include:

 The number of housing completions remained similar to previous average completion rates at 58 units for 2014-15 (average completion rate since 2007 is 54 units).   The Plan has a more than adequate supply of housing land (8.3 years Joint Housing Land Availability Study 2014).   The number of new planning permissions granted for housing units are considerably lower (28 residential units) compared to previous years. The number of affordable housing permitted in 2014-15 was 16 units (57%) which is below the target of 26 units set in the Eryri LDP for the first time since adoption. The low number of affordable dwellings permitted coincides with the low number of total permissions. This may reflect the continuous downturn in the local housing market area and the difficult borrowing conditions for builders nationally and locally. There are no large national or regional home builders active in the area.

 The total number of affordable dwellings completed for the period April 2014 to end of March 2015 was 27 units (47% of the total completions for the same period). 27 units is above the ambitious target of 26 set in the Eryri LDP.

 The scale of new development within Snowdonia is relatively small and as a result one unanticipated development on a windfall site or a large site completed within one year can yield results which exceed the % target for a given settlement tier. e.g. no permissions granted in Bala and Dolgellau and a permission on a windfall site in Harlech during 2014-15 has distorted the target figures for the Settlement tiers in favour of service settlements. However the spatial development strategy is being achieved with permissions and completions in accordance with the plan’s spatial development policy and is mainly in line with the targets set since adoption in 2011.

17. It should be recognised that delivering on some of the housing targets has not been easy and has involved close collaboration between partners including rural housing enablers, housing associations, local housing authorities, community councils, landowners, planning agents and private developers. It is vital that the Authority continues to work closely with partners and consider possible new local initiatives such as community land trusts to bring forward new sites in the future.

Overall Housing Market

18. House prices in England and Wales had been on an upward trend prior to January 2008. The average house price then fell over the course of 2008-09. An upward trend then began to re-emerge. By comparing 2009 and 2014 the median house price % change in England and Wales has shown an uplift of around 16% in house prices. In comparison to the England and Wales trend the median house price % change in the National Park between 2009 and 2014 has fallen by around 12%. The housing market in the National Park is localised in nature, relying on small local builders and self build projects on small sites of less than five units. There are no regional house builders active in the market and therefore there is very limited speculative building of open market and affordable housing. The number of residential units granted planning permission since adoption has been relatively good considering recent market conditions. However the number of permissions granted in 2014-15 has been low. A number of open market dwellings are being prevented from progressing at the pre-application stage with applicants realising early on that they will have to conform to the affordable housing for local needs requirement. Completions have remained similar to previous average completion rates and the level of activity in affordable housing for local needs has been relatively high considering the difficult borrowing environment and the continuing gradual reduction of social housing grant. Demand and supply is likely to improve with better economic conditions and a relaxation of borrowing requirements from lenders, especially for local needs affordable housing.

National Park Population and Household Projections

Population projections

19. 2013 based population projections were published for the National Park areas in October 2015. Results estimated that the population of Snowdonia National Park will decrease between 2013 and 2028. In comparison, the 2008 based population projections estimated small population increases. The biggest factor in explaining the difference between 2008 and 2013 figures is the recalibration of all data after the result of the 2011 Census. The 2013 National Park population projections highlighted that between 2013 and 2028 the Snowdonia population (25,500 in 2013) is estimated to fall by 5.0 per cent. The number of people under the age of 65 is projected to decrease between 2013 and 2028 while the over the same period the number of people aged 65 or over is projected to increase.

Household projections

20. 2013 based National Park household projections were released on 31st March 2016.. These projections show that the number of households in Snowdonia is projected to stay about the same until 2023 and then to decrease slightly.

21. The average household size in Snowdonia was 2.09 in 2013 and the average is projected to decrease steadily to 2.00 in 2028 and to continue decreasing after that. These household projections were much lower than those presented in the 2008 based household projections. The biggest factor in explaining the difference between 2008 and 2013 figures is the recalibration of all data after the result of the 2011 Census and that the rate of change of household size has reduced considerably which means fewer households were formed than predicted.

22. Although these projections show a decrease in the number of household in Snowdonia and therefore a likely decrease in the number of dwellings required in Snowdonia it is important that the Eryri LDP continues to aim to achieve accessible and affordable housing to secure the long term viability of Snowdonia National Park’s rural communities. In deciding on the housing requirement in the revised Eryri LDP consideration will need to be given to these latest household projections, along with the capacity of the area to accommodate more housing, the latest Local Housing Market Assessment, together with other key issues such as what the plan is seeking to achieve, links between homes and jobs, the need for affordable housing, Welsh language considerations and plan deliverability.

Housing requirement 23. In the Eryri LDP revision the time period will need to be rolled forward beyond the existing end date of 2022 to allow for an operational life of at least 10 years after adoption. Although no final end date has yet been decided this is likely to be around 2031. Consideration therefore needs to be given in the review to ensuring an adequate supply of housing sites for an extended local plan period. National Park projections along with the capacity of the area to accommodate more housing will need to be taken into consideration in determining the housing requirement for the LDP revision.

Indicative housing requirement based on adopted Eryri LDP for comparative purposes

24. The Annual Monitoring Report has demonstrated that the housing requirement in the adopted LDP has been appropriate and deliverable. By assuming a similar housing requirement for the LDP revision (800 houses over the Plan period) and calculating the residual housing required, this provides us with an indicative figure of the amount of land required for housing for comparative purposes for the LDP revision. Contributions from existing housing land supply (currently based on 2015 HLA Study), the potential contribution of windfall sites within housing development boundaries1 and an estimated contribution for conversions to housing from other uses. To allow greater flexibility within the Plan a contingency of 10% has been included in the table below.

Estimated Total Number of Houses 2016-2031 (for comparative purposes only)

Local Development Plan requirement 2016-2031 800

Existing Housing Supply2 457

Capacity for development within housing development 190 boundaries3

Allowance for conversions4 100

Maximum residual housing required (based on 830 747 housing requirement)5

+ Contingency for sites not coming forward (10%) 83

The maximum Local Development Plan residual 166 housing requirement (approx)

25. The above provides an indicative figure of the amount of land required for housing for comparative purposes only. As part of the LDP revision the Authority will need to consider all the evidence and have a clear understanding of all the factors influencing housing requirement in the area

1 This information has been collated in a Settlement Capacity Study (Snowdonia National Park Authority 2011) 2 Sites estimated to be available within a 15 year period. 3 The Authority has identified a total developable capacity (for small sites and windfall sites) within the Local Development Plan housing development boundaries for 190 units in the Snowdonia National Park Authority Settlement Capacity Study (2011). 4 Based upon an assessment of past trends within the National Park and taking into account that less will come forward due to affordability. 5 The maximum Local Development Plan housing requirement of 830 – (existing housing supply of 457 + allowance for small sites and windfall sites of 190 + allowance for conversions of 100 ).

Housing Need

26. Since the Examination into the Eryri LDP, the North Wales Research Group has reviewed the North West Wales Local Housing Market Assessment’s (NWWLHMA) housing need calculation on a Unitary Authority level. In recent years there has been progress in developing joint housing registers along with an improved understanding of the housing need calculation methodology. Unfortunately it has not been possible to disaggregate the Local Housing Market Assessment (LHMA) figures to National Park Authority level due to the base data only being available at ward level. The National Park boundary does not equate to ward level boundaries. The LHMA figures at Unitary Authority level provided in February 2011 estimate that the number of households who needed help to find affordable housing each year within Conwy (which includes social need and intermediate need) was 125. Using rudimentary pro rata 4% split for the part of Conwy Council within the National Park gave an annual need of 5. The number of households who needed help to find affordable housing each year within Gwynedd (which includes social need and intermediate need) was 335. Again, using rudimentary pro rata 19% split for the part of Gwynedd Council within the National Park gave an annual need for the National Park of 60. This gave an estimated annual need of 65 for the National Park area as a whole.

27. These figures are considerably lower than the previous LHMA figures that were available during the Examination to the Eryri LDP and it seems that the Authority were right in expressing a number of concerns regarding the reliability of the previous LHMA figures data during the Examination Hearing sessions. The latest LHMA figures are more in line with the level of need that the Authority identified through the Community Level Housing Needs Assessment which predicted an overall new affordable need of between 400 and 450 dwellings for the whole plan period.

28. Since the 2011 LHMA figures, both Gwynedd and Conwy housing authorities have been preparing their own Local Housing Market Assessments. Conwy local housing authority has published their Local Housing Market Assessment (2013 – 2018). In total 123 affordable housing units will be required across Conwy per annum over the next five years in order to meet housing needs. This is a total of 615 over the 5 year LHMA period. Overall this requirement can be satisfied by a split of 48% social and 52% intermediate provision. Using rudimentary pro rata 4% split for the part of Conwy Council within the National Park gives an annual need of 5 affordable housing units and a total of 25 units over the 5 year LHMA period. Gwynedd Local Housing Market Assessment is yet to be published and therefore the Authority is not in a position to report on a more recent housing need figure for the Gwynedd area of the National Park.

Review of Section 106 Agreements

29. The Authority is aware that in the current economic climate lenders are taking a more cautious view towards self build mortgages in general and to properties that are subject to restrictions such as section 106 agreements. In line with the requirements of lenders the Authority has sought to amend its Section 106 Agreements in line with the work carried out nationally with the Welsh Local Government Association and the Council of Mortgage Lenders. Despite making 106 agreements more flexible to lenders, they continue to be risk averse in lending to first time buyers especially for affordable local needs housing and especially on self build projects. The Authority now considers there are no further amendments possible to 106 agreements without compromising LDP policies. Copies of standard 106 agreements have been made available on the website

for applicants to discuss at an early stage with lenders and with the Authority if necessary.

Gypsy and traveller accommodation needs assessment 30. Following the adoption of the Eryri LDP, the National Park Authority has been working with North Wales Local Authorities on a Gypsy and Traveller Accommodation Needs Assessment (GTANA) on a North West Wales regional level. The regional GTANA report published in 2013 provided information to enable local authorities to assess the level of additional gypsy and traveller accommodation provision (for permanent, transit sites or temporary stopping places) that is required in the study area. The GTANA identified the need for permanent pitches across the North Wales region, however there was no evidence of need in the GTANA to allocate a permanent site in the National Park area. The GTANA study also identified the need for transit/temporary sites in North Wales. These may be transit sites, with a relatively full range of facilities where stays of up to three months may be permitted, or temporary stopping places with more restricted provision. The GTANA suggested that north Wales local authorities work together to consider three or four transit sites across the region accommodating up to seven caravans each. Respondent to the GTANA were asked where would they like a transit site to be located. None of the settlements within the National Park were indicated as a preferred location.

31. In 2013, the Authority worked in collaboration with Gwynedd and Anglesey Councils on a ‘Call for potential gypsy and traveller sites’ to consider sites for the Joint Gwynedd and Anglesey Local Development Plan and to inform the review of the Eryri Local Development Plan. The Call for Sites period ran for six weeks, between 4 December 2013 and 17 January 2014. None of the sites submitted within the National Park were acceptable in planning terms and were not located close to routes usually taken by Gypsies and Travellers

32. The Housing (Wales) Act 2014 placed a duty on local authorities to undertake gypsy and traveller accommodation assessments (GTANAs). Gwynedd and Conwy local housing authorities have prepared more recent Gypsy and Traveller Accommodation Needs Assessments on local authority level which have been submitted to the Welsh Government in February 2016.

33. The recommendations from Conwy’s 2016 GTANA study suggest that Conwy and Denbighshire work together to identify a site(s) for transit/stopping place provision close to the north west border of Denbighshire and north east border of Conwy. The 2013 study found a need for 3 residential pitches to cope with demand from Conwy and a suitable site of 4 pitches is being progressed at Bangor Road in Conwy, adjoining the National Park boundary with construction now underway. The study also concluded that there is a need for one additional permanent residential pitch within the County.

34. The Anglesey & Gwynedd Gypsy and Travellers Accommodation Needs Assessment (2016) recommended that the identified need for residential pitches be met by safeguarding existing residential provision in the Study Area in the Joint Local Development Plan, allocating an extension to the existing Gypsy Llandygai site in

Bangor in the Joint Local Development Plan (JLDP) to meet the Gwynedd residential need and allocating a site in the JLDP in the Menai area to meet the assessed need for 4 permanent pitches arising from the tolerated Pentraeth Road site. The study recommended that the identified need for temporary stopping place should be met through allocating a temporary stopping place in the Caernarfon area. In addition in Gwynedd, on the premise that the majority of illegal encampments in the Bala and Criccieth area have been for 1 visit continue to apply the tolerated protocol for these type of visits in these areas. The Study concluded that two temporary stopping places should be allocated along the A55 on Anglesey, one in the Holyhead area and one in the centre of the island, to provide for the needs of Gypsies and Travellers who have regularly made unauthorised encampments in these two areas. The site for the centre of the island should have capacity to accommodate up to 15 caravans and the Holyhead site should accommodate up to 12 caravans.

35. As the GTANAs have not identified the need for a site within the National Park, the Eryri LDP criteria based policy will continue to be used by the Authority to judge proposals to meet future or unexpected need.

Consideration of existing housing land supply and its distribution and the relationship with the Eryri Local Development Plan (LDP) Strategy

Joint Housing Land Availability Study (JHLAS)

36. JHLAS provides an important part of the evidence base for LDP preparation. It provides information on the current supply and distribution of housing land and the anticipated delivery rates of development plan allocations and housing commitments. The studies also provide information on actual completion rates and the level of small site provision.

Existing housing land supply 37. The 2015 HLA Study demonstrates that a total of 703 (+ 121 small sites6) units have planning consent in April 2015 with 374 of these identified within the 5 year supply of land. The land supply has been calculated using the residual methodology, based on the Eryri Local Development Plan. Based on the residual method Snowdonia National Park Authority has 7 years housing land supply which meets the remaining housing requirements in the Eryri LDP.

6 the small site allowance referred to in the 2015 HLA Study report is based on past completions on small sites and has been calculated as 121

Analysis 2007-2015: 38. The following table provides a summary of previous land supply since the plan base date to provide a fuller picture of plan progress:

Study Year Number of years supply

2008 6.3

2009 5.2

2010 5.7

2011 7.5

2012 9.3 (residual method)

2013 9.5 (residual method)

2014 8.3 (residual method)

2015 7.0 (residual method)

39. The table above demonstrates that since adoption in July 2011 the land supply in years has been consistent with the remaining housing requirement of the adopted LDP i.e. the 2015 HLA Study demonstrated a 7 year land supply, with 7 years of the adopted plan period remaining (2015-2022).

Past Completion Data

Number of Homes Completed

Year Large Sites Small Sites Total Completions

2007-2008 61

2008-2009 39 29 68

2009-2010 13 50 63

2010-2011 7 25 32

2011-2012 39 24 63

2012-2013 38 19 57

2013-2014 15 13 28

2014-2015 33 25 58

Total 430

40. Although there was a dip in the number of completion during 2010-11 and 2013-14, the number of dwellings completed since the plan base date totals 430 units which gives an average of 54 units per year. The average number of dwellings completed since the plan base date accords with the target set out in the plan and is a general indication that the plan is on course.

Type of sites within housing land supply 41. It is important to gain a better understanding of the types of sites that are within the housing land supply i.e. whether they are allocations, windfall sites etc. Two tables have been prepared, one table includes data for the type of sites within the 5 year land supply and a table for the type of sites outside the 5 year land supply. Type of sites within 5 year supply

Total units within 5 year supply % of total

Windfall 73 20.22% Windfall - conversion / redevelopment 42 11.63% Open country - conversion or redevelopment 25 6.92% Open country - new 2 0.55% Open Country - Smaller Settlements 5 1.38% Open country - change of use 3 0.83% Exception Site 3 0.83% Allocation 123 34.07% Old extant planning permission for 5 or more units - developed very gradually (12 sites in total) 75 20.77% Open Country Rural Enterprise Dwelling 10 2.77% TOTAL 3617

42. As can be seen from the table above 34% of the units in the 5 year land supply are allocations, while 32% are on windfall sites (new build or conversions/ redevelopment). The remaining units are either exception sites, old extant planning permission for 5 or more units which are being developed very gradually, units located in smaller settlements or are conversions or rural enterprise dwellings in the open countryside.

7 Small sites included in this table is based on actual number of small sites rather than based on past completions on small sites as is calculated in the HLA Study

Open market and affordable housing units within 5 year housing land supply

Total units within 5 Open market units Affordable housing year supply within 5 year supply units within 5 year supply Total number 361 233 128 % 65% 35%

43. As can be seen from the table above around two thirds of the 5 year housing land supply is open market housing while around one third is affordable housing units.

Types of sites outside 5 year supply

Total units outside 5 year supply % of total

Windfall 6 1.31% Windfall - conversion / redevelopment 0 0.00% Open country - conversion or redevelopment 0 0.00% Open country - new 0 0.00% Open Country - Smaller Settlements 0.00% Open country - change of use 0 0.00% Exception Site 0 0.00% Allocation 27 5.93% Old extant planning permission for 5 or more units - developed very gradually (12 sites in total) 422 92.74% Open Country Rural Enterprise Dwelling 0 0.00% TOTAL 455

44. As can be seen from the tables above the housing supply contains a number of old extant planning permissions, however most of the units on these sites have been included outside the 5 year supply e.g. for the extant planning permission at Aberdyfi Hillside there are 361 units remaining but only 12 units have been included in 5 year land supply. This reflects the very gradual development pace of these sites.

Eryri LDP targets for each settlement tier

45. The Eryri LDP set out a target for housing completions within each settlement tier between 2007 and 2022 as follows:

Table 1: Estimated number of housing completions within each settlement tier between 2007 and 2022 (Eryri LDP adopted July 2011)

Committed Allocated Windfalls Total % Local Service Centres (Dolgellau & Bala) 138 103 25 266 28 Service Settlements (5 settlements) with environmental constraints 83 0 23 106 11 Secondary Settlements (39 settlements) 192 95 142 429 45 Smaller Settlements (27 hamlets) * - 54 54 6

Conversions within development boundaries and in the open countryside * - 100 100 11 TOTAL 413 198 344 955 100

Distribution of existing housing land supply 46. To enable the Authority to consider whether housing commitments are still in line with the adopted Eryri LDP Strategy, the Authority has assessed its existing 5 year housing land supply (based on 2015 Joint HLA Study) and compared the % in each settlement tier against the targets set for each settlement tier in the Eryri LDP.

Table 2: Snowdonia National Park Authority’s total housing land supply (based on 2015 Joint HLA Study) as a % for each settlement tier. Total Difference commitments between 5 within 5 year % total 5 year year supply supply (2015- supply - per target in LDP 2020) settlement tier

Local Service Centres (Dolgellau & Bala) 95 26.3 -1.7% Service Settlements (5 settlements) with environmental constraints 62 17.2 +6.2% Secondary Settlements (39 settlements) 158 43.8 -1.2%

Smaller Settlements (27 hamlets) 8 2.2 -2.7%

Open countryside 38 10.5 -0.5% TOTAL 361

47. The Authority has also estimated a 15 year housing land supply and compared the % in each settlement tier against the targets set for each settlement tier in the Eryri LDP. A 15 year period provides an indication of housing supply for a 15 year plan period for comparative purpose.

Table 3: Snowdonia National Park Authority’s estimated 15 year housing land supply as a % for each settlement tier. Estimated total Difference commitments between 15 within 15 year % of total 15 year supply supply (2015- year supply - per and target in 2030) settlement tier LDP Local Service Centres (Dolgellau & Bala) 151 33.0 +5.0%

Service Settlements (5 settlements) with +7.6% environmental constraints 85 18.6 Secondary Settlements (39 settlements) 175 38.3 -6.7% Smaller Settlements (27 hamlets) 8 1.8 -4.2%

-2.7% Open countryside 38 8.3 TOTAL 457

48. Table 2 and Table 3 does highlight that the existing housing commitments (based on 2015 JHLA Study) are mainly in line with targets set out in the adopted Eryri LDP Strategy.

49. As part of the evidence base for the revised plan, the Authority will also need to take into consideration the contribution from windfall sites. Updating the windfall site study will be undertaken as part of reviewing the settlement capacity study. Windfall estimates may have some implications on the % in each settlement tier but is not likely to alter the % significantly.

50. As mentioned previously, the Eryri LDP Strategy addresses the relationship of the National Park with the wider area. The Eryri LDP also identifies zones of influence within and straddling the National Park. These areas have similar characteristics and strong community links. The zones of influence and the settlement links continue to be considered relevant for the LDP revision. The aim of the spatial strategy will be to

continue to recognise the influences of key centres on the fringes of the National Park whilst also recognising the rural circumstances of the National Park area

51. The Authority has also looked at the existing 5 year housing land supply (based on 2015 Joint HLA Study) and the estimated 15 year land supply and compared the % against the distribution estimated for each zone of influence in the Eryri LDP.

Table 4: Snowdonia National Park Authority’s total housing land supply (based on 2015 Joint HLA Study) and estimated 15 year housing land supply as a % for each zone of influence. Estimated total Total commitment Eryri LDP commitments 15 year % of estimated 5 year supply % of supply total distribution within NP total (5 within NP (15 % boundary year) boundary year) Bala 17.5 60 16.6 85 18.6 Bangor 1.11 1 0.3 1 0.2 Blaenau Ffestiniog & Porthmadog 19.05 94 26.0 97 21.2 Caernarfon 2.1 4 1.1 4 0.9 Dolgellau & Ardudwy 31.12 106 29.4 154 33.7 Dyffryn Conwy 11.96 42 11.6 42 9.2 Llandudno & Conwy 0.44 2 0.6 2 0.4 Machynlleth & Aberdyfi 16.72 52 14.4 72 15.8 TOTAL 361 457

52. Table 4 also highlights that the current housing commitments based on 5 year supply and estimated 15 year supply are mainly in line with the % estimated for each zone of influence in the Eryri LDP Background Paper on Housing.

Open market and affordable housing units within estimated 15 year supply

Total units within 5 Open market units Affordable housing year supply within 5 year supply units within 5 year supply Total number 457 314 143 % 69% 31%

53. As can be seen from the table above over two thirds of the estimated 15 year housing land supply is open market housing while under a third is affordable housing units.

Progress on Allocated sites

54. Appendix X includes a schedule on the development progress of allocated housing sites in the LDP. As part of the work on housing land availability all owners or agents have been contacted and enquiries made on likely development in the next five years. All but 2 sites indicate some level of activity. Landowners have also been invited to discuss their development aspirations with the Authority which will provide comprehensive pre- application consultation and advice.

Implications for the Plan review

55. As part of the review process it will be important to continue to review existing allocations and monitor their progress. Rolling forward the time period for the Plan will require the identification of additional land for housing in line with the existing spatial strategy and the Authority may need to address housing land opportunities within the two upper settlement tier. To ensure a sufficient supply of housing sites, the Authority will therefore be making a call for candidate sites to accord with the current LDP Strategy and distribution. The % in each settlement tier may be adjusted slightly but new allocations are not likely to alter the % in each settlement tier significantly. The Authority will also need to work closely with Town and Community Councils and the Rural Housing Enablers to identify any opportunities for development.

56. The 2013 based household projections for the National Park, along with the capacity of the area to accommodate more housing will need to be taken into consideration in the ELDP revision. Consideration will also need to be given to the housing need in the area. Regard will also be given to the influences of settlements outside the Park by monitoring housing completions and land supply within settlements on the outskirts of the National Park boundary since the Eryri LDP was adopted. Another important piece of work will be to update the Authority’s housing viability assessment which may influence potential alterations to the Plan.

57. The Authority will also consider the need to revise its affordable housing policy in light of possible new local initiatives to bring forward sites. Any rolling forward of the Plan time period will also require new sites for both market and affordable housing.

58. The Authority will also continue to work closely with North Wales local authorities to identify appropriate sites for transit/temporary stopping places on a regional basis for gypsies and travellers.

59. As stated previously, the Authority does not consider that there is a need for significant changes to the existing plan. Having assessed the existing housing supply and distribution the existing LDP Strategy is considered to continue to be appropriate, realistic and deliverable. It can therefore be concluded that the spatial distribution of housing will remain largely unchanged. As part of the LDP revision the Authority will need to consider all the evidence and have a clear understanding of all the factors influencing housing requirement in the area, including recent household projections, local housing market assessments, Welsh language consideration and the deliverability of plan

Appendix 1: Settlement Capacity and Constraints

Settlement General Constraints Allocation Conclusions

Local Services Centres

Bala Flood risk which extends across Two housing allocations within Existing open market commitments within this the whole of the settlement this settlement. 50 50 housing settlement being developed slowly over time. south east of the high street and site and also affordable housing Areas of flood risk. There is some extra capacity effects the streets between the allocation. on the site that has been allocated for 50/50 high street and Arenig Street to open market and local needs affordable the north west. housing. The Authority considers that this site could release land for a further 22 units.

Dolgellau Difficult topography surrounding Large number of outstanding open market settlement, consideration needs commitments. Areas of flood risk and to be given of views to high environmental designations further limit land slopes, SAC’s SSSI’s, flood risk to for development. the south of the A470 within the

town centre.

Service Settlements

Aberdyfi Steep slopes, conservation area. Large open market commitments within settlement, being developed slowly . The settlement also contains over 50% of second homes in the existing housing stock. The authority does not want exacerbate this problem by releasing any land that maybe

suitable for development for open market housing.

Betws y Coed Flood risk extends along the Existing open market housing commitments river and the area around the which are slowly being developed. Lack of railway station, topography is suitable land for development due to its difficult in places, ribbon topography and flood risk. There are a high development is present which number of second homes within this the Authority does not want to settlement, the Authority would not want to exacerbate, conservation area. release land for open market housing which would exacerbate this problem. Site has been identified which be suitable for small development of local needs affordable housing, site would have to be phased and well landscaped in order to make up for loss of open space which is an important visual amenity within this settlement.

Harlech Number of environmental No suitable land has been identified that would constraints, WHS, Steep Slopes, not have a negative effect on the setting of the types of properties currently world heritage site. High incidence of second present, over development homes within this settlement. An number of already present, negative effect historical developments which have a negative on WHS impact on the setting of the WHS.

Llanberis Flood Risk which extends across Any need can be met within the Gwynedd Local the majority of the part of the Planning Area settlement within the National Park Authority.

Trawsfynydd A number of open market commitments within the settlement not being developed or being developed slowly. Development of Local Needs affordable dwellings recently been completed in Gellilydan a settlement nearby. Evidence of low market demand.

Secondary Settlements

Abergwyngregyn SAM, Conservation area, flood No need identified within settlement. Little land risk which extends along the available for development of housing. river.

Abergynolwyn Flood risk across large majority Previously areas of land that may have been of settlement, risk of suitable for development were in flood risk exacerbating existing ribbon development.

Beddgelert Flood risk, impact of No suitable land to allocate site for affordable development on the housing due to flood risk, environmental Conservation area, SAC, SSSI, constraints and access issues. steep rocky land in places, access issues to potential development sites.

Bontddu Flood risk which extends along Lack of suitable land for development due to river and effects a hand full of topography of land and woodlands. The properties, difficult topography, Authority does not want to exacerbate existing mature woodlands, threat of ribbon development. ribbon development

Brithdir SAM, Ribbon development, Lack of suitable land for development. impact on small rural settlement

Bryncrug Flood risk affects properties to Site that has been within housing development the north of the settlement. boundary for the period of the Local Plan has not been developed during this time. It was understood also that is had access problems due to a ransom strip. Site may be suitable for development if issues with ransom strip could be overcome.

Capel Garmon Small rural settlement No need identified at deposit stage

Dinas Mawddwy Important Open Space Identified need has been met by small designation, Steep land in places development of affordable local needs housing. and mature trees Site has been identified that may be suitable as an exception site should an additional need be identified.

Dolgarrog Linear settlement pattern which Conwy Council have agreed to take any need should not be exacerbated, identified within this settlement partially within Conwy who have said they will take any need

Dolwyddelan Flood risk effects most Site has been allocated for affordable local properties to the south of the needs housing within this settlement. An A470 with the exception of additional site has been identified that maybe those at Pentre Bont. Important suitable for a small development of housing 6-8 Open Space designation. units should an additional need arise following the completion of existing permission for affordable local needs housing.

Dwygyfylchi Majority of settlement within Need can be met within main area of the Conwy, constraints to settlement that lies within Conwy Council area. development include steep slopes and SSSI

Dyffryn Ardudwy Flood risk affects a number of Existing open market commitments within the properties to the north west of settlement not being developed. Sites for the settlement and also land affordable housing have been allocated. within that area, steep land in parts, green wedge and important open space designations and Scheduled Ancient Monument.

Coed Ystumgwern Green Wedge and important Sites have been allocated for affordable housing open space designations, Flood within Dyffryn Ardudwy and there are also Risk affects land to the south of outstanding open market commitments within the settlement. Dyffryn Ardudwy.

Friog Environmental constraints No suitable site identified. including SSSI and SAC and large areas of mature woodland.

Frongoch Flood risk affects land to the Site not allocated due to its rural location and north, east and south of the flood risk issues, Local Plan allocation removed settlement. The size and pattern as it had not been developed during the period of the settlement also constrains of the plan. This site could be developed if a development within this need was identified as an exception site. location.

Ganllwyd Flood risk affects the south of No need identified within the settlement the settlement. SAC however there are opportunities if a need was identified as an exception site.

Garndolbenmaen Settlement pattern already There are potential sites that may be suitable linear within National Park, for development if a need was identified that Gwynedd to take need. Gwynedd couldn’t meet within the Gwynedd Local Planning area.

Garreg Steep slopes, settlement Site has been allocated within this settlement Llanfrothen pattern, flood risk to the south for affordable local needs housing. of the settlement, mature wooded areas

Gellilydan Settlement pattern, important Site has been allocated for affordable local open space and mature wooded needs housing within this settlement, which has areas. helped to meet the need of the community.

Llan Ffestiniog A number of outstanding open market commitments which are not being developed.

Llanbedr Potential problem of Very little suitable land has been identified exacerbating ribbon within the settlement without exacerbating the development. Flood risk to part ribbon development. of the settlement to the North of the river. Important open space designation.

Llanegryn Ribbon development . Dwellings No need identified within this settlement. Site in the central part of the has been identified that may be suitable as an settlement are subject to flood exception site should an additional need be risk . identified.

Llanelltyd Flood Risk to some dwellings Settlement severely constrained by difficult within the centre of the topography. settlement, Steep slopes, mature wooded areas

Llanfachreth Settlement size and pattern, Open market commitment within the impact on small rural settlement that has not been developed. (Site settlement, steep slopes, ribbon size 1.91 Ha) development.

Llanfair Green Wedge, Main road to No need identified within the settlement Barmouth which acts as a boundary to development in the west.

Llanuwchllyn Flood risk which affects some Outstanding commitments, both open market dwellings within the settlement. and affordable.

Llwyngwril Ribbon development. Access Local Plan allocation may be suitable for problems to site that may be development for affordable housing for local suitable for development. Very needs if land becomes available for narrow streets in parts of development. settlement.

Maentwrog Very sensitive conservation area, Land has been allocated for affordable local SAC, SSSI, flood risk to some land needs housing within this community. No land within the settlement. is available for development within this settlement due to constraints identified.

Nantlle Topography of land may be No need identified within settlement or constrain to development in part community. Land suitable for development has of the settlement. been identified should a need for local needs affordable housing arise within the National Park.

Parc Very small rural settlement Location not sustainable for development of housing

Penmachno No need identified within the settlement. Location not very sustainable .

Pennal Small rural settlement No need within the settlement and has open market commitments which have not be fully developed.

Rhydymain The majority of dwellings within Open market commitments which have not the settlement are affected by been built for 15 large dwellings. flood risk. The settlement is a small rural settlement which has developed in a linear pattern

Rowen Flood risk which affects large Little land suitable for development of parts of the settlement to the affordable housing because to flood risk and the north of the river and to the linear settlement pattern. south west. Linear settlement pattern

Tal y bont Historic Park and Gardens, Affordable housing allocations in Dyffryn Green wedge designation, Ardudwy have addressed the need identified ribbon development within this community. Site which may be suitable as an exception site should a need for affordable local needs housing be identified within the settlement.

Talsarnau Flood risk to large parts to the Site has been allocated for affordable housing in east of the settlement, highways this location. issues in parts of the settlements, important open space designation.

Trefriw Steep sloping areas, mature Land has been allocated within the settlement wooded areas, highways at the request of Conwy County Borough problems within parts of the Council to meet the need within the settlement. settlement. Two additional settlements have been identified as potential exception site should an additional need for affordable local needs housing be identified.

Ysbyty Ifan Small rural settlement, character Settlement size and pattern is not suitable for and settlement pattern the allocation of a site for affordable housing. important and should be protected and enhanced, flood

30 risk along the river affecting few properties. Land ownership issues. Important open space designation.

APPENDIX 2: PROGRESS ON ALLOCATED HOUSING SITES

Allocations Units Monitoring Progress (pre-app discussions / Proposed planning permission / completion)

Land behind the Red Lion, Y Bala (50% 55 Contact made with open market, 50% affordable housing to landowner. The site has

meet local need). Release of 30 units up to no constraints and owner 2016 and, if built, the remaining 25 units is keen to develop the site, from 2016 to 2022 could move site on quickly when market conditions change.

Land at Cysgod y Coleg, Y Bala (100% 30 30 units completed 2012- affordable housing to meet local need) 13.

Land adjacent to Pentre Uchaf, Dyffryn 10 Contact made with Ardudwy (100% affordable housing to meet landowner (Cartrefi local need) Cymunedol Gwynedd Housing Association) and they are keen to develop the site in the near future.

Land adjacent to Capel Horeb, Dyffryn 9 Planning permission Ardudwy (50% open market, 50% affordable granted for 7 units. housing to meet local need)

Talsarnau (50% open market, 50% 6 Contact made with affordable housing to meet local need) landowner.

Llanfrothen (100% affordable housing to 5 Tai Eryri housing meet local need) association – completed 4 affordable units

Dolgellau (100% affordable housing to meet 18 Contact made with local need) landowner - Cartrefi Cymunedol Gwynedd Housing Association. Scheme has Social Housing Grant approval.

Llanuwchllyn (100% affordable housing to 7 Land in Gwynedd Council meet local need) ownership, potential Community Land Trust Scheme.

Gellilydan (100% affordable housing to meet 6 Tai Eryri housing local need) association – completed 6 affordable units

Trefriw, land next to Ty Capel Peniel (50% 5 Pre-application discussion

32 open market, 50% affordable housing to taken place. No recent meet local need) progress to report

Trefriw, land next to Roualeyn Nursery (50% 8 Planning application open market, 50% affordable housing to submitted for 12 units – meet local need) application dismissed at appeal on the basis that it would constitute overdevelopment of the site resulting in a contrived appearance which would be harmful to the character and appearance of the surrounding area and conflict with LDP policy 1. Planning application re-submitted for 8 units which has been refused by the Authority contrary to officer recommendation.

Dolwyddelan (two sites) (100% affordable 11 Tai Clwyd housing housing to meet local need) association – completed 4 affordable units. Landowner - Forestry Commission keen to develop the remaining site in the near future.

Bryncrug (50% open market, 50% affordable 10 Planning application housing to meet local need) submitted for 4 units on part of the site. The application was dismissed at appeal on the basis that the proposed layout of the houses would be at odds with the prevailing pattern of development and would result in an incongruous and isolated development. The applicant has contacted the Authority to discuss a revised scheme.

Llanegryn (50% open market, 50% 8 Landowner has contacted affordable housing to meet local need) the Authority to discuss potential schemes and is in discussion with the Rural Housing Enabler.

Penmachno (100% affordable housing to 10 Planning permission meet local need) granted for 12 affordable housing units, 6 units completed during 2013-14.

Total 198