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Caulmert Limited

Engineering, Environmental & Planning Consultancy Services

STAR UNITS LTD

FULL PLANNING APPLICATION FOR THE DEVELOPMENT OF USE CLASS C2 REGISTERED CARE HOME COMPRISING OF NO. 198 BED CARE HOME, LANDSCAPING AND ASSOCIATED CAR PARKING FACILITIES AT PLOT C7, BUSINESS PARK, ST ASAPH

SEQUENTIAL SITE SEARCH ASSESSMENT

Prepared by:

Caulmert Limited Units 21 & 22, c/o Glyndŵr Innovations Ltd St Asaph LL17 0JD Web: www.caulmert.com

Doc ref: 4508.CAU.XX.XX.RP.T.0305.S4.C1

February 2021

Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

APPROVAL RECORD

Site: Plot C7, St Asaph Business Park, St Asaph

Client: Star Units Ltd

Project Title: Application for full planning permission for the development of C2 Registered Care Home Comprising of no. 198 Bed Care Home, Landscaping and Associated Car Parking Facilities

Document Title: Sequential Site Search Assessment

Document Ref: 4508.CAU.XX.XX.RP.T.0305.S4.C1

Report Status: FINAL

Project Director: Howard Jones

Project Manager: Neil Foxall

Caulmert Limited: Units 21 & 22, c/o Glyndŵr Innovations Ltd, Ffordd William Morgan, St Asaph Business Park, St Asaph, Denbighshire, LL17 0JD

Telephone: 01745 530890

Author Lauren Eaton-Jones Date February 2021 Reviewer Neil Foxall Date February 2021 Approved Neil Foxall Date February 2021

DISCLAIMER

This report has been prepared by Caulmert Limited with reasonable skill, care and diligence, in accordance with the instruction of the above named client and within the terms and conditions of the Contract with the Client.

The report is for the sole use of the above named Client and Caulmert Limited shall not be held responsible for any use of the report or its content for any purpose other than that for which it was prepared and provided to the Client.

Caulmert Limited accepts no responsibility of whatever nature to any third parties who may have been made aware of or have acted in the knowledge of the report or its contents.

No part of this document may be copied or reproduced without the prior written approval of Caulmert Limited.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 1 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

TABLE OF CONTENTS PAGE NO.

1.0 INTRODUCTION ...... 3 1.1 Background ...... 3 1.2 Planning Policy ...... 4

2.0 ASSESSMENT AREA AND METHODOLOGY ...... 6 2.1 Introduction ...... 6 2.2 Assessment Area ...... 6 2.3 Methodology ...... 8

3.0 SEQUENTIAL SITE SEARCH ASSESSMENT – MARKET CATCHMENT AREA ...... 10 3.1 Introduction ...... 10 3.2 Denbighshire County Council ...... 10 3.3 Conwy County Borough Council ...... 20 3.4 County Council ...... 29

4.0 SEQUENTIAL SITE SEARCH ASSESSMENT – DENBIGHSHIRE COUNTY COUNCIL ...... 30 4.2 ...... 30 4.3 ...... 31 4.4 ...... 35 4.5 ...... 37 4.6 Betws Gwerfill Goch ...... 41 4.7 ...... 42 4.8 Cadole ...... 42 4.9 ...... 42 4.10 ...... 42 4.11 ...... 42 4.12 ...... 42 4.13 Cynwyd ...... 42 4.14 ...... 42 4.15 ...... 43 4.16 ...... 43 4.17 Graigfechan ...... 43 4.18 ...... 43 4.19 Llanarmon yn lal ...... 43 4.20 Llanbedr Dyffryn ...... 43 4.21 ...... 43 4.22 Llandrillo ...... 44 4.23 ...... 44 4.24 ...... 44 4.25 ...... 44 4.26 ...... 44 4.27 Pentre Llanrhaeadr ...... 44 4.28 ...... 44 4.29 Rhewl ...... 45

5.0 CONCLUSION ...... 46

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 2 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

1.0 INTRODUCTION

1.1 Background

1.1.1 Caulmert Ltd has been appointed by Star Units Ltd (“the Applicant”) to prepare a Sequential Site Search Assessment in support of a planning application for the Development of Use Class C2 Registered Care Home Comprising of 198 no. bed Care Home, Landscaping and Associated Car Parking Facilities at Plot C7, St Asaph Business Park, St Asaph.

1.1.2 A previous planning application (ref 40/2019/0457/ PF) was submitted for determination and subsequently refused 30th March 2020 for two reasons;

1. It is the opinion of the Local Planning Authority that a compelling case has not been made to demonstrate there is an overriding need for a C2 use class care home development of the nature and scale proposed in this location, on land which is allocated and safeguarded for high quality employment uses only in the Denbighshire Local Development Plan. The proposal does not clearly demonstrate that there is no other suitable land available within established settlements to meet the need for the development, and to justify prejudicing the ability of the St. Asaph Business Park to meet a range of local employment needs. In circumstances where the principle of a C2 use class care home development has not been justified, the proposal is considered to be in clear conflict with Policy PSE2, Policy PSE3 (i) and (iii) in the Local Development Plan and the advice and guidance contained in Sections 3.56, 5.4.15 and 6.7.19 of Planning Policy (Edition 10) and Technical Advice Note (TAN) 23: Economic Development (2014).

2. It is the opinion of the Local Planning Authority that having regard to the nature of the use / development, the location of the site in an allocated employment area outside of any defined development boundaries, away from established settlements, in close physical proximity to a major trunk road and an existing B2 Use Class unit, it would not be possible to provide a satisfactory standard of amenity for the residents of the care home, which would be prejudicial to their well-being. The care home is therefore considered to be incompatible use in this location, in conflict with the advice and guidance contained in the Development Management Manual paragraph 9.4.3, Sections 5.4.15, 6.7.2, 6.7.3 and 6.7.19 of Planning Policy Wales (Edition 10) and Technical Advice Note (TAN) 11: Noise (1997).

1.1.3 The previous application was supported by a Sequential Site Search Assessment which considered suitable sites in established development boundaries within a 10 minute drive of , and a further requirement for the proposed development to have good access and parking in and out of hours and be located in an accessible location to serve a large population within a 20 minute car journey. Based on the locational requirements above, the Sequential Site Search Assessment submitted identified a search area in northern Denbighshire, which extends from the coastal to .

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 3 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

1.1.4 It was considered by Denbighshire County Council that the submitted Sequential Site Search Assessment was not comprehensive or sufficient to demonstrate that there is no other land available which would meet the needs of the development.

1.1.5 This Sequential Site Search Assessment has now been undertaken to satisfy reason for refusal no. 1 by assessing all suitable land available within established settlements (development boundaries as defined by the LDP) of Denbighshire County Council together with all other suitable land available within an identified circa 6 miles market catchment area which has been identified through a Planning Need Assessment report. The methodology of the assessment is discussed in more detail in Section 2.0 below.

1.2 Planning Policy

1.2.1 Chapter 4.0 of the Supporting Planning Statement (ref 4508-CAU-XX-XX-RP-T-0301-S4-C1) submitted in support of the planning application sets out the policy context for this development. Refusal reason no. 1 relates to Policy PSE2 and PSE3 of the Local Development Plan.

1.2.2 Policy PSE2 ‘Land for Employment Uses’ states

Existing employment sites and new allocations for employment purposes are shown on the Proposals Maps. Within these areas employment development for the following use classes will be supported:

• B1 Business Use • B2 General Industrial & waste management facilities • B8 Warehousing and Distribution

Land and premises at the St Asaph Business Park, as shown on the Proposals Map, is safeguarded and allocated as a high quality employment site, where proposals will be supported for:

• B1 & B2 General Industrial and waste management facilities within the area designated for B1 & B2 uses on the proposals map.

Hazardous development and development of other land uses in close proximity to existing hazardous developments will only be permitted where there are no unacceptable risks to the public, other land uses or the environment.

1.2.3 Policy PSE3 ‘Protection of Employment Land and Buildings’ states;

‘Proposals which would result in the loss of employment land or buildings will only be supported provided that: i) there are no other suitable sites available for this development; and

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 4 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

ii) a continuous marketing process of 1 year, alongside all practical attempts possible to retain the employment use, has demonstrated that the site or premises is no longer capable of providing an acceptable standard of accommodation for employment purposes; and iii) the loss of the site or premises would not prejudice the ability of an area to meet a range of local employment needs or the proposal involves the satisfactory relocation of a non-conforming use from an unsuitable site.’

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 5 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

2.0 ASSESSMENT AREA AND METHODOLOGY

2.1 Introduction

2.1.1 The main locational criteria for the proposed development is dictated by the Planning Need Assessment carried out by Carterwood Ltd which accompanies the planning application. Carterwood Ltd specialise in providing tailored advice and data insight into care homes, older people's housing and specialist care.

2.1.2 This Sequential Site Search Assessment should be read in conjunction with Planning Need Assessment carried out by Carterwood Ltd, particularly Section 12 ‘Catchment Area Assessment’.

2.2 Assessment Area

2.2.1 The Planning Need Assessment has undertaken a quantitative assessment of need for the proposed care home on two bases; firstly a market catchment area, and secondly, the area covered by Denbighshire County Council. Both of these areas are shown on Figure 1 below.

Figure 1 – Bases of Assessment

The red spot shows the approximate location of the site. The blue shaded area illustrates the Market Catchment Area and the dark blue line illustrates the boundary of the Denbighshire County Council area.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 6 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

2.2.2 As a result of the assessment areas considered within the Planning Need Assessment, this Sequential Site Search Assessment considers alternative sites within both the Market Catchment Area together with the wider Denbighshire County Council administrative area.

Market Catchment Area

2.2.3 The Market Catchment Area has been derived by analysing resident data provided by a number of private operators of high-quality operational care homes, akin to the proposed development. From this information, the mean distance travelled by each resident into their respective care home has been calculated.

2.2.4 The proposed development site is located between St Asaph and and is therefore comparable with a rural area. From the data analysed, the average distance travelled by a resident to a care home in a rural location is 5.7 miles. Therefore a circa 6-mile Market Catchment Area has been adopted, as shown shaded light blue in figure 2 below.

Figure 2 – Market Catchment Area

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 7 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

2.2.5 The Market Catchment Area includes areas of North Denbighshire, East Conwy and West Flintshire. Towns including , , Prestatyn and are included together with smaller settlements such as Bodelwyddan, St Asaph, , and .

2.2.6 The exact perimeter of the catchment is explained by the use of the Census 2011-defined ‘Output Areas’ for our analysis of the catchment population. There are approximately 180,000 ‘Output Areas’ across and Wales which form the base unit for all census data and enable a granular level of analysis. They vary in size and shape considerably, covering small areas in urban districts and very much larger areas in rural communities due to the fact that all have to include circa 300 people of similar housing types/tenures. The catchment will therefore always be based on a nearest match to the Output Area data and it is not possible to use a perfect radius around a site or specific catchment, as no data fits perfectly.

2.2.7 All care homes will also inevitably draw service users in some instances from substantially further than a typical catchment. If the family is the key decision maker in the placement decision then sometimes the service user may move significant distances, which can distort catchment area analysis. Conversely, if the local authority is the key decision maker then the service user’s choice can be highly constrained to vacant beds in affordable homes.

Denbighshire County Council

2.2.8 Notwithstanding the above Market Catchment Area, the whole administrative area of Denbighshire County Council has been also been included within the Sequential Site Search Assessment.

2.3 Methodology

2.3.1 A preliminary review has been undertaken of any land available within any development boundary, brownfield/regeneration sites, larger mixed-use development sites and standalone allocations without a development boundary. For the avoidance of doubt, all local development plan allocations have been assessed.

2.3.2 In order for a site to be considered suitable for the development of a no. 198 beds care home with parking and associated development, the following criterion for assessing sites has been set;

• A minimum site size of approximately 1.5ha • Viable and feasible site access with good public transport routes

2.3.3 Using the above criterion, a preliminary review was undertaken via a desktop study of each settlement within the assessment areas shown. This has been carried out by using Denbighshire County Council’s LDP inset maps, Conwy County Borough Council’s LDP inset maps and Flintshire County Council’s UDP and LDP inset maps.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 8 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

2.3.4 In addition to this, any suitable site requiring further assessment would result in utilising the online planning application search facilities of the three councils, as well as applying local knowledge.

2.3.5 Where potential sites have been identified, consideration has been given to their availability and suitability including an assessment of known on-site and off-site constraints which are within the public domain. These constraints include foul drainage capacity, access, financial contributions etc.

2.3.6 For ease of reference, the Sequential Site Search Assessment has been broken up into Market Catchment Area and Denbighshire County Council area assessment results within Section 3.0.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 9 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

3.0 SEQUENTIAL SITE SEARCH ASSESSMENT – MARKET CATCHMENT AREA

3.1 Introduction

3.1.1 The Market Catchment Area as illustrated in blue on Figure 2 above has been assessed utilising the methodology in Section 2.0 above. The assessment has considered all suitable land available within established settlements (development boundaries as defined by the local plan) which includes East Conwy, North Denbighshire and West Flintshire.

3.1.2 For ease of reference the assessment of the Market Catchment Area has been split into each of the three local authority areas the Market Catchment includes.

3.2 Denbighshire County Council

3.2.1 There are numerous BSC11 allocations included on the LDP Proposals Maps, which have been discounted as they represent protected Recreation and Open Space allocations. All other allocations and unallocated parcels of land within settlement boundaries have been considered.

3.2.2 As discussed below, the site search assessment is based on settlements falling within the Market Catchment Area illustrated in blue on Figure 2. The settlements comprise;

• Rhyl • Prestatyn • • St Asaph • Bodelwyddan • Meliden • Denbigh • • • Trefnant • • •

3.2.3 Any sites identified within each settlement have been assessed in the following section.

Rhyl

3.2.4 Rhyl is identified as a Lower Growth in the Denbighshire Local Development Plan. The only realistic opportunity within the settlement of Rhyl is the former Ocean Plaza site as shown on Figure 3 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 10 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 3 – Rhyl - Denbighshire LDP Extract

3.2.5 The site is allocated in the LDP as BSC2 ‘Brownfield Development Priority’. However, this allocation is now the site of Marina Retail Park and the recently opened Aldi.

3.2.6 There is a BSC1 allocation in Rhyl that would be large enough to accommodate the proposed development and that is ‘Rhyl South East’, which is a housing allocation with a capacity of 242 residential units. This site already benefits from planning permission dating back to 2004 and several subsequent applications, which have resulted in the first phases of development having been commenced on site – see Planning Ref. 45/2004/1376.

3.2.7 There are a number of employment allocations (PSE2) within the settlement boundary of Rhyl, which have been considered. Those which meet the criteria in terms of size have already been developed.

3.2.8 In conclusion there are no suitable sites available within the development boundary of Rhyl.

Prestatyn

3.2.9 Prestatyn is identified as a Lower Growth Town in the LDP. An opportunity within the settlement boundary is the site at the Former Gas Works site as shown on Figure 4 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 11 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 4 – Prestatyn - Denbighshire LDP Extract

3.2.10 The site is allocated in the LDP as BSC2 ‘Brownfield Development Priority’. Working around existing businesses including the newly built Lidl supermarket, the site amounts to approximately 1.4ha and is, therefore, too small to accommodate the proposed development.

3.2.11 There is also a BSC1 housing allocation within the Prestatyn settlement boundary that is undeveloped as yet. The site is known as ‘Midnant Farmstead’ in the LDP. This site will have an expected capacity of 65 residential units.

3.2.12 Denbighshire’s Housing Land Prospectus lists this site and states that the site area is 1.86ha so it would appear to suit the proposed development. However, when measuring the area of land that can actually be developed and omitting the length of access off Prestatyn Road the area is exactly 1.5ha. The triangular shape of the developable land is not suitable for the size and scale of building proposed. The site is shown in Figure 5 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 12 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 5 – Midnant Farmstead, Prestatyn - Denbighshire LDP Extract

3.2.13 In conclusion there are no suitable sites available within the development boundary of Prestatyn.

Rhuddlan

3.2.14 Rhuddlan is identified as a Lower Growth Town. There is a BSC2 allocation known as ‘Rhuddlan Triangle’. There is also an area of unallocated land opposite Sun Valley Caravan Park, which is wholly within the settlement boundary of Rhuddlan. Both sites are shown on Figure 6 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 13 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 6 – Rhuddlan - Denbighshire LDP Extract

3.2.15 The BSC2 allocation known as Rhuddlan Triangle currently has a number of businesses including the recently built Harvey’s Restaurant. With existing businesses to consider, the available site measures just under 1.5ha and would be too small to accommodate the proposed development. Furthermore, the land that would be available is irregular in shape and doesn’t lend itself well to the type of development proposed.

3.2.16 The piece of land opposite Sun Valley Caravan Park is almost triangular in shape and measures approximately 1.8ha. Access can be gained from Marsh Road. However, the whole site falls within Zone C1 of NRW’s Development Advice Map. It is considered that the proposed development for a care home would not meet the justification tests of Technical Advice Note (TAN) 15.

3.2.17 There is a BSC1 housing allocation within the settlement of Rhuddlan known as ‘Land adjacent to Hafod y Gan and Ysgol Tir Morfa’ that measures 3.4ha and could, therefore, accommodate the proposed development. Outline planning permission has been granted on this land (Planning Ref. 44/2015/1075) in February 2016 and subsequent applications have dealt with conditions and legal agreements. This land, therefore, is not available and cannot be

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 14 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

considered for the proposed development as residential development is being pursued by the developer.

3.2.18 In conclusion there are no suitable sites available within the development boundary of Rhuddlan.

St Asaph

3.2.19 St Asaph is identified as a Lower Growth Town. There is a mixed use allocation of BSC1, PSE2 and BSC12 at the old hospital site shown on Figure 7 below.

Figure 7 – St Asaph - Denbighshire LDP Extract

3.2.20 The allocated site has recently been wholly developed into St Kentigern Hospice, Ambulance Services and residential development through conversion and new-build dwellings.

3.2.21 There are several other BSC1 housing allocations within the settlement of St Asaph, none of which are suitable for the proposed development through them being developed already or too small to accommodate it.

3.2.22 In conclusion there are no suitable sites available within the development boundary of St Asaph.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 15 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Bodelwyddan

3.2.23 Bodelwyddan is identified as a Main Centre. It has two potential sites for assessment; land allocated under Policy BSC 12 near Glan Clwyd Hospital and a Key Strategic Site allocated under Policy BSC5. Both sites are shown on Figure 8 below.

Figure 8 – Bodelwyddan - Denbighshire LDP Extract

3.2.24 The Key Strategic Site allocated under Policy BSC5 is located to the east of the Bodelwyddan settlement and benefits from an extended settlement boundary. The site has extant outline planning permission granted in 2005 for a mixed used development scheme including a care home. This site was considered during the initial site search selection undertaken by the applicant. Further details are provided in paragraphs 5.1.43 – 5.1.45 of the Supporting Planning Statement (ref 4508-CAU-XX-XX-RP-T-0301-S4-C1) which confirmed that the site for the proposed care home was too small to accommodate the proposed development and that the proposed development would not be commercially viable in isolation from the wider development scheme due to the costs associated with developer contributions required on the commencement of any development.

3.2.25 At present there are no firm proposals to implement the wider development scheme from either private developers or Welsh Government / DCC and it is further understood that the development is reliant on Growth Fund monies from the Welsh Government which are yet to materialise.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 16 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

3.2.26 The land allocated as BSC12 ‘ Facilities’ is towards the rear of Glan Clwyd Hospital. Part of the allocated site has been recently developed and provides a new hospital building with associated parking. The remaining area of the allocation is not big enough to accommodate the proposed development.

3.2.27 PSE2 employment allocation off Royal Welch Avenue includes a number of existing buildings including the former Hotpoint factory buildings which were purchased by the Welsh Government and which were subsequently disposed of. Within the overall allocation, there is an area of land to the north east of the former Hotpoint Factory to the west of Brake Bros. which measures approximately 1.7ha and appears to be vacant.

3.2.28 Further investigations into this piece of land has releveled that the Welsh Government split the land into two plots for sale. Both plots have now been purchased and the respective owners have intentions to development both plots in line with the allocated land usage.

3.2.29 In conclusion there are no suitable sites available within the development boundary of Bodelwyddan.

Denbigh

3.2.30 Denbigh is a Lower Growth Town. Within Denbigh there are several BSC1 housing allocations as shown on Figure 9 below.

Figure 9 – North West Denbigh - Denbighshire LDP Extract

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 17 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

3.2.31 The parcel of land identified as ‘Land adjacent to Ysgol Heulfre’ in the LDP has an expected capacity of 99 residential units and measures approximately 2.8ha. This site does not appear to benefit from any planning permissions at present. The site belongs to the Council and is currently for sale via informal tender.

3.2.32 This site complies with many of the site selection criteria, however, it is understood that a large capacity 12” diameter rising water main runs directly through the site from the most northern point to the most southern. Initial discussions with DCWW indicate that it would be extremely expensive to divert the rising main and would require a 6 metre (3m either side) easement free of any development. Therefore it would not be suitable for the proposed development as the proposed building needs to be a singular building and will likely become a residential development that will have the scope to ensure the protection and access to the water main in its layout design (such as having an access road over the pipe).

3.2.33 Another parcel of land within Denbigh allocated as BSC1 housing land is identified in the LDP as ‘Land off Eglwys Wen’. This area of land measures 3ha and benefits from planning permission for the erection of 75 no. dwellings. Residential development has commenced on this site.

3.2.34 The assessment has also considered a parcel of land allocated as BSC1 and identified as ‘Land between old and new Ruthin Road’ in the LDP. This area of land measures 2.05ha and, therefore, satisfies the size criteria. Permission has been granted 20/4/2020 for the erection of 64 dwellings (Planning Ref. 01/2019/0959) and subsequent applications deal with conditions imposed by this consent in order to commence development.

3.2.35 There is a PSE2 employment land allocation at Colomendy Industrial Estate and within this allocation there is a large strip of land to the north. This area of land measures as approximately 7.9ha and when viewing the authority’s planning applications online, it is apparent that permission has been granted on this land in several parcels for uses similar to those existing on the industrial estate.

3.2.36 Any other undeveloped sites inside the settlement boundary of Denbigh are too small to be considered for the proposed development.

Meliden

3.2.37 Meliden is identified as a village. The site search assessment has identified a BSC1 housing allocation known as ‘Rear of Ffordd Hendre, Meliden’, which measures 4.8 ha and, therefore, could accommodate the proposed development. However, this allocation has a housing capacity of 154 residential units and there are ongoing planning applications. Planning permission for 133 no. dwellings and associated infrastructure was refused 14/04/2017 and dismissed at appeal 13/10/2017 on the grounds of highway safety and drainage.

3.2.38 Permission was then applied for again for 133 residential units and refused 13/11/2019 on the same grounds. An appeal has now been lodged against this decision; therefore the

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 18 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

developer is pursuing this site and it is not available. The site is shown on Figure 10 overleaf and is the BSC1 allocation to the left of the image.

Figure 10 – Meliden - Denbighshire LDP Extract

3.2.39 Other BSC1 allocations in Meliden measure less than the needed 1.5ha.

Dyserth

3.2.40 Dyserth is identified as a village. The site search assessment has identified one BSC1 housing allocation. The site is large enough for the proposed development and is listed in the LDP as ‘Land adjacent to Glan Ffyddion Estate’ and having a capacity of 99 residential units. The development of this site has already commenced and so, this site cannot be considered any further.

Rhuallt

3.2.41 Rhuallt is identified as a village. The site search assessment has identified three areas of BSC1 housing allocation land with the settlement of Rhuallt. Even when combining the two allocations that are adjacent to each other near Dyffryn Teg, the areas of land amount to approximately 1.2ha and would not be big enough to accommodate the proposed development.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 19 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Trefnant

3.2.42 Trefnant is identified as a village. The site search assessment has identified three BSC1 housing allocations within the settlement boundary, however, none of these are big enough to accommodate the proposed development.

Tremeirchion

3.2.43 Tremeirchion is identified as a village. The only parcel of land within the settlement boundary identified by the site search assessment is a BSC1 housing allocation. This parcel of land measures approximately 0.5ha and is, therefore, too small to be considered for the proposed development.

Henllan

3.2.44 Henllan is identified as a village. The site search assessment identified two areas of land within the settlement boundary, both of which are BSC1 housing allocations and both of which are smaller than 1.5ha.

Bodfari

3.2.45 Bodfari is recognised as a village in the LDP. Any undeveloped BSC1 housing allocations as well as unallocated sites within the settlement boundary have been considered. None of the sites measure large enough to accommodate the proposed development.

3.2.46 Additionally, and for completeness, the following hamlets have been considered:

• Groesffordd Marli & Cae Onnen; • Cwm; • Marian Cwm; • Cefn Mairwen; • Y Green; • Aberchwiler; • Cefn Mairwen;

3.2.47 The site search assessment has identified no parcels of land within these Hamlets that are big enough to accommodate the proposed development.

3.3 Conwy County Borough Council

Kinmel Bay

3.3.1 Kinmel Bay is identified as an Urban Development Strategy Area in the Conwy Local Development Plan. However, as shown on the Figure 11 overleaf the settlement is located with Flood Zone C1 on the NRW Development Advice Map. TAN15 recommends that new

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 20 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

development should be directed away from zone C and new development should only be permitted within zones C1 and C2 if determined by the planning authority to be justified in that location.

Figure 11 – Kinmel Bay - Conwy LDP Extract

3.3.2 Given the proposal falls within the highly vulnerable development category it is considered that no suitable sites exist within the Kinmel Bay development boundary.

Abergele

3.3.3 Abergele is identified as an Urban Development Strategy in the Conwy Local Development Plan. However, as shown on the Figure 12 overleaf some of the settlement is located with Flood Zone C1 on the NRW Development Advice Map. TAN15 recommends that new development should be directed away from zone C and new development should only be permitted within zones C1 and C2 if determined by the planning authority to be justified in that location.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 21 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 12 – Abergele - Conwy LDP Extract

3.3.4 Given the proposal falls within the highly vulnerable development category this area of Abergele has been discounted from the search area.

3.3.5 Sites considered as part of the search in Abergele are as follows.

3.3.6 Abergele Business Park is allocated in the UPD for mixed use development as shown on the Figure 13 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 22 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 13 – West Abergele - Conwy LDP Extract

3.3.7 Development of the site which includes a care home, offices and residential uses is nearly complete and therefore site is not considered available.

3.3.8 Land at Rhuddlan Road/Tandderwen Farm is allocated for residential development as shown on Figure 14 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 23 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 14 – East Abergele - Conwy LDP Extract

3.3.9 The site is part of an area known as “Abergele South East” which is covered by an adopted Supplementary Planning Guidance in the form of LDP28: Abergele South East Development Brief.

3.3.10 The SPG highlights highways capacity as critical importance and that highways studies undertaken have suggested that it is undesirable for St George road to be used in isolation as an access/egress road. This is due to limited road and footway widths and restricted visibility.

3.3.11 It is therefore proposed that a link road would be required connecting to the roundabout at Junction 24 of the A55 and St George Road. This is at a cost of approx. £3 million and this will funded by developer contributions.

3.3.12 This site is in private ownership and to develop the site would require the completion of the link road prior to development with a significant financial contribution towards its delivery.

3.3.13 Given the ownership and the fact that the site is undeliverable without the link road, it is not considered available.

3.3.14 Further Land known as Abergele South East is allocated for mixed use development as shown on Figure 15 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 24 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 15 – East Abergele - Conwy LDP Extract

3.3.15 Part of the site has been developed for 94 dwellings which are complete, the remainder of the site is undeveloped but allocated for mixed use.

3.3.16 The site is also part of the area known as “Abergele South East” which is covered by the adopted SPG referenced above.

3.3.17 Delivery of the site is therefore also dependant on the link road and the required developer contributions.

3.3.18 The majority of this site is in private ownership and to develop the site would require the construction of the link road prior to development with a significant financial contribution towards its delivery.

3.3.19 The land is in private ownership and is currently undeliverable without the provision of the link road. Given the mixed use allocation of the site it may suitable for a care home, however, given the financial contribution required towards the proposed link road it is unlikely that a care home proposal would be viable on the site. It is therefore not considered suitable for the proposal.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 25 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

3.3.20 Land at Llanfair Road is allocated as a Housing Contingency site in the LPD and is shown on Figure 16 below.

Figure 16 – South Abergele - Conwy LDP Extract

3.3.21 The site benefits from planning permission for 73 dwellings. Development of the site has been commenced by Anwyl Homes. The site is therefore unavailable.

3.3.22 In conclusion there are no suitable sites available within the development boundary of Abergele.

Llanfair Talhaiarn

3.3.23 Llanfair Talhaiarn is identified as a Tier 2 Main Village. There is one housing allocation within the village and this is shown on Figure 17 overleaf below.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 26 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 17 – Llanfair Talhaiarn - Conwy LDP Extract

3.3.24 The site remains undeveloped and does not benefit from planning permission. However, it 1.1 hectares in area and is therefore unsuitable for the proposed development.

3.3.25 Other ‘white land’ within Llanfair Talhaiarn is also too small, therefore, In conclusion there are no suitable sites available within the development boundary.

Llansannan

3.3.26 Llansannan is identified as a Tier 2 Main Village. It has as a single hosing allocation within the settlement boundary and an employment beyond the settlement boundary, these are shown on Figure 18 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 27 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 18 – Llansannan - Conwy LDP Extract

3.3.27 Both sites fall below the 1.5 hectares size threshold and are therefore discounted as they are not large enough to accommodate the proposed development.

3.3.28 In conclusion there are no suitable sites available within the development boundary of Llansannan.

Minor Villages and Hamlets

3.3.29 No market housing sites or employment sites are allocated within the LDP, neither are settlement boundaries drawn around the Minor Villages.

3.3.30 The LDP seek to deliver 100% Affordable Housing for Local Needs 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.

3.3.31 The Minor Villages within the search area are:

• ; and • St George.

3.3.32 Therefore, given the policy context it is no sites are considered suitable with the minor villages.

3.3.33 Similarly, within the hamlets, development will only be permitted in exceptional circumstances such as provision of a single dwelling for Affordable Housing for Local Needs.

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3.3.34 The Hamlets within the search area are:

• Bodtegwel; • Bryn Rhyd-y-Arian; • Bylchau; • Cefn Berain; and • Tan-y-Fron.

3.3.35 Therefore, given the policy context it is no sites are considered suitable with the hamlets.

3.4 Flintshire County Council

3.4.1 The assessment area map shows the ‘blue’ area leaking into the edges of the county of Flintshire and the settlements identified in that area are:

• Gwaenysgor • • Caerwys

3.4.2 Any sites identified within each settlement have been assessed in the following section.

Gwaenysgor

3.4.3 Gwaenysgor is a category C settlement in the Flintshire Unitary Development Plan (UDP), classified as a small village. There are no allocations or unallocated sites within the settlement boundary that can be considered for the proposed development.

Trelawnyd

3.4.4 Trelawnyd is another category C settlement in the UDP. There are no allocated or unallocated sites falling within the settlement boundary that can be considered for the proposed development.

Caerwys

3.4.5 Caerwys is a category B settlement in the UDP and identified as a semi-urban/main village. There is a HSG1 housing allocation inside of the settlement boundary, which measures approximately 2ha. Permission was granted 30/11/2017 for the erection of 67 dwellings and associated infrastructure (Panning Ref. 054007) and subsequent applications have dealt with conditions imposed as well as alterations to plots more recently in 2020. The site is, therefore, in the process of being developed and is unavailable.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 29 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

4.0 SEQUENTIAL SITE SEARCH ASSESSMENT – DENBIGHSHIRE COUNTY COUNCIL

4.1 Introduction

4.1.1 All areas with Denbighshire County Council which are outwith the Market Catchment Area has been assessed for alternative suitable sites below.

4.2 Prestatyn

4.2.1 Prestatyn is identified as a Lower Growth Town in the LDP. Outside of the Market Catchment Area, a site exists at Warren Drive which is allocated within the LPA as PSE2 ‘Land for employment uses’ this is shown on Figure 19 below.

Figure 19 – North West Prestatyn - Denbighshire LDP Extract

4.2.2 Whilst the site area is some 4.4 hectares part of the site is currently occupied by Trigg House which provides office space to a number of businesses. The site is also subject to two separate undetermined planning applications. The first for development of 2.4 hectares of land for residential development (outline application - all matters reserved) (LPA Ref: 43/2016/0356) and the second for the development of 0.3 hectares of land by the erection of industrial/commercial units and associated servicing areas (outline application with all matters reserved) (LPA Ref: 43/2016/0717).

4.2.3 The site is also located within Flood Zone C1 on the NRW Development Advice Map. TAN15 recommends that new development should be directed away from zone C and new development should only be permitted within zones C1 and C2 if determined by the planning authority to be justified in that location.

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4.2.4 Given the proposal falls within the highly vulnerable development category this is not considered suitable.

4.2.5 In conclusion there are no suitable sites available within the development boundary of Prestatyn

4.3 Ruthin

4.3.1 Ruthin is identified as a Lower Growth Town. There are two BSC1 allocations within Ruthin along with two PSE2 allocations and a BSC12 allocation.

4.3.2 The first BSC1 is known as Land adj Maes Haford and Llys Famau shown on Figure 20 below.

Figure 20 – Ruthin - Denbighshire LDP Extract

4.3.3 Whilst the available site measures 2.1ha it is irregular in shape and does not lend itself well to the type of development proposed.

4.3.4 The other BSC1 allocation is known as Galsdir (Phase 1 and Phase 2) and is shown on Figure 21 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 31 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 21 – Ruthin - Denbighshire LDP Extract

4.3.5 Phase 1 of the allocation has been recently completed by Taylor Wimpey. An application to develop part of Phase 2 for 77 affordable dwellings (LPA Ref: 02/2019/0895) was refused on 11th March 2020. The reason for refusal relates to the proposed layout, form and character of the development and not principle.

4.3.6 As the site is partially complete and there is clear developer interest on Phase 2, the site is not considered available.

4.3.7 The first PSE2 allocation is to the east of Lon Parcwr Business Park as shown on Figure 22 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 32 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 22 – Ruthin - Denbighshire LDP Extract

4.3.8 The site is some 8.6 hectares in area, however given the neighbouring land uses and the allocation of the north of the site for a waste management facility (VOE7) it is not considered suitable for, or compatible wit,h the proposed use.

4.3.9 The second PSE2 allocation is located north of the Ruthin North Link Road and west of Lon Gwernydd, as shown on Figure 23 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 33 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 23 – Ruthin - Denbighshire LDP Extract

4.3.10 The allocation covers an area of some 50 hectares and already comprises a number of existing businesses including Ruthin Precast Concrete, Ruthin Farmers Auction, Taylor Engineering Services and Clifford Jones Timber Ltd. More recently an Aldi food store has opened adjacent to the farmers auction and outline planning permission has been granted for employment units adjacent to Aldi

4.3.11 The remainder of the site falls within Flood Zones C1 & C2 of NRW’s Development Advice Map. It is considered that the proposed development for a care home would not meet the justification tests of Technical Advice Note (TAN) 15.

4.3.12 Given the existing and proposed development of the site, combined with the flood risk the site is not considered available.

4.3.13 The BSC12 allocation shown on Figure 24 overleaf is located on to the south of the Ruthin North Link Road. It has now been developed and is occupied by Rhos Street School and Ysgol Pen Barras and is therefore not available for development.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 34 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 24 – Ruthin - Denbighshire LDP Extract

4.3.14 In conclusion there are no suitable sites available within the development boundary of Ruthin.

4.4 Corwen

4.4.1 Corwen is identified as a Lower Growth Town. There are two BSC1 allocation and two PSE2 allocation as shown on Figure 25 below.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 35 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 25 – Corwen - Denbighshire LDP Extract

4.4.2 The two housing allocation (BSC1) were subject to EIA Screening Opinions in 2015 but there have been no subsequent planning applications.

4.4.3 It is understood that existing capacity at Corwen Wastewater Treatment Works cannot accommodate any additional flows and loads generated by new developments without a significant upgrade in capacity. The cost of these upgrades would render any development unviable without contributions from Welsh Water. Given these constraints neither site is considered suitable.

4.4.4 The PSE2 allocation to the north east of the settlement is allocated for a waste management facility (VOE7) it is not considered suitable for, or compatible with, the proposed use.

4.4.5 The south east portion of the remaining PSE2 allocation benefits from planning permission Erection of a food manufacturing plant (LPA Ref: 05/2017/0239) which was granted in June 2017. The site is therefore not considered available.

4.4.6 In conclusion there are no suitable sites available within the development boundary of Corwen.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 36 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

4.5 Llangollen

4.5.1 Llangollen is identified as a Lower Growth Town. It has six potential sites within the development limits for assessment; four sites allocated under Policy BSC1, one site allocated for new retail development under Policy PSE7 and one site allocated for a community facility under Policy BSC12.

4.5.2 The first BSC1 allocation is known as land at Wern Road and is shown Figure 26 below.

Figure 26 – Llangollen - Denbighshire LDP Extract

4.5.3 The site is only 0.2 hectares in area and is therefore discounted as it is not large enough to accommodate the proposed development.

4.5.4 The second BSC1 allocation is located adjacent to Trem y Gwernant and is shown on the Figure 27 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 37 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 27 – Llangollen - Denbighshire LDP Extract

4.5.5 The site is only 0.4 hectares in area and is therefore discounted as it is not large enough to accommodate the proposed development.

4.5.6 The third and fourth BSC1 allocations are located adjoining one another at Vicarage Road and to the rear of View and The Hollies and they are shown on Figure 28 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 38 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 28 – Llangollen - Denbighshire LDP Extract

4.5.7 Full planning permission for the comprehensive development of both sites was granted in 2017 (LPA Ref: 03/2016/0300) and the site is currently being built out.

4.5.8 The Old Berwyn Works site is allocated under Policy PSE7 for new retail development and a site location plan is shown on Figure 29 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 39 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 29 – Llangollen - Denbighshire LDP Extract

4.5.9 The site has been redeveloped and is in retail use and therefore unavailable.

4.5.10 The final site is allocated for a community facility under Policy BSC12. It is located on Wern Road, adjacent to Dinas Bran High School and Llangollen Leisure Centre, as shown on Figure 30 overleaf.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 40 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

Figure 30 – Llangollen - Denbighshire LDP Extract

4.5.11 The site has been discounted as an area of 0.7 hectares and is therefore not suitable for the proposed development.

4.5.12 In conclusion there are no suitable sites available within the development boundary of Llangollen.

4.6 Betws Gwerfill Goch

4.6.1 Betws Gwerfill Goch is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

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4.7 Bryneglwys

4.7.1 Bryneglwys is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.8 Cadole

4.8.1 Cadole is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.9 Carrog

4.9.1 Carrog is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.10 Clawddnewydd

4.10.1 Clawddnewydd is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.11 Clocaenog

4.11.1 Clocaenog is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.12 Cyffylliog

4.12.1 Cyffylliog is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.13 Cynwyd

4.13.1 Cynwyd is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.14 Eryrys

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4.14.1 Eryrys is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.15 Gellifor

4.15.1 Gellifor is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.16 Glyndyfrdwy

4.16.1 Glyndyfrdwy is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.17 Graigfechan

4.17.1 Graigfechan is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.18 Gwyddelwern

4.18.1 Gwyddelwern is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.19 Llanarmon yn lal

4.19.1 Llanarmon yn lal is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.20

4.20.1 Llanbedr Dyffryn Clwyd is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.21 Llandegla

4.21.1 Llandegla is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 43 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

4.22 Llandrillo

4.22.1 Llandrillo is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.23 Llandyrnog

4.23.1 Llandyrnog is identified as a village. The site search assessment has identified no ‘white land’, brownfield or regeneration sites within the settlement boundary. The only site large enough to accommodate the development benefits from planning permission for 40 dwellings where the developer is currently discharging conditions prior to development commencing.

4.24 Llanfair Dyffryn Clwyd

4.24.1 Llanfair Dyffryn Clwyd is identified as a village. The site search assessment has identified no ‘white land’, brownfield or regeneration sites within the settlement boundary. The only site large enough to accommodate the development benefits from planning permission for 63 dwellings where the developer is currently discharging conditions prior to development commencing.

4.25 Llanferres

4.25.1 Llanferres is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.26 Nantglyn

4.26.1 Nantglyn is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.27 Pentre Llanrhaeadr

4.27.1 Pentre Llanrhaeadr is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.28 Pwllglas

4.28.1 Pwllglas is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary. The only site large enough to accommodate the proposed development is to the south of the A494, however, its

Caulmert Ltd 4508.CAU.XX.XX.RP.T.0305. S4.C1 44 Star Units Ltd Plot C7, St Asaph Business Park, St Asaph Sequential Site Search Assessment

irregular shape does not lend itself to the proposal and the adjacent sewage works are likely to have an impact on amenity.

4.29 Rhewl

4.29.1 Rhewl is identified as a village. The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within the settlement boundary that are big enough to accommodate the proposed development.

4.29.2 Additionally, and for completeness, the following hamlets have been considered:

• Abbey Terrance; • Aberchwiler; • ; • ; • Graianrhyd; • Hendrerwydd; • Hirwaen; • ; • Llanrhaeadr-yng-Nghinmeirch; • ; • ; • Loggerheads; • ; • Melin-y-Wig; • Pant-pastynog; • Peniel; • ; • Pentredwr; • Prion; • Saron; • Tafarn-y-Gelyn; and • Y Green.

4.29.3 The site search assessment has identified no allocated, ‘white land’, brownfield or regeneration sites within these Hamlets that are big enough to accommodate the proposed development.

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5.0 CONCLUSION

5.1.1 This Sequential Site Search Assessment has been undertaken to support an application for the development of a Use Class C2 Registered Care Home Comprising of no. 198 Bed Care Home, Landscaping and Associated Car Parking Facilities on land at St Asaph Business Park.

5.1.2 The Sequential Site Search Assessment has been undertaken whilst assessing to areas; a Market Catchment Area and a wider Denbighshire County Council administrative area. The assessment has considered all land within development boundaries and allocated areas outside of development boundaries. For the avoidance of doubt these areas include allocated sites.

5.1.3 The assessment demonstrates that there is no suitable land within either the Market Catchment Area or the wider Denbighshire County Council area having considered all land of 1.5 ha or more within the defined search area. This has considered a Key Strategic Site, several ‘Lower Growth Town’ settlements, villages and hamlets in Denbighshire, three settlements in Flintshire and settlements in Conwy.

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Registered Office: InTec, Parc Menai, Bangor, Gwynedd, LL57 4FG Tel: 01248 672666 Fax: 01248 672601 Email: [email protected] Web: www.caulmert.com