CHAPTER 1 INTRODUCTION 1 INTRODUCTION

1.1 This is the DEPOSIT Version of the Ynys Môn Unitary Development Plan.

1.2 It follows on from both a period of informal public consultation held in 1999 and three months of formal public consultation on a draft plan held during 2000.

1.3 You are invited to make representations on this deposit version of the plan in the form of objections, statements of support or other representations.

(a) EXISTING PLANS

1.4 You may be familiar with the current town and country planning documents which control the development of land and buildings on Ynys Mon. These documents are known as the Gwynedd Structure Plan of 1993 and the Ynys Môn Local Plan of 1996. The current Ynys Môn Local Plan will remain part of the development plan until the UDP is adopted.

(b) STATUTORY REQUIREMENTS

1.5 In preparing the UDP the County Council is required to meet certain statutory requirements for :

a) Publicity and Consultation b) Deposit for Public Inspection c) The possibility of a public local inquiry ch) Modification d) Adoption

1.6 If necessary, the Council could advertise “Proposed changes” to the plan in the period between deposit (b above) and the inquiry (c above) in order to overcome ongoing objections.

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1 CHAPTER 1 INTRODUCTION 1 (c) ADVERTISEMENT

1.7 This Deposit version of the plan has been advertised in the London Gazette and in local papers for at least two weeks.

(ch) PUBLICITY

1.8 The Plan is accompanied by a separate statement about the publicity and consultation which has been undertaken in preparing the plan.

(d) SUSTAINABILITY APPRAISAL

1.9 The Council has also published a Sustainability Appraisal of this Unitary Development Plan. This document contains an assessment on the main environmental, social and economic implications of the plan. It has informed the development of the UDP and will continue to inform, and assess the impact of the plan as the UDP progresses to adoption. The Appraisal can also help in the monitoring of the plan.

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2 CHAPTER 2 YNYS MÔN - A PROFILE 2 YNYS MÔN - A PROFILE

2.1 Ynys Môn, the Isle of Anglesey, is the largest of the Welsh islands situated in the North West corner of Wales. It covers some 720 square kilometres and has 210 kms of coastline. The population is currently some 65,000 people but has been declining in recent years.

2.2 The County town is Llangefni and other major settlements are Holyhead (a major Euro ferry port) , Amlwch and towns along the Menai Straits. Much of the island is rural in nature, characterised by small settlements, reflecting the tradition of agriculture and food production.

2.3 The principal route across the island, historically the A5, has been improved and the A55 expressway is being opened as this plan is prepared. The island also has a rail route from Holyhead to London. Some 4 million passengers are travelling through the ferry port to and from Ireland. RAF Valley is a major centre of air activity with further potential for commercial flights being pursued.

2.4 The island has a small number of large employers and a great number of micro and small enterprises. It hosts a significant tourism industry. The local economy remains weak however with high levels of unemployment. Studies of deprivation show that Ynys Môn suffers relatively high levels of such problems. The area forms part of the European Objective One programme for West Wales and the Valleys.

2.5 The island has an outstanding environment with areas designated for both landscape and biodiverstity importance. The island is also a stronghold of the Welsh language and culture.

2.6 Appendix one gives a short statistical profile of the island. You can also visit the Council’s web site at www.anglesey.gov.uk for further information on the area or the council.

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3 CHAPTER 3 FORMAT OF THE PLAN 3 FORMAT OF THE PLAN

(a) STRUCTURE

3.1 Planning Guidance issued on UDPs (Wales) in February 2001 states that the plan should " provide a policy framework within which provision can be made for development and conservation needs. They should be a clear and concise statement of an authority's policies and proposals for the development and other use of land, explaining, in a reasoned justification, the regard the authority has had to economic, social, environmental considerations, including the needs and interests of the Welsh Language, and other relevant considerations”.

3.2 The UDP takes account of :

a) National Planning Guidance - statutory guidance produced by the National Assembly for Wales including Technical Advice Notes (TAN's).

b) North Wales Regional Planning Guidance - prepared on a voluntary basis by collaborative working between the North Wales Planning Authorities (See appendix 2). Adopted by the Council September 2001.

c) Neighbours - discussion with the neighbouring (Wales) authority of Gwynedd on issues of mutual interest (see appendix 3).

3.3 The plan comes in two parts :

(i) Part One of the Ynys Môn UDP sets out a written statement of the authority’s strategic policies for the development and other use of land in its area. Part One sets a framework for overall housing provision, employment and other major land uses. It helps to set the scene for the more detailed policies which follow.

(ii) Part Two consists of the detailed policies and proposals, including the proposals maps, for the development and use of land within the plan area. Part two contains much of the detailed information that is of interest to towns and villages on Ynys Môn.

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4 CHAPTER 3 FORMAT OF THE PLAN 3.4 When the new plan is in place it is expected that decisions on planning 3 applications for development will be in accord with it. Indeed section 54(a) of the Town and Country Planning Act 1990 states that "...... 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.". This is known as the plan led system.

(b) TIME PERIOD (2001-2016)

3.5 The plan is intended to cover the time period from 2001 until 2016 . The County Council is committed to monitor and manage the plan within this time period promoting reviews of either the whole, or parts, of the plan as appropriate.

3.6 Part One of the Plan and the overall strategy should remain robust for the medium to long term.

3.7 It may be necessary to revisit some of the details of Part Two of the plan more frequently in order to adjust to changing circumstances.

(c) OTHER PLANS / STRATEGIES

3.8 The UDP is one of a wide series of plans and strategies produced by the County Council including Local Transport Plan, Economic Development Strategy, Housing Strategy and Operations Plan, Local Agenda 21 Strategy etc. A Community Plan is also being prepared and should appear in Spring 2002.

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5 CHAPTER 3 FORMAT OF THE PLAN 3 3.9 The UDP draws upon the relevant land use parts of these other documents.

(ch) STRUCTURE OF THE PLAN

The Ynys Môn Deposit Unitary Development Plan includes :

PART ONE i) KEY ISSUES ii) GENERAL STRATEGY iii) AIM iv) OBJECTIVES v) POLICIES vi) TARGETS

PART TWO i) DETAILED POLICIES FOR THE CONTROL OF DEVELOPMENT AND PROPOSALS MAPS ii) SUPPLEMENTARY PLANNING GUIDANCE iii) IMPLEMENTATION, MONITORING AND REVIEW

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6 CHAPTER 4 KEY ISSUES 4 KEY ISSUES

4.1 As Ynys Môn enters the new Millennium it faces a number of unique circumstances that the UDP must respond to. These can be summarised as :­

a) AN OVERALL POPULATION DECLINE AND A CHANGING AGE STRUCTURE

4.2 Projections prepared by the London Research Centre (Appendix 8) indicate a significant loss in the numbers of people living on the island by the end of the plan period. This is combined with both a continuing loss of young people and an ageing of the population which remains resident on the Island. Future actions should seek to improve the prospects of retaining young people in the area in order to stabilise population levels, and seeking to maintain a balanced population structure in sustainable communities.

b) ENABLING OBJECTIVE ONE INVESTMENT

4.3 Making sure that European Objective One investment is both facilitated and encouraged in the right places. This will ensure every opportunity is given to secure the "step change" in economic conditions which Objective One is designed to achieve, which in turn will improve economic activity levels and raise local GDP.

C) THE CHALLENGE OF THE A55 AND INTEGRATED TRANSPORT

4.4 The A55 has been completed early in the plan period and provides opportunities to improve the local economy. There will also be a need to respond to the potential loss of jobs from the local economy as the island becomes more accessible and easier to service from centres off the Island. The Plan recognises the move to secure a better integration of land use and transport and the pivotal role of Holyhead in trans-national transport arrangements .

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7 CHAPTER 4 KEY ISSUES 4 ch) STEPPING STONE TO IRELAND

4.5 Exploiting Ynys Môn's strategic position as a stepping stone between Ireland, UK and Europe will be important. In land use terms this can be achieved through the vital upgrading of infrastructure and the move to develop integrated transport systems including an improvement in rail connections. The pivotal role of Holyhead as a "Celtic Gateway" must be reinforced.

d) INFRASTRUCTURE

4.6 Ynys Môn still has several problems relating to the capacity and capability of the island's infrastructure to accept higher levels of activity and this must be a priority item for investment as Objective One and other economic activity proceeds. In particular a focus is required on sewage and waste water systems in Holyhead/ Western Anglesey and Llangefni/Gaerwen areas.

dd) THE VALUE OF THE NATURAL ENVIRONMENT

4.7 Landscape and biodiversity are important issues on Ynys Môn and also help to underpin the island's future economic prosperity. The quality of the environment is a positive factor the island must build upon in future years; by looking after our valuable natural resources : coast, countryside, historic and cultural heritage and resources such as the Menai Strait.

e) A UNIQUE LANGUAGE AND CULTURE

4.8 Promoting the important bilingual dynamics of local communities on an island where a significant number of communities use the Welsh language as their natural means of communication.

f) A DIVERSE BUT QUALITY TOURISM PRODUCT

4.9 The island hosts an important tourism and leisure industry which must be further developed. The aim is to build upon the income generated from this sector with an emphasis on a diverse, sustainable and quality product.

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8 CHAPTER 4 KEY ISSUES 4 ff) RURAL LIFE AND THE CHANGING FACE OF AGRICULTURE

4.10 Ensuring that policies are sufficiently flexible to recognise the change taking place in rural communities and the crisis affecting agriculture. The Council wishes to retain living communities in rural areas with their network of schools, village shops and other facilities.

g) RESPONDING TO THE CHANGES OF ENERGY GENERATION

4.11 There is a need to plan appropriately for energy generation in the light of issues around new power stations; the closure process that will eventually affect Wylfa nuclear power station and the emergence of new wave energy and renewable technologies.

ng) PLANNING AGAINST DECLINE - SUSTAINABLE COMMUNITIES

4.12 Doing all these things in sustainable ways that mean the 'footprint' of development that we leave is one that the children of today will be proud to receive and live with. The plan will strive to balance policies which meet the social, economic and environmental well being of the local community. The plan will need to keep in mind the Island's Local Agenda 21 theme of :­

"Working together on our island today to safeguard the world of tomorrow".

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9 CHAPTER 5 GENERAL STRATEGY 5 GENERAL STRATEGY

5.1 In the face of difficult circumstances Ynys Môn faces a clear choice with regard to future land use and development strategy. The area could simply plan to cope with the many negative effects of ongoing decline (e.g. depopulation), or the plan can seek to encourage action against that decline (e.g. increased economic activity). Land use planning is one of the tools which is available to influence the projected decline and seek to reverse it for the better. The plan can also seek to address problems arising from high levels of unemployment, and relatively high levels of poverty, in order to secure a brighter future.

5.2 The strategy of the Ynys Môn Unitary Development Plan is therefore an important part of the overall response that is required by the Council , partner organisations and the local community to the problems affecting Ynys Môn. The UDP seeks to promote land use policies which improve the quality of life on Ynys Môn particularly by supporting other activity e.g. the Objective One Local Action Plan ,while also seeking to ensure development is guided to the right places and that the Island’s vital assets are protected.

5.3 Population and Community Development - The Plan will seek to ensure appropriate development occurs in all settlements to meet their need for housing, community facilities and in order to encourage economic opportunities within the local economy. This will involve a settlement hierarchy of main centres, secondary centres, villages and countryside hamlets and clusters. There is evidence that the vitality of communities is being undermined by declining populations. The plan should enable opportunities for appropriate development to support living communities.

5.4 The Menai Straits area is identified as an area of housing constraint in order that settlements in that area can adjust to the major changes that have occurred over the last 20 years. A green wedge is identified between Llanfairpwll and Menai Bridge to prevent the coalescence of settlements.

5.5 The strategy identifies the A5 by passed communities as needing support to adjust to new circumstances after the opening of the A55.

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10 CHAPTER 5 GENERAL STRATEGY 5.6 Boundaries - The plan therefore identifies development boundaries for 5 the larger towns and villages on the island in order to guide development to appropriate locations and protect the areas natural resources. Development is restricted in other areas. A balance of housing development is sought by the distribution of development across different sub areas of the island.

5.7 Economy - To encourage economic activity employment growth centres are promoted at Holyhead and Llangefni / Gaerwen. They are strategically located near the A55 and will maximise this opportunity for increasing employment. For other areas a positive framework of employment policies is promoted to support and promote the general economy including rural diversification.

5.8 In Holyhead a Local Action Area is identified as an area for comprehensive treatment and redevelopment in the next 10 years.

5.9 Amlwch is identified as the main centre for employment and services in the north of the Island including the creation of an energy park at the former oil depot at Rhosgoch (Parc Dwygir). A number of other sites are identified which seek to reuse previously developed sites.

5.10 Language - As the island is a stronghold of the Welsh language, development must take account of the need to protect and promote the Welsh Language and culture.

5.11 Environment - The strategy also sets out to protect the Island’s natural, historic, archaeological and cultural environment and to have regard for the character of the coast and countryside through control on development and the use of supplementary planning guidance.

5.12 Infrastructure - Constraints upon development not only occur through the need to protect the quality of the natural environment but the constraints imposed by the limitations of infrastructure, sewers, water supply etc. In addition the plan takes account of flood risk data supplied by the Environment Agency.

5.13 Retail - The role of Bangor as a sub regional centre is recognised. The challenge elsewhere is to support development which reduces the leakage of expenditure from the island and to support and maintain existing town centres. This will entail a variety of uses as the traditional role of the town centre is under increasing pressure.

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11 CHAPTER 5 GENERAL STRATEGY 5 5.14 Tourism - The success of this industry is an integral part of the economic lifeblood of the island. A positive approach is promoted to tourist development and facilities in order to support a high quality of experience for visitors.

5.15 Transport - The new A55 is only one aspect of the need to integrate transport arrangements on the island. The plan locates the Employment Growth Centres and Local Action Area near the A55 thus maximising the opportunities for integrated travel.

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12 CHAPTER 6 AIM AND OBJECTIVES 6 AIM

TO ENCOURAGE SUSTAINABLE COMMUNITIES ON YNYS MÔN BY PROMOTING DEVELOPMENT WHICH IMPROVES THE LOCAL ECONOMY IN ORDER TO STEM THE LOSS OF POPULATION.

OBJECTIVES

1. To stem population loss and stabilise population levels over the plan period.

2. To encourage economic opportunities which will help provide satisfying, secure and remunerative jobs, and therefore reduce the number of people leaving the island in search of work.

3. To seek to take advantage of the A55 and Ynys Môn’s strategic position between Ireland and the UK in order to improve the local economy.

4. To pursue the efficient use of existing buildings, and where necessary the release of new housing land in order to meet the need for housing.

5. To protect and promote the Welsh language and culture.

6. To conserve and protect the natural, cultural and historic environment

7. To develop a high quality, sustainable and diverse tourism industry

8. To support the continuation of sustainable communities which have access to a wide range of services.

9. To develop an integrated transport system which secures changes between different types of transport, meets social needs and reduces the overall need to travel.

10. To promote a more diverse and healthier rural economy.

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13 CHAPTER 6 AIM AND OBJECTIVES 11. To secure improvements in the island’s basic infrastructure in order to 6 protect the environment and support improvements to the economy.

12. To exploit the potential provided by the energy sector through gas and renewable energies.

13. To improve waste management and to provide the facilities required to deal effectively with the waste produced on the Island.

14. To secure a high quality of design in the urban and rural built environment.

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14 CHAPTER 7 POLICIES 7 PART ONE POLICIES

Part One Policy 1 - Employment.

PO1. Provision will be made for the development of employment land totalling 380 hectares over the period 2001-2016 and employment creating opportunities in suitable locations across the island will be permitted.

Part One Policy 2 - Settlement Strategy and Hierarchy.

PO2. Provision will be made to sustain communities on Ynys Môn according to their place in a settlement strategy and hierarchy consisting of Main Centres, Secondary Centres, Villages and Countryside Hamlets and Clusters. Open countryside will be protected from inappropriate development.

Provision will be made for the development of 1800 dwellings on Ynys Môn for the period 2001-2016 through a combination of new build and conversion.

Part One Policy 3 - Language and Culture.

PO3. The Welsh language and culture will be promoted and protected by permitting developments which help strengthen those communities where the Welsh language is part of the social fabric of the community and preventing inappropriate development.

Part One Policy 4 - Location of Major Development.

PO4. Major generators of travel will be required to locate in places that provide opportunities to encourage access by foot, cycle, bus, train, sea and air in order to reduce the dependence on private car usage .

Proposals for integrated transport developments will be permitted.

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15 CHAPTER 7 POLICIES 7 Part One Policy 5 - Waste.

PO5. Facilities that allow the Island to meet its recycling and waste management targets will be permitted.

Part One Policy 6 - Working with Our Neighbours.

PO6. To secure effective sub regional planning by :

(a) recognising the role of Bangor as an important sub-regional centre,

(b) ensuring development decisions respect the environmental quality of the Menai Straits,

(c) supporting development activity which improves the areas links with Ireland and the role of Holyhead for the movement of goods and people as the “Celtic Gateway”,

(ch) protecting coastal environments which are seen as a “golden circle” for the island,

(d) securing suitable supplies of minerals and aggregates to contribute to the North Wales sub-regional supply and;

(dd) co operating with neighbouring authorities to secure appropriate investment in rail, freight and integrated transport services.

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16 CHAPTER 7 POLICIES 7 Part One Policy 7 - Tourism.

PO7. Developments which provide a diverse, high quality and sustainable tourism industry will be permitted.

Part One Policy 8 - Environment.

PO8. Development which causes unacceptable harm to the natural and historic environment will not be permitted. The Anglesey Area of Outstanding Natural Beauty, Special Areas for Conservation, Special Protection Areas, Sites of Special Scientific Interest (SSSI), National Nature Reserves and World Heritage Site(s) will be conserved and enhanced.

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17 CHAPTER 8 TARGETS 8 TARGETS / MONITORING

8.1 Targets indicate the level of activity which the plan hopes to achieve over the plan period. The phrase "targets" may be a little misleading in that not all of the measures given are targets that have to be achieved but are indicators of the implementation of the plan.

8.2 The main targets of the Ynys Môn UDP are :

TARGETS ASSESSMENT Population To seek to stabilise the Through the mid year population population at around 65,000 estimate and other demographic people by 2016, with a more measures. The National Census will balanced age structure than at be an important indicator of change in present. demography on the island.

Housing To provide up to 1800 From the land availability study and dwellings over the plan period. other house monitoring work e.g. Housing Needs Survey. The Council's Housing Strategies and Operations Plan (HSOP) will also provide important data.

Employment To secure the development of Through a regular land for Land up to 380 hectares of employment survey. employment land.

Retail Maintain vibrant town centres Town Centre Retail surveys

Environment To protect designated sites and Though monitoring data on damage areas on the Island and to occurring at protected sites and the promote biodiversity. Council's Local Biodiversity Action Number of Conservation Areas. Plan. A state of the Environment Number of Scheduled Ancient Report will also be published. Monuments. Number of Listed Buildings.

Transport To promote integrated The progress made on integrated transport. transport arrangements will be assessed via the Local Transport Plan. Passenger numbers etc

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18 CHAPTER 8 TARGETS Waste To increase the volume of Monitoring of the Waste Management 8 recycling on Ynys Môn in line Strategy with targets set in the Council's Waste Management Strategy. Develop Civic Amenity Waste Sites.

Brownfield To maximise use of available Regular update of Brownfield Survey. Land sites.

Sport, To see facilities improved. Number of schemes completed. Leisure, Community

Minerals Volume of reserves. Reports by North Wales Regional Aggregates Working Party.

Overall rate Monitor planning applications. Number, location and type of and nature of applications. development

Departures To ensure decisions conform Number of departures. with approved plan.

Appeals / To seek decisions that conform Type and number of appeals upheld / Inquiries with plan. dismissed.

Complaints / Number and nature of To assess effective administration of Ombudsman complaints. development plan.

Comment on Targets

8.3 The achievement of any target is dependent upon the provision of a satisfactory level of resources and the appropriate mechanisms for implementation.

8.4 The Council will also publish an Annual Monitoring Report as part of the Implementation and Monitoring arrangements.

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19 CHAPTER 9 INTRODUCTION TO PART TWO 9 INTRODUCTION TO PART TWO

9.1 Planning guidance informs us that Part Two of the UDP should provide :

a) a written statement of policies and proposals;

b) a proposals map showing the policies and proposals on a geographic base and;

c) other diagrams, illustrations etc. as necessary.

9.2 The following Chapters of the Plan therefore give the local detail about how the strategic policies contained in Part One of the UDP are to be delivered.

9.3 It is important that individual polices within this plan are not read in total isolation of each other as cross referencing is required to properly assess proposals for development . The individual policies must also be considered in the wider context of the overall strategy of the plan.

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20 CHAPTER 10 DEVELOPMENT CONTROL & DESIGN 10 GENERAL POLICIES ON DEVELOPMENT CONTROL AND DESIGN 10.1 There are a wide range of general development issues that have to be considered when assessing planning applications. a) DEVELOPMENT CONTROL GUIDANCE 10.2 In order to avoid repetition in the Plan's policies, the following general policies have been formulated to act as a checklist of material and technical considerations when an individual application for development is being considered. All policies and proposals in the rest of the Plan should be read with these matters in mind. General Policy GP1 - Development Control Guidance.

GP1. Development will be permitted where it :­ i) complies with Supplementary Planning Guidance; ii) makes adequate provision for people with disabilities and the requirements of disability legislation; iii) accounts for the effect on pedestrian and vehicular travel patterns including the use of public transport, public rights of way and cycling; iv) minimises pollution or nuisance problems; v) ensures water resources exist or can be made available without detriment to other users; vi) does not cause unacceptable harm to people, general amenity, residential amenity and the environment; vii) has adequate vehicular access and the roads leading to the site are safe and adequate and the highway network can accommodate the traffic generated; viii) does not sterilise mineral resources; ix) protects the best and most versatile agricultural land; x) protects and promotes the integrity and/or continuity of landscape features and corridors such as stone walls, cloddiau, hedgerows, trees, ponds and rivers.

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21 CHAPTER 10 DEVELOPMENT CONTROL & DESIGN Reasoned Justification 10

10.3 There are a range of national and local policy considerations, and important site related matters which have to be considered when assessing applications for development. The checklist has been prepared in the light of such advice and adapted to encompass issues relating to sustainable development. The list is not all embracing and should be read in the light of Wales Planning Policy advice and the other policies of this Plan.

10.4 In addition to such general considerations there are specific requirements for Environmental Impact Assessments that arise in relation to certain types or scale of development. The Regulations will be applied as necessary in the development control process.

10.5 Regulations are introduced from time to time to ensure that proper account is taken of environmental concerns in the development process. The Council will wish to ensure the proper application of these regulations as part of the sustainable development objectives underpinning the UDP. The Council may also wish to request environmental information on applications not covered by the regulations in order to satisfy themselves about the impact of a proposal.

b) DESIGN

10.6 One objective of the UDP is to raise design standards. Some development styles which may have been acceptable from the 1970s through to the 1990s will not serve the needs of the new millennium.

10.7 In some cases this relates to the materials or style of design, in other cases designs will have to be adjusted to address concerns which arise from the challenges of sustainability e.g. energy efficiency.

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22 CHAPTER 10 DEVELOPMENT CONTROL & DESIGN 10 General Policy GP2 - Design.

GP2. New development should promote a high quality of design and take into account all of the following criteria :­ i) how well the development fits in with the character of its surroundings and respects the site and its setting; ii) the quality of its layout, design; use of local distinctive materials, roofing and other external finishes; iii) that the form, proportion; density and scale of the development is in harmony with its surroundings; iv) the provision made for boundary details, for landscaping and the protection of existing trees on a site; v) the integration of highway and traffic safety considerations along with pedestrian, public transport and cycle movements ; vi) the extent to which the proposal, by nature of its siting and design promotes energy conservation; vii) the need to reduce crime; viii) the extent to which the proposal meets the need to minimise artificial lighting pollution into the sky and beyond the boundaries of the site; ix) the links between public and private spaces around developments; x) the use of bilingual signage. The Council will also look for the application of sustainable principles in design including waste water usage within the site, minimisation of waste and energy management.

Reasoned Justification 10.8 Planning guidance confirms that the appearance of proposed development and its relationship to its surroundings are material considerations in determining planning applications and appeals. The Council will publish supplementary planning guidance on both Landscape and Design Issues

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23 CHAPTER 10 DEVELOPMENT CONTROL & DESIGN to assist in this process. This local guidance will act as a compliment to 10 the Technical Advice Note on Design to be published by the National Assembly for Wales (draft published June 2001).

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24 CHAPTER 11 EMPLOYMENT 11 EMPLOYMENT, RETAIL, TELECOMMUNICATIONS AND ENERGY

a) EMPLOYMENT

11.1 Ynys Môn has long suffered from a variety of economic weaknesses that mean unemployment and poverty have for too long been features of local communities. The publication of data in the National Assembly's index of deprivation reinforces this point. The Island faces a number of challenges as traditional industries such as agriculture struggle to overcome ongoing crises and the competition for new investment in other sectors intensifies. These issues are well documented in the Council's Economic Development Strategy and led to the award of European Objective One status in order to improve the economy of the area. Basic economic data is given in Appendix 1.

11.2 The economy of the area has an over reliance on a small number of large employers, a weak and under developed manufacturing sector and strengths in certain industries which are under severe stress and subject to ongoing change e.g. agriculture. The UDP must therefore work in support of documents such as the Council's Economic Development Strategy and Anglesey's Objective One strategy to ensure a harmony of effort.

b) REASONED JUSTIFICATION FOR PART ONE POLICY 1

11.3 The period of the UDP could be a period of unrivaled opportunity as Ynys Môn is part of the West Wales and the Valleys Objective One programme area, and the A55 across Ynys Môn has been completed. A key task for the UDP therefore is facilitating Objective One activity, and other employment related investment in places that maximise the potential economic and employment benefits whilst protecting other key features of the island.

11.4 The land use strategy to achieve this recognises that the best opportunities will arise from a focus on both a consolidation of current efforts, and the expansion of existing centres of employment, linked to an emphasis on urban renewal and rural regeneration. This will ensure the Island's main towns can be adapted in the light of changing demands in the economy. In parallel with this the Plan recognises the challenge facing the rural economy of the Island and policies are included which support and foster suitable actions to build a diverse and sustainable rural economy.

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25 CHAPTER 11 EMPLOYMENT 11 11.5 It is clearly intended that the Objective One programme up till 2007 will have a wide range of impacts upon the area, including investment in a wide range of non-land use matters such as business support activities, the development and training of people, and marketing. The spatial approach which underpins planning is however vital in encouraging economic activity and investment in the infrastructure which underpins a brighter future for the settlements on the Island.

11.6 All of this activity reflects the Council's corporate policies. Strong support has been expressed during recent consultations with local people for a Council objective of strengthening the local economy.

c) EMPLOYMENT LAND

11.7 A key role for the planning system is to provide an adequate and diverse range of land for employment purposes. This should take account of existing commitments and future needs.

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26 CHAPTER 11 EMPLOYMENT Employment Policy EP1 - Land For Employment 11 EP1. The plan makes provision for some 380 hectares of land for employment allocated as follows :­

a) Employment Growth Centres (Llangefni/Gaerwen & Holyhead)

List of Sites Site area Planning Status Type of (Ha) Development

HOLYHEAD

S1 Ty Mawr 74.7 Previous Allocation in General employment Ynys Môn Local Plan uses, Road Service Area

S2 Adjoining Penrhos 16.4 Allocation General employment Industrial Estate uses

S3 Lairages 0.8 Planning Permission General employment uses

S4 Tyddyn Lantern 1.8 Planning Permission General employment uses subject to highway improvements

LLANGEFNI

S10 Extension to Bryn 22.8 Planning Permission General employment Cefni. uses

S11 Creamery Land 5.3 Allocation General employment uses

S12/ Llwyn Ednyfed 27.6 Allocation Angling Lake / FF20 Amenity Use / Tourism

S13 Former Cattle 1.6 Planning Permission Town Centre Market redevelopment / Retail / Inner Relief Road

GAERWEN

S19 Extension to 45 Allocation/Part General employment industrial estate previous allocation in uses Ynys Môn Local Plan

Land is allocated at these Employment Growth Centres to allow an expansion of employment. This will be combined with urban regeneration and renewal of these centres.

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27 CHAPTER 11 EMPLOYMENT 11 Employment Policy EP1 - Land For Employment Continued.

b) Amlwch AMLWCH

S5 Extension to Llwyn 3.1 Allocation/Part General employment Onn industrial estate previous allocation in uses Ynys Môn Local Plan

S6 Former Shell Land 7 Allocation General employment uses / Tourism

S7/ Amlwch Port 2.8 Allocation Redevelopment / FF13 Environmental Improvements / Tourism

Consolidation of existing activity and renewal of the port and areas around the town, including Parys Mountain, for tourism, historic, cultural and energy purposes.

c) Specific Sites

List of Sites Site area Planning Status Type of (Ha) Development

i) RHOSGOCH

S14 Former Shell Site 75 Previous allocation General employment Ynys Môn Local Plan uses

The site is identified as being suitable for specialist uses such as energy generation.

ii) OLD LAIRDS SITE

S23 Former Lairds 14.5 Allocation General employment uses / Tourism

Positioned near the Menai Strait and favoured as a site for tourism/recreation use but also suitable for other employment purposes.

iii) MONA AREA

S8 Mona Showground 65.3 Allocation Showground / Rural Diversification Including Leisure / Tourism S9 Land adjoining 14.1 Planning Permission General employment Airfield uses

The Mona show ground and Mona Employment Park provide a focus for continued employment activity.

Employment Policy EP1 - Land For Employment Continued. YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

28 CHAPTER 11 EMPLOYMENT 11 iv) ABERFFRAW

S15 Race Circuit Ty Croes - Allocation Redevelopment of Race Track / Facilities

d) Other Allocations

List of Sites Site area Planning Status Type of (Ha) Development

LLANERCHYMEDD

S16 Extension to Industrial 0.9 Allocation General employment Estate uses

MENAI BRIDGE

S17 Four Crosses 0.14 * Planning Permission General employment (* Undeveloped Part) uses

NEWBOROUGH

S18 Extension to Industrial 0.62 Allocation General employment Estate uses

Reasoned Justification

11.8 The plan aims to encourage an improvement in the local economy. Land use is one component of the economic revival. The areas identified in the UDP, and the sites allocated for development seek to make provision for medium and large enterprises, and provide a choice of land in strategic locations.

11.9 A key task for the plan is to indicate those areas that it is intended will act as the main focus for employment related activity. This provides both the local community and potential investors with increased certainty over future activity.

11.10 In the Employment Growth Centres identified above the Council foresees a combination of activities which will expand the areas of land available for employment related activity and secure a focus on renewal and regeneration of existing centres. In the case of the principal towns of

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

29 CHAPTER 11 EMPLOYMENT Holyhead and Llangefni a process of change, including elements of 11 decline, has been underway for several years. In encouraging new activity this will include traffic management and urban renewal.

11.11 In taking a forward looking view of such change the Plan also suggests those areas that might be considered for employment uses in the medium to long term. This is particularly relevant to the future of land between the A55 and Employment Growth Centres. In the case of some of the 'specific sites' identified the land concerned is 'brownfield' in nature and therefore a contribution to sustainable objectives.

ch) PROTECTING EMPLOYMENT LAND

11.12 Land which is available for employment purposes needs to be protected from other forms of development, in particular it should not be lost to residential or other incompatible uses.

Employment Policy EP2 -Protection of Employment Land.

EP2. Employment land identified in accordance with Employment Policy 1 as S1, S2, S3, S4, S5, S9, S10, S11, S14, S16, S17, S18, & S19 will be protected for employment related purposes and not released for retail uses.

Reasoned Justification

11.13 Protecting the available pool of land designated for employment purposes is an important planning tool. It means that other, less suitable land, is not used for employment purposes.

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30 CHAPTER 11 EMPLOYMENT 11 d) LOCAL ACTION AREA - HOLYHEAD

11.14 In and around the town of Holyhead there are a number of uncertainties regarding future development due to the impact of the recent A55 improvements and the ongoing discussions regarding port redevelopment. To allocate specific uses to sites at this the time of this UDP has not proved possible. The solution which the plan sets out is therefore to identify a Local Action Area.

Employment Policy EP3 - Local Action Area.

EP3. A Local Action Area is designated for Holyhead within which new development, redevelopment, rehabilitation and improvement which improves the town and port of Holyhead will be permitted.

Reasoned Justification

11.15 The town and port of Holyhead are a natural focus for development activity which have been disturbed by the extensive work relating to the A55. There are also ongoing discussions regarding Objective One funded redevelopment and the need for investment in a waste water treatment works.

11.16 As the precise location of such development has not been determined the plan identifies a Local Action Area to clearly indicate that this Area will be the subject of comprehensive development and redevelopment within the period of the UDP.

11.17 The purpose of the Action Area is to reinforce the strategy of this plan which is seeking to promote economic and other activity which will offset the process of decline affecting local communities.

dd) OTHER SITES

11.18 The plan assumes that the sites identified in Employment Policy 1 will be suitable for the larger scale of development needs over the Plan period. This does not preclude applications in other places to meet specific needs. It is not possible at this stage to foresee all such needs but if active change is to be secured then broad criteria are required to guide activity to suitable sites.

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31 CHAPTER 11 EMPLOYMENT 11.19 Given the changing circumstances facing agriculture it is recognised that 11 the farming community may seek more opportunities for diversification. The Plan wishes to support such changes to ensure Ynys Môn can retain living rural communities which helps enrich the social, cultural and environmental value of the island. The Farming and Rural Conservation Agency (FRCA) have identified the following changes likely to affect agricultural areas in the Plan period :

* continuing pressure on farm incomes,

* changing structure of farms and work force,

* Common Agricultural Policy (CAP), General Agreements on Tarifs and Trade (GATT) and Agenda 2000 decisions,

* animal welfare issues,

* food quality and hygiene linked to public health and consumer confidence,

* pollution and environmental concerns and,

* agricultural development and the needs of a dynamic industry and,

* to which can be added the impact of the foot and mouth crisis.

11.20 In the light of these pressures and opportunities, and the need to identify markets for new products the plan must provide a framework for the changing economic conditions in rural Ynys Môn. In the last decade of the 1990s the Council notes that diversification proposals have included tourism and leisure proposals, business accommodation, farm trails, tea rooms etc.

11.21 The Council does not wish to see the proliferation of static caravans as part of the policy of diversification but the conversion of vacant and empty buildings for other economic activity will be encouraged. The development of information technology means office and other employment opportunities can be more dispersed and the development of cycle trails, footpath networks and other access arrangements may provide for other income opportunities. Specific cases of diversification will be judged against plan policies.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

32 CHAPTER 11 EMPLOYMENT Employment Policy EP4 - Other Employment Opportunities. 11 EP4. Proposals which increase or diversify the range of employment opportunities will be permitted where they are of a scale and type compatible with the surrounding area or do not cause unacceptable harm. Sites will not be permitted where there are: i) Suitable 'brownfield' opportunities available in the area concerned and / or; ii) Suitable allocated land is available in the area concerned.

There must be adequate scope, within the site curtilage for subsequent expansion and intensification, without exceeding the capacity of the locality.

Reasoned Justification

11.22 It has been agreed that a strategy of active change is required to improve the local economy and increase the range of employment opportunities. The employment growth centres relate well to the line of the new A55 road and must form the core of the Island's efforts to take advantage of large new economic opportunities during the Plan period. Land is allocated for this purpose.

11.23 In other locations the plan maintains a positive approach to employment opportunities but recognises that this must not be at the expense of other material considerations e.g. highway safety and the suitability of the road network, the environment and amenity of local communities.

11.24 There may be a range of employment opportunities (e.g. aquaculture) which arise in places other than the land allocated on the Proposals Map. This activity could help achieve the Plan's overall strategy of securing active but sustainable change.

11.25 In assessing the suitability of a proposal the Council wishes to direct the larger scale of employment activities to land allocated in the Proposals Maps or to suitable available brownfield opportunities in the area concerned.

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33 CHAPTER 11 EMPLOYMENT 11.26 The rural economy of Ynys Môn has been under great stress for a number 11 of years particularly given the problems which have affected agriculture. This is leading to depopulation, imbalanced age structures and a lack of succession in rural industries. The UDP cannot in itself change the wider forces which are driving change in rural areas but policies can be developed which recognise the need for change in rural industries.

e) WORKING FROM HOME

11.27 Information technology has allowed for more flexible patterns of working life and this to a degree reinforces a tradition of small businesses developing at home. The Council believes this can play a role in sustaining life in rural communities.

Employment Policy EP5 - Working From Home.

EP5. Proposals to use part of a dwelling or its curtilage, or a building ancillary to a dwelling for business purposes will be permitted provided the development does not cause unacceptable harm to the character or amenity of the area.

Reasoned Justification

11.28 The growth of information communication technology and other changes in the economy have lead to an increase in home working. Such changes are generally acceptable provided the residential amenities of an area are not spoilt by excessive noise, traffic generation etc.

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34 CHAPTER 11 EMPLOYMENT 11 f) REUSE OF BUILDINGS

11.29 The changes happening in the local economy can lead to buildings becoming redundant. The Council wishes to encourage suitable alternatives uses for such buildings.

Employment Policy EP6 - Reuse of Buildings.

EP6. Proposals for the change of use or redevelopment of existing buildings for employment purposes will be permitted provided they cause no unacceptable harm to the character or the amenity of the area.

Reasoned Justification 11.30 The reuse of disused buildings can make a valuable contribution to the local economy and it is important to encourage suitable opportunities in support of the local economy.

ff) 'BAD NEIGHBOUR' USES

11.31 It is important that the plan includes a policy to consider proposals for those industries which are a source of pollution and nuisance but could also be an important source of employment for local people. These industries are those which are called 'bad neighbour' development, due to the fact that they create undesirable emissions or noise.

Employment Policy EP7 - 'Bad Neighbour' Uses.

EP7. On appropriate sites in very exceptional circumstances bad neighbour industries will be permitted where : i) the development ensures a significant economic benefit to the area and generates local employment opportunities and; ii) the development will not constitute public health risks and; iii) the development does not adversely affect the environment and; iv) the development is compatible with other uses in the general area.

Reasoned Justification

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35 CHAPTER 11 EMPLOYMENT 11 11.32 'Bad Neighbour' uses are those which lead to complaints due to the level of noise, smell, gas or dust emissions and therefore they are not suitable for residential areas. It is acknowledged however that uses such as scrap yards, car repair garages and slaughterhouses provide an important service and source of employment for local people.

11.33 The policy aims to ensure that such industries, if permitted, are located on, or adjacent to, sheltered and enclosed sites where developments of this kind would not adversely affect the amenities of local residents. Where appropriate, proposals that will be considered in accordance with this policy must be accompanied by an Environmental Impact Assessment to ensure that all possible repercussions of the proposed development are taken into account.

g) TOWN CENTRE ACTIVITY

11.34 Retail activity forms a major sector of the national economy. Within planning policy a number of debates have run for well over a decade about the process of out of town shopping and the impact on existing town centres of such developments. Planning Guidance Wales (Planing Policy) and Technical Advice Note 4 seek to sustain and enhance the vitality of town centres, focus development in suitable locations, secure a range of shopping opportunities for urban and rural populations and a competitive retail sector.

11.35 The guidance embraces the principle of a sequential test for retail development through which the preference is for town centre locations, edge of town sites and finally out of town sites.

11.36 There is every prospect that the period of the UDP will see a continuing interest in new retail capacity in close vicinity to the major settlements on the Island (Holyhead , Llangefni). What has become apparent is the changing role of the centres on Ynys Môn due to retail operations off the Island. How best to respond to these changes is the challenge for the UDP whilst also seeking to meet the needs of the local population.

11.37 The Council believes that in line with the UDP's strategy of active change, which is seeking to secure a brighter future for the local community, that further retail development is necessary to make the main settlements more attractive and claw back the leakage of expenditure from the local economy. Such an approach is valid despite the possible

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

36 CHAPTER 11 EMPLOYMENT growth of trends such as Internet shopping, which may once again change 11 the face of retail activity across the UK. The provision of certain non-food retail activity may also reduce the need to travel off the Island (particularly to Bangor, Llandudno and Chester) and thus reduce the length of motorised journeys by local people.

11.38 The Council, together with Gwynedd Council, commissioned consultants to undertake a Retail Centres Study of Ynys Môn and Gwynedd. The main findings of this study confirmed the sub-regional role that Bangor plays within the area and this fact is acknowledged in Part One Policy 7 Working with our Neighbours.

11.39 The report clearly establishes the importance of independent traders and the changing role of town centres on the Island.

11.40 The categorisation of retail centres on the Island is as follows :­

Hierarchy Description Ynys Môn Settlements Town Centres Provide a broad range of Holyhead facilities, which appeal to a wider catchment than the immediate local community. District Centres Exhibit a wide range of retail Llangefni and and service provision similar Beaumaris to those found in many 'town centres' although not as varied. Local Centres Primarily serving the day to Menai Bridge, Valley, day needs but also provide a Benllech, Amlwch, limited range of other Gaerwen, Rhosneigr, services. Cemaes and Llanfairpwll. Local Villages Serving the day to day needs All other villages on the of the rural communities. Island.

11.41 It is evident from this study that the retail activity within the centres has changed since the 1980's. The pressure during that period was from non-retail uses taking up the retail units in the town centre. To alleviate this pressure the council introduced a strict primary shopping frontage policy to restrict the movement of non-retail uses into these areas.

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37 CHAPTER 11 EMPLOYMENT 11.42 This demand has declined and currently there are a number of vacant 11 units in the main centres. The challenge now is to encourage a vibrant centre and more flexibility is required to ensure that a mix of uses are encouraged whilst still maintaining a retail character in the core of the town centre.

11.43 The future strategy for the Town Centres of Ynys Môn will therefore be focused on the priority objective of protecting, maintaining and enhancing the existing centres in order to ensure that all sections of the community as well as tourists are provided with a wide range of shops, services and other activities accessible by a choice of means of transport.

11.44 This should reflect the importance of these centres in the life of the community, not simply as locations for shops, but also as a source of employment, cultural, social and business services.

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38 CHAPTER 11 EMPLOYMENT 11 Employment Policy EP8 - Vibrant Town, District and Local Centres.

EP8. The vitality and viability of the centres identified within the plan will be maintained and enhanced by:

i) Ensuring that established centres remain the primary focus for a wide range of retail (A1,A2 and A3), commercial and public offices (B1), community facilities and institutions (D1) and entertainment and leisure (D2); ii) Ensuring that all proposals are compatible with the scale, character and function of the centre; iii) Ensuring that, either individually or cumulatively, proposals within centres are not detrimental to the vitality and viability of any neighbouring centre; iv) Promoting, in partnership with outside agencies and developers, a range of environmental and security improvements to ensure that all centres remain attractive as places to visit or live; v) Securing improvements to accessibility and providing convenient and attractive short stay car parking facilities.

Reasoned Justification

11.45 The main centres as identified in the hierarchy in paragraph 7.32 above are subject to a variety of town centre pressures. The trends are followed in the Council's annual Town Centre User Survey and supplemented by the consultants Retail Study of the Island. In specific cases retail impact studies will be required to assess the impact of a proposal on the health and vitality of existing town centres. Technical Advice Note 4 stipulates that all applications for retail developments over 2,500 square meters gross floor space should be supported by an impact assessment, such assessments may also be necessary for some smaller developments, for instance those that are likely to have a large impact on a smaller town or district centre.

ng) RETAILING OUTSIDE EXISTING CENTRES

11.46 In spite of the need to promote existing centres the planning system is also required to meet other needs outside existing centres.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

39 CHAPTER 11 EMPLOYMENT Employment Policy EP9 - Retailing Outside Existing Centres. 11 EP9. Permission for retail units outside the established centres will only be permitted where :

i)The development cannot reasonably be located within established centres and; ii)The scale and nature of the development would not affect the vitality and viability of the established centres and; iii)The applicant has demonstrated considerable flexibility in considering sequential alternatives and; iv)There would be no adverse impact upon the future vitality and viability of established centres identified in the plan and; v)Investment in existing shopping centres will not be deterred.

Reasoned Justification 11.47 Planning Guidance (Wales) Planning Policy First Revision (April 1999) states that a sequential approach should be undertaken in relation to town centre uses with preferences for town centre locations followed by edge-of-centre sites and only then out-of-centre sites in locations that are accessible by a choice of means of transport. This is reinforced in the Draft Planning Policy Wales of February 2001.

11.48 The plan seeks to encourage rural diversification and the establishment of Farm Shops will be permitted through this policy.

h) RETAIL CORE

11.49 Whilst the plan seeks to encourage diverse and vibrant centres it is acknowledged that within the settlements of Holyhead, Llangefni and Beaumaris there are clearly definable retail core areas with retail uses being their predominant character. Whilst seeking to encourage a mix of uses the Council does not want to see these retail core's being lost.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

40 CHAPTER 11 EMPLOYMENT 11 Employment Policy EP10 - Retail Core.

EP10. Within ground floor properties, in Holyhead, Llangefni and Beaumaris, a change of use from retail to other uses will be permitted provided the proposal would :­

i. Enhance or increase trading confidence in the retail core and; ii. Not individually or cumulatively lead to a loss of the predominantly retail character of the core.

In adition the re-use and redevopment of land and existing floorspace adjacent to the retail core will be permitted.

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41 CHAPTER 11 EMPLOYMENT Llangefni 11

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42 CHAPTER 11 EMPLOYMENT Reasoned Justification 11

11.50 This policy will ensure that the retail character of the core is maintained whilst allowing for a certain amount of mixed uses within the core and actively encouraging mixed uses in areas surrounding the core. The upper floors of properties within the retail core will also be actively encouraged for mixed use development.

11.51 The need for strict primary shopping frontages is not deemed necessary due to the changes in retail/service patterns seen throughout the 1990's with the rationalisation of the banking industry resulting in their being less demand for primary shopping units for this sector of the economy.

i) UPPER STOREYS

11.52 The changing role of town centres has lead to changes in the use of shops and other properties. Alternative uses are often required for the areas not in retail use.

Employment Policy EP11 - Upper Storeys.

EP11. The use of the upper storeys of town, district and local centre premises for small businesses or residential accommodation will be permitted.

Reasoned Justification

11.53 The upper floors of many town centre properties are vacant or not fully used. A variety of business activities could be accommodated in such locations. The council wishes to encourage these uses rather than allow property to remain vacant and decay.

l) VILLAGE SHOPS

11.54 Village shops are a vital ingredient of rural and community life not only providing for everyday needs, but also as a meeting place in the community. Some village shops may provide essential but infrequent shopping requirements in-between main visits to larger retail centres, whilst for others without a car or in areas poorly served by public transport, the village shop may be the only source of provision of essential goods.

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43 CHAPTER 11 EMPLOYMENT Employment Policy EP12 - Village Shop. 11 EP12. The conversion of village or local shops to non-retail use will not be permitted unless :­ i. there is an equivalent alternative provision within reasonable walking distance either existing or proposed as part of the proposal; or ii. the applicant can demonstrate to the satisfaction of the Local Planning Authority that the shop is no longer viable.

Reasoned Justification

11.55 The survival of village shops is largely a function of the market. The decision to close a shop may however be strongly influenced by the expectation of a residential after-use. Proposals for the residential conversion of rural shops to housing will only be permitted where it is clear that the shop is not viable or alternative provision exists or is provided and it can be demonstrated that genuine and committed attempts have been made to market the shop as a retail business and these have been unsuccessful.

11.56 The Council wishes to encourage self help initiatives by local communities that will lead to the retention of village shops. One successful scheme has been undertaken at Llanddaniel-Fab where the formation of a community company by local people has saved a post office.

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44 CHAPTER 11 EMPLOYMENT 11 ll) HOT FOOD TAKEAWAYS

11.57 The existence of hot food takeaways is often an important function of town centres.

Employment Policy EP13 - Hot Food Takeaways.

EP13. Proposals for hot food takeaways will be permitted where the 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 regard to :­ i. the likely levels of noise, disturbance, smell and litter which will be generated and; ii. proposed opening hours and; iii. traffic, parking and highway implications of the development and; iv. visual intrusion and design considerations.

Reasoned Justification

11.58 Additional matters require consideration when proposals involve the use of buildings for selling hot food takeaways. These relate to unusual opening hours in comparison to conventional shops and also effects on traffic and amenity if located in close proximity to residential areas. Further guidance can be found in the Council's Supplementary Planning Guidance on Hot Food Take Aways.

m) TELECOMMUNICATIONS

11.59 Advances in modern technology have made the use of digital telecommunication systems an important feature of everyday life in Britain, and such systems now occupy an increasingly important role in the development and diversification of the national and local economies. Since many services are rapidly adapting to the use of new telecommunication systems, there will be a corresponding reduction in the necessity to travel for business and employment, and consequently there will be sustainable benefits to the environment.

11.60 It is Government policy to facilitate the growth of new and existing telecommunication systems, and the provision of sites for such

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45 CHAPTER 11 EMPLOYMENT installations, whilst taking full account of the effect upon the 11 environmental quality of neighbouring areas. The planning system, therefore, has to respond positively to the growth in telecommunication facilities, enabling networks to meet increasing demand while at the same time safeguarding the environment from insensitive or inappropriate development.

Employment Policy EP14 - Telecommunication Infrastructure. EP14. Proposals for telecommunications development will be permitted where they will not have an unacceptable impact :­

i) the operation of electrical equipment due to interference and; ii) the operation of airfields.

When considering proposals the Council will have regard to the need for efficient development of telecommunications networks, and limitations imposed by the nature of the network, and the technology.

Reasoned Justification

11.61 The growing demand for improved telecommunications in business, public services, and at home requires infrastructure such as radio masts, antennae, and satellite dishes. However, insensitive placing of such installations could have a detrimental impact on environmental quality, and the Council will, therefore, seek to minimise unacceptable development by controlling, where necessary, the siting, scale, design, and colour of these facilities. The Council will work with the systems operators to identify mast sites that are satisfactory from both an environmental and technical point of view.

11.62 System operators are required to ensure that all reasonable demands for a telecommunication service are capable of being satisfied, but exceptionally it may not be possible to provide a service without placing new installations within the designated Areas of Outstanding Natural Beauty. Although significant harm to the visual qualities of the designated landscape must always be avoided, it should be possible, by careful selection, to find sites where visual intrusion can be kept to an absolute minimum. Occasionally, radio masts with a resemblance to trees

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46 CHAPTER 11 EMPLOYMENT can be integrated into the landscape, but in most cases short monopole 11 masts will prove to be less intrusive.

11.63 In any development, significant and irremediable radio interference with other electrical equipment of any kind can be a material planning consideration. There is also a need to consider the possible impact of tall structures on the area's airfields.

11.64 The installation of some telecommunications infrastructure is covered by permitted development rights, which may be subject to the local authority's prior approval of details of siting and appearance.

n) MAST SHARING

11.65 The Government attaches considerable importance to keeping to a minimum, the number of radio masts, and the sites for such installations, as far as is practicable. Sharing of masts and sites will help to achieve this, as will the use of existing buildings to site new antennas.

Employment Policy EP15 - Mast Sharing. EP15. Telecommunication systems operators should, wherever possible, use existing masts and sites for the installation of additional telecommunications equipment. When considering applications for new masts or sites, the Council will require evidence to indicate that mast or site sharing has been investigated.

Reasoned Justification

11.66 In order to assist systems operators to investigate the opportunities for mast sharing, the Council will maintain an updated register and plan of all known radio masts in its area. Furthermore, if it becomes necessary to permit the installation of a new mast, the Council will seek an agreement with the operator, or landowner (under Section 106 of the Town and Country Planning Act 1990) to ensure that the mast, or site, will be made available for sharing with other operators requiring facilities in the same area.

o) TELECOMMUNICATIONS AND LISTED BUILDINGS AND CONSERVATION AREAS

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47 CHAPTER 11 EMPLOYMENT 11 11.67 Occasionally, it may be possible to install telecommunications equipment within a historic building, or to attach equipment to the exterior of a protected building or structure.

Employment Policy EP16 - Telecommunications and Listed Buildings and Conservation Areas. EP16. The installation of telecommunications equipment in or on a listed building, or a building within a conservation area, will be permitted provided that the impact on the character and external appearance of the structure is minimal and acceptable.

Reasoned Justification

11.68 Such installation could aid conservation by putting historic buildings or structures to good use, but it is essential that their character and appearance does not suffer any significant harm.

p) PRECAUTIONARY APPROACH

11.69 In the face of growing public concern that exposure to electromagnetic fields could have adverse effects upon health, it is accepted in principle that such concern over health issues can be material considerations for the determination of planning applications for telecommunications infrastructure.

Employment Policy EP17 - Precautionary Approach.

EP17. As a precaution against possible health risks, all applications for new telecommunications equipment should be accompanied by statements to the effect that the installation, when operational, will meet the accepted international guidelines for public exposure to non-ionizing radiation.

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48 CHAPTER 11 EMPLOYMENT 11 Reasoned Justification.

11.70 A report by the Independent Expert Group on Mobile Phones (the Stewart Group), published in May 2000, recommends the adoption of a precautionary approach towards telecommunications installations. The National Assembly for Wales has expressed support for the precautionary approach advised by the group.

11.71 Emissions from mobile phone base stations should meet the ICNIRP (International Commission on Non-ionizing Radiation Protection) guidelines, as expressed in the EU Council recommendation of 12th July 1999, on the limitation of exposure of the general public to electromagnetic fields. Most base stations already meet the ICNIRP guidelines, and all new base stations will be required to do so.

11.72 Therefore, applications for telecommunications installations should be accompanied by statements to the effect that proposed apparatus, when operational, will meet the internationally accepted guidelines. In accordance with the Stewart Group’s recommendations, operators should also provide the local planning authority with a statement for each site indicating its location, the height of the antenna, its frequency and modulation characteristics, and details of power output.

11.73 Clear exclusion zones will need to be in place around all transmitters to safeguard the public from exposure to radio frequency radiation above the INCIRP guidelines. Care will also need to be taken to ensure that beams of greatest intensity should not fall on any part of a school’s grounds or buildings without agreement from the school and pupils’ parents.

p) ENERGY

11.74 Ynys Môn has been a significant generator of electricity for many years due to the presence of a nuclear power station at Wylfa. In the coming years energy will remain a key issue for the Island. As well as proposals that may emerge for the development of the former shell depot at Parc Dwygir (See Policy EP1 Allocation S14) the Council continues to monitor developments in respect of oil and gas exploration in the Irish Sea.

11.75 In the last decade there has been a move to diversify energy generation and Ynys Môn has been one focus for renewable wind energy with 3

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49 CHAPTER 11 EMPLOYMENT windfarms now in operation. With society’s ongoing demand for energy 11 there is continuing interest in sources of renewable energy.

Environment Policy EP18 - Renewable Energy. EP18. Renewable energy projects will be permitted where it can be clearly demonstrated that there will not be any unacceptable harm on :­

i) Landscape character including sites of archaeological interest and the historic environment and /or; ii) Sites of international, national, or local importance for nature conservation and / or; iii) Species which are of nature conservation importance and /or; iv) The standard of amenity enjoyed by the resident and tourist population and / or vi) Essential public services and communications.

Reasoned Justification

11.76 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 environmental obligations; * Reducing transmission losses in the national grid.

Potentially, such projects could include small scale hydro, tidal or wave power, wood or methane burning, or solar schemes.

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50 CHAPTER 12 TRANSPORTATION 12 TRANSPORTATION

a) YNYS MÔN'S TRANSPORTATION NETWORK 12.1 A number of important components interact and interrelate to form the strategic and local transportation network on Ynys Môn

12.2 236 km of urban county roads and 943 km of rural county roads constitute the backbone of the highway network. There is a high level of car ownership on the Island with 75% of all households owning a car compared to a national average of 67% (even higher levels, up to 90% ownership exist in rural wards). The dispersed settlement pattern makes access to a car a basic necessity for many people.

12.3 The new A55 (Euro Route) represents the most important strategic transport corridor crossing the Island. It will carry substantial amounts of daily traffic with flows of over 30,000 vehicles per day predicted along some of its sections following completion. Its completion, clearly, has significant implications for strategic locational choices with the Council's land use strategy seeking to focus areas of growth in two principal areas, the Cefni Basin and Holyhead axis, along its length. The port of Holyhead, at the western end of the corridor, handles some 2.5 million passengers traveling annually to and from Ireland along with some 646,900 cars and lorries. As such, it represents the most important node on the County's transportation network as well as the most important modal interchange within the County. The Holyhead to London rail service is a vital connection and air facilities are available at Mona and Valley. 12.4 Ynys Môn has an extensive network of bus services of which 45% operate commercially, with the remaining 55% operating under contract to the County Council. Approximately 1.09 million passenger journeys are made on these services.

12.5 In terms of Public Rights of Way, there are 1060 km of public footpaths which are managed in accordance with an adopted Public Rights of Way Strategy. Furthermore, there is a sign-posted, 29 mile section of the National Cycle Route No.8 Holyhead to Cardiff along minor roads, a 31 mile section of route No.5 Holyhead to Liverpool across Ynys Môn along with four fully sign-posted cycling tours totaling 108 miles, based on existing visitor centres and new cycle hire outlets and managed in

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51 CHAPTER 12 TRANSPORTATION accordance with the Council's cycling strategy. It is planned to extend 12 such provision.

b) Reasoned Justification for Part One Policy 4.

12.6 Land use planning has a key role to play in achieving an integrated, sustainable, efficient and effective transport network. It can not, however, deliver a ‘quick fix’ to transportation problems, being constrained by historic patterns of development and movement rather than enjoying the luxury of setting out development on a blank canvas.

12.7 In rural areas with dispersed settlement patterns such as Ynys Môn where many social, financial and leisure services have become concentrated in a small number of key towns, levels of car ownership and dependence upon the motor car for reaching places of work, health services, shopping, banking facilities etc. is historically high.

12.8 Changing such historic patterns and trends to achieve the strategic government objectives of:­ y reducing rate of growth in the length and number of motorised journeys; y encouraging alternative means of travel which have less adverse environmental impact; y reducing reliance on the motor car; and y seeking to ensure the most effective use of the transport network and targeting resources to best effect; is doubly challenging in an area where the motor vehicle has become such an important and integral part of the socio-economic infrastructure.

12.9 Whilst the existing public transport network is substantial in terms of mileage operated and passengers carried, with the best will in the world and with unlimited funding, public transport will not be able to cater for all journey requirements. By necessity, therefore, reality dictates that the land use approach must recognise and retain an emphasis, on environmentally sympathetic improvements to, and maintenance of, the local highway network for meeting social and economic needs.

12.10 Furthermore rural areas such as Ynys Môn tend not to experience traffic congestion to anywhere near the same extent as that found in urban areas. As such, the perception of problems caused by the motor vehicle is

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52 CHAPTER 12 TRANSPORTATION significantly reduced as is the motivation to seek new opportunities and 12 participate in modal changes.

12.11 The Unitary Development Plan can not, alone, achieve the government objectives set out above. Proposals and policies have, therefore, to be considered in the wider context of non-land use measures (e.g. financial support for the public transport network), which are brought forward through other mechanisms such as the Council's Local Transport Plan and its responses to, for example, the Road Traffic Reduction Act.

12.12 By necessity, therefore, reality dictates that the Unitary Development Plan must retain a short term emphasis on environmentally sympathetic improvements to, and maintenance of, the local highway network for meeting social and economic needs. It will, however, also seek to lay foundations which will instigate medium to longer term changes to historic patterns and modes of transportation. This will be done by testing development proposals in respect of the likely use generated of the private car and in ensuring that best possible provision is made for a choice of alternative means of access.

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53 CHAPTER 12 TRANSPORTATION 12 c) THE ROAD HIERARCHY

12.13 In a peripheral rural area such as Ynys Môn with its dispersed settlement pattern, the motor car does, and will, continue to play an important role in social and economic well-being. As such maintenance and improvement of the highway network, both as corridors of movement for private vehicles as well as for public transport vehicles, is vital for the ongoing economic development and social well-being of the area.

Transport Policy TR1 - The Road Hierarchy.

TR1. The road hierarchy in the County will be safeguarded, improved and maintained to appropriate standards according to type of road and its level of use as shown below.

Category One - International/National Strategic Route A55 Pont Britannia to Holyhead (Part of the International Connecting Route, E22) Link into the Port from the A55

Category Two - Regional /County Strategic Routes A5 Llanfairpwll to Holyhead A4080 Llanfairpwll to Treban A4080(T) Menai Bridge to Llanfairpwll A5025 Valley to Wylfa, Amlwch and Menai Bridge A545 Menai Bridge to Beaumaris New link road to Beaumaris A5114 A55 Link to Llangefni and Industrial Estate B5111 Amlwch to Llanerchymedd B5112 Llanerchymedd to Treban (A55) B5420 Linking A4080(T) to A5025 A55 Link road to RAF Valley A55 Link road to Cefn-Du, Gaerwen A55 Link Road to A5 Ty Mawr/ Penrhos, Holyhead

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54 CHAPTER 12 TRANSPORTATION 12 Transport Policy TR1 - The Road Hierarchy continued.

Category Three - District/Local Links A4080 Rhosneigr Loop A5108 To Moelfre B4419 Pentre Berw to Llangaffo B4421 Llangaffo to Newborough B4422 Llangefni to Bodorgan B4545 Valley to Trearddur to Holyhead B5108 Benllech to Brynteg B5109 Llangoed to Beaumaris to Llangefni to Llanynghenedl B5110 Llangefni to Marianglas B5111 Llangefni to Llanerchymedd Link road from A5025 Burwen to Rhosgoch Link from A5025 to Amlwch Port Link from A55 to A5 Victoria Road and Black Bridge, Holyhead

Category Four - All other roads.

Reasoned Justification

12.14 Categorisation of the Highway network is based on the function of the road and linked directly with land use planning. Criteria considered in the categorisation process are matters such as : strategic importance of routes, traffic volumes, routes for abnormal loads, requirements of the New Roads and Street Works Act 1991, Planning Guidance (Wales) Technical Advice (Wales) 18, Transport etc.

12.15 In terms of importance, the new A55 across the Island represents a strategic transportation corridor of national and international significance, linking Ireland to the UK and to mainland Europe. It will play a fundamental role in the economic development of the Island during the plan period and is pivotal to the land use strategy, linking the main zones of growth in the Cefni Basin and along the Holyhead / Valley axis to other parts of the region and to the UK as a whole.

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55 CHAPTER 12 TRANSPORTATION 12.16 At the County level, other A class roads which facilitate movement into 12 and out of the area are also key to successful economic development. Sections of the current A5 which will be detrunked during the plan period, along with the A5114 link into Llangefni, will play a vital role in connecting areas designated by the plan for greatest growth as well as by-passed communities to the new A55 corridor . Similarly, the A5025, linking Amlwch, Wylfa and employment centres in the north of the Island, as well as the A4080 and A545 which link important tourist destinations and attractions to the south of the Island and at Beaumaris to the new A55 corridor, will also be regarded as being key to encouraging inward investment into the County. 12.17 Equally important to economic and social well-being of the Island's residents is the network of B class roads which radiate outwards from Llangefni and serve to link larger rural settlements to the wider highway network and to adjoining centres of employment, service delivery and growth. Given their local importance, these roads will also require to be maintained and improved accordingly. 12.18 The remainder of the highway network comprises a series of additional minor roads which serve to provide access to smaller, more isolated groups and clusters of housing, houses in the open countryside, farms and other rural businesses.

12.19 On occasions there is conflict between (i) the desire to encourage development in rural areas to support the local economy and to safeguard local communities and (ii) the need to maintain national highway standards in terms of the suitability of country lanes to accommodate the resultant higher levels of traffic. At the moment this is being resolved on a case by case basis. Consideration of the suitability of these standards in the unique circumstances of Ynys Môn’s economy is required.

ch) IMPROVEMENTS TO THE HIGHWAY NETWORK 12.20 Integrated transport policy, as set out in the guidelines adopted for producing Local Transport Plans (September, 1999), requires delivery of a safe, efficient, clean and fair transport system. The overarching approach to appraisal indicates that the factors set out in Policy TR3 should be taken into account in considering all transportation proposals.

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56 CHAPTER 12 TRANSPORTATION 12 Transport Policy TR2- Improvements to the Highway Network.

TR2. Improvements to the highway network will be undertaken in instances where there is a need to :­

(i) contribute to an efficient economy and support sustainable economic growth in appropriate locations and / or; (ii) improve safety for travelers and / or; (iii) promote accessibility to everyday facilities for all, especially for those without a car and / or; (iv) promote the integration of all forms of transport and land use and / or; (v) protect and enhance the built, historic and natural environment; and / or (vi) reduce maintenance liability or revenue expenditure.

Reasoned Justification

12.21 Given the importance of the highway network on Ynys Môn to the movement of both private and public transportation, there is clearly a need to ensure that it is maintained and improved. Proposals for such improvements will, therefore, be determined and prioritised in accordance with these overarching criteria for integration. These improvements should account for the historic environment and archaeological interest.

d) HIGHWAY DESIGN

12.22 Where essential improvements are made to the existing road network, they will be expected to be undertaken in a manner sympathetic to the surrounding natural and built environments. Particular care will be needed in respect of highway boundary treatment to ensure best integration into the surrounding landscape.

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57 CHAPTER 12 TRANSPORTATION 12 Policy TR3 - Highway Design.

TR3. Where highway improvements are to be undertaken, proposals will be expected to take account of :­ (i) the landscape or townscape of the surrounding locality, and in particular highway boundary features such as traditional hedgerows and stonewalls and / or; (ii) the built environment in terms of conservation areas, listed buildings and their settings and /or; (iii) the natural environment in terms of biodiversity, nature conservation, historic and archaeological interests and/or; (iv) the need to make provision for use by pedestrians, cyclists, horse riders and by public transport and /or; (v) the requirements of local businesses and / or; (vi) the potential to adversely impact upon the water environment and users.

Reasoned Justification

12.23 In addition to ensuring environmental sensitivity in highway design, proposals will be expected to take into account needs generated by modes of transportation other than the private car. Particular attention will need to be given, therefore, to the needs of pedestrians, cyclists and also to the need to maintain and improve public transport facilities along the highway network. The current and anticipated needs of local businesses will also be a design consideration.

12.24 At the technical level, proposals will be expected to take into account Local Agenda 21 principles. As such, proposals will be expected to promote the use of secondary or recycled aggregate material in construction where this is technically feasible. Provision should also be made for the beneficial reuse of waste materials such as road planings. Considerations should also be given during design to wider impacts on, for example, safety, noise, air quality and other forms of pollution.

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58 CHAPTER 12 TRANSPORTATION 12.25 Account should also be taken of road side verges identified as having 12 nature conservation importance.

dd) PUBLIC TRANSPORT

12.26 In pursuit of sustainable development and the integrated transport objectives set out in this plan and in the Council's Local Transport Plan, development is encouraged at locations which are best served by public transport or which will assist in the maintenance or improvement of the public transport network. In particular, the Council will welcome proposals which assist modal interchange e.g. from car to public transport, from road to rail etc. or proposals for facilities which will encourage park and ride or car-sharing at nodes on the public transport network. The port of Holyhead and the bridgehead settlements of Menai Bridge and Llanfaipwll probably hold greatest potential for hosting such facilities.

Transport Policy TR4 - Public Transport.

TR4. Proposals which maintain and enhance public transport facilities will be permitted, particularly those which facilitate interchange at strategic locations on the transportation network.

Reasoned Justification

12.27 Developments generating the greatest need to travel will be expected to locate at areas on the local highway network which are best served by public transport in order to provide opportunities for access by modes of transport other than by the private car. Such developments will again be expected to take into account the needs of access by pedestrians and cyclists.

12.28 Exceptions will only be made to this policy in instances where it can be demonstrated that a site has a specific locational requirement which can not be met on the existing public transport network. In such instances, developers will be required to make arrangements for upgrading of the public transport infrastructure to their site to a level which would be reasonably expected for such a site if it were in a more appropriate location in respect of public transportation services.

e) RAILWAYS YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

59 CHAPTER 12 TRANSPORTATION 12 12.29 The main Holyhead / Crewe railway line represents a further strategic corridor for sustainable movement across the Island. Developments which enable goods to be moved across the Island by rail will be favored by the County Council. Similarly, proposals for improving facilities for passengers and enabling seamless transfer from car and cycle to rail services at any of the Island's stations will be supported.

Transport Policy TR5 - Railways.

TR5. Proposals which encourage the movement of goods, passengers and bicycles by rail rather than by road will be permitted.

Reasoned Justification

12.30 There is considerable potential for transferring existing and new flows of goods on to rail from the through traffic to and from Ireland. To facilitate such a modal shift, adequate land needs to be protected to enable the provision of freight transfer facilities. Appropriate sites should include land within the port of Holyhead and land adjacent to the rail sidings at Valley, currently used for transferring materials from Wylfa from road to rail.

12.31 Planning guidance indicates that disused railways and canals should be protected against development which could hinder their reuse as part of an integrated transportation network.

Transport Policy TR6 - Lein Amlwch.

TR6. The disused railway line from Gaerwen to Amlwch ­ (Proposal FF1) will be protected from inappropriate development which could prejudice its future use as part of a sustainable, integrated transportation network.

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60 CHAPTER 12 TRANSPORTATION 12 Reasoned Justification

12.32 Lein Amlwch, although currently disused, has potential for such future uses. Proposals have come forward in recent years to reuse it once again for moving goods and passengers and also for other sustainable modes of transport such as cycling and walking. As such it represents an important asset whose line will be protected from alternative forms of development.

12.33 In progressing any development liaison with neighboring landowners will be important.

f) PORT DEVELOPMENTS

12.34 Holyhead is becoming an increasingly busy port, a trend likely to continue as A55 improvements are completed and as ferry operators introduce vessels with increasing capacities and increased frequency of sailings. It represents an important node on the public transport network linking ferry services to and from Ireland to main-line rail services and to local public transport operations.

Transport Policy TR7 - Port Developments.

TR7. Proposals which assist with managing traffic movements in the vicinity of the port of Holyhead will be permitted.

Reasoned Justification

12.35 As a result of increases in business, problems of serious traffic congestion are experienced on the road network in the immediate vicinity of the port at certain key times of day and night. The Council will seek to encourage proposals to be brought forward to better manage traffic movements in the port area and will support proposals which adequately satisfy such an objective.

ff) PORT FACILITIES AT HOLYHEAD

12.36 The port of Holyhead forms part of an important trans European network and 'celtic gateway' to and from Ireland.

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61 CHAPTER 12 TRANSPORTATION Transport Policy TR8 - Port Facilities at Holyhead 12 TR8. Land required for the development and redevelopment of the port of Holyhead will be protected from inappropriate development.

Reasoned Justification.

12.37 The strategic role and the economic importance of the Port of Holyhead is recognised. It is important that the land which is necessary for port and related activity is protected.

g) WALKING, CYCLING AND HORSE RIDING

12.38 Policies relating to the general control of development ensure that the needs of pedestrians and cyclists are fully taken into account in proposed new developments.

Transport Policy TR9 - Walking, Cycling and Horse Riding.

TR9. Proposals which encourage the use, enjoyment and development of the Island's designated cycle routes and public rights of way network will be permitted where they can be sympathetically accommodated in the natural and built environment, and where required, are well served by public transport and adequate car parking facilities.

New development which would adversely affect components of the network will be required to make adequate provision for rerouting, replacement or creation of new routes. Major developments should include provision for secure parking, storage and, where appropriate, changing facilities for cyclists.

Reasoned Justification

12.39 As part of the shift to more sustainable lifestyles encouragement is given to such facilities. The County Council have adopted both a Cycling Strategy and a Public Rights of Way Strategy. Whilst providing an important recreation and leisure resource, they also allow for persons wishing to make local trips for other purposes to do so on foot or by bicycle.

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62 CHAPTER 12 TRANSPORTATION 12 12.40 Proposals for facilities such as small car parking areas, signage, interpretation boards etc. which encourage the use and enjoyment of such sustainable forms of movement will be supported where they are designed and implemented in a manner which is sympathetic to the surrounding locality.

12.41 The Council will ensure that this network is not adversely affected by new development, requiring developers to take such matters into account in their development proposals.

ng) PARKING STANDARDS

Transport Policy TR10 - Parking Standards.

TR10. Proposals for development will be expected to comply with parking standards for both motor vehicles and bicycles.

In exceptional circumstances, developments may be permitted if it can be demonstrated that parking requirements can be satisfactorily met off-site, either by direct provision or through payment of commuted sums.

Reasoned Justification

12.42 The County Council has adopted Supplementary Planning Guidance in respect of car parking standards which will be used to implement this policy.

12.43 There may be instances where adequate car parking can not be incorporated within a development site but could be provided nearby. In such instances, the Council will consider permitting development where a commuted sum is paid to enable upgrading, for example, of an existing parking facility for the provision of a new car park nearby and/or the upgrading to public transport infrastructure.

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63 CHAPTER 12 TRANSPORTATION 12 h) ROADSIDE SERVICES

12.44 Planning Guidance recognises the need to provide the traveling public with roadside facilities but seeks to minimise numbers by focusing a range of facilities at key locations. The allocated site provides facilities on the A55 which are midway between similar services at Llandygai and services offered in the town of Holyhead.

Transport Policy TR11 - Roadside Services. TR11. Land is allocated for a roadside service area, including motel and restaurant facilities on the line of the new A55 at Turnpike Nant, Llangefni. Proposals at other junctions, apart from Holyhead, along the line of the new A55 will not be permitted.

Reasoned Justification

12.45 Applications for similar developments at other junctions will be resisted by the Council on the basis that need is to be appropriately met and also in order to avoid unnecessary intrusion into open countryside at other locations. Such services will exist at Llandygai, Llangefni and Holyhead.

12.46 The Council is in the process of attempting to identify a site in the vicinity of Holyhead for dealing with overspill traffic from the port complex at times of ferry service delay. It is anticipated that such a site will need to cater for significant amounts of lorry and car parking and will need to provide facilities for food and hygiene.

i) AIR TRAVEL

12.47 The development of air services from Ynys Môn would be assisted by the development of facilities at RAF Valley. Following completion of the A55, Valley would be ideally located for attracting commercial flights, not only as a means of transport but also as an economic development tool.

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64 CHAPTER 12 TRANSPORTATION 12 Transport Policy TR12 - Air Travel.

TR12. Proposals which encourage the development of commercial air services from RAF Valley will be permitted.

Reasoned Justification

12.48 There are two RAF operated air bases on Ynys Môn both of which handle a small number of civilian flights. RAF Mona is used for training purposes, mainly for landing practices, and is also used by the local flying club. RAF Valley is the country's leading training base. It has up to date air traffic control equipment which would be a vital component in facilitating the development of civilian air services. This base currently does handle some civilian air flights as and when required.

12.49 With the establishment of the National Assembly for Wales, there is a need to improve transport links between North and South Wales. Whilst selective improvements of the road network, and improving the North-South rail service will address some of the problems of North-South travel, introducing an air service to Cardiff would open up many more opportunities for there and back in a day travel.

12.50 RAF Valley is an ideal location for establishing civilian air services, as the base is within 5 miles of the Port of Holyhead, is half a mile from a junction on the new A55 dual-carriageway, is served by a regular bus service, and being located on the main Holyhead to Crewe railway line, it is possible for a new railway station to be opened, creating a transport hub.

12.51 Over a longer period, it may be possible to attract charter flights to call at the base, thus reducing the need for travel to Manchester and other airports. The availability of civilian handling facilities would also be of benefit to the area in terms of Economic Development, as such facilities may be of significant importance to potential inward investors, and may also be of benefit to the indigenous business community.

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65 CHAPTER 12 TRANSPORTATION 12 l) TRAFFIC MANAGEMENT AND TRAFFIC CALMING

Transport Policy TR13 - Traffic Management and Traffic Calming.

TR13. Proposals for traffic management and traffic calming schemes will be undertaken in areas of greatest need. Traffic calming needs will be based upon assessment of :­

(i) three year accident record; (ii) traffic speeds recorded at the site; (iii) traffic flows at the site; and (iv) the nature of the surrounding developments (e.g. schools, housing, library etc.)

Reasoned Justification

12.52 Traffic movements and congestion can detract from the amenity and the attractiveness of towns and villages, and affect the safety of cyclists, pedestrians and horse riders. In order to overcome some of these negative impacts of private car use the Council will undertake traffic management and traffic calming measures in areas most in need.

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66 CHAPTER 13 TOURISM 13 TOURISM, SPORT, RECREATION, LEISURE AND THE ARTS

a) INTRODUCTION

13.1 Tourism is one of the most important industries on the Island. The Anglesey Tourism Survey of 1997/98 confirmed that the industry generates some 1.8 million visits every year to the Island with a visitor spend of around £180 million pounds per annum. The tourism sector is to remain a focus of investment activity under Objective One and other strategies.

13.2 The industry supports over 22,000 bedspaces on Ynys Môn in a variety of accommodation types ranging from self catering accommodation to luxury hotels, including a large caravan sector. The Island also hosts a range of formal and informal visitor attractions which are vital to the tourism and leisure experience which Ynys Môn provides.

13.3 Evidence from the Anglesey Tourism Survey 1997/98 shows that the predominant reasons why people visit Ynys Môn include its beaches, coast and countryside, the variety of things to do on the island, and the ease of travel from the main visitor markets. Recreation and leisure facilities also form a part of the infrastructure necessary for both the needs of local communities and visitors.

13.4 The Island is also the focus of an important ‘Celtic Gateway’ with over 2.5 million passengers per annum using the port of Holyhead as they travel to and from Ireland.

b) REASONED JUSTIFICATION FOR PART ONE TOURISM POLICY 7.

13.5 The County Council's Economic Development strategy embraces a strategic objective for tourism which seeks to :­

Develop tourism strategies and programmes which ensure the sustained development of the tourism sector on the Island.

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67 CHAPTER 13 TOURISM 13 13.6 This reflects three key themes :

1) Quality - ensuring the development and maintenance of a quality tourism product and experience for visitors. 2) Diversity - Building a diverse tourism product, particularly focusing on those niche markets which help build activity in the off peak periods. 3) Sustainable - a sustainable product which develops the industry in harmony with it's environmental setting.

13.7 The Council would also like to maximise the potential visitor/ passenger expenditure by those travelling through Anglesey.

c) SPECIFIC PROJECTS/THE ISLAND GAMES

13.8 Developments include an Ynys Môn coastal footpath networks, themed walks and leisure trails, the development of the Amlwch Copper Kingdom Heritage Project and the creation of either a railroute or Lon Las cycle track on the line of the Gaerwen to Amlwch railway. In addition the Council has expressed an interest in hosting the Island Games which are an international gathering of sporting teams from Islands across the world and has become an event involving thousands of competitors. The event would require an increase in, and lead to an improvement in, accommodation provision in order to accommodate the games. Other events of this nature will be encouraged subject to appropriate environmental safeguards.

13.9 The Council sees special importance in developing niche markets to increase tourism activity. Niche markets are defined as those which meet the needs of special interest or themed activities e.g. cycling, walking, birdwatching, culture and history.

ch) TOURISM ATTRACTIONS

13.10 Tourist attractions are an important element of the overall product which contributes to the quality of the visitor experience. The Council does recognise that well designed and suitably located facilities that would encourage new additional visitors would strengthen the Island's performance.

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68 CHAPTER 13 TOURISM 13 Tourism Policy TO1 - New Attractions and Extensions to Existing Attractions

TO1. Proposals to further develop existing or create new, tourist attractions will be permitted providing they do not cause unacceptable harm to the environment.

Reasoned Justification

13.11 This Policy introduces a positive approach to visitor attractions and facilities. Such policies will help in securing employment and generate income, and can increase the marketability of the area. The developments can also increase the range of facilities open to local people.

13.12 Proposals for the development of 'all-weather' attractions, those attractions based on the Island's history, culture and environment, and attractions which help build niche markets to attract additional visitors will receive particular support.

d) HOLIDAY ACCOMMODATION - GENERAL

13.13 For those people who choose to stay on Ynys Môn then their experience of the holiday accommodation used can form an important part of their overall experience. Ynys Môn has a wide range of accommodation opportunities but policies are required for ongoing changes in the market. Certain sectors e.g. roadside budget/travel hotels are currently absent from the Island but that should change with service facilities currently under construction for the A55.

13.14 The ability of Ynys Môn to continue competing for its market share will depend upon the continuing provision of a range of accommodation. That accommodation needs to be able to respond to changing market conditions and providers should be encouraged to continue improving their facilities.

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69 CHAPTER 13 TOURISM Tourism Policy TO2 - Holiday Accommodation. 13

TO2. Applications for high quality holiday accommodation will be permitted where they do not cause unacceptable harm to the environment.

Reasoned Justification

13.15 This policy is designed to encourage the development of high quality visitor accommodation in the right place. In particular, the Council will favourably consider proposals which form an integral part of an overall scheme which adds to tourism and recreation facilities in the area. In considering proposals for holiday accommodation, the impact on the local economy, landscape, environment, and 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 accommodation which would have an unacceptable impact.

13.16 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. An additional supply of suitably located quality accommodation will be supported as it will increase the Island's market share of tourism activity.

dd) CARAVAN / CHALET SITES

13.17 The 1950s and 1960s saw a major development of caravan sites in coastal locations on Ynys Môn (like other parts of the North Wales coastline). The general impact and high visibility of many of these sites has affected attitudes to caravans, particularly static vans ever since.

13.18 In numeric terms caravans provide the vast majority of visitor bedspaces on Ynys Môn. The Council notes that this sector has gone through various non-land use changes, particularly the growth in sites dedicated to private owners rather than general letting, and the overall changes in the size and quality of units, and a demand for associated services on sites.

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70 CHAPTER 13 TOURISM 13.19 Planning policy since the early 1970s has been very restrictive towards 13 static caravans. The aim has been to prevent the development of new sites and curtail changes at existing sites.

13.20 The Council does not underestimate the level of concern which is expressed in relation to the impact of the caravan sector but sees a need to continue supporting change in this sector. The aim is to allow some degree of change within the industry and not to oppose the addition of new facilities in locations which cause no harm to other interests of acknowledged importance.

13.21 Chalets are seen as being similar to static caravans in terms of characteristics and impact on the landscape and therefore will be treated in the same way as static's.

Tourism Policy TO3 - New Sites.

TO3. New static caravan and / or chalet sites will not be permitted.

Reasoned Justification

13.22 Statistics show that Ynys Môn provides a high volume of bedspaces in static caravans. The Council believes there is sufficient overall provision and sees no need to relax the general policy stance on this matter. The term static caravan is taken to include residential sites.

e) CHANGES AT EXISTING SITES

13.23 The council is aware that a number of existing sites consider changing the details of their layout in order to bring environmental benefit (mitigation of impact) and to improve site facilities and standards.

13.24 Subject to adequate safeguards, the Council believes that changes to existing sites should be permitted.

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71 CHAPTER 13 TOURISM Tourism Policy TO4 - Existing Static / Chalet Sites 13

TO4. Changes to the layout of existing static/ chalet sites will be permitted where :­

i) it improves the quality of the associated facilities within the site without causing unacceptable harm; and ii) the application includes a comprehensive scheme of overall improvement to the appearance of the whole site and reduces its impact on the landscape and surrounding area; and iii) it does not increase pressure, or have an unacceptable impact, on the Island's natural resources and environment, especially the Ynys Môn AONB, and statutory and non-statutory sites identified for their nature conservation value.

Proposals which simply increase the number of units on sites will not be permitted.

The Council may seek to enter into a planning obligation to ensure the implementation of an acceptable scheme.

Reasoned Justification

13.25 The caravan sector of the tourism industry needs to change in order to remain competitive in their market. This policy allows that to happen whilst providing adequate protection for other interests. The conversion of static caravans into chalets will be judged against this policy.

13.26 The Council notes that the question of extensions to existing sites was explored in the Inquiry held on the Ynys Môn Local Plan. The Council accepted, and reinforces in the UDP, the Inspectors advice at that time. This established that a "whole site" relates to the existing planning unit within which the siting of 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).

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72 CHAPTER 13 TOURISM 13.27 The Council wishes to encourage improvements to existing sites. Such 13 improvements could include re-siting to improve layouts or reduce visual impact, replacing old units with units that meet modern standards, improving caravan colours, internal boundary and landscaping, screening and the provision of new or improved facilities. The Policy therefore looks for evidence of net planning benefits in any proposals which may be forthcoming. In order to remove confusion the Council accepts that as a matter of good practise such improvements should be allowed and not just in 'exceptional' circumstances, which has proved difficult to interpret.

13.28 The Council sometimes is also asked to consider the need to accommodate winter storage areas for boats and caravans. Such matters will be considered within the criteria (i) - (vii) of policy TO4.

Tourism Policy TO5 - Site Occupancy.

TO5. Extensions to the occupation period of new or existing static / chalet sites will be permitted subject to conditions which :­

i) Preclude residential occupation and ii) Restrict holiday occupation to a period between 1 March in any one year and 4 January in the succeeding year.

Reasoned Justification

13.29 It is accepted that as standards and facilities on sites improve and demands within the industry change, it is practical to extend the season of static and chalet sites by allowing the occupation period to be extended. The Council will permit applications to extend the occupation period providing it satisfies the criteria in Policy TO5.

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73 CHAPTER 13 TOURISM 13 f) TOURING CARAVANS AND TENT SITES

13.30 Touring caravan sites provide around 5200 bedspaces on Ynys Môn and therefore form an important part of the spectrum of accommodation used by visitors. The sites are in a variety of locations, some of which can have a high visual impact, when busy, in the summer period.

Tourism Policy TO6 - Touring Caravans

TO6. New touring caravan or tent sites, extensions to existing touring or tent sites or additional pitches for touring caravans or tents will only be permitted where they do not cause unacceptable harm to the environment :­ In dealing with such proposals the Council will usually impose conditions to ensure adequate landscaping, and restriction of units to visitor/holiday use only. The Council may seek to enter into a planning obligation to ensure the implementation of an acceptable scheme.

Reasoned Justification

13.31 This Policy deals with various types of touring units, including touring and motorised caravans and also tent sites. The Council will take account of the land use implications of the different types of unit.

13.32 Many touring caravan sites are, by their very nature, transient features which do not impose permanent, year round effects on the local environment. Their impact has to be assessed alongside other relevant considerations including landscape, impact on the local community, highway safety and existing levels of provision.

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74 CHAPTER 13 TOURISM 13 ff) CARAVAN SITE MANAGERS DWELLING

13.33 Due to the nature of caravan sites there is often a need for a permanent dwelling on the site to cater for the daily running of the site. The location of many sites are unrelated to existing settlements and therefore this need often cannot be met from the existing housing stock. The Council seeks to ensure that this demand is met.

Policy TO7 - Caravan Site Managers' Dwelling.

TO7. The development of managers' accommodation on caravan sites will be permitted where :­

i) there is no other possible alternative means of meeting the need and; ii) it is essential to ensure the continued viability of the site and; iii) the development will take place within the boundaries of the site as defined by existing planning permissions and; iv) the development forms part of a scheme resulting in significant and permanent improvement to the area and; v) the proposal enhances the quality of the product offered to visitors using the site and;

Occupancy of the new dwelling will be restricted, by Section 106 agreement, solely to the person (and his / her dependants), who manages the day-to-day activities and operations which take place on the site. The dwelling will also be subject of a non-severance agreement, to tie the building to the site and ensure its future availability to meet the identified need.

Reasoned Justification

13.34 This policy formalises a supplementary planning policy of 1997. The proper management of such caravan sites forms an integral part of a successful tourism industry. The Council does not consider such houses breach the general restriction on housing in the countryside as they are related to the use of the site and land.

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75 CHAPTER 13 TOURISM g) WATER AND BOATING FACILITIES 13

13.35 The Island is a natural attraction for a range of water based activity. The deep water harbour at Holyhead acts as a unique facility, but is supported by a range of smaller and more local harbours and launching facilities.

13.36 Water sport management is an important issue for areas like Ynys Môn and the growth in controversy around activities like motorised jet skis highlights the need for action. The Council does see such activity as an important part of the Island's overall tourism product. In reality the influence of the planning system on such matters is limited, usually to the control of shore based facilities. The Council supports moves for better beach management, regulation of jet skis and other developments which can help in the sensible development of these activities.

Tourism Policy TO8 - Water or Boating Facilities TO8. The following developments will be permitted :­

Holyhead :­ Proposals which reinforce the role of Holyhead as a major boating and marina facility will be supported. Beaumaris :­ The development of a marina at Beaumaris. Other locations :­ Proposals for the rationalisation, better management and small scale development of boating and water sports facilities in order to expand the provision for local residents and visitors alike providing they cause no unacceptable harm to other interests.

Reasoned Justification

13.37 The recreational use of water makes an important contribution to the economy of the Island. The further development of such activity will be supported in suitable locations.

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76 CHAPTER 13 TOURISM 13 ng) STANDARDS AT BEACHES

13.38 The Council recognises that beaches are an essential part of the visitor experience of Ynys Môn. The Council supports various schemes which seek to provide recognition to the quality of beaches and their bathing waters. This support will continue.

Tourism Policy TO9 - Blue Flag Awards etc.

TO9. Proposals which allow beaches on Ynys Môn to comply with the standards specified in beach award schemes, such as Blue Flag, Seaside Award and Green Coast, will be permitted.

Reasoned Justification

13.39 During the late 1990s significant progress has been made with investment in sewage infrastructure round Anglesey and the associated benefits for water quality. The Council has been a keen participant in the Wales 'Green Sea' initiative which is seeking to expand the number of Blue Flag (European standard) beaches around Wales. European funding has been received to help invest in shore based infrastructure (signs, toilets etc.). The Council is keen to see such efforts continue during the period of the UDP.

h) RECREATIONAL ROUTES

13.40 The 1990s has seen a welcome and significant increase in the demand for, and provision of various types of recreational routes. These have included off road cycle routes, (e.g. Lon Las Cefni) niche marketing of walking and cycling opportunities (Menter Môn) and the development of a national cycle trail from Holyhead to Cardiff / Holyhead to Liverpool (Sustrans and others).

Tourism Policy TO10 - Recreational Routes

TO10. Proposals which extend the range of recreational routes for walkers, cyclists and horses will be permitted.

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77 CHAPTER 13 TOURISM Reasoned Justification 13

13.41 Such recreational opportunities can help in the management of the countryside, increase facilities for local people, improve safety, and add to the diversity and attraction of the local tourism product. Such facilities are often attractive to new niche markets. During the plan period further progress will be made in the provision of cycle routes, bridle ways and the extension of the Ynys Môn coastal and rural footpath network.

13.42 Such facilities carry with them a requirement for increased wardening to support landowners and managers and to help minimise disturbance to local residents.

SPORT AND RECREATION

i) INTRODUCTION

13.43 An important aspect of any community's ability to maintain an attractive infrastructure for local people is the standard of its sport and recreation facilities. The Island currently has four leisure centres (Holyhead, Amlwch, Beaumaris and Llangefni) to help meet the formal sporting/recreational needs of local people and visitors, and the impact of the national lottery has seen recent improvements in club and sports facilities at places like Menai Bridge and Pentraeth.

13.44 The Leisure Centres are approaching a period when reinvestment will be required to maintain their suitability to meet future needs.

l) SPORT AND RECREATION PROVISION

13.45 The Government does not prescribe national standards of recreational provision. The National Playing Fields Association and Sports Council for Wales provide information upon minimum standards and unmet demand respectively.

13.46 The Council has conducted an assessment of the provision made on the Island based upon the above mentioned guidance and it is clear that in the majority of categories the Island's needs are currently catered for. Details of this assessment are contained in appendix 5.

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78 CHAPTER 13 TOURISM 13 Tourism Policy TO11 - Sports and Leisure Facilities

TO11. The Council will permit sports and leisure facilities as indicated by proposals FF2 to FF11 and FF22.

Other new proposals for sports and leisure facilities, and the improvement and redevelopment of existing leisure centres and sports facilities, will be permitted in order to meet the leisure needs of residents and visitors provided the proposal does not cause unacceptable harm to residential and visual amenity.

Reasoned Justification

13.47 The Island has a network of public leisure centres which provide opportunities for active leisure time and other activities. The centres provide a natural focus for continued investment in sport and leisure activity and the plan is keen to facilitate any new development or redevelopment that may occur.

13.48 In addition the Island has a number of active sports clubs who have found the potential for new investment via National Lottery funding. The Council is keen to see the continued improvement of such sports infrastructure.

Tourism Policy TO12 - Protection of Sports Facilities

TO12. The loss to other development of private and public sports facilities will not normally be permitted unless there is an under used excess supply or provision is made for an equal or better alternative site.

Reasoned Justification

13.49 In order to meet the recreational space standard it is necessary to protect existing facilities from development particularly within the urban areas where pressure for alternative development is most likely.

13.50 Development proposals that reduce or remove existing (or proposed) sports facilities may be given consent, if an improved or equivalent

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79 CHAPTER 13 TOURISM provision is made elsewhere and if neither proposal conflicts with other 13 policies of the Plan. In certain circumstances the loss of sports facilities in an area of surplus may be acceptable if additional provision is made in an area of deficiency. All playing fields whether owned by public, private or voluntary organisations will be protected except where facilities can be best retained and enhanced through the redevelopment of a small part of the site; and alternative provision of equivalent community benefit is made available.

ll) LEISURE AND THE ARTS

13.51 The Island has several purpose built facilities for encouraging the development of the arts including Oriel Môn, Llangefni and Ucheldre Centre Holyhead. There are a number of smaller centres/businesses involved in art and craft activity.

Tourism Policy TO13 -Arts and Crafts TO13. Proposals for arts and crafts facilities and the improvement of existing facilities will be permitted.

Reasoned Justification

13.52 Art and craft activity forms an important part of the local cultural scene and also provides attractions for visitors.

13.53 The development and redevelopment of sites involved with arts and crafts forms an important part of the local economy.

m) AMENITY SPACE

13.54 Amenity space takes the form of children's play areas, village greens, common land, green areas within settlements, or even small areas left over after the completion of a development. It is often highly valued by local communities for its contribution to both formal and informal recreational opportunities.

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80 CHAPTER 13 TOURISM 13 Tourism Policy TO14 - Amenity Space.

TO14. Areas of amenity space which contribute to the community in terms of recreational or visual amenity, will be protected from inappropriate development.

Reasoned Justification.

13.55 Planning Guidance (Wales) Planning Policy, para 12.2.2 states that “Open spaces with significant recreational or amenity value should be protected from development, particularly in urban areas." Whilst Ynys Môn is rural in nature with easy accessibility to the coast and countryside open space within or on the edge of settlements perform a valuable role. These areas provide relief in the developed centres, recreational opportunities and the setting for many important groups of buildings.

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81 CHAPTER 14 ENVIRONMENT 14 ENVIRONMENT

a) GENERAL

14.1 Ynys Môn's environment, its landscape, its coast, its wildlife, rich biodiversity (species and habitats), its relatively clean air, the opportunities for public access to countryside, beach and coast together with its distinctive culture and language are vitally important assets that the planning system must seek to manage, conserve, protect and promote through land use decisions. Many of these features make a vital contribution to the 'quality of life' on Ynys Môn for both residents and visitors, and also make up the 'unique sense of place' of Island life.

14.2 Importantly these features also contribute vital resources which can help fulfill the Island's aspirations for a brighter economic future. Clean and green is a theme which has been identified to help generate economic activity in years to come.

REASONED JUSTIFICATION FOR POLICY 8 IN PART ONE

14.3 Amongst the County Council's corporate objectives is a responsibility to safeguard the natural environment.

14.4 The Unitary Development Plan can make a significant contribution to shaping the future use of land and buildings, regulating impacts on coast and countryside, to underpin this objective.

14.5 This Council objective also relates to a sustainable future for residents and visitors in which the needs for social, economic and environmental progress are balanced. This message reflects that set out by Government in the UK strategy for sustainability and the obligation placed on the National Assembly for Wales in the Government of Wales Act to pursue sustainable policies and actions. The control of development which causes unacceptable harm is central to this objective.

b) LANDSCAPE

14.6 Ynys Môn has a variety of landscapes which are a vital ingredient of the Island's environmental quality and appeal.

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82 CHAPTER 14 ENVIRONMENT 14.7 In order to be better informed about landscape issues the Council joined 14 with the Countryside Council for Wales in commissioning a strategic, non-statutory appraisal of the Ynys Môn landscape using the LANDMAP methodology. The resulting Anglesey Landscape Strategy (1999) has looked at different aspects of the Ynys Môn landscape and identified broad 'Landscape Character Areas' on the Island.

Environment Policy EN1 - Landscape Character.

EN1. Development will be required to fit into its surroundings without unacceptable harm to the Landscape Character Areas.

Reasoned Justification

14.8 The purpose of this policy is to protect and promote the intrinsic character of the landscape which could for example reflect its visual and sensory appeal, biodiversity interest, historic and cultural associations or the land use and landform. The quality of the countryside and its landscape is an important issue to both local people and visitors and the planning system is expected to safeguard these qualities for the future. The proposals map identifies fifteen (15) broad units of differing landscape character that should be taken into account when making decisions. These are described in Appendix 5 .

14.9 The Council is aware that sustaining a ‘living landscape' requires some development that can benefit the diversification of the rural economy, and an over-restrictive approach cannot be justified.

14.10 Landscape Design Guidelines will be produced and published in due course. The council will also publish supplementary planning guidance on Design in the urban and rural built environment.

c) AREA OF OUTSTANDING NATURAL BEAUTY

14.11 The Island is fortunate in having landscapes which are worthy of designation as the largest Area of Outstanding Natural Beauty (AONB) in Wales. Designated in 1967 the AONB covers some 210 kms of the coast and its hinterland and is some 221sq kms in total. The AONB is a national designation but managed locally . The primary purpose of the AONB is to conserve the most important landscapes for future generations while taking account of the needs of the community.

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83 CHAPTER 14 ENVIRONMENT Environment Policy EN2 - Areas Of Outstanding Natural Beauty. 14 EN2. Within the Area of Outstanding Natural Beauty (which includes defined Heritage Coast), the Council will give priority to the conservation and enhancement of the landscape. The acceptability of development proposals will be evaluated in terms of :­

i) intrusive impact on the landscape character and visual qualities of the designated areas and, ii) the effectiveness of any mitigation measures that are proposed and, iii) the necessity of the development and the availability of alternative locations outside the designated area.

Applications for major development will be subject to the most rigorous examination and include an assessment of : i) the need for the development, in terms of national considerations, and the impact of permitting it or refusing it upon the local economy and; ii) the cost of and scope for developing elsewhere or meeting the need for it in some other way and; iii) any detrimental effect on the environment and landscape, and the extent to which that could be moderated.

Any construction or restoration should be carried out to high environmental standards.

Reasoned Justification

14.12 Planning Guidance (Wales) Planning Policy states that "the primary objective of designation of Areas of Outstanding Natural Beauty (AONB) is the conservation and enhancement of their natural beauty. Planning policies and development control decisions affecting the AONB should generally favour conservation of natural beauty, although it will be appropriate to have regard to the economic and social well-being of local communities".

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84 CHAPTER 14 ENVIRONMENT 14.13 Special considerations apply to major development proposals in the 14 AONB and the need for the development must be proven taking into account the impact on the local economy.

ch) GREEN WEDGE

14.14 In places where extra protection is required the Council can designate a Green Wedge to protect land. For example, over the last two decades the settlements along the Menai Straits have grown due to residential and other pressures. In the case of Llanfairpwll and Menai Bridge there are concerns that the merging of the two settlements would be harmful to the landscape and environment.

Environment Policy EN3 - Green Wedge.

EN3. Green Wedges will be maintained in order to prevent inappropriate development that detracts from the open character of the area and provide an environmental buffer for local communities at :­

a) Llanfairpwll - Menai Bridge and, b) Between Ty Mawr Holyhead and Trearddur Bay.

Reasoned Justification

14.15 Planning policy seeks to retain the character and identity of settlements. The policy also protects the landscape character of the area between the settlements of Menai Bridge and Llanfairpwll. It also provides a green buffer between the strategic Ty Mawr employment site and the settlement of Treaddur. The green wedges should be undisturbed by development.

d) BIODIVERSITY

14.16 The Anglesey Local Biodiversity Action Plan (LBAP) shows the importance of habitats and species on the Island. It is important that this natural variety and diversity is supported.

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85 CHAPTER 14 ENVIRONMENT 14 Environment Policy EN4 - Biodiversity

EN4. Development will only be permitted where it does not cause unacceptable harm to the biodiversity interest of Ynys Môn. Development must be designed to maintain, and where appropriate enhance the biodiversity of the natural environment including particular species.

Reasoned Justification

14.17 The policy aims to safeguard, or enhance biodiversity by protecting sites, species and habitats from inappropriate development. Arising from the Convention on Biological Diversity signed at the Rio Earth Summit, a renewed focus has been given to species and habitats which contribute to the variety of life on earth, and in particular those which are threatened.

14.18 UK, Wales and Local Biodiversity Action Plans have been prepared to inform this process. In addition the biodiversity aspect of The Anglesey Landscape Strategy provides valuable information on issues relating biodiversity and landscape to the planning process.

14.19 Planning conditions and agreements will be used, where appropriate, to mitigate and / or promote new opportunities for biodiversity.

dd) DESIGNATED NATURE CONSERVATION SITES

14.20 Ynys Môn is also home to a range of sites which are sufficiently important to be designated for the protection of their natural resource. These sites are important for a number of reasons including sites of European and global importance and the council will consider the use of conditions or planning obligations to secure all compensatory measures necessary to ensure the protection and enhancement of sites with nature conservation interest. The sites are identified in Appendix 6, although as boundaries change it is recommended that a contemporary line is requested from the County Council or Countryside Council for Wales throughout the plan period.

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86 CHAPTER 14 ENVIRONMENT 14 14.21 The Plan has adopted a hierarchical approach to nature conservation sites.

Environment Policy EN5 - International Sites.

EN5. Development will not be permitted where it would cause unacceptable harm, either directly or indirectly, to sites or proposed sites of European importance for nature conservation, including Special Protection Areas, Special Areas of Conservation, and Ramsar Sites, including potential or candidate sites awaiting designation.

The Authority will need to be satisfied that : i) there is no alternative solution, ii) there are imperative reasons of overriding public interest for the development or land use proposed.

Reasoned Justification

14.22 Special Protection Areas (SPA's) and (proposed) Special Areas of Conservation (SAC's) are sites recognised as being of international importance for nature conservation, which are designated and regulated by the European Directive on Conservation of Natural Habitats and of Wild Fauna and Flora (Habitats Directive ; 1992/43/EEC).

14.23 Ramsar sites are listed in accordance with the Convention of Wetlands of International Importance especially as a waterfowl habitat (Ramsar. 1971, as amended 1987).

Environment Policy EN6 - National Sites

EN6. Development will not be permitted where it would cause unacceptable harm to a designated Site of Special Scientific Interest. Where a proposal seems likely to have a significant detrimental effect on the SSSI, it will not be permitted unless the reasons for the development clearly outweigh the value of the site itself.

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87 CHAPTER 14 ENVIRONMENT

Reasoned Justification 14 14.24 Sites of Special Scientific Interest (SSSI's) and National Nature Reserves (NNR's) are statutorily designed for their nature conservation importance under the National Parks and Access to the Countryside Act 1949, the Wildlife and Countryside Act 1981 and the Countryside and Rights of Way (CROW) Act. Such sites are regarded as being of national significance, and deserve to be protected from development that would cause harm to their special characteristics. In some cases, damage could arise through development on land adjacent to the designated site, or even some distance away. If a development listed in Schedule 2 to the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 is considered likely to have a significant effect on a SSSI, it is appropriate for the local planning authority to require the submission of an Environmental Impact Assessment to evaluate the true extent of the risk. Planning authorities can also consult with the Countryside Council for Wales (CCW) for guidance on the possible impacts of developments on environmental quality, particularly nature conservation interests. Where the site concerned is a National Nature Reserve (NNR) or a site identified under the Nature Conservation Review (NCR) or Geological Conservation Review (GCR), particular regard will be paid to the site's national importance.

Environment Policy EN7 - Local Sites.

EN7. Development will not be permitted where it would cause unacceptable harm to a Local Nature Reserve, Ancient Woodlands, a site of Importance for Nature Conservation or a Regionally Important Geological / Geomorphological Site unless it can be demonstrated that there are reasons for the proposal which clearly outweigh the need to safeguard the site.

Reasoned Justification 14.25 Endangered species of flora and fauna are protected. Not all sites where protected species occur are given a statutory designation, but nonetheless the planning system has an obligation to shield such species from development that could be harmful.

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88 CHAPTER 14 ENVIRONMENT 14.26 In addition to the statutorily designated sites, other areas of nature 14 conservation importance have been detailed by comprehensive habitat recording undertaken by the Countryside Council for Wales, or by voluntary groups such as the North Wales Wildlife Trust. In order to conserve viable wildlife communities, important geological features, and fisheries, it is necessary to give adequate protection to non-statutory sites.

14.27 The Council is also aware that the protection of species on isolated statutory sites is not an adequate way to conserve nature, and other areas and the corridors that link them (such as river valleys or hedgerows) may also be important for nature conservation.

e) COASTAL DEVELOPMENT

14.28 Ynys Môn's coastline is a vital natural resource and much of it is designated for landscape and conservation purposes. It is important to control development near the coast and to protect and enhance the character and landscape of these areas. The Anglesey Landscape Strategy also helps understand the value of the coast.

Environment Policy EN8 - Development on the Coast.

EN8. Development will only be permitted in the undeveloped areas on and adjoining the coast where the nature or scale of the development would not harm the character of the coast and where:­ i) a coastal location is essential and no alternative sites within the developed coastline are available or suitable and, ii) there will not be an unacceptably adverse impact on tourism, recreation or general amenity value and, iii) coastal erosion or land instability will not be exacerbated and / or, iv) there will not be any unacceptable impact on the marine environment and / or, v) it would cause no unacceptable impact on non tidal water features and associated habitats (ponds, wetlands, and river corridors).

Reasoned Justification

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89 CHAPTER 14 ENVIRONMENT 14.29 The coast is a vital but vulnerable resource. During recent decades the 14 coastline of Ynys Môn has been subject to a number of changes due to developments such as caravan sites and encroachment by housing. Planning Guidance (Wales) Planning Policy seeks the protection of coastal areas.

f) DEVELOPMENT NEAR WETLANDS, WATER COURSES AND SHORELINES.

14.30 The Council supports strategies to promote wetlands, river corridors and coastal margins as they have particular value for biodiversity. They also offer opportunities for informal recreation and tourism.

Environment Policy EN9 - Development Near Wetlands, Water Courses & Shorelines.

EN9. Proposals for development in the vicinity of wetlands, watercourses or the shoreline will only be permitted where the proposed use is satisfactory in terms of water conservation, water quality, nature conservation and public access considerations.

Reasoned Justification. 14.31 Wetland and shorelines provide a high level of biodiversity and landscape interest which the planning system should seek to protect. In addition they are often of high interest to visitors. The plan seeks to protect and promote such interests.

ff) LANDSCAPES, PARKS AND GARDENS.

14.32 The Council will take account of information from sources such as, The International Council on Monuments and Sites (ICMOS) regarding landscapes, parks and gardens of special historic interest. Sites on Ynys Môn include : Plas Berw, Carreglwyd, Bodorgan, Cestyll, Wylfa, Llanidan, Plas Gwyn, Plas Newydd, and Plas Rhianfa. Information from the ICMOS register of landscapes of outstanding historic interest will also be considered including Penmon, Amlwch and Parys Mountain. Consideration will also be given to the special features of other sites which are not included on the register but which are worthy of protection and management.

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90 CHAPTER 14 ENVIRONMENT 14 Environment Policy EN10 - Landscapes, Parks and Gardens.

EN10. There will be a presumption in favour of the protection, conservation and where appropriate, restoration of sites included in the registers of landscapes, parks and gardens of historic interest in Wales.

Reasoned Justification. 14.33 Individual sites have to be seen in their wider context as historic landscapes are also important. The Anglesey Landscape Strategy contains information on the cultural and historic landscape which can also inform decisions.

g) WORLD HERITAGE SITES

14.34 The World Heritage Convention of 1972 seeks to protect and promote sites of such importance that they deserve the protection of the international community. The UK is pledged to care for World Heritage Sites. No additional statutory controls follow from the inclusion of a site in the World Heritage List, but the designation highlights the outstanding international importance of the site and is a material consideration in determining planning and listed building applications.

14.35 The World Heritage site on Anglesey is Beaumaris Castle. The Council is also investigating the possibility of Amlwch and Parys Mountain for inclusion on the List.

Environment Policy EN11 - World Heritage Site(s).

EN11. The Castle of Beaumaris is designated as a World Heritage Site and development will only be permitted which enhances the appearance of the site and respects its setting.

Developments which enhance the opportunity of acquiring World Heritage Status for other sites including Amlwch and Parys Mountain will be permitted.

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91 CHAPTER 14 ENVIRONMENT 14 13.36 As well as recognising the intrinsic value of the sites the Council believes that conservation, education and economic reasons exist for supporting the designation.

ng) ARCHAEOLOGICAL SITES AND THE HISTORIC ENVIRONMENT.

14.37 Planning Guidance (Wales) highlights the importance of investigating, protecting and presenting archaeological remains and the historic environment. Planning policy needs to account for the protection and management of this rich tapestry of history.

14.38 The Island contains an immense richness of historic and archaeological remains which help us to understand our inheritance and provide a context for a modern living landscape. The Gwynedd Archaeological Trust advises that there are around 154 scheduled Ancient Monuments on Ynys Môn and over 2000 other known sites (unscheduled) of archaeological interest. The Anglesey Landscape Strategy also added to the understanding of the historic and cultural landscape. The importance of such sites and the historic environment, and the need for their protection, conservation and enhancement is underlined by planning guidance. The Council will work in partnership with CADW, the Gwynedd Archaeological Trust and others to achieve the aims for the historic environment.

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92 CHAPTER 14 ENVIRONMENT 14 Environment Policy EN12 - Archaeological Sites and the Historic Environment.

EN12. The Council will use its planning powers to ensure that Scheduled Ancient Monuments and their settings are retained intact. Unscheduled Archaeological Sites and broader historic landscapes which merit protection for their historic interest and significance will also be protected.

Opportunities to record, investigate, and properly manage, understand and enhance the historic environment will be permitted.

Where proposals affect other unscheduled archaeological remains which do not merit preservation, provision will be made for an adequate opportunity to excavate and record the sites. Schemes for the development of visitor and educational facilities on suitable sites will be permitted provided that the archaeological site is not put at risk.

Reasoned Justification 14.39 Applicants proposing developments affecting these sites and other areas of importance will be required to provide sufficient information for the impact of their proposals on each archaeological site and their settings to be assessed. Where refusal of a planning application which affects archaeological remains would not be justified or disturbance by development is unavoidable, the applicant will be required to undertake to provide an appropriate archaeological response e.g. an agreed program of mitigation or prior recording. The established procedures of consultation, desk top assessment and field evaluation should be followed.

14.40 Gwynedd Archaeological Trust maintains a 'Sites and Monument Record' (SMR) showing such sites and areas, this is an essential tool in effective cultural resource management. However information on sites of value to the historic environment are constantly being updated and the Council will liaise with the Trust in dealing with proposals.

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93 CHAPTER 14 ENVIRONMENT 14.41 Not all unscheduled archaeological remains merit preservation, and it 14 may be unreasonable to withhold permission for development that will significantly affect such sites. However, planning conditions and agreements will be used to ensure that an adequate opportunity is granted to excavate and record such sites before development can proceed.

h) INDUSTRIAL ARCHAEOLOGY

14.42 In most areas the reclamation and reuse of redundant or ‘brownfield’ land is to be welcomed. There are cases however where retaining items of industrial archaeological importance is valid so as to retain a selection of relics from our industrial past. A representative selection of industrial sites and monuments of archaeological importance will be safeguarded.

14.43 There are sites dating from the Industrial Revolution and subsequent periods which could be regarded as derelict, but due to their historic interest it is considered to be more beneficial to protect selected examples of such sites rather than allow them to be reclaimed for redevelopment.

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94 CHAPTER 14 ENVIRONMENT 14 i) CONSERVING AND ENHANCING THE BUILT ENVIRONMENT

14.44 There are currently 850 listed buildings on the island of which there are 25 Grade 1 buildings, 60 Grade II* and 765 Grade II. There are also 11 conservation areas on Ynys Môn. It is extremely important to ensure that appropriate development is carried out in order to protect the historic environment on the island.

Environment Policy EN13 - Conservation of Buildings. EN13. 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 suitably designed new development. The Council will define and designate additional Conservation Areas within other areas of special architectural or historic interest where it is considered necessary to preserve and enhance the character and appearance of those areas.

Buildings of special architectural and historic interest and their setting will be protected from unsympathetic development, alterations or demolition. Appropriate uses which help to preserve their character and fabric will be permitted.

Reasoned Justification

14.45 Several planning tools are available to deal with the built environment these include buildings "listed" for their special architectural or historic interest and the designation of conservation areas.

14.46 The character of Conservation Areas will be protected and promoted by :­ - the use of the Council's development control powers; - the powers of the Assembly in making decisions on applications for Listed Building Consent; - the preparation of individual Conservation Area enhancement schemes, and; - the considerations of other appropriate areas for designation as Conservation Areas.

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95 CHAPTER 14 ENVIRONMENT 14.47 Conservation Area Character Statements will be prepared in support of 14 this policy.

l) TREE PRESERVATION ORDERS AND HEDGEROWS

14.48 Trees make an important contribution to the environment and there are examples of individual or groups of trees worthy of special protection. There are also many fine examples of hedgerows which make an important contribution to the landscape and provide semi-natural habitats.

Environment Policy EN14 - Tree Preservation Orders and Hedgerows. EN14. Measures for the protection and retention of existing trees, hedgerows and woodlands will be required to be submitted as part of development proposals.

Where trees or hedgerows are removed as part of a development replacements will be required to reinstate those features lost.

Tree Preservation Orders will be made on individual, or groups of, trees which are important to the local landscape or are considered at risk.

Hedgerows will be protected from inappropriate development.

Reasoned Justification 14.49 There are some 126 Tree Preservation Orders (TPO's) on Anglesey which seek to protect trees. The Council's TPO powers will be used on existing trees and new planting as appropriate. When determining applications to fell or carry out other works to trees subject to TPO, the health and stability of trees, their likely future life span and their contribution to public amenity will be addressed. Hedgerows are important and will be protected in line with the Hedgerow Regulations 1997.

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96 CHAPTER 14 ENVIRONMENT 14 m) PHYSICAL IMPROVEMENTS

14.50 The Council is aware of a series of projects which are intended to improve the infrastructure and environment of the Island.

Environment Policy EN15 - Projects.

EN15. Projects which improve and enhance the local environment will be permitted.

Reasoned Justification

14.51 The quality of the local environment, and the restoration and the enhancement of important local features is an important role for the plan. Projects identified on the proposals map as FF12, 14 to 19, FF20 and FF21help fulfill this aim.

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97 CHAPTER 15 MINERALS AND WASTE 15 a) MINERALS - GENERAL

15.1 Minerals are part of our every day needs and are integral to our modern lifestyle. There is a need to plan for the continuous supply of mineral products in a sustainable manner to ensure the long term availability of these primary materials. Through the plan process the Council intend to minimise the environmental effects of mineral development, ensure the availability of mineral reserves for economic development, ensure compliance with national policy and where possible enhance the Island's landscape.

b) INTRODUCTION

15.2 Minerals can only be worked where they are found. Therefore careful consideration must be made to ensure that economic, social and environmental issues are not compromised by such development.

c) ECONOMIC GEOLOGY

15.3 Ynys Môn possesses the most extensive tract of ancient rocks in Britain, south of the Scottish Highlands. Although the majority of the Island is characteristically low lying, Holyhead Mountain rises in the west to 200m and an arc of hills rising to 150m are located along the north and east coasts. The majority of the Island is comprised of drumlins giving the characteristic 'basket of eggs topography'. The solid geology of the Island bestows the whole of the North Wales succession, with the exception of the Cambrian and Permo-Triassic.

15.4 The most commonly worked economic minerals include the quartzites, granites, limestones, sandstones, sand and gravel and shales. These minerals have been used locally, regionally and nationally for building purposes and road construction as well as ornamental workings.

15.5 Significant deposits of non-ferrous, base metal mineralisation can be found to the north of the Island. The majority of which have been extensively exploited although continued exploration is taking place at Mynydd Parys where there is vast polymetallic mineralisation.

15.6 Coal measures are located to the south west of the Island, consisting of thirteen coals of which four are more than one metre thick. Although the measures do not outcrop at the surface, the seams were worked intermittently between the fifteenth and nineteenth centuries. YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

98 CHAPTER 15 MINERALS AND WASTE 15 15.7 A survey carried out by the former Gwynedd County Council revealed a total of 419 historical and existing mineral extraction sites on the Island, of these 72 have a planning history with 30 having active planning permissions. Currently there are 11 active mineral workings operating on Ynys Môn. Appendix 9 contains information on the extant permissions as at January 2001.

15.8 Ynys Môn has a rural based economy which does not demand a significantly high volume of construction materials. However the level of production is constant and sudden demands for material can easily be met. The construction of the A55 across the Island is one example of a sudden rise in demand causing a major increase in production over approximately a three year period.

ch) NATIONAL MINERAL PLANNING GUIDANCE

15.9 Clearly the consumption of natural resources can never be wholly compatible with the expectations of sustainable development. Society as a whole places a huge demand on the country's mineral resources and unless sweeping changes occur this demand will increase rather than decline. The overall framework of the Council's mineral policies works towards achieving a more sustainable approach to minerals development.

15.10 In addition to primary planning legislation, such as the Town and Country Planning Act 1990, the Environment Act 1995 and the Town and Country Planning (Compensation for Restrictions on Mineral Working and Mineral Waste Depositing) Regulations 1997, the minerals policies have been prepared in the context of National Assembly Guidance provided within the Mineral Planning Guidance Notes (MPGs).

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99 CHAPTER 15 MINERALS AND WASTE 15 d) CURRENT ACTIVITY

15.11 There are currently seven hard rock quarries producing aggregate and other building materials. Cae'r Glaw and Gwyndy quarries are the two largest sites on the Island both producing similar granite products. Rhuddlan Bach, Bryn Engan and Nant Newydd produce limestone products for building purposes. Aberstrecht and Creigiau quarries are relatively small sites although they produce valuable products in the form of building stone which is used locally and nationally for constructional and aesthetic purposes. Tywyn Trewan is a small site which produces sand and clinker and ash from a deposit of spent railway fuel.

15.12 Other significant sites include Hengae quarry which has been worked intermittently producing granite products. This site has considerable unworked reserves. Bwlch Gwyn is currently being utilised as a material processing centre for the construction of the A55 across the Island. Twr quarry has considerable reserves of quartzite and was last worked in the 1980's.

15.13 Sand and gravel has been extracted in the past from the south western part of the Island. Areas with extant planning permission are minimal with no commercial activity taking place. The areas which have sand and gravel deposits lie within or close to designated areas of importance. Tywyn Trewan is the only commercially operated site on the island and mainly supplies its associated company's requirement. Sand and gravel is mainly obtained from Gwynedd which are either land won or marine dredged.

15.14 Parys Mountain is a major polymetallic mine which has been worked extensively over several centuries and its workings date back to the Bronze Age. More recently planning permission was granted to develop a modern mine at the site to include shaft sinking, construction of a processing plant and waste disposal. This activity is now dormant although geological exploration and investigation continues to take place.

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100 CHAPTER 15 MINERALS AND WASTE 15 dd) CURRENT POLICY CONTEXT

15.15 The existing mineral planning policy framework for Ynys Môn is in the form of the mineral policies contained within the Gwynedd Structure Plan. A Supplementary Planning Guidance (SPG) - Minerals was adopted by the County Council shortly after Local Government Reorganisation in 1996. The SPG will be replaced when this Unitary Development Plan is adopted.

e) SAFEGUARDING THE ENVIRONMENT

15.16 Other sections of this plan show the value of the natural and historic environment and areas designated for their landscape and biodiversity value. Minerals activity will need to take account of the policies set out in the Environment section of this plan and the protection afforded to statutory designated areas and non-statutory sites of interest. Society's need for minerals has to be balanced against other interests particularly in a sensitive environment such as Ynys Môn.

15.17 Secondary or non-statutory designated areas need to be afforded a similar degree of protection as statutory designated sites. Locally important sites are integral to the environment and landscape of Ynys Môn. For this reason mineral developments will require careful consideration.

f) FLOODPLAINS, SURFACE WATER ETC.

15.18 Mineral workings by their very nature can have a detrimental impact on water regimes. The Environment Agency clearly states the need for adequate control over such development. The hydrological structure of Ynys Môn is complex and supports various diverse habitats which require protection from mineral development.

ff) AGGREGATE SUPPLY AND OTHER NON-ENERGY MINERALS

15.19 The production of crushed rock on Ynys Môn is of two distinct types, granite and limestone. Notwithstanding the fact that the North Wales region does not, at present, have any definitive apportionment figures for the provision of aggregate over the plan period, current permitted reserves on the island could supply demand for the next 60 years or so, assuming historical rates of supply.

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101 CHAPTER 15 MINERALS AND WASTE Minerals Policy MP1 - Aggregate Landbank 15

MP1. A landbank of permitted reserves for aggregate will be maintained in accordance with national and regional guidelines.

Reasoned Justification

15.20 Existing sources of supply are sufficient to meet foreseeable needs. Should further demand arise, this will be considered in the light of guidelines agreed by the Regional Aggregates Working Party.

15.21 The Island has a high proportion of environmentally sensitive areas and important landscapes. Increases in working areas may lead to a degradation of those designated areas as well as increasing land take. Some quarries are in close proximity to residential areas where environmental impact as a result of quarrying activity, may lead to nuisance or loss of amenity.

Minerals Policy MP2 - Sequential Test

MP2. Proposals for the deepening of existing quarries with planning permission will be preferred to proposals for their lateral extension and proposals for lateral extension will be preferred to the opening of new quarries, where it can be shown that no unacceptable harm to the environment will occur.

Reasoned Justification

15.22 However due to local hydrological regimes some extant quarries on the Island are restricted in terms of depth of working. Any proposed increase in the depth of working in such circumstances must show that no harm to the area of hydrological influence would occur and in this respect, full consultation on any such proposal would be made with the Environment Agency.

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102 CHAPTER 15 MINERALS AND WASTE 15 Minerals Policy MP3 - Need for Minerals.

MP3. In considering applicatons for development regard will be had to the need for the development in terms of :

i) local or regional requirements and; ii) impact on the local economy and; iii) the materials meets the specification of tis intended use;and iv) that it can be demonstrated that the need for the material outweighs the environmental impact of working the site.

Reasoned Justification

15.23 Local quarries provide materials not only locally, but also nationally. Such materials travel along the North Wales coast, into the North West and in some instances locally dressed stone travels to Southern England for certain architectural projects

15.24 Sand and gravel has in the past been extracted from sites on the Island. Only one commercial operation continues. Sands for use in the construction industry are currently met from marine won supplies or from land won sites in Gwynedd.

15.25 Caution is appropriate as areas with deposits of sand and gravel lie within or close to environmentally sensitive areas, such development may detrimentally affect those sites.

Minerals Policy MP4 - Building Stone

MP4. Proposals for the extension, development of new sites or old sites without an extant planning permission for the working of building stone will be permitted where it can be demonstrated that need cannot be met from existing reserves; that there is a demand for the material; that the need for the stone outweighs any detrimental effect to the environment and the local amenity.

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103 CHAPTER 15 MINERALS AND WASTE Reasoned Justification 15

15.26 The geology of Ynys Môn has historically been exploited for its use in construction. Igneous and sedimentary stone has been used to adorn ecclesiastical and historical structures across Britain as well as buildings of various types locally. It is clear that such a demand must be met.

15.27 Quarries on the Island which provide building stone are relatively small with low impact operations. Their rate of production fluctuates depending upon varying rates of building activity. Although such sites do not have a detrimental impact on the environment care must be taken in assessing any proposal to develop or extend a building stone quarry.

g) METALIFEROUS MINERALS

15.28 Ynys Môn has an important reserve of metaliferous minerals situated on the north coast of the Island, namely Mynydd Parys and its surrounding area. The site has an extant permission for mining although the existing prices of the metals does not favour production. As a result the site has been closed for almost a decade.

Minerals Policy MP5 - Metaliferous Minerals

MP5. Proposals for the extraction of metaliferous minerals will be permitted where it can be demonstrated that the arrangements for the disposal of waste arisings from the development are satisfactory.

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104 CHAPTER 15 MINERALS AND WASTE 15 ng) EXPLORATION WORKS

15.29 On occasion exploratory work is undertaken to increase the understanding, or potential for minerals in areas. Such work is allowed without prejudice to subsequent planning applications.

Minerals Policy MP6 - Exploration Works

MP6. Proposals for exploration works will be permitted for a temporary period provided satisfactory environmental safeguards are in place and full reinstatement provisions are undertaken upon completion. Any subsequent development proposals will be assessed without prejudice.

Reasoned Justification

15.30 The exploitation of minerals, if worked in a manner which does not prejudice the environment, has many economic spin-offs which local and national companies can take advantage of. In order to ensure that any development proposal is viable detailed feasibility studies must be undertaken. Such studies include exploratory works including drilling boreholes and carrying out trial excavations. These operations may potentially cause pollution to the water environment, necessitating the need for full consultation with the Environment Agency on any such proposals.

h) ENERGY MINERALS

Minerals Policy MP7 - Coal

MP7. Proposals for the working of coal will not be permitted.

15.31 A series of localised coal measures lie underneath the Malltraeth Marsh. The coal has been extracted in the past for local infrastructure projects and firing lime kilns. The measures lie within environmentally sensitive areas and although relatively shallow the coal would be uneconomical to extract. A Coal Authority consultation area has been allocated to this deposit to prevent unnecessary sterilisation.

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105 CHAPTER 15 MINERALS AND WASTE 15 15.32 The nature conservation and landscape value of the area containing coal (including SSSI and AONB) means the resource is not suitable for working.

i) SAFEGUARDING AND EFFICIENT USE OF MINERALS

Minerals Policy MP8 - Sterilisation

MP8. Mineral resources will be protected from sterilisation unless there is a justified and overriding need for the development concerned.

15.33 Although the Island currently has a large reserve of hard rock with planning permission certain types of mineral have a smaller reserve. In order to prevent the sterilisation of such minerals developments which may affect future workings or possible extensions will be opposed.

Minerals Policy MP9 - Use of Waste Materials

MP9. Future proposals for mineral development will be assessed with regard to the use made of waste derived by site development and processing. Such materials should be utilised for landscaping/restoration and environmental safeguarding.

Reasoned Justification

15.34 Waste materials surplus to these developmental requirements may be used as a substitute for primary materials at local construction sites, where environmentally and technically acceptable. In line with the principles of sustainable development it is important that all materials extracted during the development stages and materials derived from the processing of stone should be utilised in the most beneficial way to avoid unnecessary wastage of resource.

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106 CHAPTER 15 MINERALS AND WASTE 15 l) RECYCLED MATERIALS

15.35 There is an increasing emphasis on securing the reuse of materials in order to reduce the demand for primary materials

Policy MP10 - Recycled Materials

MP10. The use of secondary or recycled materials as alternatives to naturally occurring minerals will be permitted.

Reasoned Justification

15.36 Construction and demolition waste represents approximately one sixth of total waste arisings. There is considerable potential for using recycled construction and demolition waste. Two main benefits arise from the reuse of materials - limiting the amount of waste going to landfill and reducing the environmental impacts of quarrying primary aggregates.

ll) TRANSPORT

15.37 Transport is often a key and sensitive issue in considering sites for development. It is important to consider both localised site related matters, and wider issues relating to sustainable modes of transport.

Minerals Policy MP11- Transport

MP11. The transportation of bulk minerals and mineral concentrates should, wherever feasible, use rail or sea transportation in order to reduce pressure on the existing road network.

Reasoned Justification

15.38 Traffic generation is a primary issue when considering mineral planning applications. The Islands rural road network does not always lend itself to the use of heavy traffic. The use of rail and sea transport for the transportation of minerals can take the pressure off of the Island's road network, where feasible.

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107 CHAPTER 15 MINERALS AND WASTE m) RECLAMATION 15

15.39 When permission is granted for mineral related activity there is a need to consider the reclamation of the site after minerals are extracted.

Policy MP12 - Reinstatement

MP12. Mineral working or associated plant and buildings will only be permitted where suitable proposals are made for reinstatement to a condition of an equal or improved standard to the existing land use.

Reasoned Justification

15.40 Conditions will be imposed on mineral workings or when reviewing existing permissions to ensure that adequate restoration and aftercare provisions are provided for. Such schemes will include the removal of all plant and machinery so that dereliction does not occur.

n) DEVELOPMENT CRITERIA FOR FUTURE MINERAL WORKINGS

Mineral Policy MP13 - Control Criteria.

MP13. Mineral workings will be permitted where :­ (i) the need for the mineral and the economic benefits of working the site is proven and, (ii) there is evidence that the mineral exists at that location and, (iii) the impact upon local amenity including the effects of dust, noise, vibration, air quality, the hydrological system, the length of the proposed working period and the suitability of the proposed restoration and aftercare provisions is acceptable.

Reasoned Justification

15.41 A main function of the Mineral Planning Authority is to ensure that environmental harm does not occur as a result of allowing proposed developments to take place. Through detailed planning applications, comprehensive planning conditions and regular monitoring of the YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

108 CHAPTER 15 MINERALS AND WASTE operations, potential environmental impacts can be assessed, controlled 15 and kept to a minimum. The criteria for considering applications for development will also act as a checklist for planning conditions and for the creation of planning obligations to offset the impacts.

o) WASTE

15.42 Each year huge quantities of waste are produced - approximately 100-130 million tonnes per annum nationwide which has a detrimental impact on the environment. Waste disposal is becoming an ever increasing problem. Legislation is being progressed to ensure that the country removes itself from its culture of a 'throw-away nation' .There are many differing categories of waste and varying methods of collection and disposal. The main aim of recent Governmental guidance is to move away from the reliance on landfilling as the main method of disposal and develop systems which reduce, reuse, recover waste materials.

15.43 However the amount of waste collected and disposed of by the Council is in the region of forty thousand tonnes per annum. The majority of this waste is disposed of at Penhesgyn Gors landfill site, near Penmynydd. Waste is also collected and disposed of by private sector services with the main disposal method being landfill.

Reasoned Justification for Part One Policy 5

15.44 The main aim of the following policies is to work towards the goals set in Waste Strategy 2000 : England and Wales and the Council’s Waste Management Strategy which was approved in July 2000. The objectives of the policies are to reduce the amount of waste disposed of by landfill, ensure that there is a network of facilities for the recycling of waste (public and private sectors) and to promote more sustainable waste management practices.

15.45 These targets can only become realistic by ensuring that the population of the Island participates in waste reduction by choosing consumables with less packaging, by recycling and by composting green wastes.

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109 CHAPTER 15 MINERALS AND WASTE 15 p) CURRENT POLICY FRAMEWORK

15.46 The national framework for waste planning is contained within the Town and Country Planning Act 1990. Planning Policy Guidance Note 23: Planning and Pollution Control and more recently in PPG 10: Planning and Waste Management set out the Government's policies on waste management, applicable to England only. The waste strategy for England and Wales is set out in “Waste Strategy 2000: England and Wales”, which was published in May 2000. It sets out the framework within which waste policy is expected to develop over the next 20 years.

15.47 The National Assembly is also committed to taking forward a new strategy to cater specifically for Welsh circumstances. The Wales Waste Strategy is expected to be produced in the Autumn of 2001. A Technical Advice Note (TAN) on waste has been drafted and is currently at the consultation stage. This will complement the revision of Planning Guidance (Wales) Planning Policy which make incorporates updated waste management planning policy guidance. The current policy framework is based on a hierarchical structure of reduction, reuse, recovery and safe disposal.

15.48 Regional Planning Guidance for North Wales also accommodates the Government's policy direction. The region recognises the need to minimise waste at its origin, reuse waste and recycle waste into new products or energy. The issue of proximity also arises. North Wales has a relatively sparse population which does not generate a large amount of waste apart from the more densely populated areas to the east. As waste planning is a long term issue and economies of scale are decisive in locating waste management facilities there is a need to assess the most beneficial method of disposal and the most logical siting of waste management facilities.

15.49 Since the adoption of the Ynys Môn Local Plan the County Council has drafted a Waste Management Strategy. A detailed analysis of preferred options was published in June 2000 and a public consultation exercise will be undertaken. The Strategy provides a long term solution to the Council's waste management duties as well as a technically sound, financially acceptable and environmentally sustainable approach to managing waste generated on the Island.

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110 CHAPTER 15 MINERALS AND WASTE 15.50 The land use policies for waste management complement the aims of the 15 Waste Management Strategy. Proposals for the development of waste disposal facilities will be permitted where:­

i. The site or development is not visually intrusive in the surrounding countryside. ii. The development uses land with no nature conservation, geological 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 intrusion. vii. The development includes a comprehensive restoration scheme and five year aftercare plan.

ph) THE ISLAND'S WASTE DISPOSAL INDUSTRY.

15.51 As previously stated the majority of the Island's waste is disposed of at Penhesgyn Gors landfill site, for the period 1997/98 78,680 tonnes of waste were landfilled at the site of which 40,440 tonnes derived from a range of wastes which the Council is responsible for collecting. This figure includes the disposal of household, civic amenity, street sweepings, general and skip wastes.

15.52 Facilities for recycling exist at strategic locations around the island and cater for paper, glass, textiles, aluminium and steel. At present recycling figures equate to a recovery rate of 3% of the total waste tonnage collected. However, Waste Strategy 2000 sets new targets for recycling or composting of household waste. These are illustrated below:­ y by 2005, recycle or compost 25% of household waste and recover value from 40% of municipal waste; y by 2010, recycle or compost 30% of household waste and recover value from 45% of municipal waste; and y by 2015, recycle or compost 33% of household waste and recover value from 67% of municipal waste.

In addition, there is a legal requirement for a recycling rate of 10% to be achieved by 2003. The Landfill Directive also sets targets and these are illustrated below :­

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111 CHAPTER 15 MINERALS AND WASTE y by 2010, reduce biodegradable municipal waste landfilled to 75% of 15 that produced in 1995; y by 2013, reduce biodegradable municipal waste landfilled to 50% of that produced in 1995; and y by 2020, reduce biodegradable municipal waste landfilled to 35% of that produced in 1995. Furthermore, the target for the landfilling of industrial and commercial waste will be 85% of 1998 values to be achieved by 2005.

15.53 Private sector waste disposal operators also collect wastes derived from commercial activities on the Island. Such waste includes rubble and builders waste, factory and food processing waste and sewage and sludge. The Island also has four inert landfill sites which operate with full planning permission and waste management licences, these sites have been developed in old mineral quarries. Commercial recycling activities also operate in Holyhead and Gaerwen - this niche market is expanding and sets the scene for future waste management.

15.54 In terms of special waste, disposal of some forms is currently accommodated at the Penhesgyn Landfill Site. However, the majority of special waste produced on the Island is disposed of at appropriately licensed sites within the North Wales region.

15.55 The Waste Management Strategy identifies the need for certain facilities that will be central to achieving the Strategy’s main aim of developing a more sustainable approach to the Council's waste collection and disposal service. The Strategy focuses on an integrated network of disposal installations which will include a central composting and materials recovery facility which will be complemented by civic amenity sites. However the needs of the private sector must also be catered for to ensure that the Island's commercial and trade waste management network also benefit the local economy whilst incorporating modern principles for handling waste.

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112 CHAPTER 15 MINERALS AND WASTE 15 rh) REVISED WASTE POLICIES

Waste Policy WP1 - Aggregate Recycling.

WP1. Aggregate recycling will only be considered suitable where the surrounding land use is designated for general industrial use, landfill or mineral extraction.

Reasoned Justification

15.56 Aggregate recycling provides an opportunity to divert material away from landfilling whilst having the additional benefit of reducing the environmental impact of quarrying primary minerals. The current lack of suitable facilities for recycling is seen as a constraint and national guidance proposes that local authorities should make suitable provision in development plans for recycling centres that cater for construction and demolition waste.

Waste Policy WP2 - Inert Landfill.

WP2. Inert landfill sites will be permitted where :­

(i) that there are benefits in terms of landscape, quarry restoration or agricultural improvement and; (ii) that the operation will be short term and that there is a proven supply of material to complete the proposals within the given timescale and; (iii) the additional provision will not prejudice the completion and restoration of existing landfill sites on the Island.

Reasoned Justification

15.57 In certain circumstances, landfilling of inert wastes may be the only realistic option on the basis of Best Practicable Environmental Option. Such waste can be put to beneficial use in the restoration of disturbed landscapes, particularly those of exhausted or worked-out quarries. Through this method, the land may be restored to a beneficial

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113 CHAPTER 15 MINERALS AND WASTE afteruse such as agricultural grazing, managed woodland or other 15 leisure uses.

Waste Policy WP3 - Waste Treatment Facilities

WP3. Waste treatment facilities will be permitted where :­ (i) the proposed facility conforms with the principles of the National Waste Strategy; and; (ii) the facility is totally enclosed.

Reasoned Justification

15.58 Waste treatment facilities provide a useful function in the context of current waste management practice. Pre-treatment can reduce the hazardousness of waste or even, in certain cases, render it non-hazardous. The Landfill Directive dictates that most hazardous wastes which are to be landfilled should be pre-treated.

Waste Policy WP4 - Incineration of Waste

WP4. Facilities for the incineration of waste (household, clinical, industrial and special waste) will be permitted where :­ (i) the development will not give rise to unacceptable detrimental impacts on the local economy and; (ii) they are located within an established area appropriate to the development and; (iii) they are contained within buildings appropriate to the facility and; (iv) they accommodate the recovery of energy.

Reasoned Justification.

15.59 Current guidance recognises the importance of incineration of hazardous organic wastes and other wastes where incineration is the Best Practicable Environmental Option. Energy and heat recovery should be incorporated into such proposals.

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114 CHAPTER 15 MINERALS AND WASTE 15 Waste Policy WP5 - Recycling and Composting

WP5. Land is allocated for the development of a central materials recycling facility (MRF), composting facility and compost maturation slab as proposals AD1 and AD2.

Reasoned Justification

15.60 The Landfill Directive requires local authorities to recycle or compost 25% of household waste by 2005 as a means of reducing the amount of waste sent for disposal to landfill. The Council’s Waste Management Strategy recognises the need to change current waste management practice in order to meet this target.

15.61 As a result, the Strategy advocates recycling and composting as central strands to achieving its objective of reducing waste sent to landfill and recovering value from waste in line with national and European requirements. To this end, the Strategy proposes a central facility for the recycling and composting of waste.

15.62 Land at the former pulveriser plant in Gwalchmai is proposed as the site for the MRF and in-vessel composting plant, whilst land at the former landfill site at Clegir Mawr, also in Gwalchmai, is earmarked for the development of a compost maturation slab.

Waste Policy WP6 - Composting.

WP6. Facilities for the composting of waste (green and mixed) will be permitted where :­ (i) they are located within an established area appropriate to the development and; (ii) the facility is to be located in the open countryside, that the design and scale of the development is in keeping with the surrounding landscape, reuses farm buildings or is in the vicinity of existing farm buildings and; (iii) they are part of or within existing waste management facilities.

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115 CHAPTER 15 MINERALS AND WASTE Reasoned Justification 15 15.63 In line with the requirements of national and European requirements relating to composting and recycling, facilities other than the proposed central facility can contribute to the effort to achieve targets for composting and signal a move away from current, unsustainable waste management practices.

Waste Policy WP7 - Civic Amenity Sites.

WP7. The development of Civic Amenity sites will be permitted in Llangefni (Proposal MD1) and Holyhead and Amlwch.

Reasoned Justification

15.64 In order to meet Landfill Directive targets, the Council’s Waste Management Strategy proposes a future waste collection and disposal service based on recycling and composting. The provision of Civic Amenity sites will allow Island residents to dispose of bulky items and organic waste that would not normally be collected. One site in Llangefni has been allocated and other suitable sites will be established in Amlwch and Holyhead in accordance with the policies in this plan.

15.65 These sites would be strategically located to serve the Island’s population and would act as ‘feeder’ sites to the central composting and materials recovery facility. In addition to the proposed sites, the existing Civic Amenity facility at Penhesgyn would be retained.

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116 CHAPTER 15 MINERALS AND WASTE 15 Waste Policy WP8 - Landfilling or Land Raising WP8. New landfilling or land raising sites, or extensions to existing sites will be permitted where :­ (i) the additional provision will not prejudice the completion and restoration of existing landfill sites on the Island and; (ii) there are no alternatively suitable and more environmentally acceptable methods of waste management and; (iii) the existing land use will benefit from restoration following completion of the proposal and; (iv) they are located within an established area appropriate to the development.

Reasoned Justification 15.66 Although current sustainable waste management policy guidance signals a move away from landfilling, there will remain a need for limited capacity in order to cater for residual wastes; that is, those wastes that cannot be recycled or recovered on a Best Practicable Environmental Option basis.

15.67 Current landfill facilities for the Island are provided at the Penhesgyn Landfill Site, but capacity will be reached at this site within the Plan period. It will therefore be necessary, having full regard to the Council’s Waste Management Strategy, to address this issue and identify a site for future landfill provision once capacity at Penhesgyn has been reached. This is a priority matter for the first review of this Unitary Development Plan.

Waste Policy WP9 - Special Waste

WP9. Proposals for the treatment and disposal of special waste will be considered having full regard to the cumulative capacity available in the region, the capacity to handle or transport such waste and the relevant criteria set out in policies WP3, WP4 and WP7 of this Plan.

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117 CHAPTER 15 MINERALS AND WASTE Reasoned Justification 15

15.68 In considering the proposal for special waste facilities, the Waste Planning Authority will consult fully with external environmental bodies, the Environment Agency in particular, as well as having full regard to the regional capacity for handling special waste streams.

Waste Policy WP10 - Waste Water

WP10. Proposals for the treatment of waste water (sewage) and sewage sludge will be permitted where:­ (i) the proposal will improve the treatment and discharge quality of the water and also have enough capacity to meet the needs of its catchment area bearing in mind potential development in the future and; (ii) the development, where practicable, is suitably located within or adjacent to an industrial area and; (iii) the development is located on derelict or degraded land and; (iv) any such proposal in the open country, where there is no available industrial or derelict land.

Reasoned Justification 15.69 The provision of sewage treatment facilities is important to the success of the Plan especially where current facilities are inadequate and hamper or restrict other forms of development, particularly those which meet the Plan’s objectives for economic development. Proposals for such facilities will be expected to conform with the criteria set out in Policy GP1.

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118 CHAPTER 16 HOUSING AND POPULATION 16 a) INTRODUCTION

16.1 Well-balanced and successful communities need good housing along with other facilities and services. The UDP can help ensure a supply of homes, both to meet social needs and to help meet local people's aspirations. However in the light of the projected decline in population, and the forces of economic change which are affecting large parts of Ynys Môn, the Council sees the policies in the UDP as needing to underpin a process of community development in order to maintain sustainable communities. The Council wishes to secure not only a suitable range of housing, but also the future of rural shops, schools and other services. The current loss of population fundamentally threatens the aim to sustain local communities, although town and country planning in itself, will contribute to a solution and not provide it alone.

16.2 Local authorities are encouraged to adopt a corporate approach to housing issues, integrating and co-ordinating plans that encompass housing, planning, and social services responsibilities and expertise. Planning policy towards housing development is one key component of the Council's overall housing objectives and it : - sets out dwelling requirements for the plan period, and identifies sites in the UDP, - allocates an adequate and continuous supply of land, in particular to maintain a five year supply through the housing land availability process, - takes account of the housing supply to be met by rehabilitation, conversions, redevelopment and “brown field” sites, - takes account of the Council's Housing Strategy and Operations Programme, - takes account of any need for affordable housing, as demonstrated by Housing Need Surveys, - makes provision for ‘windfall’ sites (unallocated but nonetheless acceptable sites for development).

b) UDP DWELLING REQUIREMENT

16.3 Policy 2 in Part One of this UDP has established that 1800 dwellings are required (2001-2016) and their distribution will accord with a settlement strategy and hierarchy. This aims to meet the objective which will see population levels stabilised over the plan period and to encourage sustainable communities.

Reasoned Justification for Policy 2 in Part One

16.4 The number of dwellings required, and the associated housing land which is allocated in this plan, is related to the future needs of the area in the context of the overall strategy of the UDP. The strategy considers changes that may occur through migrational trends, or changes in household composition and age profiles. It also

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119 CHAPTER 16 HOUSING AND POPULATION identifies the need to encourage and absorb demands arising from extra and active 16 change in the local economy. The following section summarises information on projections, the North Wales context and how the UDP strategy and dwelling requirement was established. More detailed data is referenced to the appendices.

Reasoned Justification for Part One Policy Policy 3

16.5 The island contains, in many places, natural Welsh speaking communities and is considered one of the strongholds of the Welsh language. There is a concern in many communities however that the position of the language, as the natural means of communication, has been, and is under threat.

16.6 Whilst an increasing numbers of people are being educated through the medium of Welsh as part of a bilingual system of education, there are fears for the future of what are described as natural Welsh speaking communities. At the time of the 1991 census these communities covered some 40 % of the island (70% Welsh speaking). Results from the 2001 census are awaited in order to help monitor these trends.

16.7 Planning policy for Wales (TAN 20) recognises that in such communities, where the Welsh language is part of the social and cultural fabric of communities, that it should be taken into account in the formulation of policies and in development control decisions.

16.8 On Ynys Môn this situation is complicated by the decline of population and changing demographic profile (see chapter x and the appendix). The process of decline affecting local communities is in itself a threat to the future of the Welsh language and the response of the UDP is to combine both proactive and protective measures. The issues which are generally felt to be of concern to the well being of the language are the scale, location and phasing of development.

16.9 To what extent land use decisions alone are central to this concern as opposed to other factors e.g. economic and education migration has not been clearly established and the land use link is often difficult to determine. The Council has promoted research into this matter with Cyngor Gwynedd and will continue with an active interest in relevant policy developments.

16.10 There are also difficult issues for the authority in determining precisely how a single land use decision affects the position of the language unless the development in question is of such a significant scale to have clearly negative implications for the structure of a Welsh speaking community.

16.11 In the settlement strategy used in this UDP the majority of the villages in which the Welsh language is a factor are allocated a relatively small portion of development (circa 5 dwellings) and the hamlets/clusters are restricted to a growth which is regulated by only considering applications for single dwellings. The main and secondary centres are allocated a reasonable portion of development to meet their role in the settlement strategy .No discrimination will be made on the linguistic ability of applicants for planning permission.

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120 CHAPTER 16 HOUSING AND POPULATION 16.12 The positive element of the policy relates to the promotion of economic activity and 16 the provision and renewal of a community infrastructure which helps make local settlements more attractive and may help offset the loss of young people due to migration.

c) POPULATION AND HOUSEHOLD PROJECTIONS

16.13 Currently, the migrational trend for Ynys Môn shows an overall loss of people living on the island as well as an ageing population. This loss of people is confirmed and reinforced by the Registrar General recent Mid Year Estimates for Ynys Môn. As a result of this reduction in population the total household figures are static over the period of the plan. These are relatively unique circumstances which, in many ways, provide a different type of challenge to the traditional predict and provide methodology applied in development plans. In contrast to other parts of Wales, Ynys Môn is not facing the need to meet the demands of a significant growth in population and therefore dwellings. Indeed the Council’s challenge is how best to respond to a trend of population decline with certain communities having pockets of relatively high deprivation.

ch) WELSH OFFICE PROJECTIONS (1994)

16.14 The Welsh Office population projections foresaw a decline in Ynys Môn's population as far forward as 2016, but changes in household composition mean that the total number of households is expected to remain static, at just under 28,000. The Welsh Office did not progress full projections after 1994, but the various pieces of work done by the National Assembly show the loss of population as continuing, perhaps even getting worse. The 1994 figures can be used to test (or set 'benchmark') projections specifically generated for the UDP. The projections used in the UDP can take account of policy factors as well as ongoing trends.

d) NORTH WALES PROJECTIONS (2000)

16.15 A set of projections, based on a range of migrational and other assumptions, have been prepared for the unitary authorities in the North Wales region by the London Research Centre (LRC). These are more contemporary than the previous Welsh Office projections and have therefore been used as a starting point for the Ynys Môn UDP forecasting process. A summary of the LRC projections is given in Appendix 8.

16.16 There is general agreement amongst the authorities that the projection based on migrational trends during the 1991 - 96 period (identified as Projection 5 in the appendix) gives the preferred and most robust option for planning purposes. However, this projection anticipates that in the period from 1996-2016 Ynys Môn's population will continue to fall from 67,056 to 60,876. The associated household figures are 27,801 and 27,780 and dwelling requirements are 31,121 and 31,111.

16.17 Therefore both the former Welsh Office, and more recent North Wales projections, point towards a declining population, static households and static dwelling requirements over the UDP period. The level of demand identified for dwellings in

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121 CHAPTER 16 HOUSING AND POPULATION this plan is therefore a reflection of policy interventions and housing need, and is not 16 driven purely by projected increases in the population.

dd) NORTH WALES REGIONAL PLANNING GUIDANCE 16.18 The North Wales Regional Planning Guidance (Adopted July 2001) states that a proposed maximum of 2200 dwellings should be provided on Ynys Môn for 1996-2011. The figure has never been the subject of an inquiry and was published prior to the period of public consultation on the draft Ynys Môn UDP. It is recognised that the dwelling requirement in this deposit version of the UDP is lower than that included in the Regional Planning Guidance and the draft UDP of May 2000. 16.19 The provision of 1800 dwellings in the deposit version of the UDP reflects : i) opinion expressed during public consultation about the possible over development of housing given a falling population on the island; ii) the needs of local settlements; iii) the revised strategy of the UDP.

e) UDP POLICY ASSUMPTION - POPULATION AND DWELLING REQUIREMENTS 16.20 The UDP strategy of ‘active change’ attempts to halt population decline, and lead to stability and then recovery over the period of the U.D.P. The objective is to reverse outward migration by economic growth and restructuring rather than simply by releasing an excess of housing land. The general state of the economy, and progress with the Objective 1 programme, will be the main driving forces for this process of economic regeneration. 16.21 Appendix 8 analyses in detail how the effect of an economic recovery, driven by Objective One up to 2006 and sustained afterwards, leads to the UDP dwelling requirement of 1800 units.

16.22 In summary, the stabilisation of population would be broadly in accordance with the number of additional new jobs expected to be taken by those persons who decide to stay locally, as well as those who have left but wish to return and bring new skills with them, and incoming entrepreneurs and other workers. However, the beneficial impact of changes brought about by Objective One, including new dwelling requirements, will probably not be felt until after 2006, and the plan therefore needs to proceed with initial caution in respect of new housing allocations, whilst of course ensuring that adequate land will be available to comply with the UDP strategy.

f) SUPPLY OF DWELLINGS

16.23 Not all of the forecast need for dwellings (1800) will necessarily have to come from new planning permissions. In addition to using undeveloped land that already has planning permission, the conversion of suitable existing buildings can also supply a significant proportion of the new requirement and some of the supply will come from previously used land (“brown field”). A portion of the required dwellings will be built on green field sites within or adjacent to existing settlements. The table below sets out the intended breakdown of dwelling requirement.

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122 CHAPTER 16 HOUSING AND POPULATION 16 UDP DWELLING REQUIREMENT = 1800

This is made up of the following : Conversions (30%) / Total New Build (70%) = 540 / 1260

Breakdown of New Build (1260) Unallocated Sites i) Countryside Hamlets & Clusters = 104 (average of 2 x 52) ii) 'Windfall' sites (circa 30% of new build requirement) = 350 iii) Total development on unallocated sites (i)+(ii) = 454 Allocated Sites iv) Remaining requirement to be allocated within = 806 development boundaries on the proposals map (1260 - 450) v) Plus, circa 10% allowance to cater for 'slippage' (iv) = 90 + 10%

vi) Total allocations required in the UDP = 900

ff) CONVERSIONS

16.24 Conversions have made a valuable contribution to dwelling supply in the past, and guidance issued by the National Assembly for Wales encourages the re-use of buildings to lessen the pressure for new green field sites. The contribution from conversions can be expected to continue, for instance by encouraging the re-use of vacant floor space above commercial premises to provide flats for small households. In this UDP, an assumption is made that 30% of the new dwellings (540) can be met from various kinds of conversions. This is consistent with past rates of conversion as shown by regular monitoring of development activity.

g) NEW BUILD - BROWN FIELD

16.25 This leaves 70% (1260 dwellings) to be met by new building, though not necessarily on 'green field' sites. There is an expectation, based on past monitoring that a portion of these dwellings will come from the re-use of previously used land. This is seen as an important contribution to sustainable development and in particular will reinforce the fabric of our existing town centres .

ng) HAMLETS AND CLUSTERS

16.26 It can be assumed that the hamlets and clusters will provide a portion (circa 100) of the overall dwellings total through the policy which allows the development of single plots in these smaller settlements.

h) “WINDFALL” SITES

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123 CHAPTER 16 HOUSING AND POPULATION 16 16.27 Monitoring of previous development activity also indicates that a portion of the dwellings will be provided by what are described as “windfall” sites, that is sites within the development boundaries established in the plan but not allocated for a specific use. This is assumed to provide 30% (350 dwellings) of the overall UDP requirement.

i) ALLOCATED LAND - PROPOSALS MAPS

16.28 This therefore requires the allocation of land for some 810 dwellings on the proposals maps and the County Council is also allowing an additional 10% for slippage (90 dwellings) and therefore allocating land for some 900 dwellings. Slippage covers those permissions which are granted but not developed.

l) MAINTAINING AN ADEQUATE LAND SUPPLY

16.29 Any new plan starts out with a legacy of uncompleted sites and unextinguished planning permissions. Some of these sites may be well located, in relation to the plan's settlement strategy, and if they are genuinely available for development they will reduce the need to identify totally new allocations to meet the UDPs estimated new dwelling requirement. Planning guidance requires the council to review the availability of this land to ensure an adequate supply is available.

Housing Policy HP1 - 5 Years Supply.

HP1. Through a process of continuous monitoring and review, the County Council will ensure that an adequate 5 years' supply of land for house building will be immediately available to meet forecast requirements throughout the period of the Unitary Development Plan.

Reasoned Justification

16.30 Information on land supply is gathered for the Joint Housing Land Availability Study (JHLAS), which is updated every two years. Land availability surveys will be regularly ongoing as a key element of the 'monitor and manage' approach in order to evaluate the performance of the housing policies. The existing land supply is an important factor to take into account in assessing the development capacity of the settlement strategy outlined below. Consideration has also been given to the spatial relationship between existing land supply and the development strategy which will underpin the UDP.

ll) HOUSING DENSITY

16.31 In order to ensure the requirement for new housing can be delivered from the land which is allocated for housing in this plan the County Council is required to make certain assumptions about the density of development. With the move to create more

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124 CHAPTER 16 HOUSING AND POPULATION sustainable patterns of development there are also sound environmental reasons for a 16 policy giving a guideline on the density of development that is anticipated.

16.32 In the case of individual sites an assessment is required as to the characteristics of the location and the density of development that is most suited to the location and design of the site. The Council has assumed that 30 dwellings per hectare is appropriate for the UDP.

Housing Policy HP2 - Housing Density.

HP2. To ensure the efficient use of land all new residential development, and revised applications on existing housing sites should be developed to a maximum density which is appropriate to the area taking account of the need for a high quality of design.

Reasoned Justification

16.33 The Council has identified 30 dwellings per hectare as the average density required across the plan area to meet the dwelling requirement on allocated land for the period 2001-2016.

16.34 Whilst this density may vary with the characteristics and design issues related to individual sites, the Council may consider that significant variations from this figure to be a material reason for refusing permission. The Council would need to consider whether a lower density would endanger the plan strategy.

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125 CHAPTER 16 HOUSING AND POPULATION m) SPATIAL DEVELOPMENT STRATEGY - UDP SUB AREAS 16 16.35 A marrying up of ‘top down’ strategy with ‘bottom up’ supply side data has been used to inform the distribution policy for housing development. The new housing, is broadly apportioned on the basis of existing population, and distributed between seven sub areas of the island, each of which encompasses a number of villages around Main and Secondary centres. Seven of these sub areas or ‘geographic groups’ are defined for the apportionment and distribution of the overall housing requirement :-

SUB AREA Appointment of (Geographical HOUSING STRATEGY 1260 required Group) Housing development to cater for the needs of communities, within a settlement hierarchy. The main focus for new allocations is the town of Holyhead Group Holyhead although the development of the strategic Ty Mawr site will influence future 256 development patterns. Infrastructure constraints may affect the timing of development. Housing development to cater for the needs of North Group communities, within a settlement hierarchy. 217 Housing development to cater for the needs of communities, within a settlement hierarchy. The A5 Group plan supports regeneration initiatives for 170 communities by-passed by the A55. Housing development to cater for the needs of communities, within a settlement hierarchy. Llangefni Group Re-apportionment of some housing requirement from the Menai Strait Group. Infrastructure 183 constraints may affect the timing of development. Housing development to cater for the needs of communities, within a settlement hierarchy. East Coast Group Re-apportionment of some housing requirement 112 from the Menai Strait Group. General policy of restraint for new housing due to Menai Straits the development rates experienced over recent 241 Group decades. The apportioned figure is therefore not allocated in full to this sub area. Housing development to cater for the needs of South West Group communities, within a settlement hierarchy. 87

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126 CHAPTER 16 HOUSING AND POPULATION 16.36 Appendix 8 (Table 1) sets out the apportionment procedure although it should be 16 noted from the table above that some of the dwelling requirement that might have been allocated to the Menai (based on population) has been reallocated to the east coast and Llangefni group.

16.37 The above framework can be compared with the existing supply of land, updated from the 1999 Joint Land Availability Study, to assess the adequacy of existing supply. Table 2, in Appendix 8, analyses whether there is an adequate supply or a shortfall for each sub area. Where a shortfall is detected, new allocations are shown on the Proposals Map to help meet the apportioned requirement.

n) SUSTAINABLE COMMUNITIES AND SETTLEMENT STRATEGY

16.38 As well as seeking to ensure that both the need and aspirations for homes can be fulfilled, the plan also sets a scale of provision that local communities can cope with, without causing unacceptable harm to their physical, social, linguistic and environmental character.

16.39 Whereas the economic policies of the plan focus attention on certain employment growth centres, the aim of the housing policies is to secure a balanced pattern of development in which settlements and their hinterlands have the opportunity to meet their needs for housing and other services.

16.40 Estimating the future scale of housing provision must also recognise that best use should be made of the existing housing stock, as well as derelict or under-used sites, or even vacant housing and commercial properties. The location, scale, and type of development should also be sensitive to distinctive local character, particularly where the Welsh language needs to be safeguarded as a part of the social fabric of a community.

16.41 The character and capacity of each place within the sub areas to accept new development is determined by a range of technical and environmental factors, all of which have to be carefully considered before decisions can be taken about where new development can best be located.

16.42 The two-tier classification of towns and villages into 'defined' or 'listed' settlements used in the Ynys Môn Local Plan (adopted in 1996) has been reviewed and refined for the UDP. The new strategy classifies towns and villages according to size and availability of community services, matched with a technical assessment of their ability to accept further development, road and traffic capacity as well as infrastructure constraints. The outcome is a categorisation of settlements within each geographical area, which forms a basis for taking decisions about the amount of development appropriate for each place.

16.43 General opinion favours the use of development boundaries for the larger towns and villages, because of their clarity and certainty for taking decisions. Development boundaries clearly define the margins of open countryside, protected landscapes, open spaces and historic settings, etc., into which new development should not encroach.

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127 CHAPTER 16 HOUSING AND POPULATION Housing Policy HP3 - New Housing Development ­ 16 Main and Secondary Centres.

HP3. Within the main and secondary centres :

Main Centres Secondary Centres

Amlwch Beaumaris / Biwmares Holyhead / Caergybi Benllech Llangefni Cemaes Gaerwen LLanfairpwll Llanerchymedd Menai Bridge / Porthaethwy Newborough/Niwbwrch Pentraeth Rhosneigr Trearddur Valley / Y Fali

new housing development , including conversions, will be permitted on the allocated sites, and on other suitable sites within the development boundary.

Reasoned Justification

16.44 Development boundaries are shown in order to provide certainty within the development process. The land allocated in the main and secondary centres reflects :

a) the existing land supply (full or part allocation of extant permissions),

b) the need to ensure appropriate provision is made in each of these settlements according to their place in the settlement hierarchy.

16.45 In some cases the land allocated takes advantage of existing planning permissions for housing development but in places may only allocate that portion of the consent which is felt to be appropriate for this UDP. The Council cannot prevent the owner implementing the previous planning permission, but the proposals map gives a clear indication of the Council’s view of the appropriate scale of development that is required should a revised application be submitted.

16.46 The scale of development permitted in each settlement will be broadly in proportion to each area’s population and appropriate to the capacity and character of each individual settlement, and to the needs of the local community. The Council accepts that this strategy cannot be based upon a precise mathematical formula to be applied to every settlement but the level of development in each settlement and sub area will be material to decisions on applications and subject to ongoing monitoring. A variation greater than 20% of the apportioned figure in any individual UDP sub area will be a cause for review of the local circumstance.

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128 CHAPTER 16 HOUSING AND POPULATION 16 o) VILLAGES

16.47 Away from the main and secondary centres there are a series of villages which are important to the pattern of life on the island. The villages often depend upon the main and secondary centres for services.

Housing Policy HP4 - Villages.

HP4. Within the villages :

Aberffraw Four Mile Bridge Llangaffo Bethel (Pontrhydybont) Llangoed Bodedern Gwalchmai Llangristiolus Bodffordd Llanddaniel Llanrhuddlad Bryn Du Llanddeusant Malltraeth Bryngwran Llanddona Moelfre Brynsiencyn Llandegfan Pentre Berw Brynteg Llanfachraeth Penysarn Bull Bay (Porth Llanfaelog Rhostrehwfa Llechog) Llanfaethlu Rhosybol Caergeiliog Llanfechell Rhydwyn Dwyran Llanfihangel yn Talwrn Nhowyn Tynygongl

housing development will be permitted on the allocated sites.

Development on other suitable sites within the development boundary, including conversions, will be permitted provided the additional dwellings will not exceed local requirements which will be related to :­ i) the existing supply of land with a valid planning permission for new residential development and,

ii) the number and type of houses for sale at a particular time and,

iii) the number and type of dwellings already built in the locality during the plan period.

Reasoned Justification

16.48 The villages are defined by development boundaries in order to provide certainty to the development process. The plan seeks to identify suitable development sites in the villages but would not wish to see a level of development that exceeds their place in the settlement hierarchy.

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129 CHAPTER 16 HOUSING AND POPULATION 16.49 Settlement size can be used as an indicator of likely new household formation. 16 Planning permissions will be monitored regularly, while the number and type of dwellings for sale in the locality will be monitored at least once every year. If a particular settlement has a significant portion of dwellings for sale the Council may take the view that suitable housing could be available without the need to build additional new dwellings.

16.50 The distribution of new housing development, through new build and conversions, will have regard to the following categorisation of settlements :­

Geographical Main Centres Secondary Centres Villages Group Holyhead Group Holyhead Trearddur Four Mile Bridge (Caergybi) (Pontrhydybont) North Group Amlwch Cemaes Bull Bay (Porth Llanerchymedd Llechog) Penysarn Llanfechell Llanfaethlu Rhosybol Llanddeusant Rhydwyn Llanrhuddlad A5 Group (None) Rhosneigr Caergeiliog Valley Bodedern Bryngwran Gwalchmai Llanfachraeth Llanfihangel-yn- Nhowyn Llanfaelog Bryn Du Llangefni Group Llangefni Gaerwen Bodffordd Llanddaniel Pentre Berw Llangristiolus Rhostrehwfa Talwrn East Coast Group (None) Pentraeth Brynteg Benllech Moelfre Tynygongl Menai Strait (None) Menai Bridge Llandegfan Group Llanfairpwll Llangoed Beaumaris Llanddona South West (None) Newborough Aberffraw Group Malltraeth Llangaffo Dwyran Brynsiencyn

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130 CHAPTER 16 HOUSING AND POPULATION Bethel 16 16.51 There are examples of settlements where the nature of the town makes the identification of a specific allocation difficult. Beaumaris, due to its historic character and land assembly problems, is one example. Where this happens the supplementary information which accompanies the proposals maps explains the reason why. Windfall and brown field sites may have to be the source of housing land in these settlements.

p) COUNTRYSIDE HAMLETS AND CLUSTERS

16.52 The historic pattern of development on Ynys Môn has created not only larger towns and villages but a patchwork of small hamlets and clusters in the countryside. Although the majority of new housing development is located in the main/ secondary centres and villages, in accordance with Policy HP3/HP4 above, some small scale development, in the form of single plots can be expected to cater for housing demands arising in these smaller places. Such small scale development can be important for the future of rural areas because they enable local persons to stay in their communities.

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131 CHAPTER 16 HOUSING AND POPULATION 16 Housing Policy HP5 - Countryside Hamlets and Clusters.

HP5. Single dwellings will be permitted on ‘infill’ sites, or other acceptable sites that are immediately adjacent to the developed part of the rural hamlets and clusters, provided that the development will not cause undue harm to the character of the group or any harmful visual intrusion into the surrounding landscape, and the needs of the settlement for new dwellings will not be exceeded. The proposals map identifies the location of the following countryside hamlets and clusters :- Bachau Llanbedrgoch Penmon Brynminceg Llanfaes Penmynydd Brynrefail Llanfairynghornwy Pentre Canol Capel Coch Llangadwaladr Penygraigwen Capel Mawr Llangwyllog Pen y Groes Capel Parc Llansadwrn Pen y Marian Carmel Llanynghenedl Red Wharf Bay Carreglefn Llynfaes Rhoscefnhir Cerrigman Maenaddwyn Rhosgoch Cichle Marainglas Rhosmeirch Elim Mynydd Mechell Star Gaerwen Station Nebo Trefor Glanyrafon Pencarnisiog Ty'n Lon (Glan yr Afon) Hebron Pengorffwysfa Hermon

Reasoned Justification

16.53 New development in rural areas needs to be sensitively related to existing settlement patterns, and needs to take account of the natural and historic interest of the countryside. In these places it is felt that the scale and rate of development is appropriately controlled through permitting applications for single dwellings only. Adjacent is defined as development which is alongside, neighbouring or touching existing buildings within the hamlet or cluster. The Council will however avoid the development of visually intrusive development e.g. the start of ribbon development from an existing cluster or hamlet by permitting 'infill' sites only.

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132 CHAPTER 16 HOUSING AND POPULATION 16.54 The location of , and an indicative map of, each hamlet and cluster is 16 shown in the proposals maps.

ph) DWELLINGS IN OPEN COUNTRYSIDE

16.55 Isolated development in the open countryside must be strictly controlled in order to safeguard the character of the landscape, and to reduce the need to travel.

Housing Policy HP6 - Dwellings in the Open Countryside.

HP6. Dwellings in the open countryside, outside the hamlets or clusters, will be permitted to cater for special needs in agriculture or forestry, where :­

i) it has been demonstrated to the satisfaction of the local planning authority that an essential and long term need exists for a dwelling to house a full-time farm or forestry worker, who must live on the spot rather than in a nearby settlement and;

ii) no existing redundant building is suitable for conversion to residential use is available on the premises and;

iii) no other site or housing suitably located and available, such as properties for sale or plots with planning permission, or housing in the nearest settlement(s) and;

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 and;

v) the design 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.

Reasoned Justification

16.56 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. In considering an application because of special need, the Council has to decide whether a business needs someone to live on the site to tend to livestock, etc. The issue of Managers Dwellings on caravan sites is dealt with in the tourism chapter (Policy TO7).

r) HOUSING NEEDS

16.57 Another important consideration influencing housing policy will be the level of housing need in local communities. In accordance with the advice given by Government for a corporate approach to housing issues, a Housing Needs Survey has been undertaken by the Isle of Anglesey County Council.

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133 CHAPTER 16 HOUSING AND POPULATION 16.58 The housing need survey of 2000 has used good practise advice and identifies the 16 number of households who are unsuitably housed and who are potentially in need. Whilst the report is currently being finalised broad brush results from the final draft of the survey are incorporated within this UDP to give a context for planning policies.

16.59 The survey assesses, by sampling methodologies, those living in unsuitable housing on Ynys Môn. The main reasons for unsuitability are established as repairs and maintenance problems. A household that cannot afford market housing (either rental or to purchase) and is living in unsuitable housing, is considered to be in housing need.

16.60 The survey also considers information on social housing availability, potential households in need and homeless. In bringing together all the information the housing need survey establishes a backlog of existing need of 555 households which, using government guidance of reducing by 20% a year, points to an annual need of 111 dwellings.

16.61 In the final stages of the survey attention is given to newly arising need which seeks to account for factors such as new households being formed and the effects arising from in migration. This establishes a figure of 589 units per annum for housing need.

16.62 The survey also looks at the supply of affordable units to meet that need. Having applied a needs assessment the survey states that there is a shortfall of affordable housing of around 311 houses per year if the need is to be met in full over the next five years.

16.63 Special consideration will have to be given to means of providing an adequate supply of affordable housing to meet the needs of settlements where shortages are evident and proven by the survey. Current planning guidance says that can be achieved by apportioning a part of major sites within the larger settlements for affordable housing, or by granting permission for 'exception sites', at an appropriate scale in the rural settlements.

16.64 The final results of the survey will be an important component of the 'monitor and manage' approach which will guide the initial preparation and subsequent monitoring and review of the UDP. Evidence of housing need will be updated regularly by monitoring key indicators revealed by the survey.

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134 CHAPTER 16 HOUSING AND POPULATION Housing Policy HP7 - Affordable Housing - Housing Need. 16 HP7. Where there is a demonstrable lack of affordable housing to meet housing needs, the County Council will :

(a) negotiate to include an element of affordable housing in new schemes of 10 or more dwellings and;

(b) consider the release of land, additional to that available to meet the general housing demand, for affordable housing in appropriate locations.

In the case of (a) and (b) above the County Council may use planning obligations or conditions to ensure that such housing is, either initially or in perpetuity, reserved for those who need it.

Reasoned Justification

16.65 There is evidence of a local need for affordable housing proven by the Housing Needs Survey (2000). Based on the results of the survey the Council will seek to include an element of affordable housing in proposed developments. Normally, sites for more than 10 dwellings located within the development boundaries of settlements will be considered suitable for a proportion of affordable housing.

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135 CHAPTER 16 HOUSING AND POPULATION 16.66 ‘Affordable Housing’ is defined as housing to satisfy the needs of those who live in 16 unsuitable accommodation and whose incomes prevent them buying or renting suitable houses. The housing needs survey considered this matter. Firstly the survey provides the following definitions :

Mortgage affordability - a household is not eligible for a mortgage if it has a gross household income less than one third of its mortgage requirement

The mortgage requirement is based on taking the level of savings away from the estimated property price and then checking the income level of the household in relation to the likely amount of mortgage remaining.

Private Rental Affordability - a household is unable to afford private rented housing if renting privately would take up more than 30% of its net household income.

Combined Affordability - a household is unable to afford private sector housing if :

it has a gross household income less than one third of its mortgage requirement and renting privately would take up mote than 35% of its net household income

16.67 Based on research the survey states that the average property prices range from about £28,500 for 1 bed roomed properties to about £68,500 for 4 bed roomed properties. Minimum values are between 20% and 25% less than the average figures depending on property size. For affordability purposes the minimum prices are taken as the entry level in to the housing market.

16.68 The prices in the survey establish a lower entry level for those in housing need than the assumption made in the Ynys Môn Local Plan (1996), which was that affordable property “will lie in the price range of £30,000 to £45,000. For rented property, the rent levels will be broadly in accordance with those levied by local authorities and those housing associations operating in the county”.

16.69 The Council consider that the housing need survey has established the price range to be addressed in negotiations with developers over the provision of affordable housing to meet housing need. This price range can be uprated in line with house price inflation.

16.70 In addition the council will have a wish to ensure that properties permitted under this policy are reserved for local persons that qualify because of need. It may therefore be necessary to impose an appropriately worded planning condition, or to enter into a legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended). However, where rented properties are managed by a Registered Social Landlord, the lettings policy of the landlord is usually sufficient to ensure that properties are only occupied by local persons with qualifying need.

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136 CHAPTER 16 HOUSING AND POPULATION rh) RURAL CONVERSIONS 16 16.71 In addition to the supply of new build properties there will be a contribution to the overall dwelling supply from the conversion of buildings in hamlets, clusters and the open countryside. Such conversions can often make a valuable contribution to the life of rural settlements.

Housing Policy HP8 - Rural Conversions.

HP8. The conversion to a dwelling or holiday accommodation of an existing building, which is located in a cluster, hamlet, or in open countryside will be permitted where :

i) the building is structurally sound and capable of conversion without extensive rebuilding or extension which would be equivalent to the erection of a new dwelling; and

ii) any inherent characteristics of merit in the building are retained and any features of historical or architectural importance are safeguarded; and

iii) the scheme of conversion 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; and

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; and

v) satisfactory access, parking, amenity space, and sewerage arrangements are provided.

Reasoned Justification

16.72 Residential conversions can make a contribution in supplying dwellings in rural areas. Adaptation for re-use is preferable to allowing buildings to become derelict and harmful to the landscape. Where a building is still in use, it may be necessary to consider whether its conversion would result in pressure for an unacceptable replacement building.

16.73 Conversions should respect the character of existing buildings, using existing door and window openings wherever possible. External finishing materials should also be appropriate for the type of building and its setting.

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137 CHAPTER 16 HOUSING AND POPULATION 16 16.74 Conversions to holiday use can contribute to the rural economy and may be acceptable in cases where conversion to permanent residential occupation would be unacceptable.

s) REPLACEMENT DWELLINGS

Housing Policy HP9 - Replacement Dwellings.

HP9. Replacement dwellings will be permitted where the new dwelling incorporates the original footprint of the existing dwelling and is suitable to the location and exhibits a high quality of design.

Reasoned Justifcation 16.75 It may be reasonable 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 new dwelling must incorporate the original footprint of the existing dwelling and be of a high quality design. The existing dwelling must have an established use right as a permanent dwelling. The Council will require a structural survey by a qualified independent professional to determine the structural condition of the building.

16.76 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 aesthetic merit should be retained. Replacement dwellings must be built on the site of the existing dwelling and reflect the site and setting of the original building.

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138 CHAPTER 16 HOUSING AND POPULATION 16 t) RESIDENTIAL CARAVANS

16.77 The Council wishes to see people housed in an adequate standard of accommodation and avoid intrusion by caravans.

Housing Policy HP10 - Residential Caravans.

HP10. Residential mobile homes will not be permitted.

Reasoned Justification

16.78 The use of caravans for permanent occupation is not acceptable because they are visually intrusive and can affect the amenity of any adjoining 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.

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139 CHAPTER 16 HOUSING AND POPULATION 16 th) RESIDENTIAL HOMES

16.79 During the 1990’s there was a significant growth in the number of properties providing residential and nursing care. There is a need for planning guidance on the location of such establishments.

Housing Policy HP11 - Residential and Nursing Homes.

HP11. Sheltered housing, residential homes for the elderly and nursing homes will be permitted where :

1. Levels of Provision

That, together with the existing private, local authority and health establishments, the proposed developments will not result in provision in excess of the needs of the locality.

2. Effects upon the Locality

The proposed development will not :

i. Result in the unacceptable loss of serviced accommodation in the main tourist centres; or

ii. Conflict with the character or amenities of the locality either in its own right or by the addition to existing establishments of similar character

3. Siting

The proposed site shall be within reasonable safe walking distance of the ordinary amenities of community life.

Reasoned Justification

16.80 Should applications for further homes be received there is a need for guidance on appropriate locations. This policy identifies the important criteria for determining such applications.

u) RENEWAL OF PLANNING PERMISSION

16.81 Like other parts of Wales Ynys Môn has a number of sites with existing planning permission which were granted in previous decades and which provide a backlog of land with consent for development. Not all these sites are in locations which accord with the development plan.

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140 CHAPTER 16 HOUSING AND POPULATION Housing Policy HP12 - Renewal of Planning Permission. 16 HP12. The renewal of planing permission for residential development will be permitted if the proposal is in accordance with the policies of the development plan.

Reasoned Justification

16.82 The Council wishes to ensure the pattern of residential development conforms with the strategy of the UDP. Giving careful consideration to those sites seeking an renewal of planning permission is one influence available to the Council.

w) GYPSY SITE PROVISION

16.83 The term gypsies in this policy refers to persons who wander or travel for the purpose of making or seeking their livelihood and does not include persons who move from one place to another without any connection between their movement and their means of livelihood.

16.84 Should evidence of a need arise the Council will enter into discussion on the most appropriate form of provision and the following criteria based policy applied.

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141 CHAPTER 16 HOUSING AND POPULATION 16 Housing Policy HP13 - Gypsy Sites.

HP13. Proposals for gypsy caravan sites will be permitted where : i) the site is adequately screened or capable of being adequately screened; and ii) the site is located in an area normally frequented by gypsies; and iii) the site is located within a reasonable distance of schools, shops, medical and other community facilities.

Reasoned Justification

16.85 Local Authorities are required to make provision for gypsy sites. In North West Wales an official Gypsy site is located at Llandygai near Bangor. This site was provided to meet the needs of North West Wales in the period before local government reorganisation. No further provision is made in this UDP.

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142 CHAPTER 17 INFRASTRUCTURE & IMPLEMENTATION 17 INFRASTRUCTURE AND IMPLEMENTATION ISSUES

a) INFRASTRUCTURE

17.1 In spite of the recent A55 improvements much of the island’s infrastructure remains less than adequate for modern development needs, and is therefore subject to high levels of stress due to over demand/lack of capacity. Some of this infrastructure has not been updated as would have been desirable as towns and villages have increased in size, and the scale of economic activity has increased.

17.2 This issue is sufficiently important to merit a section in its own right in order that a focus can be brought to the topic in the hope of securing improvements that are necessary to help underpin the increase in economic and other activity required to fulfil the plan strategy. Various issues are considered in turn :

i) Waste Water Treatment - There are concerns about the capacity of a number of the public sewerage treatment facilities around Ynys Môn.

For Llangefni and Gaerwen the Environment Agency wish to see the issue addressed before further development occurs. Similar concerns at Holyhead will be resolved when the new waste water treatment works is completed for the town. This treatment works will also serve a number of settlements on the western side of the island.

ii) Private Sewer Systems - there are a number of housing developments around Ynys Môn that are not connected to the public sewer and remain unadopted. These, have in the past, and can still give rise to Environmental Health concerns until suitable improvements are made.

The plan should seek to avoid making such situations worse and avoid adding to the waste disposed via such systems.

iii) Highway Standards - advice from the National Assembly requires certain standards to be applied at road junctions in the interests of highway and community safety. Visibility standards are a material consideration and government guidance states that they should not be “reduced to such a level that danger is likely to be caused”.

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147 CHAPTER 17 INFRASTRUCTURE & IMPLEMENTATION 17.3 For example there have been a number of housing sites proposed for 17 development during the UDP that, aside from questions of need, have failed to progress due to highway standards.

17.4 Given the rural nature of much of the highway network it will remain a serious consideration throughout the plan period and is an issue when considering economic development as well.

17.5 Given that the strategy underpinning this plan is seeking to secure a sustainable future for many communities this also tends to reduce the prospect for concentrating the demand for improvements in infrastructure in a smaller number of locations. However the monitoring arrangements will need to ensure that proper advantage is taken of the potential which becomes available as and when infrastructure improvements are made.

17.6 The current inadequacy of infrastructure may in places inhibit the timing of some development and be a material factor in a planning decision.

b) CONTAMINATED LAND

17.7 For various historic reasons land can become contaminated and account of this must be taken in development decisions.

Infrastructure Policy SG1 - Contaminated land.

SG1. Proposals to develop land known or suspected of being contaminated will need to be accompanied by :­

i) a site investigation report (including a risk assessment) in order to establish the nature and extent of contamination,

ii) detailed proposals in line with best practice for the removal, containment or otherwise rendering harmless such contamination, to a suitable standard for the proposed after use of the site.

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148 CHAPTER 17 INFRASTRUCTURE & IMPLEMENTATION Reasoned Justification 17

17.8 Government policy is to encourage the reclamation and redevelopment of contaminated land under the 'suitable for use' approach. Derelict land can be both unattractive and a disincentive to investment. It is not a widespread problem on Ynys Môn but suitable recognition of the problem is needed. Government policy favours the reclamation of derelict and waste land, thereby saving greenfield sites. The Planning Authority will attach appropriate conditions to planning consents involving the development of contaminated land in order that remedial work takes place. If during development any unexpected contamination is found, which is derived from a different source /type then revised contamination proposals must be submitted to the local Planning Authority. If during development work site contaminants are found in areas previously expected to be clean, then their remediation must be carried out in line with agreed contamination proposals.

c) DEVELOPMENT AND FLOOD RISK

17.9 Global climate changes and local weather events have led to a greater understanding of the need to avoid the increased risk of flooding in development.

Infrastructure Policy SG2 - Development and flooding.

SG2. Development proposals (including the raising of land) will not be permitted which would either : a) cause unacceptable risk to human life and damage to property within the flood risk areas and / or; b) result in an unacceptable risk of flooding, including tidal inundation either on or off site, or which would adversely affect flood management or maintenance schemes.

Reasoned Justification.

17.10 Development proposals within areas of flood risk are not only at risk of flooding but may also exacerbate existing or create new flooding problems on other land or property through reductions in floodplain storage capacity or by impeding flood flows. Flood alleviation measures can only reduce the risk of flooding, they can never eliminate the risk. For these reasons, development within land liable to flood will not be YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

149 CHAPTER 17 INFRASTRUCTURE & IMPLEMENTATION permitted. Where detailed information in respect of flood risk is not 17 available, developers will be required to carry out detailed technical investigations to evaluate the extent of the flood risk and ensure that no unacceptable development, including the raising of land occurs within the flood risk area identified. The information shown on the proposals map is indicative and detailed enquiries should be referred to the Environment Agency.

ch) PROTECTION OF CONTROLLED WATERS

17.11 Water is an essential resource and its presence and purity is paramount for sustainability of life. Despite an apparent abundance of water it is at constant risk from misuse. Over-abstraction can have a detrimental impact on existing abstractors and the environment; whilst pollution of surface and groundwaters can render the resource unsuitable for use by humans and damaging to the environment.

Infrastructure Policy SG3 - Controlled Waters.

SG3. Development which may adversely impact upon the water environment and associated land will only be permitted where it :­ (i) would not pose an unacceptable risk to the capacity, quality or flow of groundwaters, surface waters or coastal water systems and; (ii) would have access to an adequate water supply which either already exists or will be provided in time to serve the development, without detriment to existing water abstractions, water quality, fisheries or nature conservation.

Reasoned Justification

17.12 The Environment Agency Wales is the body responsible for protecting and improving our water resources. The Council will ensure that Environment Agency Wales and Dwr Cymru/ Welsh Water are consulted on any proposal, which is likely to affect the supply of water, the quality of water, or is likely to be affected by, or cause flooding.

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150 CHAPTER 17 INFRASTRUCTURE & IMPLEMENTATION 17 d) FOUL SEWAGE DISPOSAL

17.13 Development, where feasible should always be connected to the public foul sewerage system. Development shall not be permitted unless foul sewers and sewage treatment works of adequate capacity and design are available or will be provided in time to serve the development.

Infrastructure Policy SG4 - Foul Sewage Disposal.

SG4. Planning permission will only be granted where the development can be served by public foul sewerage system or where this system is inadequate by providing satisfactory improvements prior to the development becoming operational. Where such sewerage system is not available, consideration will only be given to use of private treatment facilities subject to criteria in order to ensure the proper management of development and the environment. The criteria to be observed can be found in Welsh Office circular 10/99.

Reasoned Justification

17.14 It is important that development does not proceed ahead of the ability of the mains sewerage system or sewage treatment works to adequately deal with the increased demand, as this is likely to result in the pollution of the environment. In areas where the mains sewerage system is considered inadequate, development shall not proceed unless a scheme to upgrade the capacity of the existing mains system has been implemented. Where land is allocated within a sewered settlement, it should be confirmed with the Sewerage Undertakers that the total development can be sewered.

17.15 Where development is proposed on the edge of a sewered settlement, the developer must demonstrate to the satisfaction of the local planning authority that connection to the sewer is feasible for the whole development. In instances where part of the site would be greater than 30 metres from the main sewer, the necessary infrastructure should be provided prior to disposal of any individual plots. Where sites are to be divided into individual plots, the infrastructure for the whole site should be provided prior to the site being split to ensure all plots are able to connect to the mains system.

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151 CHAPTER 17 INFRASTRUCTURE & IMPLEMENTATION 17.16 Private sewage treatment facilities within sewered areas will not be 17 acceptable in order, to ensure the proper management of development and the environment. Where a public sewerage system is not available, consideration will only be given to use of private treatment facilities subject to the criteria specified in Welsh Office circular 10/99.

dd) PRIVATE SEWAGE TREATMENT FACILITIES

17.17 Only where connection to the mains system is not feasible or practicable, for reasons other than cost, will the use of private sewage disposal systems be considered. The developer must demonstrate that a private treatment facility is acceptable before planning permission is granted for the site. Development proposals will therefore be assessed in relation to the following policy.

Infrastructure Policy SG5 - Private Sewage Treatment Facilities.

SG5. Where a public sewerage system is inadequate or not available, development will not be permitted unless satisfactory arrangements can be made for the disposal of sewage by means of private treatment facilities, subject to all the following criteria :­ i) there shall not be any risk of possible damage to the environment and amenity, including contamination of groundwater or other controlled waters; ii) there shall not be any risk of a public health hazard or nuisance; iii) the existing capacity of the area shall not be overloaded to the extent that problems of ponding, sewage flooding, pollution or nuisance will arise; iv) a suitable outlet must be available for disposal of effluent, such as a satisfactory water course or adequate land for soakage within the curtilage owned or controlled by the developer or being the subject of an easement with the developer; v) local soil conditions must have suitable soakage characteristics; vi) there shall not be any evidence of a locally high water table, rising ground water levels, or flooding.

Reasoned Justification

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152 CHAPTER 17 INFRASTRUCTURE & IMPLEMENTATION 17 17.18 The DETR and former Welsh Office issued Circular 10/99 ‘Planning Requirement in respect of the Use of Non Mains Sewerage incorporating Septic Tanks in New Development’, which provides guidance on the exercise of planning controls on non-mains sewerage and associated disposal aspects of future development, so as to avoid environmental, amenity or public health problems. Although the circular highlights septic tanks as the main cause for concern, the use of private treatment works have similar problems associated with them. The circular also highlights that “The Departments wish to encourage the adoption of effective policies, practices and procedures to ensure that problems associated with non mains sewerage are not perpetuated in any future developments producing ‘domestic’ sewage”. The developer should also enter into a legal agreement with the Council to ensure that the provision of long term maintenance is addressed.

17.19 There are a number of areas in Anglesey where there are problems relating to existing septic tank and soakaway systems, whereby inadequate ground conditions result in the sewage not soaking away properly. New septic tanks and soakaway systems should only be installed following appropriate percolation tests showing that disposal to ground is a valid option. Treatment and soakaway systems should be installed only on land owned or controlled by the developer or where easement agreements exist for the installation of soakaway systems in neighbouring land and where suitable distances from boundaries, buildings and watercourses can be achieved.

17.20 Suitable distances will normally be a minimum of 10m from any boundary or watercourse, 15m from any dwelling and 50m from any well or borehole as indicated in Environment Agency guidance publication PPG4. Private Sewage Treatment facilities should comply with the requirements of BS6297 or subsequent superseding standards and relevant conditions as required by the Environment Agency.

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153 CHAPTER 17 INFRASTRUCTURE & IMPLEMENTATION 17 e) SURFACE RUN OFF

17.21 New development often increases the amount of impermeable land which can alter water cycles and volumes of surface water reaching watercourse generally increase. In situations where discharges to surface water sewers or watercourses are not feasible or practicable, consideration will be given to the use of adequately designed soakaways.

Infrastructure Policy SG6 - Surface Water Run Off.

SG6. Proposals for development which would result in an unacceptable adverse impact on the water environment due to additional surface water run-off will not be permitted. Proposals for development which include disposal of surface run off water by means of soakaway will only be considered subject to criteria. Proposals for development which include disposal of surface water run off by means of soakaway will be evaluated in terms of satisfactory soil properties, geotechnology hydrogeology reviewed alongside the hydraulic design of the soakaway.

Reasoned Justification

17.22 Wherever practicable surface water should be disposed of as close to the source as possible. Where potential risks are identified, appropriate flow attenuation facilities or mitigation measures may be a prerequisite for development. Consideration should be given to the use of softer engineering structures collectively referred to as Sustainable Urban Drainage Systems (SUDS). SUDS is a concept that focuses decisions about drainage design, construction and maintenance on the quality of the receiving environment and people. SUDS are physical structures built to receive surface water runoff, and typically include swales, ponds, infiltration basins and porous surfaces, and should be considered as alternatives to conventional drainage where appropriate. The Environment Agency Wales can provide guidance on the design of SUDS and have produced a document entitled “Protecting the Quality of our Environment, Sustainable Urban Drainage Systems - an Introduction”. Where disposal of surface water by means of soakaway is necessitated the criteria for design should be in accordance with Building Research Establishment Digest 365 or subsequent superseding publications.

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154 CHAPTER 17 INFRASTRUCTURE & IMPLEMENTATION 17.23 The Council will require the developer to demonstrate, both financially 17 and practically, how the long term maintenance of any attenuation facilities or mitigation measures will be achieved including the maintenance of swales, ponds or similar features.

f) NOISE

17.24 Planning guidance requires the Council to minimise the adverse impacts of noise and this can clearly be in the best interest of the local community. Ynys Môn has a number of operations, including an RAF base where noise is an important planning matter.

17.25 In terms of British Standards, the current standards applicable to the control of noise from fixed industrial sources is BS4142, whilst BS5228 is applicable to controlling noise from construction and open sites. Noise is a constraint on residential development in some areas adjoining Valley and Mona Airfields as indicated on the proposals map. TAN (Wales) 11 on Noise provides appropriate guidance on the acceptability of development in such areas.

Infrastructure Policy SG7 - Noise.

SG7. Development proposals will not be permitted which would :­

i) result in an unacceptable exposure to noise as defined by the Noise Exposure Boundaries and / or ii) involve noise generating processes that do not satisfy the relevant current standards.

Proposals for uses generating excessive noise which would be detrimental to the amenities of adjacent users will not be permitted.

Reasoned Justification

17.26 The Council will have regard to defined Noise Exposure Categories when making decisions on residential applications. It should be noted that the information shown on the proposals map is mapped at 1:50,000 scale and is indicative on the inset proposal maps and may be subject to amendment by the Ministry of Defence. The general perception is that noise is an increasing form of pollution in the human environment. The Unitary Development Plan should seek to address this by minimising the potential YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

155 CHAPTER 17 INFRASTRUCTURE & IMPLEMENTATION problems through the development and adoption of relevant policies to 17 ensure the separation of potentially noisy development and noise-sensitive development. Noise-sensitive development will include housing and schools and may also include development that requires a high-quality environment such as some business and high-technology users.

17.27 Where difficulties are experienced in separating noise-sensitive from noise-generating developments, proposals should contain mitigating measures to minimise any detrimental impact. To this end, suitable planning conditions and obligations will be utilised by the Council to ensure that such mitigation is carried out where practicable. In the event that mitigation measures are considered unable to overcome potentially unacceptable noise problems, planning permission will not normally be granted.

17.28 Other statutory controls exist to deal with specific noise nuisance. The Building Regulations specify and impose standards for sound insulation in dwellings and, at times, the Council as Local Planning Authority may ask for enhanced sound insulation measures. This would be appropriate, for example, in the conversion of buildings to flats and multiple occupation.

ff) AIR QUALITY

9.29 Good air quality is important for sustaining human health. It is also an important indicator of broader environmental quality.

Infrastructure Policy SG8 - Air Quality.

SG8. Development that would pose an unacceptable adverse risk to air quality will not be permitted.

Reasoned Justification

17.30 Air quality must be protected as poor air can directly damage flora, fauna, buildings, have an adverse impact on soil, water and people. The Local Planning Authority will consult with appropriate bodies (e.g. Environment Agency) to ensure air quality will not be compromised.

g) HAZARDOUS INSTALLATIONS AND PIPELINES

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156 CHAPTER 17 INFRASTRUCTURE & IMPLEMENTATION 17.31 The County Council has a responsibility under various pieces of 17 legislation in respect of Hazardous Installations.

17.32 The UDP should provide relevant advice and guidance on protection from hazardous sites and installations.

17.33 The Health and Safety Executive advise that the UDP should incorporate European legislation incorporated into UK law involving the prevention of major accidents involving hazardous substances.

17.34 This is achieved through controls on the location of new establishments, controls on existing establishments and controls on new development in the vicinity of existing establishments.

Infrastructure Policy SG9 - Hazardous Installations.

SG9. Certain sites and pipelines are designated as a dangerous substance establishments by virtue of the quantities of hazardous substances present. The siting of such installations will be subject to planning controls, for example under the Planning (Control of Major Accident Hazards) Regulations 1999 with the objective in the long term to maintain appropriate distances between establishments and residential areas and areas of public use. In each case a consultation zone has been identified and the advice of the HSE about risks will be sought and considered.

Reasoned Justification

17.35 The protection of the public from potentially hazardous situations is an aim of planning policy. The designation of consultation zones is central to this aim.

17.36 In addition the Council is aware of pipelines which are notifiable installations. Appendix 4 identifies these locations.

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157 CHAPTER 17 INFRASTRUCTURE & IMPLEMENTATION 17 ng) ADVERTISEMENTS

17.37 Advertisements are important in terms of commercial viability but can be harmful if out of scale or character with the surrounding landscape. They can distract from the beauty of the countryside and the character of towns and villages and will ultimately prejudice economic development unless carefully controlled.

Infrastructure Policy SG10 - Advertisements.

SG10. Signs and advertisements, including those which are lit externally or internally, will be permitted where :­ i) they are of high quality and standard, and they are of a scale, style and colour which is in keeping with the character of the building or the local environment, especially within the Area of Outstanding Natural Beauty, Conservation Areas and on Listed Buildings and; ii) they will not lead to the concentration of signs and advertisements on one particular site and; iii) they do not create a danger to road users and; iv) are necessary for the economic viability of the business.

Reasoned Justification

17.38 The statutory provisions enable local planning authorities to control the display of advertisements when it is justified, in the interests of amenity and public safety. The Council accepts that some signs are essential in rural areas, in particular, for businesses located away from busy roads and in remote areas, but it is important that proposals should comply with stringent criteria in order to avoid poor quality signs or advertisements. It is possible to display some signs under the Control of Advertisement Regulations without the need for formal planning permission.

17.39 Internally lit signs are seen as a much more intrusive feature within the landscape and these will not generally be permitted in areas where they are likely to detract from the appearance of the natural and built environment. Externally lit signs generally are less intrusive and there will be a presumption in favour of signs constructed of traditional materials, for example wood or slate, rather than inappropriate plastic or YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

158 CHAPTER 17 INFRASTRUCTURE & IMPLEMENTATION perspex, in the Area of Outstanding Natural Beauty and Conservation 17 Areas on the Island.

17.40 The Council will encourage the use of the Welsh Language in signs and advertisements. However, there are no powers of enforcement at present available to the Council to require signs to be bilingual as the content of the advertisement is beyond the control of the Planning Authority.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

159 CHAPTER 18 PLANNING GUIDANCE 18 SUPPLEMENTARY PLANNING GUIDANCE

18.1 From time to time the Council prepares supplementary planning guidance (SPG) to provide more detailed policy advice and guidance on individual topics than the UDP itself can accommodate. SPG can also be used to make the main document easier to use.

a) EXISTING GUIDANCE

18.2 In taking forward this UDP the Council endorses the following existing supplementary planning guidance for Ynys Môn :­

Nursing Homes & Homes for the Elderly Subdivision of buildings for residential purposes Wind Energy Development Hot food take away establishments in Ynys Môn Parking standards Housing Design Guidance House Alterations and Extensions Conversion of traditional farm buildings

b) NEW GUIDANCE

18.3 Further SPGs are to be published on :­

- Design in the Urban and Rural Built Environment - Landscape - Key Issues - Visual and Sensory Landscape - Biodiversity and Landscape

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 160 CHAPTER 19 IMPLEMENTATION OF THE PLAN 19 IMPLEMENTATION OF THE PLAN

a) PARTNERSHIPS FOR SUCCESS

19.1 The effective implementation of any strategy or vision contained in a Development Plan will depend on maintaining a range of successful partnerships. Many land use investment decisions are beyond the control of the local authority and relate to the activities of the business community, statutory partners, other organisations and individuals.

19.2 To ensure successes in a strategy of active change the Council will need to maintain a range of partnerships with these people so that the planning system can help to shape and influence change for the overall social, economic and environmental well-being of Ynys Môn. A number of key events will occur in the Plan period that will affect the success of the plan. Amongst these are :

b) STRUCTURAL FUNDS / OBJECTIVE ONE

19.3 The unknown factor as this Plan is prepared is the impact of Objective One funding upon the Island. It is anticipated that the island, along with other parts of West Wales and the Valleys, will be subject to a significant level of extra investment in sustainable economic activity that seeks to increase levels of income and wealth. The development plan system will need to respond as appropriate.

c) NATIONAL ASSEMBLY FOR WALES (NAW)

19.4 The Plan has also been prepared during the early years of the NAW which has taken on the government responsibility for planning in Wales. The Plan will have to take account of any new guidance or advice which emerges.

19.5 For example the plan may have a role to play in supporting the context now set by the National Assembly's scheme for sustainable development (clause 121 of the Government of Wales Act 1998). The Assembly have established a range of policy initiatives under the "Better Wales" strategy that will impact upon the plan.

ch) ANNUAL MONITORING REPORT

YNYS MON DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

161 CHAPTER 19 IMPLEMENTATION OF THE PLAN 19 19.6 A basic principle of this plan is the commitment to plan, monitor and manage promoting regular reviews as necessary. The County Council will produce an annual monitoring report relating to town and country planning matters. The annual report will contain :

- summary of main changes/development pressures each year; - main indicators of change - housing and employment land reports, town centre surveys, and; - preview of possible issues for the subsequent period and; - information on targets identified in paragraph 8.2.

19.7 It will be circulated to the National Assembly, partners organisations, community councils and placed in libraries etc.

19.8 The Department is also committed to producing a local barometer (measure) of the "quality of life" on Ynys Môn as part of the Local Agenda 21 process. In addition a more technical State of the Environment report will also be produced.

19.9 These reports will provide the date necessary for a review of the plan.

d) REVIEW AND UPDATE

19.10 The thrust of central and local government policy is to modernise and speed up plan making processes to ensure the UDP remains relevant to the decisions being taken.

19.11 In the light of the annual monitoring reports identified above, and the commitment to review the plan in the light of changing information e.g. the 2001 census, it is likely that a formal review of the Plan will be commenced by 2005.

YNYS MON DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001

162 APPENDIX 1 KEY STATISTICS

STATISTICAL PROFILE OF THE ISLE OF ANGLESEY

1 Geographic

Total Area 176,707 acres / 1511 hectares Disadvantaged Area (agricultural) 54 % Environmentally Sensitive Area 100 % Coastline 201 Kilometres / 125 Miles

2 Population

Total Population (mid - year estimate, 2000) 64,847

Age Groups : Ages % 0 - 15 yrs 20.3 16 - 64 M / 59 F 57.5 65 M - 60 F & over 22.3

Population Change 1991 to 2000 - 4.6 thousand or - 6.6 %

Population Density 0.9 persons per hectare

3 Welsh Language

Welsh Speakers (as a percentage of the population aged 3 and over)

Census 1991 62% Welsh Household Interview Survey 1997 62.6%

4 Environment and Conservation

Area of Outstanding Natural Beauty 22000 hectares Heritage Coast 50 Kilometres No. of Sites of Special Scientific Interest 59 No. of National Nature Reserves 4 No. of (candidate) Special Areas of Conservation 8 Listed Buildings (approximately) 850 (Re-survey will increase this number) 850 Conservation Areas 11

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 1 KEY STATISTICS

5 Housing

Dwelling Stock (April 1998 estimate) 31,337

Housing Tenure : Owner Occupied or Privately Rented 26,080 83.2% Rented from Local Authority 4,875 15.5 % Rented from Housing Associations 382 1.2 %

Council Tax, Average Band ‘D’, 2000 - 2001 621

6 Tourism

1997 - 1998 Tourism Survey : Visits Spend

Day Trips from Home 500,000 £ 4.5 million Holiday Visits, Not Staying 550,000 £4.4 million Holiday Visits, Staying 950,000 £172 million

Total 2,000,000 £ 181 million

Total Available Bedspaces 31,309

7 Transport Routes

Length of Railway Track 43 miles Length of Trunk Road (A55) 31 Kilometres Length of County Roads 1,179 Kilometres

Public Rights of Way : Footpaths 1056.5 Kilometres Bridleway 3.9 Kilometres

Ferry Passengers through Port of Holyhead (1996) 2,537,225

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 1 KEY STATISTICS

8 Economy

Employee Jobs by Industry : Annual Employment Survey, September 1998

(thousands) % Agriculture and Fishing 0.8 5 Manufacturing 3.3 21 Construction 1.1 7 Distribution, Hotels and Restaurants 3.8 24 Transport and Communications 0.4 3 Banking, Finance and Insurance 1.3 8 Public Administration, Education and Health 4.1 26 Other Services 0.6 4

Total of All Industries and Services 15.9

VAT - Based Enterprises, by Industry, April 2000 No. % Agriculture 735 36 Production 100 5 Construction 225 11 Motor Trades 85 4 Wholesale 70 3

Retail 295 14 Hotels and Catering 195 10 Transport 55 3 Post and Telecom 5 0.2 Property and Business Services 180 9 Education 5 0.2 Health 5 0.2 Public Administration and Other Services 95 5

Total Businesses 2,045

Economic Activity : Labour Force Survey, 1999 (thousands) Total Economically Active 29 Total in Employment 28 Economically Inactive 24 Activity Rate, ages 16 - 64 M / 59 F 72.7% Employment Rate, ages 16 - 64 M / 59 F 69.5%

Unemployment : Benefit Claimants - July 2001

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 1 KEY STATISTICS

No. Rates (%) Men 1,311 9.5 Women 472 4.4

Total 1,783 7.2 (Wales) (4.5)

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 2 NORTH WALES REGIONAL PLANNING GUIDANCE

a) INTRODUCTION

1.1 The Local Planning Authorities across North Wales, including the Snowdonia National Park Authority have co-operated on a voluntary basis in the production of Regional Planning Guidance for North Wales (July 2001). This builds upon the arrangements suggested after the reorganisation of local government in Wales (April 1996), and complies with guidance from the National Assembly for Wales which encourages consultation and collaboration between authorities.

1.2 The North Wales Regional Planing Guidance for North Wales has the following main implications for Ynys Môn (the numbered reference is to the relevant paragraph in the North Wales Guidance) :

b) STRATEGY (Chapter 4)

* Develop the region’s assets and to spread economic growth within the context of sustainable development

* Develop the position between Ireland, England and the rest of Wales

* Recognise the opportunities provided by European funding

* Protect the unique culture, natural and built environment

* Identify sites for inward investment and regional employment

* Develop the principal towns and villages

* Secure rural regeneration

* Upgrade key transport corridors

* Utilise the region’s resources

* Provide for the reduction, reuse, recycling and disposal of waste

c) SPECIFIC ISSUES.

Protect the Anglesey AONB and other conservation interests (5.1 - 5.3).

Relate development sites to existing settlements with the use of boundaries to protect sensitive areas (5.4 - 5.7).

Recognise the role of the port of Holyhead (5.9), but protect valuable coastline.

Co-ordinate with LEAP and Shoreline Management Plans (5.13).

Define coastal zones with neighbours (5.14).

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 2 NORTH WALES REGIONAL PLANNING GUIDANCE

Maintain sites for employment (6.7) and identify “regional employment sites” . The guidance identifies Ty Mawr Holyhead, Llangefni and Gaerwen as existing employment sites.

Plan for the needs of tourism (6.16).

No further regional shopping centres (6.23).

Provide for a maximum of 2600 houses (table in chapter 7) whilst accounting for the language, environment and local housing needs.

Integrate with Local Transport Plan (8.2) and identifies Mona and Valley for air travel.

Plan for infrastructure/communication improvements.

Secure energy efficiency (8.7).

Guide energy development to suitable sites (8.16).

Provide a minerals land bank (8.22).

Meet waste targets (8.36).

ch) COMMENTARY.

1.3 The main issues which emerge from a scoping of the Ynys Môn UDP against the Regional Planning Guidance are:

Housing - the housing figure contained in the deposit version of the UDP is lower than that contained in the housing section of the Regional Guidance. This is explained and justified in chapter 15 of the UDP.

Coastal zone/coastal development - this topic has not been progressed for the UDP but will be a priority topic during the first revision of the plan.

1.4 The UDP adequately accounts for other parts of the Regional Planning Guidance.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 3 WORKING WITH OUR NEIGHBOURS - GWYNEDD

a) INTRODUCTION

1.1 Discussions with Gwynedd Council during the preparation of the Ynys Môn and Gwynedd UDP’s have lead to the identification of a range of common interests which have been developed in support of County Policy 6 - Working with our Neighbours.

b) SUSTAINABLE COMMUNITIES

1.2 Both authorities have an interest in securing a sustainable future for their communities including the rich mix of social, cultural, economic, environmental and linguistic issues.

1.3 In support of this the councils have commissioned research into migration issues from the School for Business and Regional Development in Bangor University.

c) LANDSCAPE/ ENVIRONMENT

1.4 The Councils share a common landscape and environmental resource in the Menai Straits region. In support of this the councils have jointly commissioned a report on landscape issues arising form their respective Landmap studies.

1.5 Proposed conservation designations e.g. Menai Strait and Conwy Bay Special Area of Conservation (SAC) will strengthen this relationship. and require further co-operation in the preparation of a Management Plan Both councils can also share experiences in areas such as the management of Areas of Outstanding Natural Beauty.

ch) RETAIL

1.6 Retail issues are common to both areas including the important role of Bangor in Gwynedd a sub-regional centre. In support of this the Councils jointly commissioned a retail study of the two counties the findings of which have been incorporated into the Ynys Môn UDP.

d) ECONOMIC

1.7 Bangor has played an important role in the economic life of the area and the travel to work statistics for Ynys Môn reflect this. The development of the City of Learning initiative, the presence of University facilities on Ynys Môn and the proposed development of the Bryn Cegin employment park at Llandygai, and extension of Parc Menai near Bangor, will reinforce this relationship.

dd) LANGUAGE

1.8 Both councils have an interest in the impact of development planning on the Welsh language. Joint studies may be conducted to improve their understanding of this issue.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 3 WORKING WITH OUR NEIGHBOURS - GWYNEDD

e) ARTS / CULTURE

1.9 The role of Theatr Gwynedd, Bangor as a compliment to Oriel Ynys Môn and the Ucheldre Centre is recognised. Both counties also supply customers to the North Wales Theatre Llandudno - a sub regional arts and entertainment facility.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 ATODIAD 4 APPENDIX 4

SAFLEOEDD PERYGLUS / HAZARDOUS INSTALLATIONS

1) SAFLEOEDD / SITES

Rhif y Safle G.I.D. Enw Pellter Ymgynghori (Metrau) H.S.E. Site No Name Consultation Distance (Meters)

HL/11/134 Great Lakes (UK) Ltd 1,500 metr o'r sefydliad Amlwch 1,500 metres from installatiom

- Peboc (Eastman Chemicals) 1,000 metr o'r sefydliad Llangefni 1,000 metres from installation

2) PIBELLAU / PIPELINES

Rhif G.I.D. Enw H.S.E. No Name

HN023 Pont Brittania Bridge - Llanfairpwll PRS

HN029 Llandrygarn - Llangefni

HN032 Llandrygarn - Y Fali / Valley

HN052 Llandrygarn - Y Fali / Valley

HN089 Valley - Holyhead (Ang.Aluminium)

VN082 Llanfaes - Rhosgoch

VN088 Llanbedrgoch - G. o Llangefni / N.of Llangefni

VN092 Llanfairpwll - Llandrygarn

CYNLLUN DATBLYGU UNEDOL YNYS MÔN I'W HARCHWILIO TACHWEDD 2001 YNYS MÔN UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 5 SPORT FACILITIES ASSESSMENT

ASSESSMENT OF RECREATION PROVISION

FACILITY CHANGES NEED TO PROVIDE HOW WILL NEED BE MET IN TYPE SINCE 1996 ADDITIONAL FACILITIES PLAN PERIOD

SWIMMING No Change * Pools at Holyhead, Llangefni * Council intends to upgrade existing POOLS and Amlwch cater adequately for facilities. demand1 . SPORTS Improvements to * Unsatisfied demand of 7.1%2 . * Ongoing modernisation of the 4 HALLS Council's leisure However the SCW model suggests leisure centres. centres at there is no need for additional Holyhead and facilities. Llangefni carried out. GOLF Further private * No unmet demand, however felt * Implementation of proposal FF8 to COURSE courses e.g. there is a need to provide re-design and extend Llangefni Storws Wen, additional public capacity3 . Municipal Golf Course to increase Brynteg have number of holes. opened. ATHLETICS Development of * Unsatisfied demand of 21.0%4 . * Provide limited provision at TRACK Treborth Track However the SCW model suggests Amlwch, Llangefni, Menai Bridge on the outskirts of there is no need for additional and Holyhead. Bangor in facilities. Gwynedd caters for part of the Islands demands. INDOOR * Unsatisfied demand of 100%5 . * The unmet demand in Holyhead, BOWLING which has the highest level of unmet RINKS demand, is equal to only 0.55 units (or 0.55 of a single rink). Any decision to build a new facility, therefore, should be based upon knowledge of the local area and its needs. ARTIFICIAL * Unsatisfied demand of 27.6%6 . * Proposed facilities at Amlwch, TURF A need to provide facilities at Llangefni and Menai Bridge. Unmet PITCHES selected areas. demand is too thinly spread in other areas around the authority to pinpoint areas where a new facility might be sustained. Local knowledge should be instrumental in any plans to build new facilities.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 5 SPORT FACILITIES ASSESSMENT

FACILITY CHANGES NEED TO PROVIDE HOW WILL NEED BE MET IN TYPE SINCE 1996 ADDITIONAL FACILITIES PLAN PERIOD

OUTDOOR FOOTBALL * In Ynys Môn there are Facilities will be provided in line with SPORTS CLUBS ­ approximately 325 acres of land Policy TO11 'Sports & Leisure FACILITIES Completion of available to the public for Facilities' which supports the Gaerwen, Bryn organised recreational activity. provision of sports and leisure Du and (Approximately 155 acres are facilities. Rhosneigr school playing fields which the pitches. Council makes available for public use)7. This represents a standard of RUGBY CLUBS approximately 4.97 acres per 1000 - Completion of people. Menai Bridge * There is unsatisfied demand for Rugby Pitch. the needs of certain sports ­ particularly football, rugby, cricket and athletics. In 2000 the following demand is identified : FOOTBALL - Llanfairpwll, Cemaes, Amlwch, Beaumaris, Holyhead, Menai Bridge and Trearddur; RUGBY - Llangoed, Benllech, Holyhead CRICKET - Beaumaris8 . CHILDREN' Upgrading of a * Most communities have public * Provision of play area. S PLAY number of play play grounds. A need identified at AREAS areas. Llanfihangel yn Nhowyn. PUBLIC * See above. * Implementation of Policy in the OPEN * The accessibility of Ynys Môn's Unitary Development Plan preventing SPACE coast and countryside make the the loss of public open space. (ie.outdoor drawing up of standards for the * Maintenance of the NPFA recreation provision of amenity open space recommendation of between 4 and 4.5 and children's inappropriate. acres of land per 1000 people for play areas; organised recreational use. amenity areas) COUNTRY * The County Council and Menter SIDE Môn (a European Funded RECREA Community Development TION / Agency)9 are catering for current PUBLIC demand. FOOTPATHS * Ynys Môn has more attractions / CYCLE in a small area than any other ROUTES / part of Great Britain.10 INTERPRET ATION CENTRES

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 5 SPORT FACILITIES ASSESSMENT

REFERENCES

1. Building for the Future - An Analysis of Sports Facility Provision in Wales, September 1997. 2. Building for the Future - An Analysis of Sports Facility Provision in Wales, September 1997. 3. Building for the Future - An Analysis of Sports Facility Provision in Wales, September 1997 /Council's Corporate Director of Education & Leisure.

4. Building for the Future - An Analysis of Sports Facility Provision in Wales, September 1997.

5. Building for the Future - An Analysis of Sports Facility Provision in Wales, September 1997. 6. Building for the Future - An Analysis of Sports Facility Provision in Wales, September 1997. 7. Survey carried out in January 1996 and updated in April 2000. 8. Council's Corporate Director of Education & Leisure. 9. The County Council and Menter Môn are improving the Island's footpath and cycling network and links to public transport. The County Council operates i) interpretation centres at Oriel Ynys Môn, Llys Llywelyn, Moelfre Seawatch and Melin Llynnon, ii) a Country Park at Breakwater, Holyhead, iii) nature reserves at Dingle (Llangefni), Mill Race (Beaumaris), Mynydd Bodafon, Tywyn Llyn (Rhosneigr) and Coed Ffriars (Llanfaes). 10. Amlwch Port Commercial Development Study - Gillespies/Business Environments - April 1993.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 6 LANDSCAPE

a) INTRODUCTION

1.1 The policies in this UDP combine several approaches to landscape promotion and protection.

1.2 Firstly the designation of settlements with development boundaries seeks to distinguish between the developed settlements and the open countryside which surrounds them.

1.3 Secondly the plan seeks to protect and promote those areas designated for their landscape value.

1.4 Thirdly the plan seeks to identify the broad landscape character of the island which helps to provide a context for future development. The purpose of this approach is to provide more information on landscape issues which should be accounted for in the decision making process.

1.5 The policies of the plan will be supplemented by Supplementary Planning Guidance in due course.

b) DESIGNATIONS

1.6 The Anglesey Area of Outstanding Natural Beauty was established by Ministerial Order in 1967. The primary purpose of planning policy within the area identified as AONB is the protection of the landscape (Environment Policy EN2). The AONB is shown on the proposals map.

1.7 Other aspects of landscape are recognised by other designations e.g. Heritage Coast, Registers of Historic landscapes and World Heritage Sites.

c) LANDSCAPE CHARACTER

1.8 The Anglesey Landscape Strategy (1999) has identified 15 broad areas of differing landscape character across the island which are to be considered as a material consideration when assessing the impact of development on the landscape (Environment Policy EN1) .

1.9 The Landscape Character Areas (LCA) are made up from a series of different units which reflect combinations of the land use and land form, geological, visual and sensory, biodiversity, historic and cultural attributes of the area concerned.

1.10 Each LCA is shown on the proposals map. They can be described as follows :

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 6 LANDSCAPE

LCA 1- Holy Island

Holy Island is a physically distinct land form connected to the main island by a causeway (Stanley Embankment) , the Four Mile Bridge and the more recent A55 improvements. The character of the area is strongly defined by the underlying geology which results in the highest point on the island - Holyhead mountain (220 metres).

The spectacular cliffs on the north and western flanks have resulted in spectacular visual features, such as North and South Stack, with associated conservation sites of international and national importance.

The southern shore is lower and more gentle in character with areas of inter tidal marsh, dune systems, heath and grasslands.

The settlement pattern reflects the historic and cultural development of Anglesey with Holyhead the main settlement around a port of Roman origin. The expansion of the town relates to the construction of the A5 and the Chester-Holyhead railway. Treaddur Bay reflects the development of tourism with hotel and caravan parks.

Key Aims :-

To improve settlement edge and transport corridors To protect coastline and nature conservation habitats To promote elements of the historic landscape Prevent physical disturbance to sites of nature conservation interest Maintain and conserve habitat areas Protect the value of archaeological sites and settings

* * * * * * * * * * * * * * * * * * * * * * * * * * *

LCA 2 - North West Anglesey

This LCA covers North West Anglesey. Although large and somewhat varied its underlying character is defined by the dominance of a drumlin field. This is described as a “basket of eggs” land form and is important in an overall Welsh context. The drumlins are formed by geological processes. Whilst the LCA has a number of hard rock features (Mynydd Mechell, Mynydd Y Garn, Carmel Head and Wylfa Head) this does not override the overall character presented by the drumlin fields.

There are other components of character such as coastal margins in places like Cemlyn Bay.

The drumlin field is reflected in the landscape of generally improved agricultural grassland and arable land.

The area contains the largest water body on the isalnd, Llyn Alaw.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 6 LANDSCAPE

Towards the coast a more irregular pattern is found with historic settlements eg Cemaes Bay and more modern developments eg Wylfa nuclear power station.

Key Aims :-

The biodiversity of the area should be enhanced. Protect underlying archaeology and historic landscapes To maintain the distinctive mix of settlement patterns (ribbon to nucleated settlements) To prevent further visual degradation from developments such as wind farms

* * * * * * * * * * * * * * * * * * * * * * * * * * *

LCA 3 - Amlwch and Environs

This LCA is centred around the historic port and town of Amlwch and includes the coastline between Bull Bay and Point Lynas. It lies within a broad shallow valley extending down to a rocky coastline. The geology creates an undulating landscape with rocky outcrops.

The port development is associated with the lead and metal mines of the nearby Parys Mountain. The settlement pattern is based around early nucleation, with latter ribbon development area alongside the road network.

There is typified by a number of relict windmills, and the restored mill at Melin Llynnon near Llandeusant.

The varied land form, has provided a variety of habitats from those with a coastal influence, to those in inland where agriculture dominates, and the diversity of habitats has been constrained.

Key Aims :-

To promote the historic and cultural landscapes of the area To promote biodiversity within the broad range of habitats in the LCA To prevent further visual degradation by not having a proliferation of wind farms To promote urban character and improvements in the settlement fringe

* * * * * * * * * * * * * * * * * * * * * * * * * * *

LCA 4 - Parys Mountain

An almost unique landscape unit. A low but prominent ridge some 2 km long by 1 km wide, rising to 147 metres. At its peak it was the largest copper mine in England and Wales and the method of operation has left a largely “moonscape” character. Parys Mountain along with Amlwch is one of two areas included on the CCW/CADW register of landscapes of outstanding historic interest.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 6 LANDSCAPE

Key Aims : -

An LCA due to its unique character and form. The area is seen as degraded within a visually attractive area adjacent to the inland boundary of the AONB. To protect and promote the historic interest of the landscape.

* * * * * * * * * * * * * * * * * * * * * * * * * * *

LCA 5 - Dulas Bay Hinterland

This LCA reflects the highly visual quality of the hinterland around Dulas Bay, a sandy shelving coastal area. Gently undulating with locally prominent outcrops such as Mynydd Bodafon.

There a a number of woodland blocks and tree belts in the area which are related to the park land at Llys Dulas and the larger homesteads around Parciau and within the Lligwy Valley.

The coastal zone provides a number of important inter coastal habitats. Inland the area is characterised by large areas of agriculturally improved grassland and some arable land. Within this hedgerows are common and important features.

Key Aims :-

To prevent further degradation of the coast from inappropriate development. To protect important local features within the broader agricultural setting. To protect distinctive park land landscapes To protect field boundaries To promote biodiversity across the LCA

* * * * * * * * * * * * * * * * * * * * * * * * * * *

LCA 6 - Red Wharf Bay

This LCA is established by the broad, open sweeping Red Wharf Bay, with the inland boundaries based upon the breaks of slope and edge of vistas. The bay includes the historic settlement of Moelfre and the tourist settlement of Benllech. The southern edge of the LCA is marked by Mynydd Llwydiarth. This rocky outcrop now contains an important woodland block (conifer) on the island. Other broad-leaved woodlands, primarily broad-leaved, exist inland from Benllech which form distinct landscape elements. Elsewhere areas of limestone pavement and associated habitats are found, as are areas of quarrying.

Inland the LCA abuts the rural, agricultural heartland of Ynys Mon, which is typified by mixed patterns of field sizes, and settlement and has a gently rolling land form. Within this, areas of wetland and mire exist.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 6 LANDSCAPE

In general the LCA is influenced by the presence of the coastline and sea upon the area and the open sweeping vistas that subsume the development pattern.

Key Aims : -

To ensure future development within settlements respects the character and quality of the LCA and avoid further visual degradation around Benllech. To account for the historic landscape elements, relict archaeology and buried historic elements. Seek to create habitat creation proposals. To control pressures on existing habitats facing pressure including those on the coast, the inland mires, limestone pavements and broad-leaved woodlands. To take account of the interesting mix of settlement patterns, with park lands, nucleated villages, relict farmed landscapes and more modern tourism developments.

* * * * * * * * * * * * * * * * * * * * * * * * * * *

LCA 7 - Penmon

Open exposed promontory and coastal plateau on the south eastern edge of the island. A relatively small character area the highest point of which is Bwrdd Arthur which rises to 164 metres, which is on a steeper scarp which falls gently to the south and east. Historically and culturally this LCA includes some of the most important ecclesiastical sites on Ynys Mon, and exhibits continuity of land use and occupation from later pre historic, through medieval to modern times.

Puffin Island (Ynys Seiriol) is included within the LCA since it exhibits geological, as well as historic and cultural links. Although closely linked to LCA 8 its distinctive open, almost upland character has defined its extent.

The majority of the LCA is improved grassland although there are are areas where broad-leaved woodland is more dominant.

Key Aims : -

To maintain the historic and cultural integrity of the landscape. To recognise the importance of important habitats such as coastal woodlands, limestone pavements and semi natural vegetation. To promote the enhancement of areas of semi natural vegetation.

* * * * * * * * * * * * * * * * * * * * * * * * * * *

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 6 LANDSCAPE

LCA 8 - Eastern Menai Straits

A narrow sloping area running along the eastern section of the Menai Straits extending from the Menai Bridge to Beaumaris Inland marked by a break of slope, before the main plateau of Ynys Mon is reached on or about 100 metre contour. The area is typified by wooded flanks, an extensive area of broad-leaved woodland, which form a significant landscape and nature conservation resource. Further inland the area is characterised by areas of improved agricultural land interspersed with areas of semi natural vegetation. The inter tidal zone is also of significant nature conservation value.

The settlements along the coast , including Beaumaris, Menai Bridge and Llanfairpwll are varied in character although traffic and modern development has had an impact.

The eastern part falls within the CCW/CADW/ICOMOS Register of Landscapes of Historic Importance in Wales, near the Penmon area.

There is also a need to consider the inter relationship with the mainland, and the borrowed views towards Snowdonia. While the Menai Straits is in many ways separate from the rest of the island, it does establish the initial appreciation for visitors from the mainland.

Key Aims : -

The impact of development upon the overall character and quality of the area giving attention to settlement edge and transport zones. The composition and condition of vegetation patterns. Respecting the integrity of the historic landscape. The need to protect and promote habitat features.

* * * * * * * * * * * * * * * * * * * * * * * * * * *

LCA 9 - East Central Anglesey

A buffer zone along the inside edge of the Menai Straits, and reflects the typical undulating farmed landscape of Ynys Mon. The majority of the area consists of improved agricultural land inter spersed with areas of semi natural habitat. The pattern reflects the the variety of underlying geology. field boundaries provide an important nature conservation habitat.

The LCA is traversed by both the A5/A55 and the railway line which have significant historic and cultural influences upon the area. An undervalued are is PenMynydd, the ancestral home of the Tudor dynasty who eventually ascended to the throne of England.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 6 LANDSCAPE Key Aims :-

To protect and promote the interest contained in field boundaries To promote biodiversity interest and habitat management To promote the historical and cultural interest of the area

* * * * * * * * * * * * * * * * * * * * * * * * * * *

LCA 10 - Western Menai Straits

This open, rural and gently rolling landscape reflects much of the character of LCA 8 with the inland boundary being formed where the valley slopes abut the raised inland plateau area. This LCA is more rural in nature. A mixed range of settlements from small hamlets to larger places such as Llanfairpwll. The coastline tends to be flat and open.

The eastern section of the LCA is more wooded and includes the important landscape at Plas Newydd. Although the coastal fringe opens out towards the sea, the whole of the inter tidal zone is of considerable nature conservation importance.

Views across to the mainland are important, as are views of the island obtained from the A487 one of the primary roads from the south, an important image of the island to visitors to the North West Wales area.

Inland characterised by improved agricultural land, with areas of scattered semi-natural habitat including woodlands and hedgerows.

Key Aims :-

The nature conservation value of the tidal zone along the Menai Straits Protecting the importance of this LCA in establishing an image to visitors and travellers The strong historic and cultural associations within the landscape The need to protect and enhance travel corridors in the area Protecting sites of heritage value from unsympathetic development

* * * * * * * * * * * * * * * * * * * * * * * * * * *

LCA 11 - Newborough

The Newborough LCA provides a distinct landscape unit on the south west coast of importance in several aspects. The area is formed by an extensive dune system and associated streams, inlets and inter tidal zone.

Much of the area was planted with conifers in the 20th century and as a consequence forms a distinct visual feature especially when seen from the mainland.

Inland the ground rises slightly and the settlement of Newborough can be found. This forms an important historic and cultural influence over the landscape. The settlement

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 6 LANDSCAPE dates from the medieval period, and has resulted from the dispersal of the people of Llanfaes further along the strait when Beaumaris was developed.

The coastal zone is of significant importance for nature conservation.

Key Aims : -

Maintaining the integrity of the historic and cultural landscape Promoting and protecting the nature conservation interest. Managing and taking advantage of the conifer forest resource.

* * * * * * * * * * * * * * * * * * * * * * * * * * *

LCA 12 - Afon Cefni

A broad flat open valley the majority of which lies on or below the 10 metre contour. Originally an area of inter tidal marsh, subject to inundation by the sea, its current character is the result of flood control, and a network of drains and ditches.

For the majority of the area the Afon Cefni is a canalised channel. At its northern end it is crossed by the A5 / A55 on a raised embankment, which isolates the northern end of the LCA. The lower end is crossed by the Chester - Holyhead railway.

Its formation is related to the underlying geology. On its coastal margins is the broad inter tidal zone of Malltraeth Sands.

Key Aims :-

The protection and promotion of habitats. The significance of this man made landscape with historic character Taking account of the archaeological and historic parts of this landscape

* * * * * * * * * * * * * * * * * * * * * * * * * * *

LCA 13 - Aberffraw

This is an important historic and cultural landscape exhibiting a medieval landscape pattern that can still be traced today. It was the site of the “prif llys” (main court) of Llewelyn the last.

The majority of the area is formed by an extensive dune system and associated habitats, with rough grazing. Further inland associated with improved agricultural system, with hedgerows and hedgerow trees.

The coastal system and dunes are of significant nature conservation value and the inter tidal zone links with large areas along the south west coast. Key Aims :-

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 6 LANDSCAPE Protecting and promoting the historic and nature conservation interest whilst promoting the areas tourism potential. Not compromising the historic and cultural landscape.

* * * * * * * * * * * * * * * * * * * * * * * * * * *

LCA 14 - West Central Anglesey

This LCA forms the large rural heartland of the island. It is typified by an undulating topography with the majority of the are being improved grassland, often with rock outcrops. Within this patern are a number of distinct habitats including a series of lowland mires and a number of woodland areas.

The visual quality is a mix of these factors and characterised by mixed fields and boundary patterns.

The A5 / A55 corridor cross the area.

Key Aims :-

Enhancing biodiversity within the area. Protecting designated conservation sites including sites of European importance Promoting the historic and cultural landscape

* * * * * * * * * * * * * * * * * * * * * * * * * * *

LCA 15 - Rhosnegir - Gwalchmai

A broad, expansive LCA which is rolling and undulating in nature. It includes part of the inland agricultural core of Anglesey and the coastline around Rhosneigr. There are specific qualities around the coastline and the water body /marshland complexes (e.g. Llynanu Y Fali) but much of the area is improved agricultural land inter spersed with semi natural habitat. Within the areas of semi natural habitat the hedge bank, hedgerows and trees from important ecological reservoirs.

The A5 forms the northern edge and the operational airfields of Valley and Mona are present. Aircraft noise can adversely impact on the sensory value of the area.

The railway runs through the southern edge and at Rhosneigr passes close to this planned, 19th century holiday settlement.

Key Aims :-

The protection and promotion of the coastal edge. To recognise and allow for the variety within the area from historic sites to modern development The need to plan carefully at settlement edges and entry points.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 6 LANDSCAPE Protection and promotion of the wetland areas Considering the view of development from transport corridors (A5,A55,railway)

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 7 NATURE CONSERVATION DESIGNATIONS

APPENDIX 7

Nature Conservation Designations - please see Proposals Maps ­ Section 3.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 8 POPULATION, HOUSEHOLD & DWELLING PROJECTIONS

a) INTRODUCTION

1.1 In order to be able to provide adequate supplies of land for development, the planning system needs to be kept informed of what the future needs for housing and employment are likely to be. Reasonable estimates of future population, from which estimates of household numbers, dwelling requirements, and job requirements can be derived, are therefore an essential starting point for the planning process.

1.2 Future population is normally estimated by means of projections, which use mathematical models to extrapolate recent trends forward over a period of time. A reliable projection depends on the availability of good quality data on recent trends, and assumptions have to be made about how those trends might continue into the future. Obviously, it is not possible to know exactly how trends might change in the long term, and therefore it must be accepted that the reliability of any individual projection will diminish over time. Because of this long term uncertainty it is good practice to prepare a series of projections, which can demonstrate a range of possibilities based on varying assumptions. Regular monitoring, as new data becomes available, will enable projections to be updated to take account of unforeseen variations that may emerge.

1.3 It must be understood that population projections are intended to inform the planning process by demonstrating what could happen if current trends are allowed to continue. However, successful planning policies may also determine the eventual outcome by creating conditions that can influence the migration of people. For instance, economic development policies can reduce outward migration, while providing sufficient land for housing might also assist people to stay. Projections can therefore be adapted before incorporation in development plans, to take account of the likely effects of strategic policy objectives.

b) THE LONDON RESEARCH CENTRE (L.R.C.) PROJECTIONS

1.4 Population and household projections for the unitary authority areas of Wales were prepared by the former Welsh Office, using 1994 as the base-year, and covering the period 1994 to 2016. However, the 1994-based projections are now rather out of date for planning purposes, and need to be replaced. Updated projections, using 1998 as the base-year, are expected to be issued by the National Assembly, but they are not yet available. As an interim measure, therefore, to assist with the preparation of draft Unitary Development Plans, a group of North Wales authorities commissioned the London Research Centre to prepare a series of population, household and dwelling projections for each authority’s area. Workforce projections were also generated. Using a range of agreed assumptions, based on recent data sources, the projections cover the period from the base-year of 1996 to 2016. These projections are trend based, and are meant to inform the planning process. They do not, therefore, incorporate any policy based assumptions.

1.5 The series of five population projections are :­

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 8 POPULATION, HOUSEHOLD & DWELLING PROJECTIONS

y Projection 1(P1) - using natural change in population only (difference between births and deaths, with no change due to net migration) y Projection 2(P2) - using a dwelling-led migration assumption, based on the rate of new dwelling completions between 1991 and 1996. y Projection 3(P3) - using a dwelling-led migration assumption, based on the rate of granting of new planning permissions for housing between 1996 and 1999. y Projection 4(P4) - using a migration assumption based on the net migration recorded in the Registrar General’s mid-year estimates of population from 1994 to 1998. y Projection 5(P5) - using a migration assumption based on net migration recorded in National Health Service patient registers, and previously agreed with the Welsh Office.

1.6 The age distribution of migrational changes used a matrix applied across the whole of North Wales. The population projections were then transformed into household projections by applying national ‘headship rates’ to the age structure of each individual authority’s projected populations. Dwelling projections were derived by making an allowance for vacant dwellings, second homes, holiday homes, etc. The resulting projections are referred to as Projection 1/V1, Projection 2/V1, Projection 3/V1, etc.

c) L.R.C. RESULTS - YNYS MON

1.7 The results for each projection (population, households, dwellings, and average household size) are tabulated below :­

Projection 1/V1 - Natural change only Year Population Households Dwellings Average Household Size 1,996 67,056 27,810 31,121 2.378 2,001 65,630 27,975 31,319 2.310 2,006 65,140 28,277 31,658 2.266 2,011 64,782 28,455 31,858 2.237 2,016 64,596 28,889 32,350 2.197 Change 1996 ­ -2,460 1,088 1,229 -0.181 2016 Projection 2/V1 - Dwelling led (completions 1991-96) Year Population Households Dwellings Average Household Size 1,996 67,056 27,801 31,121 2.378 2,001 67,485 28,627 32,049 2.320 2,006 67,418 29,456 32,978 2.254 2,011 68,389 30,283 33,909 2.216 2,016 68,813 31,113 34,841 2.173 Change 1996 ­ 1,757 3,312 3,720 -0.205 2016

Projection 3/V1 - Dwelling led (permissions granted 1996-99)

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 8 POPULATION, HOUSEHOLD & DWELLING PROJECTIONS

Year Population Households Dwellings Average Household Size 1,996 67,056 27,801 31,121 2.378 2,001 68,291 28,878 32,329 2.322 2,006 68,762 29,957 33,540 2.257 2,011 70,329 31,039 34,751 2.220 2,016 71,270 32,116 35,965 2.178 Change 1996 ­ 4,214 4,315 4,844 -0.200 2016

Projection 4/V1 - Migration trend, from mid-year estimates 1994-98

Year Population Households Dwellings Aqverage Household Size 1,996 67,056 27,801 31,121 2.378 2,001 64,139 27,441 30,721 2.302 2,006 61,549 27,152 30,396 2.234 2,011 59,720 26,843 30,057 2.188 2,016 58,348 26,726 29,925 2.147 Change 1996 ­ -8,708 -1,075 -1,196 -0.231 2016

Projection 5/V1 - Migration trend, from National Health registers, as agreed with Welsh Office.

Year Population Households Dwellings Average Household Size 1,996 67,056 27,801 31,121 2.378 2,001 64,772 27,677 30,983 2.305 2,006 63,103 27,713 31,026 2.241 2,011 61,787 27,678 30,989 2.196 2,016 60,876 27,780 31,111 2.155 Change 1996 ­ -6,180 -21 -10 -0.223 2016

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 8 POPULATION, HOUSEHOLD & DWELLING PROJECTIONS

ch) SUMMARY OF CHANGES

1.8 The following table gives a summary of the changes indicated by each projection between 1996 and 2016 :­

Changes 1996 - 2016

Projection Population Households Dwellings Average Household Size P1/V1 -2,460 1,088 1,229 -0.181 P2/V1 1,757 3,312 3,720 -0.205 P3/V1 4,214 4,315 4,844 -0.200 P4/V1 -8,708 -1,075 -1,196 -0.231 P5/V1 -6,180 -21 -10 -0.223

1.9 The above table shows a clear divergence between the dwelling led projections (P2 and P3) and the migration trend based projections (P4 and P5). The two dwelling-led projections (house completions and granting of planning permissions) indicate that population would grow up to 2016, whereas the migration-led projections (using two different assumptions about net outward migration) indicate a significant fall in population over the same period. Natural change (P1) also shows a fall due to more deaths than births.

1.10 Because average household size is expected to become smaller in all the projections, the effect of the population changes on household numbers, and dwelling requirements, is rather different. The two dwelling-led projections (P2 and P3) show a significant rise in the number of new households and dwellings over the period, well over three or four thousand. One of the two migration-led projections (P4) indicates a fall of over a thousand in the number of households and dwellings they would need, whereas the other migration-led projection (P5) indicates a more or less static position. The natural change projection indicates a rise of over a thousand in terms of households and dwellings.

1.11 For the six unitary authorities in North Wales, Projection P5/V1 is agreed to give the best ‘fit’ in terms of the number of new dwelling allocations made in current or emerging development plans across the region. That projection forecasts a fall in the Ynys Môn population, leading to static household numbers and a static requirement for new dwellings up until 2016. It is also quite close to the 1994-based projection issued by the former Welsh Office. It is important to remember that these projections rely on the modelling and extrapolation of recent or current trends. However, development plan policies of encouraging population stability or growth, through economic development and diversification, could form the basis for a policy-led forecast based on different assumptions about future population trends.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 8 POPULATION, HOUSEHOLD & DWELLING PROJECTIONS

d) IMPLICATIONS

1.12 The previous paragraph explains how the London Research Centre has prepared projections of population, households and dwellings for the North Wales Unitary Authorities, on the basis of assumptions about continuing trends in dwelling completions and population migration. The projection accepted as giving the best overall ‘fit’ for plans being prepared by the six authorities is the one identified as Projection P2aV1, which is based on a continuation of migration trends detected over the period 1991 - 96 from National Health Registers data, and had been provisionally agreed with the former Welsh Office for projection purposes.

1.13 However, that projection shows a continuing sharp decline in the population of Ynys Môn, down from 67,056 in 1996 to 60,876 in 2016, a fall of 6,180 over twenty years. There would also be a significant shift towards an older population over the same period. Such demographic change would have serious implications for the available workforce and economic development, the delivery of public services such as education and health, and the quality of life within communities. The general aim of policy, therefore, will be to halt the population decline, and bring about a certain amount of recovery.

1.14 In order to plan for such a reversal, it is necessary to have some policy-led estimates of future population and household numbers, from which dwelling requirements can be derived. A policy of ‘active change’ will attempt to halt population decline, and lead to stability or a certain amount of recovery over the period of the Unitary Development Plan. Reversing population decline will be led by economic restructuring and development, for which the European Objective 1 programme will be the main driving force.

1.15 Strategic priorities for the economic policies and programmes of the National Assembly for Wales, including Objective 1, are set by the National Economic Development Strategy. Targets set for the Objective 1 area of West Wales and the Valleys are :­

- raise GDP to 81% of the UK average by 2010 - create 110,000 net additional jobs by 2010 - reduce working age inactivity and unemployment by 81,000 by 2010

1.16 The majority of new jobs (75%) would, therefore, be taken up by the existing population. That would raise the level of local GDP per head, and create conditions to halt population decline, leading to stability or some recovery. The remaining 25% of jobs could be taken up by local persons returning to the area, or by the inward movement of entrepreneurs and key workers.

1.17 Recent work published by CELTEC (the North Wales Training and Enterprise Council) indicates that, without Objective 1, the prospects for growth in jobs would be poor, with only 0.1% annual growth in the workforce between 1997 and 2007. Transforming LRC’s trend-based population projection Projection 5/V1 into

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 8 POPULATION, HOUSEHOLD & DWELLING PROJECTIONS

workforce estimates also indicates a decline in economically active population from 28,797 in 1996 to 25,891 by 2016.

1.18 On the basis of the above analysis, Objective 1 could be expected to halt population decline, and lead to some recovery of population during the first half of the U.D.P. period. That provides a policy basis for deriving estimates of new dwelling requoirements to be included in the plan.

dd) POPULATION TRENDS

1.19 Of the five projections prepared by LRC, projection Projection 5/V1 has been agreed between the Councils as giving the best overall ‘fit’ for the North Wales authorities. That projection, based on observed migrational trends, shows a rapid decline in population for Ynys Môn up to 2016. The decline recently recorded by the annual Registrar General’s mid-year estimates (published by the Office for National Statistics) is generally in line with projection Projection 5/V1. However, an alternative projection, version Projection 2/V1 based on a continuation of recent dwelling completion rates, shows a reasonable rate of recovery of population over the same period. The two projections are compared in the table below :­

Dwelling - led Projection 2 Migration - led Projection 5 (P2/V1) (P5/V1) 1996 67,056 67,056 2001 67,485 64,772 2006 67,418 63,103 2011 68,389 61,787 2016 68,813 60,876

1.20 By 2006, the population could well fall to around the 63,000 indicated by P5/V1 above. However, an economic recovery could bring about modest growth beyond 2006, for which the trend indicated by P2/V1 can be taken as a reasonable proxy. On the basis of an economic ‘turnaround’ by 2006, therefore, the following can be regarded as reasonable estimates of population, households, and dwelling requirements, based on the trends shown in the LRC projections :­

Population by 2016 = 64,500 Households by 2016 = 29,400 Dwellings by 2016 = 32,900

The net additional new dwellings required is estimated to be about 1,800.

1.21 Therefore, the effect of an economic recovery, driven by Objective 1 up to 2006 and sustained afterwards, could lead to a dwelling requirement of about 1,800 during the UDP period. This is a lower figure than was included in the first consultation draft of the UDP (an estimate of 2,400 based solely on past completion rates). The gain in population would be broadly in accordance with the number of additional new jobs taken by stayers, returners or incoming key workers. However, the full impact of changes brought about by Objective 1, including new dwelling requirements, would

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 8 POPULATION, HOUSEHOLD & DWELLING PROJECTIONS

probably not be fully felt until about 2006 and thereafter. The plan therefore needs to proceed with initial caution in respect of new housing allocations.

1.22 Chart 1 shows the forecast trends, with a ‘turnaround’ in 2006, which lead to the estimates of population, households and dwellings used as a basis for the UDP policy.

CHART 1 - Policy Based Forecasts of Population, Households and Dwellings

Population Households Dwellings 1996 67,056 27,801 31,121 2001 64,772 27,677 30,983 2006 63,103 27,713 31,026 2011 64,074 28,540 31,957 2016 64,498 29,370 32,889

UDP Forecast 70

60 Population 50 Households

40 Dwellings Thousands

30

20 1996 2001 2006 2011 2016 Years

e) DWELLING REQUIREMENTS AND ASSUMPTIONS

1.23 Policy 2 in Part One of the UDP sets a total new dwelling requirement of 1,800 over the period 2001 - 2016, and Appendix 2 explains how that forecast is derived by applying policy objectives to population projections. Furthermore, paragraph 12.2.10 in the explanatory text (and reasoned justification for Policy 2) states an assumption that 30% of the total requirement can be met through the conversion of existing buildings.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 8 POPULATION, HOUSEHOLD & DWELLING PROJECTIONS

1.24 About fifty smaller settlements, or ‘countryside hamlets and clusters’ are also identified in the UDP, and Policy HP4 allows individual dwellings to be permitted within such places, subject to environmental and local need criteria. On the assumption that an average of two dwellings will be constructed within each of those places during the plan period, a contribution of about 100 dwellings can be expected towards meeting the total requirement.

1.25 Development boundaries are drawn around the larger settlements, and Policy HP3 permits development within those boundaries according to the needs and capacity of each individual place. In additional to development on allocated sites within the boundaries, some development can also be expected on other ‘windfall’ sites, which are unallocated but nonetheless acceptable in accordance with development criteria. An assumption is made that up to 30% of the requirement for new building can be met from this source, which again is consistent with past monitoring of development patterns.

f) MEETING THE REQUIREMENT

1.26 On the basis of the above total and assumptions, the dwelling requirements of the plan can be met as follows :­

Total requirement = 1,800 Conversions (30%) = 540 ------Total new build (70%) = 1,260

Countryside Hamlets and Clusters (average of 2 x 50) = 104

‘Windfall’ sites (circa 30% of new build requirement) = 350 ------Total unallocated sites = 454

Remaining requirement to be allocated within development boundaries on the proposals map = 806

Plus, circa 10% allowance to cater for ‘slippage’ = 90 ------­ Total allocations required in the UDP = 900

g) APPORTIONMENT

1.27 The total required allocations can be apportioned between sub areas according to the distribution of the existing population. There are seven sub areas (or geographic groups) identified for this broad apportionment, and reasonable approximations to the current distribution of population can be based on the 1991 Census. The seven areas are shown on Appendix Map 1.

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 8 POPULATION, HOUSEHOLD & DWELLING PROJECTIONS

1.28 Table 1 summarises the method of apportioning the dwelling requirement between the seven areas. After deducting the allowance of 30% for conversions, the remaining requirement of about 1,260 is distributed according to estimated population. Further adjustments are made to allow for an average of two dwelling completions per small settlement within each area, and to allow for 30% from ‘windfall’, or unallocated sites. The final column of Table 1 gives the adjusted total apportionment per area, with an additional 10% allowed for unforeseen constraints or ‘slippage’. The data in this final column will be the total required to be met on allocated sites in the UDP.

1.29 A comparison can be made of the land allocated in the plan against the mathematical apportionment in each UDP sub area. The tables below show that sufficient land is allocated across the whole island, although adjustments occur between the sub areas in line with the UDP strategy and other local constraints.

TABLE 1 - Apportionment of dwelling requirement between sub areas (Geographic Groups).

Geographic Population Apportion­ Contribution Contribution Adjusted Group 1991 Census ment from clusters from total of 1260 (2 each) ‘windfall’ (Apportionm required sites (30%) ent minus clusters and windfalls) + 10% Holyhead 14,038 256 2x2 = 4 76 194 Group North Group 11,895 217 17x2 = 34 56 140 A5 Group 9,330 170 4x2 = 8 49 124 Llangefni 10,051 183 11x2 = 22 48 124 Group East Coast 6,030 112 6x2 = 12 30 77 Group Menai Strait 12,997 241 10x2 = 20 66 171 Group South West 4,726 87 3x2 = 6 24 63 Group Totals 69,067 1,266 102 349 897

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 APPENDIX 8 POPULATION, HOUSEHOLD & DWELLING PROJECTIONS

TABLE 2 - Apportionment of Residual New Dwelling Requirement between Sub Areas

Geographic Group Adjusted total (from Allocations Surplus (+) Table 1) or Shortfall (-) Holyhead Group 194 213 +19 North Group 144 127 -13 A5 Group 124 47 -76 Llangefni Group 124 258 +129 East Coast Group 77 172 +95 Menai Strait Group 171 65 -106 South West Group 63 46 -17 Totals 897 923 +26

YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001 ATODIAD 9 APPENDIX 9

Safleoedd Mwynau - Mineral Sites

Rhif y safle/ Safle/ Cyf. grid / Mwynau Site ref Site Grid ref Minerals no

M1 Chwarel Aberstrecht Quarry, Moelfre 503 866 Calchfaen/limestone M2 Bryn Engan, Llanbedrgoch 507 814 Calchfaen/limestone M3 Bwlch Gwyn, Gaerwen 487730 Igneaidd/Igneous M4 Cae’r Glaw, Gwalchmai 381 766 Igneaidd/Igneous M5 Creigiau Dulas 488 860 Careg Dywod/Sandstone M6 Mynydd Caergybi/Holyhead Mountain 224 826 Igneaidd/Igneous M7 Gwyndy, Llanerch y medd 395 795 Igneaidd/Igneous M8 Chwarel Hengae Quarry, Llangaffo 440 687 Igneaidd/Igneous M9 Nant Newydd, Brynteg 481 811 Calchfaen/limestone M10 Mynydd Parys Mountain 437 897 Zn Cu Ph Ag Au M11 Penrhos Caergybi/Holyhead 275814 Tywod/Sand M12 Plas Coch,Llanedwen 510 683 Careg Dywod/Sandstone M13 Rhuddlan Bach, Brynteg 486 806 Calchfaen/limestone M14 Tan Dinas, Penmon 583 820 Calchfaen/limeston M15 Ty’n Llwydan, Bodorgan 372 662 Tywod/Sand M16 Ty’n Llwydan, Bodorgan 372 658 Tywod/Sand M17 Tywyn Trewan, Y Fali/Valley 321 747 Tywod/Sand M18 Ynys Uchaf, Brynteg 498 816 Mawn+ / Peat + /Marl

CYNLLUN DATBLYGU UNEDOL YNYS MÔN I’W HARCHWILIO TACHWEDD 2001 YNYS MÔN DEPOSIT UNITARY DEVELOPMENT PLAN NOVEMBER 2001