CHAPTER 1 INTRODUCTION 1 INTRODUCTION
What is the Plan?
1.1 This is a new plan being prepared to encourage the right sort of development in Ynys Môn. It covers the whole island and will supersede the existing plan for the Menai Strait area.
1.2 In May, 1992 the Council published a draft plan for public consultation. This current Plan is a revised version. Changes have been made as a result of comments made on the Draft.
1.3 The Plan consists of : * this written statement setting out policies and proposals. * a large map and inset maps showing how these policies and proposals affect the towns and some villages.
The appendices contain basic statistical information about the Island and its people (Appendix 1), along with additional information relating to other issues arising in the plan.
Why prepare the Plan?
1.4 The Government now requires that all Councils have an up to date plan for their district.
1.5 The Anglesey Structure Plan was prepared in the early 1970's and finally approved in 1977. Its policies for "employment-led" growth have failed. The population grew in the 1970's but the number of jobs did not. Ynys Môn only has a local plan for a small part of the Borough (the Menai Strait Local Plan) and even this is becoming out of date. Housing development has been greater than expected in the Menai Strait area.
1.6 A plan should make decision-making on planning applications easier and more consistent. Developers, property owners and the public will have greater certainty about what is, or is not, likely to be allowed to happen. Because everyone can contribure to the making of the Plan it should be a fair way of making decisions.
1.7 The Local Plan also interprets policies in the County Structure Plan in more detail.
1.8 The importance of a Local Plan is summed up in Section 54A of the Town and Country Planning Act 1990: "Where, in making any determination under the planning acts, regard is to be had to the development plan, the determination shall be made in accordance with the plan unless material considerations indicate otherwise".
How does this Plan fit in with other plans?
1.9 This Local Plan together with the County Structure Plan will make up what is called the "Development Plan" for Ynys Môn. The Structure Plan sets out key general policies as a framework for more detailed policies in the Local Plan.
1.10 A new Structure Plan prepared by Gwynedd County Council was approved by the Secretary of State for Wales on 29th October 1993. The main parts affecting Ynys Môn are summaried in Appendix 2.
YNYS MÔN LOCAL PLAN December 1996 1 1 CHAPTER 1 INTRODUCTION
1.11 The idea is that the Structure Plan is guided by Strategic Planning Guidance in Wales.
1.12 The Government also sends out national guidance to be taken into account in preparing development plans and in making decisions on individual planning applications. This is now mainly in the form of Planning Guidance Wales.
DEVELOPMENT PLAN Legislation County Structure Plan National Guidance Ynys Môn Local Plan Strategic Planning Guidance for Wales
In practice, this limits the policies which can be put forward in a local plan.
1.13 The plan also takes into account other Council policies - particularly the Economic Development Strategy and Housing Strategy and Operational Plan.
How long will the Plan last?
1.14 The Plan is for the period from 1991 to 2001. Some policies may hold good for much longer while others will need to be reviewed sooner. The Plan will need to be regularly checked to see if policies and proposals are relevant to what actually happens and if they are being properly implemented.
What is in the Plan?
1.15 In preparing this Plan, the Council has only included policies and proposals for the development and other use of land. It should be seen as part only of a package of Council policies. For instance, the Council prepares its economic development and housing strategies every year.
1.16 A conscious decision has been made to keep the Plan as short as possibly by concentrating on the key planning opportunities and problems.
1.17 The Plan contains 58 policies and 122 proposals. Policies have been shown within shaded boxes. Proposals are listed at the end of the relevant chaper.
Layout of this Document.
1.18 There are 4 more chapters in this Written Statement:
Chapter 2 - General Strategy The Plan starts with the Council's general strategy for jobs, physical infrastructure and environment. Chapter 3 - Jobs Policies and proposals for the creation of work. Chapter 4 - Physical Infrastructure and Environment The provision of infrastructure (such as sewers, roads, waste disposal facilities) and landscape conservation. Chapter 5 - Housing The amount and distribution of new housing
1.19 This is accompanied by Appendices setting out more detailed information.
YNYS MÔN LOCAL PLAN December 1996 2 2 CHAPTER 1 INTRODUCTION 1.20 Each chapter is introduced by general justification of the Council's approach. Justifications are also made for individual policies within each chapter and the plan also indicates the means by which policies will be implemented and monitored.
1.21 Appendix 3 contains a summary of an assessment of the economic, environmental and social impact of the policies.
How will the Plan be monitored?
1.22 This Local Plan sets out policies and proposals for the period up until 2001. The Council is under a statutory obligation to ensure that factors affecting the area are "kept under review" and that the plan is "up to date and relevant". To do this, the Council will:
{ assess how effective or ineffective local plan policies are in encouraging or restricting various types of land use; and { provide the information required to revise or redirect policies where changes are identified as being necessary.
Priorities.
1.23 Priority is being given to the regular monitoring of policies relating to:
The General Strategy Shopping Jobs and Employment Housing Supply and Demand
1.24 The results and impacts of other policies affecting the proper planning of the area will also be periodically assessed. The depth and extent of analysis will, however, be governed by resources available. Policy areas will include:
Tourism/Recreation development Conservation (Built and Natural Environment) Transport Energy Housing (Conversions and mobile homes) Public Utilities Bad Neighbour Developments Design Standards Redundant Buildings
Monitoring Systems.
1.25 Priority will be given to the adoption of systems which monitor and evaluate:
{ The availability of employment land; uptake of allocated sites and demand for alternative sites; { Employment/unemployment figures and job creation; { Housing land availability; the number and extent of unimplemented permissions, new permissions and completed developments; { The local housing market in terms of the number and type of units for sale, their price and location; { Pressures for retail developments in both established centres and "out of town"; { Town centre uses (especially retail frontages and changes of use therein); { The outcome of planning appeals relavant to the above.
1.26 A development control database will monitor applications, permission and refusals with respect to policy areas identified in 1.24. This will allow periodic assessment of whether policy goals and objectives are being reflected in decisions made and developments undertaken.
YNYS MÔN LOCAL PLAN December 1996 3 3 CHAPTER 1 INTRODUCTION 1.27 The above systems will be used in conjunction with information available from other sources on changes e.g. in population structure, linguistic trends, household formation etc. to further assess the effectiveness and relevance of plan policies and to decide whether revised goals and objectives need to be pursued.
Reporting.
1.28 Periodic monitoring reports will identify and highlight the main changes and indicate where revision may be necessary.
YNYS MÔN LOCAL PLAN December 1996 4 4 CHAPTER 2 GENERAL STRATEGY 2 GENERAL STRATEGY
KEY PLANNING ISSUES
2.1 The most important are :
Natural resources. Ynys Môn's environment; its landscape, its coast, its wildlife, its clean air, its opportunity for public access and recreation; together with its distinctive culture and language, are its most important assets. This 'quality of life' will be a vital factor in reviving the local economy and in attracting new investment. Measures need to be taken to protect the whole island from pollution and unsightly new development.
Shortage of jobs. Ynys Môn's economic performance is below average when compared with other parts of Wales. The Island has high levels of unemployment, low wages and a dependency on seasonal and unskilled work.
Remote location. Like many areas on the fringe of Western Europe, Ynys Môn has suffered from its peripheral location and inadequate communications.
Links to Ireland. The completion of the A5/A55 North Wales Expressway, the creation of the single European market and the opening of the Channel Tunnel in the early part of this decade mean that Ynys Môn becomes a strategic point on the main route between Ireland and the rest of Europe. The "Central Sea Corridor" and the Euroroute provide an important opportunity for economic development.
Future of Intercity rail link. Through services from Holyhead to London are under threat. The electrification of the line between Holyhead and Crewe as part of the principal European route from Ireland would reduce journey times and attract more business and leisure travellers. Traffic growth also depends on improvements to infrastructure in and around London for the Channel Tunnel and to journey time across the Irish Sea from Holyhead.
Impact of the A5/A55 Expressway. This new link could be a double-edged sword. Easy access may help local companies and encourage tourism. It could also have a negative impact by enabling firms to service the area from elsewhere and increase competition for local shopping centres. Anglesey is likely to become more attractive for commuters and this could lead to a relative increase in house prices.
Infrastructure and environmental improvements. The poor state of some sewerage systems and roads are a constraint on economic development. The area lacks a quality shopping centre. There has been inadequate investment in the physical environment of some towns and villages.
Wider environmental considerations. The excessive use of fossil fuels is damaging the environment. Decisions about the location of new development, the layout and design of buildings and transport policies all affect energy efficiency.
Travel patterns. Land use planning has an important role in reducing the need to travel and encouraging the use of means of transport other than the car. Movement by car and lorry is likely to remain the 'norm' in Ynys Môn for the foreseeable future. The scattered settlement pattern is not conducive to public transport. The hills, winds and busy narrow roads do not encourage cycling. It is important to manage the demand for transport through land use policies about where people live, work, shop and carry out leisure pursuits.
YNYS MÔN LOCAL PLAN December 1996 5 CHAPTER 2 GENERAL STRATEGY Lack of affordable housing. Many local people are finding it difficult to afford a home in Ynys Môn. The number of houses for rent has decreased. The planning system can only make a limited contribution to solving this problem but its powers should be used to the maximum.
Future of the Welsh Language. The nature of many lcoal communities is changing. Local people are leaving in search of work and being replaced by relatively affluent newcomers. As well as raising house prices, this is reducing the stability of the population and the chances of the Welsh language flourishing as the main means of communication. The future of the language is very much dependent on successful economic development.
Changes in farming. Farming is vital in maintaining Ynys Môn's rural communities and in sustaining the health of the language. The industry is, however, undergoing changes. Government support is shifting its emphasis from one of direct support of production towards supporting diversification of the rural economy, conservation of the environment and the encouragement of farming in an environmentally friendly way (in this respect, Ynys Môn has been designated an Environmentally Sensitive Area). The plan must be able to respond to these changing needs.
Wylfa Nuclear Power Station. The future life of this important employer could be decided during the plan period. Any major change may require this Plan to be reviewed. Among issues that will need consideration are the decommissioning of the power station, alternative employment schemes and the provision of new infrastructure to support economic development.
Ageing national and local population structure. More people will wish to retire to the area.
Tourism. Toursim plays a significant role in the Island's economy. A careful balance needs to be struck between maximizing the benefits associated with tourism and recreational activities whilst minimizing the adverse effects which can occur. The need to promote high quality tourism and extend the tourist season are also key issues.
Renewable energy. With Government emphasis now being placed on the generation of energy from safe, alternative sources, pressure for developments exploiting renewable, natural sources (e.g. wind power) are likely to increase.
The Local Plan's influence. The ability of this Plan to solve problems and exploit opportunities is limited by the fact that :
* national and international development often have an overriding effect on the local economy and; * the Plan can only be concerned with land use policies and proposals.
However, it can be the means to permit development in the right places and to protect environmental resources.
YNYS MÔN LOCAL PLAN December 1996 6 CHAPTER 2 GENERAL STRATEGY 2.2 A simple analysis of Ynys Môn's strengths, weaknesses, opportunities and threats (SWOT analysis) has been carried out.
Ynys Môn - Strengths and Weaknesses
Strength Weaknesses
* Distinctive culture and language. * Remote location. * Natural resources and environment. * High levels of unemployment, low * A5/A55 Euroroute and "central sea corridor". wages and unskilled work. * Intercity rail link. * Infrastructure constraints * Holyhead Port. especially sewers & roads in growth * Development Area status for majority of areas. Island. * Low levels of inward investment. * Access to special grant aid from EC. * Lack of national headquarters. * Relativey low labour, land and housing costs. * Poor public transport. * Amount of land available for employment * Poor shopping facilites. uses. * Lack affordable housing. * Successful tourism industry. * Proximity to University of North Wales.
Ynys Môn - Opportunities and Threats
Opportunities Threats
* Growing demand for environmetal quality. * Long-term closure of Wylfa Power * Dualling of the A5 across the Island. Station. * Current investment in Holyhead. * Changes to agricultural support * Expansion of Irish / E.C. sea traffic. systems. * Development of Mona Airfield. * Movement of young to jobs elsewhere. * Oil and gas exploration in the Irish Sea. * Weakness of the Welsh language and * Tourism developments sympathetic to the culture due to population flows to and environment. from Ynys Môn. * Designation of the Island as an * Reductions in Intercity rail services. Environmentally Sensitive Area. * A5/A55 road improvements encourag ing long-distance commuting. * Retail developments in Bangor. * Inappropriate development in the countryside.
THE PLAN'S AIM
TO SAFEGUARD AND STRENGTHEN COMMUNITIES BY PROMOTING POLICIES WHICH HELP TO IMPROVE THE LOCAL ECONOMY.
2.3 This is to be achieved by developing a package of policies to :
* Identify opportunities for investment and job creation primarily by allocating enough land in the right place. * Encourage improvements to physical infrastructure and conserve the environment. * Provide new housing for the needs of the existing population.
YNYS MÔN LOCAL PLAN December 1996 7 CHAPTER 2 GENERAL STRATEGY 2.4 The Council does not see any conflict between these priorities. Improvements to the local economy depend on conserving the area's natural resources. The right sort of economic development in the right place will release resources for environmental improvements. Better housing will add to the quality of life. Finally, local people will be encouraged to stay and contribute to the revival of the economy and the language.
Quality of life and language revival
Environmental Economic improvement Local housing and protection development
"SUSTAINABLE DEVELOPMENT"
2.5 Priority is to be given to economic development. This aim will be pursued through decisions which recognise the need for development to be "sustainable". What is meant by "sustainable development"?
2.6 The often quoted definition in the Brundtland Report (1987) states : "Sustainable development is development which meets the needs of the present without compromising the ability of future generations to meet their own needs".
Planning Policy Guidance Note 12 suggest an approach in which :
"The sum total of decisions in the planning field, as elsewhere, should not deny future generations the best of today's environment".
These concepts are difficult to put into practice and monitor.
2.7 Agenda 21 was agreed by world leaders at the Rio Conference in 1992. Through Local Agenda 21, this will develop into an important issue for local authorities and will help translate the concept of sustainability into targets and relevance at the local level.
2.8 The Local Plan accepts that, at the present time, it would be unreasonable to expect every new development to be sustainable in itself. It is more realistic to expect decisions to be tested and monitored against the sustainable development objectives of :
* Reducing the need to travel * Protecting natural resources * Using existing infrastructure where possible * Maintenance of clear air, water and land * Energy conservation in building design.
2.9 In the Plan this is achieved by :
* Concentrating development in the main towns and villages - reducing the need to travel and making the best use of the existing infrastructure.
* The strict control of development in the countryside and on the coast.
* Locating development to make the best use of public transport.
YNYS MÔN LOCAL PLAN December 1996 8 CHAPTER 2 GENERAL STRATEGY * Introducing the idea of the capacity of areas to accept more development.
* Protecting landscape, ecological, historical and architectural features.
* Encouraging the development of existing planning permissions, where they agree with the policies set out in this plan, rather than granting new permissions.
* Encouraging the use of existing buildings.
* Controlling design to ensure satisfactory environmental impact, provide landscaping, protect trees and conserve energy.
THE COUNCIL'S STRATEGY 2.10 PRIORITY FOR JOBS.
1. The promotion of Holyhead, Llangefni and Amlwch as the main centres for jobs. The Council will encourage investment in industrial, business, shopping, leisure, infrastructure and housing projects in these places. This will reduce the need to travel.
2. Encouragement of projects of the right size creating jobs in other towns and villages and in other locations, bearing in mind the need for sustainable development. As well as exploiting the potential offered by the scheme to build the new A5/A55 dual carriageway across Ynys Môn, the Council is particularly keen to help the agricultural industry and supports 'diversification' where it assists the long term viability of farms.
PHYSICAL INFRASTRUCTURE IMPROVEMENTS AND CONSERVATION.
3. Priority for environmental improvements and infrastructure schemes which make the area more attractive for investment and the creation of jobs. Economic projects will take priority over housing schemes in those places where there is an infrastructure constraint.
4. The need to protect the physical environment and the area's resources. The Council will try to ensure the highest standards of air and water quality, pollution control and treatment of waste.
5. Strict control of development in the countryside and on the coast. National and County planning policies are set firmly against new development outside towns and villages.
6. The recognition of the fact that all parts of Ynys Môn have special landscape qualities. There is a need to conserve distinctive features of the whole County rather than so-called 'special landscape areas'. Only proposals which complement these features will be allowed.
YNYS MÔN LOCAL PLAN December 1996 9 CHAPTER 2 GENERAL STRATEGY
HOUSING FOR LOCAL PEOPLE.
7. Priority to be given to the provision of houses for local need.
The Welsh language is important. One way of helping it to survive is to provide every opportunity for people to stay in the area where they have been born and brought up.
The Plan's emphasis on jobs is fundamental to this. But it can be helped by providing enough housing land for local people to stay.
Existing planning permissions provide enough land for general housing. It may not always be in the right place. New planning permissions will be aimed at meeting the needs of growth in the existing population.
The Council intends to aid the provision of housing for local people by:
(i) Making use of its own land - a third of existing planning permissions are on the Council's land.
(ii) Trying to ensure that larger housing schemes incoporate a proportion of affordable houses.
(iii) In exceptional circumstances where a proven local need exists, allowing the development of affordable housing for local people on land within or directly adjoining existing settlements where planning permission would not normally be granted.
OPPORTUNITIES FOR DEVELOPMENT.
2.11 Bearing the strategy in mind, the Council has considered the development potential of land in Ynys Môn. The potential of land for development is seen as falling into four categories:
ALLOCATED LAND - Land is allocated on the Proposals Map where the Council wants to see development taking place.
LAND WITHIN DEVELOPMENT BOUNDARIES - On the Proposals Map a boundary is drawn round those towns and villages where there may be other opportunities for development. Within these areas the Council favours development provided it:
{ is well related in scale and location to existing buildings and surrounding land uses and, { gives economic or social benefits to the local community.
LAND WITHIN OR ADJACENT TO OTHER SETTLEMENTS - Opportunities will be limited and must meet specific criteria relating to environmental protection and the capacity to absorb new development.
THE COUNTRYSIDE - These are areas where permission will not be granted unless a scheme creates jobs and nowhere else is suitable.
YNYS MÔN LOCAL PLAN December 1996 10 CHAPTER 2 GENERAL STRATEGY DEALING WITH PLANNING APPLICATIONS.
2.12 As a way of avoiding repetition in the Plan's policies, the following general policy is intended as a checklist when considering a planning application or other submission (e.g. for an advertisement, listed building consent, local authority or Central Government development). All policies and proposals in the Plan should be read with this checklist in mind. These factors are justified by Government Legislation and advice.
General Policy.
1. The Council will determine planning applications in accordance with policies and 1. General proposals in this Plan. In considering planning applications, the Council will take into Policy. account :
The needs and interests of the Welsh language.
Access for disabled people.
Energy conservation.
The effect on pedestrian and vehicular travel patterns including the use of public transport, public rights of way and cycling.
The need to ensure that foul sewers and sewage treatment facilities of adequate capacity and design are or will be available to serve the development.
Pollution or nuisance problems.
The need to protect the quality of surface, undergound and coastal waters.
The need to ensure that adequate water resources exist or can be made available without detriment to existing users.
The increased danger of flooding.
The effect on any site or area of ecological, landscape, scientific, archaeological or architectural interest or a wildlife species of significance.
The extent to which siting, scale, density, layout and appearance, including external materials, fit in with the character of the area.
Adequate and appropriate landscaping.
The effect on residential amenities.
The need to ensure that vehicular access, the roads leading to the site and parking provisions are safe and adequate.
Safeguarding of mineral reserves.
Protection of the best and most versatile agricultural land.
YNYS MÔN LOCAL PLAN December 1996 11 CHAPTER 2 GENERAL STRATEGY Environmental Assessment
2.13 Environmental Assessment is a process by which information about the likely environmental effects of certain major developments is collected, assessed, and taken into account when deciding whether planning permission should be granted. The Town and Country Planning (Assessment of Environmental Effects) Regulations 1988 (as amended) requires applicants for certain types of development to submit an Environmental Assessment Statement. The Regulations divide these development types into two categories:
(i) Schedule 1: where Environmental Assessment is required in all cases; and (ii) Schedule 2: where Environmental Assessment is required if the development is judged likely to have significant environmental effects due to factors such as its nature, scale or location. The local planning authority will request the submission of an Environmental Statement in all relevant cases. Such cases will also include those where a proposed development is likely to significantly affect the Areas of Outstanding Natural Beauty and / or a designated or proposed site of national or international nature conservation importance.
2.14 The rest of the Plan explains how the Strategy will be achieved through land use policies and proposals. To show how it works at a county wide level, the Plan's main provisions are shown on the Strategy Diagram on the facing page. This is meant to be an illustration only. For details the relevant section of the Plan should be read.
2.15 In an effort to bring the main policies and proposals together, they are listed below.
JOBS.
* Main opportunities concentrated within or on the edge of larger towns and villages.
* Major new employment land at: Holyhead (Ty Mawr Farm) Amlwch Industrial Estate Rhos-goch Mona Gaerwen Industrial Estate Llangefni
* Major commercial development sites on land within or adjacent to Holyhead, Llangefni and Amlwch town centres.
* Support for development of the rural economy.
* Support for tourism and recreational proposals which recognise the capacity of an area for further development.
* Further development of the Breakwater Country Park.
* Safeguarding the vitality and viability of existing shopping centres.
YNYS MÔN LOCAL PLAN December 1996 12 CHAPTER 2 GENERAL STRATEGY
PHYSICAL INFRASTRUCTURE AND ENVIRONMENT.
* Investment in Holyhead continued and schemes brought forward for Amlwch and Llangefni.
* Sewerage facilities to be improved in : Holyhead Rhosneigr Benllech Beaumaris Menai Bridge Brynsiencyn
* Support for public transport.
* Exploitation of port facilities in Holyhead.
* Re-opening of Amlwch Branch Railway line to passenger traffic.
* Improvement of the A5 to dual carriageway standard across the Island.
* Protection of Ynys Môn's landscape, ecological, historical and architectural features.
HOUSING.
* Low cost housing sites on Council land at:
Holyhead Llangefni Amlwch Valley Newborough Llanfachraeth Llangoed Llanfairpwll Benllech Brynsiencyn Rhos-y-bol Star Moelfre Menai Bridge Llanfechell
2.16 The "logic" behind the Plan can be summarised as:
Strengthen Communities by Helping to improve the Economy
Priority to Creating Jobs Improving the Houses for Local People Physical Framework
Jobs Chapter Physical Housing Chapter Infrastructure & Environmental Chapter
YNYS MÔN LOCAL PLAN December 1996 13 CHAPTER 3 JOBS 3 JOBS.
3.1 The Council's number one priority is to create the right circumstances for jobs. The Local Plan's main contribution is to allocate enough land in the right places for all types of job creating projects.
3.2 Priority needs to be given to local enterprise. The Plan tries to meet the land use requirements of the following :
{ New businesses. { Existing businesses wishing to consolidate or expand. { Businesses moving in from outside.
3.3 In drawing up the proposals the Council has tried to avoid being dogmatic about appropriate uses for particular sites. Often a range of appropriate development is given.
DEVELOPMENT OPPORTUNITIES.
3.4 During the next 10 years, there will be two major opportunities :
* Improvements to the A5/A55 North Wales Expressway.
* The position of Holyhead and the rest of Ynys Môn to exploit the sea link to Eire in a Single European Market.
A5/A55 Expressway.
3.5 The Plan :
* Proposes strategic employment sites at Holyhead and Mona.
* Allocates land for the expansion of existing strategic sites at Llangefni and Gaerwen.
* Proposes the development of smaller sites at Valley and Gwalchmai.
3.6 The new A5/A55 may open up other opportunities for commercial development along its length particularly at junctions.
3.7 There are approximately 50 businesses on the existing A5. A positive attitude will be taken to the need for new commercial development within villages to replace any jobs lost through a decline in passing trade after the opening of the new road.
Holyhead.
3.8 The Plan :
* Encourages investment in and expansion of Holyhead's port facilities.
* Proposes a range of employment sites including the opportunity for a large single user at Tþ Mawr Farm.
* Encourages tourism and greater expenditure in shops and services.
* Supports access improvement to the town and key employment sites from the new A5/A55.
YNYS MÔN LOCAL PLAN December 1996 14 CHAPTER 3 JOBS Other Opportunities.
3.9 Land is allocated in Llangefni to support its role as Ynys Môn's administrative and agricultural centre. The Council is implementing an Action Strategy for the town.
3.10 The Welsh Development Agency's Rural Prosperity Programme provides the opportunity to raise Amlwch's commercial and physical environment. The nearby 200 acre Rhosgoch site offers potential for a special user.
3.11 The Bro Alaw Rural Prosperity Programme covers much of the northern and western parts of the Island's rural area.
WYLFA NUCLEAR POWER STATION.
3.12 Currently 565 people work in Wylfa Power Station. The majority live in the northern part of the Island. It may now be approaching the end of its operational life. The question of decommissioning is likely to become more important during the Plan period and the situation requires careful and detailed monitoring.
3.13 Any significant changes to the workforce will have a major impact on the local economy. Allocations of employment land have thus been denoted in Northern Anglesey and investment in improving the commercial and physical fabric of Amlwch is already under way (see 3.10 above).
POLICIES.
New Jobs.
2. The Council will support job creating projects on the sites allocated on the 2. New Jobs. Proposals Map and detailed in Proposals S1 to S35 where they accord with the criteria in Policy 1.
Employment creating development on other sites within or on the edge of existing recognised settlements will be permitted where they are of a scale and type compatible with the surrounding area, and accord with other policies of this plan.
On sites outside existing settlements, the Council will permit employment developments only in exceptional circumstances where the applicant has been able to demonstrate specific locational requirements and economic benefits which would justify allowing the proposal.
Proposals S1 to S35 can be found at the end of the chapter.
3.14 This Policy reflects the approach to employment creating development in the County Structure Plan. All proposals will be considered under other policies of the Structure and Local Plan, including those relating to access, parking and traffic considerations, protecting the amenity of any nearby properties, design, landscape, and pollution. The Proposals S1 to S35 include the uses identified as being appropriate for these sites. Other employment proposals for the allocated sites will be considered on their individual merits.
3.15 There are 35 sites of different size and type allocated on the Proposals Map. The majority of sites are in Holyhead (13), Amlwch (5) and Llangefni (7).
YNYS MÔN LOCAL PLAN December 1996 15 CHAPTER 3 JOBS
Analysis of sites by size band.
Site Description No. Total Area (acres)
Large sites 2 400 (over 50 acres) Medium sites 7 236 (20-50 acres) Smaller sites i. 8-20 acres 8 100 ii. below 8 acres 18 40
TOTAL 35 776
3.16 Between 1986 and 1992, 65.7 acres of employment land in Ynys Môn were developed. The allocation of 776 acres is clearly high in relation to current take-up rates and demand. Site requirements will obviously vary, as will the availability and suitability of sites. The Council considers that a shortage of suitable sites should not be allowed to constrain economic development.
3.17 In accordance with the aim of sustainable development and protection of the landscape, the Council will seek to accommodate employment land requirements on the site allocated in the Plan for that purpose. The Policy does allow for the development of employment projects on other sites within or on the edge of settlements e.g. to allow the provision of small workshop units and serviced sites. The availability of a suitable allocated site will, however, be a material consideration in determining proposals for an employment project on any other site. The expansion of existing businesses will generally be supported - bearing in mind the development control criteria in Policy 1.
3.18 The Council will only allow new employment development sites away from existing settlements in exceptional circumstances, normally relating to recreation or tourism proposals. Conversions of existing buildings in the countryside to employment use are considered separately under Policy 7 of the Plan.
Tþ Mawr Farm, Holyhead.
3. Land is allocated for commercial development at Ty Mawr Farm, Holyhead. The Council proposes that the following uses will be included in the development : 3. Tþ Mawr Farm, i. A reserved site for a large single business/industrial user requiring a site of Holyhead about 200 acres. ii. A service area of up to about 5 acres incorporating a motel, petrol station, restaurant and shop operation. iii. Extensive landscaping.
Any development should be subject to a detailed design brief which shall give careful treatment to the ancient monuments within the site, respect existing landscape features and include extensive new landscaping. The final design will depend on the alignment and junction position of the proposed new A5/A55 dual carriageway and access roads.
3.19 The Council has commissioned a commercial development study of the area around Anglesey Aluminium. The study produced a number of proposals which include the development of the YNYS MÔN LOCAL PLAN December 1996 16 CHAPTER 3 JOBS land proposed in this Policy and also active and passive leisure schemes. The Council wishes to see the boundary of the Area of Outstanding Natural Beauty affecting this site amended in order to exclude the land proposed for commercial development along with Anglesey Aluminium's existing works. The land is the only large green field site suitable for major commercial development adjacent to Holyhead, and its development will need to be considered in that context.
3.20 Whilst a flexible approach to the development of the site will be taken, the Council considers that part of the site should be reserved for a large single user. Land for smaller general industrial uses is allocated elsewhere in Holyhead and in other parts of the County. In addition, the Council considers that the development of the site should include transport services and accommodation facilities to complement Holyhead's role as a port and increase local expenditure by road travellers through the port. The nature of the site and the proposals for it justify the requirement for extensive landscaping. A development brief will need to be prepared in consultation with relevant parties to guide the development of the site. Other proposals for the site or related proposals for adjoining areas (e.g. for leisure uses) would be considered on their individual merits subject to the policies in this Plan.
Council Offices, Llangefni.
4. New Council Offices on a suitable site within Llangefni will be permitted. The re development for suitable uses of the existing Council offices and adjacent land will be considered against the criteria set out in Policy 1. 4. Council Offices, Llangefni. 3.21 Ynys Môn has become a unitary authority. Funding has been secured for the building of new council offices and Llangefni is the administrative centre of the Island. Suitable alternative uses for the old office site, once vacated should support the vitality and viability of the town centre as a whole.
Design.
5. The Council will require that employment proposals will provide high standards of infrastructure, layout, design and landscaping. 5. Design.
'Bad Neighbour' Uses.
6. 'Bad Neighbour' uses, which are unsuitable in existing employment areas, will be permitted on land allocated for this purpose on the Proposals Map and detailed in proposals S29 and S32. 6. Bad Neighbour Uses. 3.22 Employment areas are frequently spoilt by low design standards and the introduction of activities which by their very nature are unsightly. Specific provision has been made for so-called 'bad neighbour' uses such as builders' yards, waste processing, open storage. Any proposals will still have to be considered in terms of their impact on the surrounding area - particularly in terms of noise, smell and dust pollution.
YNYS MÔN LOCAL PLAN December 1996 17 CHAPTER 3 JOBS Rural Economy.
3.23 Maintaining a healthy rural economy is one of the best ways of protecting Ynys Môn's distinctive culture and language. It may also help to reduce commuting from the countryside. Jobs in agriculture and other rural industries are declining. The Council encourages agricultural diversification through Policy 2.
3.24 The Structure Plan encourages the retention of agricultural land within classification grades 1, 2 and 3A. This is supported by the Council because high quality land cannot be replaced once built upon. In Ynys Môn the whole countryside is seen as a valuable resource and the siting of a proposal on low quality agricultural land should not be seen as a justification for development.
Rural Buildings.
7. Rural 7. Existing buildings in the countryside will generally be acceptable locations for small businesses. Buildings.
3.25 Rural buildings, often redundant, will generally be suitable for conversion to new employment use subject to an acceptable impact on the local environment, landscape and amenities as required by Policy 1. In addition to these, other important considerations will include the need for the building to be structurally suitable for conversions and that satisfactory access, parking/loading, and drainage/sewerage provisions can be made. Proposals to re-use traditional buildings will be expected to take account of the character of the building and its setting along with the safeguarding of any features of architectural or historic interest. Proposals to convert non-traditional buildings for employment use will also be considered under this policy and may provide opportunities for improvements to the design or surroundings of such buildings. The Policy will be particularly useful in allowing farmers to supplement their incomes by tourism or other employment projects. Where the business is to support farm diversification, it should remain part of the farming unit.
TOURISM AND RECREATION.
3.26 Tourism is not a single or distinct category of land use. Projects which create jobs are generally supported in the context of Policy 2, particularly those offering more permanent employment. Tourism does sometimes, however, have special requirements :
* A location away from built up areas;
* Involves accommodation for visitors.
3.27 The environment and heritage of Ynys Môn are key factors attracting visitors to the area. An emphasis on high-quality tourism compatible with this environment and heritage is therefore justified. Positive benefits can be gained from tourism if accompanied by careful planning and visitor management to reduce pressure on more sensitive areas and features.
3.28 Tourism is closely linked to other policies in this plan - particularly those concerned with the environment and transport. In Ynys Môn it depends on a high quality environment and justifies the emphasis on sustainable development and policies for :
* Support for recreation and community facilities (Policies 14, 15, 16, and 17) * Support for public transport (Policy 23) * Development of Amlwch Branch Railway for passengers (Policy 24) * Sewage treatment - particularly in relation to bathing water quality (Policy 27) * Waste Disposal (Policy 29) * Landscape conservtion and enhancement (Policies 30, 31 and 32) * Protection of nature conservation (Policies 33, 34 and 35 ) * Protection of the coastal zone (Policy 36)
YNYS MÔN LOCAL PLAN December 1996 18 CHAPTER 3 JOBS * Provision of public access (Policy 37) * Protection of archaeological features (Policy 39) * Protection of architectural quality (Policies 40, 41 and 42)
Holiday Accommodation.
8. Applications for high quality holiday accommodation will be permitted where they do not conflict with other policies of this plan. In particular, the Council will 8. Holiday favourably consider proposals which form an integral part of an overall scheme which Accomm adds to tourism and recreation facilities in the area. odation.
3.29 Tourism and associated recreation provision is important in Ynys Môn, employing about 3000 people. Many other jobs, especially in retailing, service and transport provision, depend partly on business generated by visitors to Ynys Môn. This policy is therefore designed to encourage the development of high quality visitor accommodation in the right place. In considering proposals for holiday accommodation, the impact on the local economy, landscape, environment, and cultural character of the area will be important considerations. The Council will not support proposals for badly sited development, or proposals for the extension or redevelopment of existing facilities which would have an unacceptable impact.
3.30 The type of development which will be considered under this policy includes both serviced and self-serviced accommodation, whether purpose-built or converted, including hotels, motels, guest houses, holiday units or flats. Where permanent residential use would not be permitted, it may be necessary to ensure that the accommodation is restricted to visitor/holiday use only, as advised in TAN23: Tourism. Proposals for the conversion of buildings in the countryside to self-contained holiday accommodation will also be considered under Policy 55.
Static Caravans.
9. There will be a presumption against the development of new static caravan sites in Ynys Môn. 9. Static Caravans.
3.31 There is a presumption against the development of new static caravan sites in the County Structure Plan. There are over 4,000 static caravans on almost 200 caravan sites in Ynys Môn, providing a wide choice of sites for the static holiday caravanner.
10. Proposals for an increase in the number of units on an existing caravan site will normally be refused. 10. Static Exceptionally, where proposals are part of a comprehensive scheme to improve the Caravans. appearance of the whole site and reduce its impact on the surrounding landscape, the Council may permit some additional units provided that the proposal :
i. Forms part of an overall scheme which results in significant and permanent improvements to the area. ii. Does not increase pressure on the area's natural resources and environment. iii. Does not increase danger or congestion on the road. iv. Has adequate water and drainage available. v. Does not harm a site or area of ecological, scientific or archaeological interest. vi. Does not, in itself, or by reason of the traffic generated, harm residential amenities.
3.32 Many static caravan sites are intrusive in the landscape. An increase in the number of units on static sites will generally be unacceptable. The Council does, however, wish to encourage improvements to existing sites. Such improvements could include re-siting to improve layouts or
YNYS MÔN LOCAL PLAN December 1996 19 CHAPTER 3 JOBS reduce visual impact, replacing old units, improving caravan colours, internal and boundary landscaping, screening and the provision of new or improved facilities. The Local Plan therefore provides for proposals which will result in net planning benefits by allowing, as an exception, increases in unit numbers within the whole site where these are required as part of an overall scheme to improve the site and reduce its impact.
3.33 For the purpose of Policy 10 and for the avoidance of future doubt :
"whole site" (as considered at the Local Plan Inquiry), relates to the existing planning unit within which the siting of static caravans, and other activities associated with the operation of the site, have already been permitted. [Additional units do not, therefore, have to be confined within the area where caravans are currently situated as long as they can be acceptably accommodated within site boundaries as defined by existing planning permissions].
In accordance with the recommendation of the Inspector appointed by the Secretary of State to examine the Local Plan, Policy 10 is not intended to allow for the extension of an existing site in order to accommodate additional units (Ynys Môn Local Plan Inquiry Report para 3.48)
New Touring Sites.
11. Proposals to extend the occupation period of new or existing holiday units will 11. Static normally be permitted subject to conditions which : Caravans.
i. Preclude residential occupation. ii. Restrict holiday occupation to a period between 1 March in any one year and 4 January in the succeeding year.
12. New touring caravan or tent sites, extensions to existing sites, or additional pitches for touring caravans or tents on existing sites will only be permitted where :
i. They do not harm the appearance of the area. ii. They do not increase pressure on the area's natural resources and environment. 12. New iii. They do not increase danger or congestion on the road. Touring iv. Adequate water and drainage is available. Sites. v. They do not harm a site or area of ecological, scientific or archaeological interest. vi. They do not in themselves, or by reason of the traffic generated, harm residential amenities.
In granting such proposals, the Council will usually impose conditions to ensure adequate landscaping, and restriction of units to visitor/holiday use only. Developers may be required to enter into a planning obligation to ensure the implementation of an acceptable scheme.
3.34 This policy deals with various types of touring units, including touring and motorised caravans and tents. In accordance with the County Structure Plan, the Loca Plan allows for the development of new touring sites or the extension or an increase in units on existing sites, in suitable cases, subject to appropriate safeguards. The Council will take into account the land-use implications of the different types of units, e.g. in relation to traffic and access considerations. Although often in use for only part of the year, touring sites can be very intrusive in the open countryside, particularly on the coast. Landscape setting, site layout, and screening will therefore be important considerations in assessing proposals. Particularly heavily pressurised areas exist in many communities located on or near to the coast, including extensive parts of the Area of Outstanding Natural Beauty. The Council will require strong evidence that proposals for further units of accommodation in such areas will not add to servicing problems or harm the character or natural resources of these areas. YNYS MÔN LOCAL PLAN December 1996 20 CHAPTER 3 JOBS
13. Proposals for the conversion of existing tent sites or pitches to touring caravan sites or pitches will only be permitted where :
i. Safe access is available. ii. Adequate water and drainage is available. 13. Touring iii. They can be unobtrusively assimilated into the landscape. Sites. iv. Areas of ecological, scientific or archaeological interest are not threatened.
Recreation and Community Facilities.
3.35 Ynys Môn Borough Council has been a leading force in sports facility provision since 1974. This produces jobs and attracts visitors to the area thus helping the local economy. It also improves the quality of life for residents.
3.36 An assessment of current recreational provision is set out in Appendix 4 to the Plan. The only serious deficiency is seen in the lack of recreation halls. It is the Council's policy to encourage community use of existing and new educational facilities. Since the late 1970's 12 community schools have been created where a community centre has been added to an existing school.
14. The Council will permit the development of recreational and leisure facilities as shown on the Proposals Map and detailed in Proposals FF9, FF11, FF15, FF16, FF18, FF21, FF22, FF23, FF31, FF32 and FF38. Other schemes will be permitted where they : 14. i. Increase the quality and range of facilities for local residents and visitors. Recreation ii. Relieve pressure on more environmentally sensitive areas. & iii. Increase public access to open areas which have recreational value. Community Facilities.
3.37 These proposals are for public sector provision. The Plan recognises that it is unrealistic to expect the Council to now undertake the level of recreation facility development programme it was undertaking in the 1970's and early 1980's. As an enabling authority, the Council will encourage new recreation facilities, particularly those which make-up deficiencies indicated in Appendix 4, in appropriate locations.
3.38 The Appendix indicates that there are approximately 4.75 acres of land available to the public per 1000 people for organised recreational activities such as football, rugby and cricket. This is above the National Playing Fields Association recommendations of between 4 and 4.5 acres and the Council aims to comply with this standard.
3.39 The County Structure Plan supports the development of major coastal boating facilities in Gwynedd in a number of locations including Holyhead (Policy CH13). The Borough Council has granted planning permission for a marina in the Outer Harbour, Holyhead.
YNYS MÔN LOCAL PLAN December 1996 21 CHAPTER 3 JOBS
15. 15. The Council will permit the development of an athletics stadium on a suitable site Recreation & in Holyhead. Community Facilities. 3.40 Ynys Môn lacks an all-weather running track and facilities for field events. The nearest athletics' stadium is at Treborth, Bangor. The northern and central parts of the Island lie outside its catchment area.
3.41 The Council has a rolling programme for providing bowling greens in the larger villages. These are managed locally, and are seen as an important part of community development. 16. 16. Development proposals which would lead to the loss of public or private open Recreation & space will be refused where the open space has significant recreational, amenity of Community wildlife value. Facilities.
3.42 The most significant areas of open space are shown on the Proposals Map. 17. 17. The Council will permit the development of community facilities as shown on the Recreation & Proposals Map and detailed in Proposals FF13, FF16 and FF26. Other schemes will be Community permitted on suitable sites within the development boundaries shown on the Proposals Map or within or on the edge of other settlements. Facilities.
3.43 The Plan's overriding aim is to safeguard and strengthen communities by creating jobs. Communities can also be strengthened by the retention or provision of facilities such as community halls, libraries, nurseries and places of worship. Applications within or on the edge of towns, villages and hamlets will be permitted provided that they comply with other policies in the Plan.
Shopping. 18. 18. The Council will permit applications for new shops in existing shopping centres. Shopping.
19. Applications for retailing outside existing shopping centres will be permitted 19. where they : Shopping.
i. Are incapable, due to the scale and nature of their activities, of being built on land within existing centres. ii. Do not harm the vitality or viability of existing centres as a whole. iii. Are in locations convenient for public transport, delivery vehicles and private cars. iv. Are within or adjoining existing settlements.
3.44 To protect investment and jobs in existing shopping centres, the Council will usually refuse applications for out of town shopping proposals. Exceptions to this general rule could arise, for example, in the case of bigger units incapable of being built on land within town centres but which would improve provision in the County as a whole, or, in rural areas, where farm shops would contribute to the rural economy and assist in farm diversification. In the case of large
YNYS MÔN LOCAL PLAN December 1996 22 CHAPTER 3 JOBS units, preference will be given to sites on the edge of the town centres of Holyhead, Llangefni and Amlwch. The Council will also consider the need to reduce use of private vehicles and encourage the use of public transport.
Primary Shopping Frontage.
20. Primary 20. In those areas shown as primary shopping frontages on the Proposals Map the Council will permit a change of use from shopping where the proposal would not harm Shopping the shopping character of a particular centre. Frontage.
3.45 Within the centres of Holyhead, Llangefni and Amlwch the number of non-retail uses has reached a level where further changes would undermine their character as shopping areas. The Council recognise a need to retain a high proportion of retail uses in order to safeguard the vitality and viability of these town centres. Service uses will generally be encouraged to locate in areas shown as secondary shopping frontages on the Proposals Map. Non retail uses may however be acceptable in primary frontages, as an exception, where the proposed use will itself enhance or encourage increased trading confidence in the town centre. Acceptable non-retail uses may include e.g. provision of high street banking facilities or high quality fast food outlets from amongst the "national multiples" which are themselves recognised as being indicators of healthy and vibrant town centres.
Hot Food Take-Aways.
21. The Council will allow proposals for hot food takeaway where it is satisfied that the 21. development would not cause unacceptable harm to the character and amenities of the area. In assessing proposals for hot food takeaways, the Council will have particular Hot Food regard to : Take- Aways. i. The proximity of the development to residential properites. ii. The likely levels of noise, disturbance, smell and litter which will be generated. iii. Proposed opening hours. iv. Traffic, parking and highway implications of the development. v. Visual intrusion and design considerations.
3.46 Additional matters require consideration where proposals involve the use of buildings for selling hot food take-aways. These relate to unusual opening hours in comparision to conventional shops and also to effects on traffic and amenity if located in proximity to residential areas. Further information is given on the consideration of such proposals in the Council's "Supplementary Planning Guidance on Hot Food Take-aways". Where development affects primary shopping frontages, proposals will also be considered in the context of Policy 20 above.
YNYS MÔN LOCAL PLAN December 1996 23 CHAPTER 3 JOBS Advertisements.
22. Advertisements requiring planning permission will be allowed where they do not 22. spoil the appearance of an area or create danger to road users. Advertise- ments
3.47 Advertisements can be important for commercial viability but can be harmful if out of scale or character with the surroundings. This detracts from the beauty of the countryside and the character of towns and villages and will ultimately prejudice economic development unless carefully controlled.
IMPLEMENTATION.
3.48 As well as the Council's development control powers, the following means will be used :
{ The Council's economic development powers to provide infrastructure and market employment land and premises.
{ The Council's acting with other agencies to develop land - especially the Welsh Development Agency.
{ The preparation of Briefs to guide development. This will be particularly necessary to successfully implement Policies 3 and 4.
{ The Council pursues an active programme of recreational projects supported by grants from the main funding bodies.
The following programme areas have been identified :
* restoration and conservation of industrial, archaeological and historical features of interest. This includes improvements to public access and provision of on site information.
* development of a country park at Breakwater Quarry, Holyhead.
YNYS MÔN LOCAL PLAN December 1996 24 CHAPTER 4 PHYSICAL INFRASTRUCTURE & ENVIRONMENT 4 PHYSICAL INFRASTRUCTURE AND ENVIRONMENT.
4.1 Physical infrastructure includes services like education, recreation, health care and waste disposal as well as roads and sewers.
4.2 The Plan's strategy emphasises the link between jobs and Ynys Môn's "quality of life". To help achieve the aim of creating work, this Chapter sets out policies for :
Improvements to the Physical Infrastructure.
There are policies for :
* Transport * Sewage treatment * Waste disposal
Protecting and enhancing existing Environmental Quality.
There are policies for :
* Landscape * Nature Conservation * The Coast * Land reclamation * Open Space * Archaeological sites * Conserving buildings * Design * Hazardous installations * Renewable energy
4.3 The proposals are a continuation of the Council's present policy of targeting unemployment black spots and improving town centres. An Action Programme for Holyhead is underway. Much of northern and western parts of Ynys Môn, including Amlwch, have been included in Welsh Development Agency Rural Prosperity Programmes. The Council has prepared an Action Strategy for Llangefni. A Conservation Strategy for Beaumaris and an Action Strategy for Menai Bridge have been prepared for public discussion.
4.4 Priority will continue to be given to infrastructure and environmental improvement schemes which make the area more attractive for local and outside investment. Generally the proposals are for :
* improvements to the main commercial centres (eg; pedestrianisation, car parks, environmental improvements);
* provision of recreational and leisure facilities for local people and visitors - this will help deflect pressure from environmentally sensitive areas.
4.5 The proposals take into account the need to protect the area's natural resources and to encourage 'sustainable' development.
YNYS MÔN LOCAL PLAN December 1996 25 CHAPTER 4 PHYSICAL INFRASTRUCTURE & ENVIRONMENT POLICIES.
TRANSPORT.
4.6 Isle of Anglesey County Council and the Welsh Office are responsible for most transport matters.
Public Transport.
23. Development which is poorly related to public transport will be refused unless 23. Public more accessible locations are shown to be unsuitable. Transport.
4.7 Development away from bus and railway services will encourage the use of cars. This creates pollution, increases the chances of road accidents, increases congestion and reduces the quality of life. This justifies the strategy of encouraging development in Holyhead, Llangefni and Amlwch - the places with the best public transport.
4.8 Many infrastructure proposals are at least part funded by the public sector. They should take into account the availability of public transport.
Implementation.
4.9 This will be achieved by the use of the Council's development control powers.
Amlwch Branch Railway.
24. The Council will permit proposals supporting the use for passenger services of the 24. Amlwch existing goods railway line between Amlwch and the main inter city line at Gaerwen. Branch Proposals which are likely to prevent this will be refused. Railway.
4.10 The Council and the Welsh Development Agency are considering the feasibility of re-opening this line to passenger traffic - principally as a tourist attraction but also as a means of transport for local people. The former station sites should be protected from any development which would prevent them being re-used.
Implementation.
4.11 Through (a) the use of the Council's development control powers and (b) public sector funding support.
New Roads.
25. The line of the new A5/A55 shown on the Proposals Map and detailed in 25. New Proposal FF1 is protected from development. Planning permission will not be Roads. granted for any development which prevents the A5/A55 being built.
4.12 Priority should be given to completing a new dual carriageway A5/A55 across the island as part of the Euroroute between Ireland and the rest of the European community. The proposed construction phases are shown in Appendix 5.
YNYS MÔN LOCAL PLAN December 1996 26 CHAPTER 4 PHYSICAL INFRASTRUCTURE & ENVIRONMENT 4.13 This Policy encourages traffic and contradicts long term objectives for sustainable development. However, the benefits to the Ynys Môn economy, the environment of by-passed villages and to road safety are considered to be sufficient justification. The Council will press the Welsh Office to pay particular attention to landscaping along the road. As the gateway to Ynys Môn, priority will be given to the A5 'corridor' in the landscaping strategy referred to in paragraph 4.28.
Implementation.
4.14 The Welsh Office is responsible for the A5/A55 Trunk Road. Planning applications within 67 metres of the line shown on the Proposals Map have to be referred to the Welsh Office.
Car Parking.
26. Proposals for development will be expected to incorporate adequate and appropriate amounts of on site parking. 26. Car Parking.
4.15 Whilst this policy also appears to be contrary to the general aim of achieving sustainable development through increasing constraints on car usage, it has to be recognised that Ynys Môn, as a rural district has relatively high levels of car ownership. This situation is likely to persist for the remainder of the plan period and it is important, therefore, that adequate and appropriate parking facilities accompany developments.
4.16 The Council has recently produced Supplementary Guidance detailing parking standards for various types of development. This guidance has, through agreement with the County Council and other District Council, now been adopted as the Gwynedd Parking Standards. This document will be used as the basis for implementing Policy 26.
Sewage Treatment.
27. The Council will permit water industry proposals which improve sewage treatment facilities. 27. Sewage Treatment.
4.17 The Council will make every effort to encourage Welsh Water to carry out improvements where present inadequacy is a constraint on economic development and where investment is required to improve the quality of bathing water to comply with European Community standards. The provision of adequate sewers and sewage treatment is vital to the Plan's success. Without it the Plan's objectives for economic development will be prejudiced.
4.18 At present the National Rivers Authority opposes further development in areas with inadequate sewage treatment systems, i.e :
* Holyhead * Cemaes * Rhosneigr * Moelfre.
YNYS MÔN LOCAL PLAN December 1996 27 CHAPTER 4 PHYSICAL INFRASTRUCTURE & ENVIRONMENT 4.19 Welsh Water has planning permission for improvements to sewage treatment at :
* Holyhead * Beaumaris * Benllech * Brynsiencyn
and is searching for possible sites for sewage treatment works or considering improvements to existing facilities in the following areas :
* Holyhead * Rhosneigr * Menai Bridge
At this stage it is not possible to identify specific sites but the Council will expect any subsequent proposals to reflect, as far as possible, the planning criteria set out in Policy 1.
4.20 The Council is particularly concerned that no proposals are being brought forward for Cemaes and Moelfre.
Tidal Inundation and River Flooding.
28. The Council will refuse applications for development : 28. Tidal Inundation i. In areas liable to tidal inundation or river flooding. and ii. Which would involve the loss of natural flood plain. River iii. Which would increase the risk of flooding to other areas. Flooding. iv. Which would harm or impair the maintenance or management of river and sea defences.
4.21 This policy is necessary to ensure that new development itself is not at risk from flooding but also does not put other areas at risk endangering both life and property. The loss of natural flood plain will only be allowed in exceptional circumstances where satisfactory compensatory measures are provided. Certain land uses may, however, be acceptable on the seaward side of defences, on a seasonal basis, at times of year when risk of inundation is regarded as being sufficiently low.
Waste Disposal.
29. Proposals for the development of waste disposal facilities will be permitted 29. Waste where : Disposal.
i. The site or development is not visually intrusive in the surrounding countryside. ii. the development uses land with no nature conservation or archaeological value. iii. The development will not lead to the pollution of any water resources. iv. The location of the site minimises the need to transport materials. v. The site has satisfactory access to the main highway network. vi. The development will not cause a nuisance or significantly affect the amenity of neighbouring properties because of noise, smell or visual intrustion. vii. The development includes a comprehensive restoration scheme and five year aftercare plan.
YNYS MÔN LOCAL PLAN December 1996 28 CHAPTER 4 PHYSICAL INFRASTRUCTURE & ENVIRONMENT 4.22 The existing refuse site at Penhesgyn has enough space for about the next 8-10 years. Thus a new site may be required by the end of the Plan period. Preferences would be given to a site using derelict land.
4.23 The strategic aspects of treating and disposal of waste are dealt with in the Council's Waste Disposal Plan prepared in accordance with the Control of Pollution Act 1974. This plan :
* Establishes how much and what kind of waste is likely to be produced. * Outlines the quantities and types of waste likely to be produced. * Defines disposal site operating standards and licensing criteria. * Lays down priorities for the methods of disposal or treatment of waste.
Current legislation (The Environmental Protection Act 1990), requires Councils to prepare an updated Waste Disposal Plan along with a Waste Recycling Plan. Isle of Anglesey County Council has an adopted Recycling Plan prepared in accordance with the 1990 Act. The updated Waste Management Plan is, however, as yet incomplete.
4.24 The Local Plan identifies the criteria against which applications for new sites or extensions to existing sites will be considered. The criteria will be applied to the full range of waste disposal schemes requiring planning permission from recycling and waste reception centres to landfill sites or extensions to existing sites, all to be accompanied by a detailed management, restoration and aftercare plans.
Implementation.
4.25 This policy will be implemented through :
a. The Council's development control powers. b. The existing Waste Disposal Plan was prepared in 1985. Its imminent revision will need to consider additional land for waste disposal against the above criteria along with ways of reducing waste generation and encouraging material recycling/reclamation.
Landscape.
30. Within the Area of Outstanding Natural Beauty (which includes defined Heritage Coast) shown on the Proposals Map, the Council will give priority to the protection and 30. enhancement of the landscape when considering planning applications. Landscape.
4.26 The Council consideres that all parts of Ynys Môn have special landscape qualities. The conservation of natural beauty should be the overriding objective in Areas of Outstanding Natural Beauty and along the Heritage Coast.
31. With the exception of the AONB, and that land which falls within the settlement boundaries as defined in the Plan, the island is designated as a Special Landscape Area. 31. Landscape. Proposals for development in the Special Landscape Area will be expected to have particular regard to the special character of their surroundings.
In considering the landscape impact of any proposal, the Council will need to be satisfied that the development can be fitted into its surroundings, without unacceptable harm to the general landscape character, before planning permission is granted.
YNYS MÔN LOCAL PLAN December 1996 29 CHAPTER 4 PHYSICAL INFRASTRUCTURE & ENVIRONMENT 4.27 In recognising that Ynys Môn is a series of working communities, the Plan accepts that development will be needed to support these communities. This development should reflect the landscape character of the surrounding area. Policy 31 will ensure that the development maintains the qualities of these recognised local landscape types.
32. The Council will refuse applications which result in the loss of trees, hedgerows, 32. stone walls, 'cloddiau' and other traditional landscape features unless acceptable Landscape. proposals are included for their replacement. Appropriate management of these features will be encouraged generally and particularly by the imposition of conditions on planning permissions where appropriate, the use of planning obligations and by entering management agreements with landowners and developers where appropriate.
Implementation.
4.28 These policies will be implemented as follows :
a. The Council will use its development control powers to protect the Areas of Outstanding Natural Beauty and Heritage Coast from inappropriate development. b. In other areas of the Island, development will be required to respect local landscape type. c. When resources allow, the Council will prepare a revised and updated landscape strategy in consultation with the Countryside Council for Wales to : * classify landscape character; * assess the likely impact of future land use changes on the landscape and how they can be accommodated; * develop guidelines for determining applications in order to conserve and enhance features contributing to landscape character; * highlight landscape priority areas for action. ch. The Council will use Tree Preservation Orders to prevent the loss of trees which form attractive features in the landscape and which are under threat. d. Ynys Môn has been designated an Environmentally Sensitive Area. An ESA is intended to safeguard areas of countryside where the landscape, wildlife or historic interest is of national importance. Farmers are able to get grants to manage land in the interests of these objectives. dd. As part of proposals for land reclamation and environemntal improvements set out in Policy 38 below.
Nature Conservation.
33. The Council will refuse to premit any development that will unacceptably affect 33. Nature either directly or indirectly, any notified or proposed Site of Special Scientific Interest Conservation. (SSSI), Local Nature Reserve (LNR), or Marine Nature Reserve (MNR).
4.29 Features of the landscape such as streams, river corridors, hedgerows, small woodlands, stone walls/cloddiau and ponds may be of major importance for wild flora and fauna because of their linear and continuous structure and their function as stepping stones for migration, dispersal and genetic exchange. The Conservation (Natural Habitats &c.) Regulations 1994 requires the management of features of the landscape which are of major importance for wild flora and fauna. Policy 33, 34 and 35 contain further measures for achieving these objectives.
YNYS MÔN LOCAL PLAN December 1996 30 CHAPTER 4 PHYSICAL INFRASTRUCTURE & ENVIRONMENT The Council will co-operate with the Countryside Council for Wales to develop guidelines for the management and protection of these features. 4.30 All National Nature Reserves, Special Protection Areas, Special Areas of Conservation, Sites of Community Interest and Ramsar sites are also notified as SSSI. At present there are 60 sites of Special Scientific Interest and 3 National Nature Reserves on Ynys Môn (full details are given in Appendix 6). Protection of these sites is a vital priority. Any development proposed for land adjoining a designated statutory site, and which could pose a risk to the future survival of the site (eg. through changing the level or quality of the water table) will be resisted. 34. Nature 34. The Council will ensure that non-statutory sites known to be important for nature Conservation. conservation including sites of geological importance and fisheries are protected from damaging or inappropriate development.
4.31 In addition to the statutorily designated sites, other areas of nature conservation importance have been detailed by comprehensive habitat recording undertaken by the Countryside Council for Wales, and by voluntary groups such as the North Wales Wildlife Trust. Amongst these non-statutory sites there will be Regionally Important Geological Sites.
4.32 In order to conserve viable wildlife communities, important geological features and fisheries, it is essential that non-statutory sites are given adequate protection.
4.33 The Council also recognises that the protection of nature on isolated statutory sites is not an adequate way to conserve this resource and that other areas and the corridors which link them (eg; river valleys and hedgerows) may also have significant importance for nature conservation.
35. Development will be permitted away from sites recognised as being important for 35. Nature nature conservation, provided that it does not have an adverse impact on a wildlife Conservation. species with statutory protection, and accords with the other policies of this plan.
4.34 There may be cases where a site itself is of little or no nature conservation interest, but the impact of a proposal could be harmful to a protected species in the vicinity (eg. on marine life or migratory birds). Such impact would be a relevant planning consideration.
Implementation.
4.35 The above policies on nature conservation will be implemented as follows :
a. The Council will work closely with the Countryside Council for Wales when dealing with planning applications and in formulating its capital works programme. There is a requirement to consult the CCW with regard to Consultation Zones around SSSI as defined under the General Development Order 1988.
b. The Council will consult the Environment Agency on all planning matters affecting the aquatic environment. In considering its response, the Environment Agency is required to further the conservation of flora, fauna and natural beauty.
c. The Council can declare Local Nature Reserves. This enables the Council to preserve natural environments which are considered important locally. It is also particularly appropriate as a way of promoting conservation and education within the community whilst providing access and recreation opportunites.
YNYS MÔN LOCAL PLAN December 1996 31 CHAPTER 4 PHYSICAL INFRASTRUCTURE & ENVIRONMENT The following will be considered initially :
* The Dingle, Llangefni * Llyn Maelog, Rhosneigr * The Inland Sea * Traeth Dulas.
Development on the Coast.
36. Development will not be permitted in the undeveloped areas on and ajoining the 36. Coastal coast where the nature or scale of the development would harm the character of the Development. coast. Proposals in such areas will be considered in terms of :
i. The need for a costal location. ii. Effects on features of : (a) landscape significance; (b) nature conservation or historic value; (c) tourism, recreation or general amenity value. iii. Potential effects on the marine environment. iv. Risk, including flooding, erosion and land instability.
4.36 Ynys Môn's coastline is its most important natural resource and most of it is covered by Areas of Outstanding Natural Beauty and Heritage Coast designation. It is important that development is strictly controlled and that proposals are physically and environmentally compatible with the character of the area.
Access to the Coast and Countryside.
37. Proposals encouraging pedestrian access to the coast and countryside will be 37. Public permitted provided it can be demonstrated that they are not damaging to nature Access. conservation. The Council will give priority to the development of a Coastal Footpath Network and links from this to leisure facilities and population centres inland.
4.37 The Council, in conjunction with various partners and consultees, are developing a Countryside Strategy which, amongst other things, will detail routes for the Footpath Network. This will mainly use existing rights of way and, where appropriate, the Council will try to enter into local agreements with landowners. The Council will also develop a programme for the improvement, maintenance and management of paths within the Network along with a handbook of circular walks involving inland and coastal sections. Where the footpath network passes through areas of nature conservation interests, consideration will be given to the effect on those interests. When nature conservation interests will be unacceptably harmed, consideration will be given to the promotion of alternative routes.
4.38 The Council also has in mind proposals for small car parks, picnic sites and interpretative points adjacent to footpaths. Schemes will take into account access to public transport.
YNYS MÔN LOCAL PLAN December 1996 32 CHAPTER 4 PHYSICAL INFRASTRUCTURE & ENVIRONMENT Implementation.
4.39 This Policy will be implemented as follows : a. The Council, with support from the Countryside Council for Wales, manages a Coastal Heritage Project. This carries out work to : * conserve, protect and enhance the beauty and natural resources of the coast. * help the public enjoy and understand the coast, * increase opportunities for recreational, educational, sporting and tourists activities which are consistent with natural beauty and heritage features. * reflect the economic and social needs of people earning a living from the coast provided that there are consitent with the area's natural beauty and heritage features. (A Coastal Management Plan was prepared in 1984 and this needs to be updated). b. Significant planning applications will need to be accompanied by evidence that they are unlikely to harm the coast's natural resources.
Land reclamation and environmental improvements schemes. 38. Land 38. The Council will permit the land reclamation and environmental improvement Reclamation. schemes shown on the Proposals Map and detailed within Proposals FF1 to FF38 and will allow other schemes related to the following priorities :
i. The elimination of prominent eyesores. ii. The contribution of schemes to economic development. iii. The concentration of resources in specific localities. iv. The need to finish existing projects.
In considering such proposals, the Council will have particular regard for the identification, conservation and recording of features which are of nature conservation, archaeological or industrial archaeological significance on any given site.
Implementation.
4.40 Through the Council's capital programme which depends on financial support from other organisations.
Archaeological Sites.
39. The Council will use its planning powers to ensure that Scheduled Ancient 39. Monuments and their settings are retained intact. Unsheduled archaeological sites and Archaeology. their settings of sufficient importance to merit preservation will also be protected. Where proposals affect other unscheduled archaeological remains which do not merit preservation, provision will be made for an appropriate archaeological response. Schemes for the development of visitor and educational facilities on sutiable sites will be permitted provided that the archaeological site is not put at risk.
4.41 There are approximately 120 scheduled ancient monuments in Ynys Môn (an up to date list will be kept by the Planning Department for reference purposes) and over 1,000 other known sites of archaeological interest. Applicants proposing developments affecting these sites and other areas of archaeological potential will be required to provide sufficient information for the impact of their proposals on archaeological sites and their settings to be assessed. Consultations will be undertaken with relevant archaeological/historical bodies. Gwynedd Archaeological Trust maintains a Sites and Monuments Record showing such sites and areas. This record is constantly up-dated and the Council will liaise closely with the Trust in dealing with proposals.
YNYS MÔN LOCAL PLAN December 1996 33 CHAPTER 4 PHYSICAL INFRASTRUCTURE & ENVIRONMENT The Environment Agency will be consulted on any relevant proposals affecting the water environment. Industrial Archaeological remains will also be considered under this policy.
4.42 In instances where significant archaeological remains exist but where the refusal of consent cannot be justified, or where disturbance by development is unavoidable, the Council will endeavour to ensure that proposals are designed to minimise damage and/or that an appropriate programme of archaeological work (which could include excavation and post-excavation analysis) to record the remains has been secured by the developer before permission is granted.
Conservation of Buildings.
40. The character and appearance of all designated conservation areas will be protected from unsympathetic development. Enhancement of their characters will be achieved by carrying out improvements and permitting high quality new development. The Council will define and designate additional Conservation Areas within other 40. areas of special architectural or historic interest where it is considered necessary to Conservation preserve and enhance the character and appearance of those areas. of Buildings.
41. Buildings of special architectural and historic interest and their settings will be protected from unsympathetic development, alterations or demolition. Appropriate uses which help to preserve their character and fabric will be permitted. 41. Conservation 4.43 Details of existing conservation areas are given in Appendix 7. An up to date list of Listed of Buildings. Buildings will be kept by the Planning Department for reference purposes. If appropriate cases arise, the Council will recommend to the Secretary of State that particular buildings should be listed as being of special architectural of historic interest.
Implementation.
4.44 This will be achieved by : a. the use of the Council's development control powers; b. the powers of the Secretary of State in making decisions on applications for Listed Building Consent; c. the preparation of individual Conservation Area enhancement schemes; ch. the consideration of other appropriate areas for designation as Conservation Areas.
Design.
42. The Council will favour proposals for development which promote a high quality of design. In considering proposals, the Council will take into account :
i. How well the development fits in with its surroundings. 42. Design. ii. The quality of its layout, design and external finishes. iii. The provisions made for landscaping and for the protection of existing trees on a site. iv. The provision made for pedestrian access and circulation. v. The extent to which the proposal, by nature of its siting and design, promotes energy conservation and reduces the opportunity for crime. vi. The extent to which proposals meet the need to minimise artificial light pollution into the sky and beyond the boundaries of the site.
4.45 One of the objectives of this Plan is to raise design standards. Development which may have been acceptable in the 1970's and 1980's will not be acceptable in the 1990's.
YNYS MÔN LOCAL PLAN December 1996 34 CHAPTER 4 PHYSICAL INFRASTRUCTURE & ENVIRONMENT Implementation.
4.46 To supplement this general policy, the Council has prepared supplementary planning guidance for the design of new development. Following public consultation, the Council has approved the following as a material consideration in the determination of planning applications :
* Housing Design Guide
* House Alterations and Extensions Guidance
Further supplementary design guidance will be produced to meet identified requirements. The following areas have been identified for future attention :
Rural Conversions; Building Design Features; Housing Estates; Landscaping; Signs.
Hazardous Installations.
43. The Council will only allow new hazardous installations, or extensions to or intensification of use at an existing installation, where the proposal, in itself or by the transport of hazardous material to the site, does not prejudice public safety.
43. Hazardous 4.47 The Council is required to consult the Health and Safety Executive on applications involving hazardous development. Installations.
44. The Council will not permit development within the vicinity of a hazardous installation if it would prejudice the safety of occupiers or users of the development.
44. 4.48 There are already a number of installations handling hazardous substances. Whilst they are subject to stringent controls under health and safety legislation, careful control is needed over Hazardous the kinds of development permitted around these installations. For this reason the Council has Installations. been advised by the Health and Safety Executive of consultation distances and the type of development on which they should be consulted. Details are given in Appendix 8.
Renewable Energy.
45. Renewable energy projects will be permitted where it can be clearly demonstrated that there will not be any unacceptable impact on :
i. Landscape character. ii. Sites of international, national, or local importance for nature conservation. 45. iii. Species which are of nature conservation importance. Renewable iv. The standard of amenity enjoyed by the resident and tourist population. vi. Essential public services and communications. Energy.
YNYS MÔN LOCAL PLAN December 1996 35 CHAPTER 4 PHYSICAL INFRASTRUCTURE & ENVIRONMENT 4.49 Such projects can make a valuable contribution to safe energy provision in the future, as well as diversifying the economic base of rural areas. Renewable energy developments have a role to play in overall Government energy policy by :
* Assisting in the diversification of the sources of electricity supply; * Displacing harmful fossil fuel emission, reducing overall Carbon Dioxide and Sulphur Dioxide emissions to the atmosphere, and thus assisting the Government in meeting its international and European environment obligations; * Reducing transmission losses in the national grid.
Potentially, such projects could include wind, small-scale hydro, tidal or wave power, wood or methane burning, or solar schemes.
Implementation.
4.50 This Policy will be implemented as follows :
a. To enable proper assessment of risks arising from any adverse effects, the Council will require submission of information about possible environmental impacts for all schemes, with the exception of very small domestic-scale projects.
b. The Council published "Supplementary Planning Guidance on Wind Energy Development" in February 1992. This guidance, which was issued for public consultation and has been subject to a council resolution, supplements Policy 45 above. It will be taken into account as a material consideration in the determination of planning applications.
Telecommunications. 46. Proposals for telecommunications development will be approved where they will 46. not have an unacceptable impact on : Telecommuni i. Areas of nature conservation or landcape significance. cations. ii. Sites or buildings of historic, architectural or townscape importance. iii. Public, residential or visual amenities. iv. The operation of electrical equipment due to interference. v. The operation of airfields.
When considering proposals, the Council will have regard to the need for efficient development of telecommunications network, and of the limitations imposed by operational and technical factors.
4.51 Modern communications are important for promoting economic development. The growing demand for better communications in business, public services, and the home requires facilities such as radio masts, antennae, and satellite dishes. Such facilties, in certain situations, can have a detrimental impact. The Council will therefore seek to prevent unacceptable development by controlling, where necessary, the siting, scale, design, or colour of such facilities. When assessing proposals, it will be relevant to consider whether existing facilities can be shared or whether more satisfactory locations or arrangements are available. There is also a need to consider the possible impact of tall structures on the area's airfields.
4.52 Some more minor telecommunications developments constitute "permitted development" subject to certain conditions being met (unless a direction has been made withdrawing these rights). The conditions include the need for sensitive location on prominent or important building elevations and prior approval of siting and appearance in certain cases.
YNYS MÔN LOCAL PLAN December 1996 36 CHAPTER 5 HOUSING 5 HOUSING.
5.1 The Plan's policies for housing are considered under 3 headings:
GENERAL HOUSING.
AFFORDABLE HOUSING FOR LOCAL PEOPLE.
OTHER HOUSING POLICIES.
GENERAL HOUSING.
Housing Requirements.
47. Enough land (including land with planning permission) will be made available for the provision of some 2150 new dwellings during the period 1991-2001. 47. Housing Requirements. Number required over 10 years.
5.2 The Structure Plan states that sufficient land will be made available in Ynys Môn for 15 years from 1991 to 2006. The number of houses has been calculated to reflect past building rates and to take account of the likely distribution of economic activity.
5.3 This means that over the 10 years Local Plan period, sufficient land needs to be made available for approximately 2150 dwellings to be developed (about 215 each year). This figure includes dwellings created by the conversion of existing buildings to flats or houses.
5.4 Building rates over the last 5 years are:
1991/92 - 210 1992/93 - 156 1993/94 - 198 1994/95 - 129 1995/96 - 201
How can this be achieved?
5.5 Between the Plan's base date and that of the Council's bi-annual housing land survey which preceded the Public Local Plan Inquiry (October 1994), some 636 new dwellings had been developed. This meant that the plan needed to provide land for a further 1541 new dwellings by April 2001 to meet Structure Plan requirements. The following table updates previous versions of the Plan by summarising the findings of the Public Inquiry with respect to housing development. It indicates that sufficient land is available to meet Structure Plan requirements up to April, 2001. Furthermore, when figures are considered alongside other changes, that an additional supply of some 14% above and beyond the Structure Plan requirement is provided to allow for flexibility and choice.
YNYS MÔN LOCAL PLAN December 1996 37 CHAPTER 5 HOUSING
Dwellings already being built and land with existing planning permission that is realistically likely to be developed. 1120 Permissions which the Council has approved subject to the completion of Section 106 agreements. 215 Conversion of non-residential buildings to form dwellings. 136 The release of remaining Local Plan allocations at Amlwch, Pentraeth and Llandegfan. 33 Developments on unidentified sites (in 90 of the Islands settlements), which accord with Policies 42 and 43. 215 TOTAL 1,719
5.6 In accordance with the requirements of Welsh Office Planning Policy Guidance, land for low cost housing for local needs, which can be provided on unallocated land within or directly adjoining settlements (Policy 52 ), is additional to this figure.
How will New Housing be Distributed?
5.7 In accordance with the Council's strategy for sustainable development, new housing will be located within the limits of existing towns and villages.
5.8 The Plan identifies distinct settlements (towns, villages and hamlets), ranging in size from Holyhead with about 5,000 houses to Capel Mawr with 10. The settlements have been split into two categories :
(i) Defined Settlements - (Policy 49) The largest towns and villages where large housing developments will be acceptable on appropriate sites.
(ii) Listed Settlements - (Policy 50) Where limited development of housing will be allowed only if it is in line with strict criteria.
5.9 The amount of housing allowed in each settlement will depend upon :
1. The size of the settlement
2. Access to employment
3. The physical character and landscape setting of the settlement.
4. The availability of social and community facilities
5. The existence of infrastructure constraints
6. The needs and interests of the welsh language.
Information relating to some of the above factors is given, for each settlement, in Appendix 9.
YNYS MÔN LOCAL PLAN December 1996 38 CHAPTER 5 HOUSING
The distribution of housing can be summarised as follows :
*Total new houses New houses from permissions to be granted in accordance with this plan.
Defined Settlements 1500 250 Listed Settlements 650 200 2150 450
* Includes existing planning permissions, conversions and new planning permissions.
Housing Development Criteria.
48. Planning permission for new houses will be granted where proposals 48. Housing satisfactorily take into account : Development Criteria. i. The needs and interests of the Welsh Language. ii. The size, physical character and landscape setting of the settlement. iii. The quality of its design and layout and how well it fits in with existing development. iv. Access, traffic and parking considerations. v. The need to protect sites or areas of nature conservation, landscape, archaeological, scientific or architectural importance. vi. The availability and adequacy of suitable sewerage services, either existing or capable of being provided at acceptable cost. vii. The availability of social and community facilities. viii.The need to protect the best and most versatile agricultural land. ix. The need to protect mineral resources.
5.10 The above criteria will apply to all housing development proposals. Detailed guidance on the quality of design is given in the Council's "Housing Design Guide".
5.11 Where the Welsh language is an important part of the community life of a settlement, any development should not encourage change detrimental to the language.
5.12 Criterion 2 is intended to allow the Council to consider from a physical point of view how much development should be permitted in individual villages and hamlets. This is also related to existing services and infrastructure (Criteria 6 & 7).
5.13 The other criteria cover normal development control consideration. Particular attention will be given by the Council to how an application relates to surrounding development. Many villages have an open appearance which should not be spoilt by further buildings.
YNYS MÔN LOCAL PLAN December 1996 39 CHAPTER 5 HOUSING
Defined Settlements. 49. Planning permission for new houses will be granted on sites allocated for housing 49. Defined and on other sites within the Development Boundaries shown on the Proposals Map Settlements. and detailed in proposals T1 to T52 as long as proposals conform to other policies of this Plan. The following towns and villages are defined by development boundaries :-
Aberffraw Bull Bay Llanerchymedd Moelfre Amlwch Cemaes Llanfairpwll Newborough Beaumaris Gaerwen Llanfihangel yn Nhowyn Pentraeth Benllech Gwalchmai Llangefni Rhosneigr Bodedern Holyhead Llangoed Trearddur Bay Brynsiencyn Llandegfan Menai Bridge Valley
Proposals T1 to T52 can be found at the end of the chapter.
Listed Settlements. 50. Planning permission will normally only be granted for single dwellings within or on 50. Listed the edge of the following villages and hamlets : Settlements. Bethel Glanyrafon Llangristiolus Pen y Marian Bodffordd Gaerwen Station Llangwyllog Pen-sarn Bryn Du Hebron/Maenaddwyn Llanrhyddlad Ravenspoint Road Bryngwran Hermon Llansadwrn Red Wharf Bay Brynminceg Llanbedrgoch Llanynghenedl Rhoscefnhir Brynrefail Llanddaniel Llynfaes Rhos-goch Brynteg Llanddeusant Malltraeth Rhos-meirch Caergeiliog Llanddona Marian-glas Rhostrehwfa Capel Coch Llanfachraeth Nebo Rhos-y-bol Capel Mawr Llanfaelog Pencarnisiog Rhyd-wyn Capel Parc Llanfaes Pengorffwysfa Star Carmel Llanfaethlu Pengraigwen Talwrn Carreglefn Llanfair yng Nghornwy Penmon Trefor Dwyran Llanfechell Penmynydd Tregele Elim Llangadwaladr Pentre Berw Ty'n Lôn Four Mile Bridge Llangaffo Pen-y-Groes Tyn y gongl
provided that a propsal would not harm the physical or social character of the area, bearing in mind the following criteria :
1. The proposal is clearly within, or forms a reasonable minor extension to the existing developed part of the settlement, and would not constitute an undesirable intrusion into the landscape or harm the character and amenities of the locality. 2. The proposal does not exceed the requirements of the settlement for new dwellings, which will be related to : * the formation of new households in the locality; * the existing supply of sites with a valid planning permission to create new residential units; * the number and type of houses for sale; * opportunities to use existing buildings for residential use; * the number of residential units built in the locality during the plan period.
The design of any dwelling allowed under this policy must closely reflect or complement the traditional character of existing buildings in the locality in terms of scale, massing, desig n, materials and colo ur.
YNYS MÔN LOCAL PLAN December 1996 40 CHAPTER 5 HOUSING
5.14 This Policy is intended to enable existing communities to develop gradually and within their social and physical capacity to accept change. Whilst some of the above criteria are difficult to assess, settlement sizes will be used as indicators of the likely extent of new household formation. Existing planning permissions will be monitored continuously whilst the number and type of houses for sale will be monitored on an annual basis.
5.15 These settlements have been listed because they include a closely knit group of at least 10 houses. In most villages and hamlets no more than 1 or 2 applications would be allowed over the Plan period. If too many applications are submitted, it will be argued at appeal that further development is not acceptable.
5.16 In dealing with applications the Council will consider evidence that the existing housing stock or planning permissions cannot provide suitable accommodation.
5.17 Planning permissions granted under this Policy will be expected to be built quickly because they are related to the immediate needs of the settlements, and because unimplemented permissions could prejuidce other proposals.
AFFORDABLE HOUSING FOR LOCAL PEOPLE.
5.18 The Council expects that the bulk of Ynys Môn's need for affordable housing will be provided by :
* using Council or Housing Association houses; * using its own land to develop houses for rent or owner-occupation (450 of the 1550 existing planning permissions to be developed over the 10 year plan period are on land owned by the Council); * encouraging private landlords to make use of existing properties for renting to local people.
5.19 The Policies for affordable housing in the Local Plan are an important element in the Council's Housing Strategy and Operational Plan. The key to making them work is through partnership between developers, housing associations and the Council. Local communities will also have an important contribution to make to Policy 52 in finding sites and providing evidence of local need.
Large Sites. 51. Large 51. On all sites which are large enough (taking into account the character and density Sites. of surrounding development) for more than 10 houses and which lie within a development boundary defined in the Local Plan, the Council will seek, by negotiation, to ensure that a proportion of the houses will be made available as 'affordable housing' (either through sale or rent) for 'local people'. The proportion of new houses will be determined on the merits of each case but will take into account the proven need for affordable housing for local people which is not being met at the time nor likely to be met during the plan period. Clear arrangements will be made to ensure that this housing is retained, in perpetuity, for people who need it.
A LOCAL PERSON is defined as someone who has had his/her only or principal home OR his/her place of work within Ynys Môn for a period of 5 or more years (The period of 5 years can be made up in part by living and in part by working in Ynys Môn.)
AFFORDABLE HOUSING is defined as housing to satisfy the needs of those whose incomes generally prevent them buying suitable houses on the open market.
YNYS MÔN LOCAL PLAN December 1996 41 CHAPTER 5 HOUSING
5.20 A sample survey of major employers on the Island in April 1992 revealed that 40% of employees earned less than £10,000 per year. In October 1996, 3115 people were unemployed in Ynys Môn. The current "narrow base" unemployment rate for the Holyhead travel to work area is 16.1%.
5.21 The most recent house price monitoring survey carried out in June 1995 indicates that the average asking prices for houses was £70,315. Clearly there are large differences between areas and types of property but a large proportion of the population is unable to afford open market housing.
5.22 The Council considers it desirable that any new housing development on, in Ynys Môn terms, a substantial scale should incorporate a reasonable mix of house types, sizes, and prices to cater for a range of housing needs - including local need for low cost housing.
5.23 Clearly the Council has little influence over the allocations which already have planning permission - unless the planning permission has to be renewed or a fresh application made. However, even in the case of existing planning permissions, the Council will encourage the provision of affordable homes.
Definition
"local" is defined in the Policy.
"need" - the circumstances leading to a local need for affordable housing can be diverse, depending largely on local market conditions and the available housing stock. However, within the overall aim of maintaining a balanced community, it could be expected that certain categories of need will benefit from the policy, including :
{ existing residents needing separate accommodation in the area (newly married couples, people leaving tied accommodation on retriement); { people whose work provided important services and who need to live closer to the local community; { people who are not necessarily resident locally but have long-standing links with the local community (eg. elderly people who need to move back to a village to be near relatives); { people with the offer of a job in the locality, who cannot take up the offer because of lack of affordable housing; { local single people requiring separate accommodation to secure independence.
Such needs can be accommodated by a range of solutions, with housing associations and local authorities contributing to the provision of suitable schemes. Alternative options, to take account of local needs and market conditions, can include :
- low-cost housing to buy; - rented housing; - assisted or shared ownership schemes; - special needs provisions.
"Affordable" property to buy, at present local wage levels, will lie in the price range of £30,000 to £45,000. This will need to be adjusted to take account of inflation. For rented property, the rent levels will be broadly in accordance with those levied by the local authorities and those housing associations operating in the county.
Usually some kind of subsidy will be needed. This may be :
- Public subsidy to be provided by a social body (eg; Council, Housing Association)
YNYS MÔN LOCAL PLAN December 1996 42 CHAPTER 5 HOUSING
- Cross subsidy where a private developer can reduce the price to affordable levels by using the profits from the sale of open market houses on the rest of the site.
5.24 Evidence of local need will be provided by the Council.
5.25 Before granting permission, the Council will need to be sure that there are adequate arrangements to provide affordable houses and keep them affordable on subsequent change of occupier. An agreement with a Housing Association, Trust or other suitable party involving restrictive covenants and/or a Section 106 Agreement will form part of such arrangements.
Exception Sites.
52. As an addition to land available to meet the general housing demand the Council will consider granting planning permission for affordable housing for local people, 52. unable to compete in the open market, on appropriate sites within or immediately Exception adjoining existing settlements. Sites. For such additional land to be released, the Council will need to be satisfied that :
i. there is a local need for affordable housing which cannot be met by : * houses for sale or rent * alterations or improvements to existing buildings * existing planning permissions * the allocations of this plan ii. there are adequate arrangements to reserve the housing for affordable housing for local need, both initially and on subsequent change of occupant; iii. the development is of a size, type and design to meet the local need for affordable housing.
A LOCAL PERSON is defined for the purpose of initial occupancy, as someone who has had his/her only or principal home OR his/her place of work within the Community Council or adjoining Community Council area for a period of 5 or more years (The period of 5 years can be made up in part by living and in part by working in the defined area). To avoid dwellings being left vacant, the Council will consider allowing subsequent occupancy by local persons in need of affordable housing from the Island as a whole. This will be conditional upon a demonstrable lack of need in the host or adjacent Community at the time of vacancy.
AFFORDABLE HOUSING is defined as housing to satisfy the needs of those whose incomes generally prevent them buying suitable houses on the open market.
5.26 "Need" and "Affordable" are defined in the reasoned justification to Policy 51.
5.27 This type of policy is promoted by the Government as a way of meeting some local needs for affordable housing. It is often referred to as the "rural exceptions" policy. It allows the Council to grant planning permission in certain circumstances as an exception to planning policies in this Plan.
5.28 Applications must include evidence that they are satisfying a long term need for affordable housing for local people. To be permitted under this policy, proposals must be designed to meet needs of the type described in paragraph 5.23 above, which cannot be satisfied by existing planning permissions and allocations in the plan (particularly those providing low cost housing schemes), by houses for sale or rent, or by conversion of existing buildings to housing.
YNYS MÔN LOCAL PLAN December 1996 43 CHAPTER 5 HOUSING
5.29 Planning applications will have to include details and evidence of :
* The need, in any given settlement or community, for the type of housing described in paragraph 5.23 above.
* The cost of providing the accommodation to satisfy this need and the expected selling price or rent levels.
5.30 Before granting permission, the Council will need to be sure that there are adequate arrangements to provide affordable housing and keep them affordable on subsequent change of occupier. An agreement with a Housing Association, Trust or other suitable party involving restrictive covenants and/or a Section 106 Agreement will form part of such arrangements.
5.31 The design should reflect the fact that houses are to provide low cost accommodation. This does not mean cheap or inadequate. Outline applications should include an indication of the proposed design in order that the Council can assess this.
5.32 These Policies for Large Sites and Exception Sites are aimed at providing affordable housing for local needs. However, the policies and proposals for general housing will also make a contribution. This is shown in the table below. A diagram (overleaf), summarises the Council's approach to the location of housing development as required by this plan.
Contribution of general housing to affordable housing for local needs.
New Housing Provision Potential contribution to affordable housing for local people 1550 existing planning 450 of these on Council owned land. permissions
150 conversions Grant aided schemes to have Council nominees
450 new permissions Negotiations to achieve proportion for affordable housing
YNYS MÔN LOCAL PLAN December 1996 44 CHAPTER 5 HOUSING
YNYS MÔN LOCAL PLAN December 1996 45 CHAPTER 5 HOUSING
OTHER HOUSING POLICIES.
Housing in the Countryside.
53. On land in the open countryside the Council will refuse permission for new 53. dwellings except where all the following criteria are satisfied : Housing in the i. It has been demonstrated to the satisfaction of the local planning authority that an Countryside. essential and long-term need exists for the dwelling to accommodate a full-time worker, such as a farm worker or forestry worker, who must live on the spot rather than in a nearby settlement. ii. No existing redundant building suitable for conversion to residential use is available on the premises. iii. No other site or accommodation is suitably located and available, such as houses for sale or plots with planning permission. iv. The proposal is sited as close as possible to any existing groups of buildings, and would not constitute a prominent and isolated feature in the landscape. v. The desing of the dwelling is sympathetic to the rural character of the locality in terms of scale, massing, design, materials and colour, and incorporates careful landscaping and treatment of boundaries.
5.33 Proposals for new housing which is located outside the logical limits of existing settlements will be very strictly controlled. This is in line with national policies to conserve the appearance of the countryside and energy resources (scattered development increases car travel). In considering an application, the Council has to decide whether the enterprise needs someone to live on the site. Usually, only farm workers who run viable agricultural holdings must live on the spot. Other cases will be considered as very special exceptions.
5.34 If permission is given under this policy, a planning condition will be imposed restricting occupancy to such workers.
5.35 In appropriate circumstances, the Council will also require suitable restrictions to be placed on existing related dwellings/buildings/land before granting permission for a new house, where that is justified in the interests of protecting the landscape from further development.
5.36 NOTE: a proposal for the construction of a new house on the site of a former or derelict house or a proposal for the rehabilitation of a property that is no longer habitable will be treated as a proposal for an entirely new house.
Replacement Dwellings. 54. 54. The Council will favourably consider proposals for the replacement of existing Replacement permanent dwellings only where it can be shown that the new dwelling will significantly improve the area's appearance. Dwellings.
5.37 It may be reasonable, in certain circumstances, to allow the replacement of existing permanent dwellings provided the proposal has an acceptable impact on its surroundings. Such circumstances could include cases where the existing dwelling is structurally incapable of renovation without major rebuilding tantamount to the erection of a new dwelling. The existing dwelling must have an established use right as a permanent dwelling. The policy excludes structures not intended for permanent residential use. Older dwellings often make an important contribution to the landscape or townscape, and dwellings which have significant historic, architectural or other asthetic merit should be retained. Replacement dwellings must be designed to conform to their surroundings and this will usually mean that the new dwelling must be built on the site of the existing dwelling and reflect its size, scale and massing.
YNYS MÔN LOCAL PLAN December 1996 46 CHAPTER 5 HOUSING
Conversions. 55. The conversion to a dwelling or holiday accommodation of an existing building which is not located within or on the edge of a settlement will only be permitted 55. where : Conversions. i. The building is structurally sound and capable of conversion without extensive rebuilding or extension tantamount to the erection of a new dwelling. ii. Any inherent characteristics of merit in the building are retained and any features of historical or architectural importance are safeguarded. iii. The conversion scheme respects the character, scale and setting of the existing building, and involves only minor external alterations, unless it can be demonstrated that significant enhancement of the appearance of the building will be secured. iv. The proposal, including any associated curtilage and infrastructure, would not result in an undesirable intrusion into the landscape, or harm the amenities of the locality. v. Satisfactory access, parking, amenity space, and sewerage arrangements are provided.
5.38 Sympathetic consideration will be given to the conversion to dwellings or holiday use of existing buildings in the countryside, rather than allowing them to become derelict and a blot on the landscape. Where the building has an existing use, it may be necessary to consider whether its conversion would result in pressure for an unacceptable replacement building.
5.39 Conversion to holiday use can contribute to the rural economy and may be acceptable in cases where conversion to permanent residential dwellings would be unacceptable.
5.40 The County Council has Supplementary Planning Guidance on the Sub-Division of Buildings for Residential Purposes. This will be a material consideration in the determination of planning applications involving the conversion of buildings to more than one dwelling unit.
Flats.
56. The Council will permit the conversion of accommodation above shops and offices and of existing large buildings into flats provided that : 56. Flats.
i. The conversion scheme retains any inherent characteristics of merit in the building; ii. The proposal does not create access or parking problems; iii. The development does not detract significantly from the amenities of neighbouring properties; iv. Adequate amenity space can be provided.
The Council will normally refuse applications for the conversion of small detached, semi-detached or small terraced houses into flats.
5.41 This is a good way of providing houses for small households unless there are other planning objections.
Residential Caravans. 57. Residential 57. The Council will normally refuse applications for residential mobile homes. Caravans.
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5.42 The use of caravans for permanent occupation is not acceptable because they are visually intrustive and can affect the amenity of any adjacent residential properties. On a permanent basis caravans do not provide an adequate standard of accommodation. Applications for temporary accommodation will be considered on their merits.
Gypsy Caravan Sites.
5.43 Gwynedd Council is responsible for the gypsy site at Llandegai. No sites are proposed in Ynys Môn in the Structure Plan. Existing provision is adequate to meet needs over the Local Plan Period. Where proposals are forthcoming they will be considered in the context of Policy 1 and of advice given in Welsh Office Circular 2/94, Gypsy Sites and Planning.
Extensions. 58. 58. Alterations and extensions to houses will normally be approved provided that the Extensions. appearance of the house and surrounding area is not adversely affected. Pitched roofs will be preferred to flat roofs.
Residential Homes.
5.44 Decisions regarding proposals for residential homes for the elderly, nursing homes and sheltered housing will be made in accordance with the County Structure Plan.
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