Consultation Response To

CONSULTATION RESPONSE TO

Shropshire Council’s Site Allocations & Management of Development DPD (SAMDEV) Pre-Submission Draft (Final)

on behalf of R G Stones (Timber) Ltd

April 2014

J10 Planning Limited 1-3 Upper Eastgate Row Chester CH1 1LQ 01244 349400 (T) 01244 349402 (F) www.j10planning.com RG Stones Shropshire LDF SAMDEV

INTRODUCTION

This statement has been prepared and submitted on behalf of R G Stones (Timber) Ltd as a response to the key questions posed by the recent consultation publication by Shropshire Council of their Pre-Submission Draft (Final) Site Allocations & Management of Development DPD (SAMDEV) paper in March 2014.

This representation is an OBJECTION to the Plan.

We are of the opinion that the SAMDEV is NOT SOUND for the following reasons:

• It has not been positively prepared : the target growth for housing within Weston Rhyn/Rhosweil does not meet any objectively assessed development and infrastructure requirements and is inconsistent with achieving sustainable development • It is not justified : the planned growth for Weston Rhyn / Rhosweil does not comprise the most appropriate strategy, when considered against the reasonable alternatives and it has not been based upon proportionate evidence base; • It is not effective : in that the plan will not deliver the growth or sites identified • It is not consistent with National Policy : in that it will not enable the delivery of sustainable development in accordance with NPPF

The changes that could be made to overcome and address these concerns of unsoundness would be for:

• Section S14.2 (page 169 onwards) and table S14.2(xi) on page 174 of the plan need to be amended, as does the Proposal Map Inset Map 15 (see Appendix 1) • The WRN016 proposed allocation be extended to include the site and that the units be increased from 20 to 45 • The WRN010 proposed allocation of 25 units be deleted • That Weston Rhyn/Rhosweil be identified in its own as a Community Hub rather than a Community Cluster with Wern and Chirk Bank • Due consideration of the evidence base (The Council’s and that presented by this objector) must be followed and material weight given

If these recommendations were implemented then we would be prepared to withdraw our objection of unsoundness.

J10 Planning 1 April 2014 RG Stones Shropshire LDF SAMDEV

THE OBJECTORS CASE

We would like to draw attention to the following salient points;

1. The evidence base (landscape sensitivity study) points to the fact that the WRN010 site should not be pursued as a development parcel given the impact it would have upon the context of the settlements’ character (see Appendix 2) 2. There is no rationale behind why such a low number has been identified for the Weston Rhyn/Rhosweil settlement 3. There is no reasoning behind why the whole of the WRN016 site is not identified given its brownfield status and fact that it is a seamless unified site 4. There are infrastructure expectations of the community that will struggle to be delivered with simply making such a small allocation 5. A design capacity exercise has been undertaken (enthused by highway, ecological, topographical, tree, drainage and contamination assessments and surveys and which has also been subject of community engagement and cost plan valuation advice in respect of viability) which suggests that the site in total has a development capacity of some 42 dwellings (see Appendix 3)

These will form the basis of the case which we will be seeking to express and present at the Examination.

J10 Planning 2 April 2014 RG Stones Shropshire LDF SAMDEV

ADMINISTRATION

We can confirm that we wish to give evidence about this representation at the Examination.

The reason for an appearance at the Examination is because there is a need to explain and demonstrate to the Inspector the complexity of the case in relation to its deliverability and fact the plan is unsound.

We can also confirm that we wish to be notified of all future plan stages; for instance when the SAMDEV has been submitted for Examination, when the Inspectors’ Report has been published and when the plan is adopted.

J10 Planning 3 April 2014 RG Stones Shropshire LDF SAMDEV

APPENDIX 1 (SAMDEV text and map extract)

J10 Planning 4 April 2014

Site Allocations and Management of Development (SAMDev) Plan

Pre-Submission Draft (Final Plan)

Shropshire Council 17/3/2014 Shropshire Site Allocations and Management of Development (SAMDev) Plan Pre-Submission Draft (Final Plan): 17th March 2014

Schedule S14.1c: Committed Urban Employment Sites

Settlement Employment Sites Provision (hectares) Oswestry Land adjoining Maesbury Road / A483 2.1 Weston Lane

Land at Rod Meadows 1.7

Mile End Business Park off Maes Y 1.6 Clawdd

Kensington Gardens, Maesbury Road 0.9

Unit 1, Mile Oak Industrial Estate 0.2

Site adjoining Factory No.2 Maesbury 0.2 Road Land south of Aspect House, Maes Y 0.1 Clawdd

5.136 In relation to the town centre, and further to Policy CS15 and Policy MD10, Policy S14.1 also includes the designation of the Primary Shopping Area and the Primary and Secondary Frontages, which are identified on the Policies Map. 5.137 Overall, the scale of development, including both housing and employment land, being planned for over the period 2006-2026 is significantly higher than that in recent years and will help to deliver additional investment in critical infrastructure investment priorities including waste water treatment; electrical power infrastructure; transport infrastructure and highway junction improvements, which will be needed over the Plan period to address both existing issues and any additional impact from new development. Detailed infrastructure investment priorities are identified in the Place Plan and LDF Implementation Plan, in accordance with Policy CS8 and CS9; 5.138 New development will also be expected to recognise the importance of safeguarding landscape character and the setting of the Hill Fort, together with the town’s Environmental Network and green spaces and the line of the former Cambrian railway.

S14.2 Hub and Cluster Settlements

Community Hubs and Clusters in the Oswestry area are identified in the schedules below, together with the agreed housing requirement and key elements of each Hub or Cluster’s development strategy. In addition to meeting the requirements of Policy CS4, development in Community Hub and Community Cluster settlements should 168

Shropshire Site Allocations and Management of Development (SAMDev) Plan Pre-Submission Draft (Final Plan): 17th March 2014

S14.2 Hub and Cluster Settlements have regard to the policies of any Neighbourhood Plans and guidance in any community-led plan or parish plan adopted by Shropshire Council. The development of the allocated sites identified on the Policies Map should be in accordance with Policies CS6, CS9 and CS11, Policies MD2, MD3 and MD8, and the development guidelines and approximate site provision figures set out in the schedule.

Community Hubs:

S14.2(i): Gobowen Gobowen is a community hub which will provide for future housing growth of about 200 dwellings over the period to 2026. This will be delivered through the development two specific sites which comprise natural extensions to the built area of Gobowen with easy access to central facilities and services, together with development by infilling, groups of houses and conversions on suitable sites within the development boundary identified on the Policies Map. Infill development near the railway station should respect the potential for car parking improvements and heritage railway and sustainable transport proposals. Key development constraints for Gobowen include flood risk in areas which lie adjacent to the River Perry and its tributaries. Critical infrastructure investment priorities include waste water treatment infrastructure.

Allocated sites Development Guidelines Provision

Land at Southlands Development subject to design measures to 20 Avenue (GOB008) address groundwater flood risk and impacts on trees and hedgerows and appropriate biodiversity surveys;

Land between A5 Development subject to detailed design of 90 and Shrewsbury appropriate access for vehicles and pedestrians railway line and drainage design. further investigation and (GOB012) survey Site investigations required and potential SUDS design;

S14.2(ii): Knockin Knockin is a Community Hub which will provide for future housing growth of about 20 dwellings to help sustain the village community over the period to 2026. New housing will be delivered through the allocation of a single site for about 15 dwellings as a modest scale natural extension to the existing built area, with easy access to village centre services. In addition to the site allocation, there are limited opportunities for sustainable development by infilling and conversions on suitable

169

Shropshire Site Allocations and Management of Development (SAMDev) Plan Pre-Submission Draft (Final Plan): 17th March 2014

S14.2(ii): Knockin sites within the development boundary, which will be amended to include a small area of land to the south of the village centre. More small houses are sought in Knockin to attract younger people into the community and the type and affordability of housing will therefore be important considerations when making planning decisions. Key development constraints for Knockin include flood risk in areas and potential impacts on protected species and the historic environment. Critical infrastructure investment priorities include waste water treatment infrastructure.

Allocated Development Guidelines Provision sites Land north of Development subject to design measures to address 15 Lower House potential impacts on the setting of the Conservation (KK001): Area, drainage issues and the outcome of appropriate archaeological and biodiversity assessment and evaluation.

S14.2(iii): Llanymynech & Pant

Llanymynech & Pant together act as a Community Hub which will provide for future housing growth of about 100 dwellings over the period to 2026. New housing will be delivered through two site allocations in Llanymynech for up to 67 dwellings. These sites will help deliver sustainable development in a location close to village centre services, whilst making the best use of available brownfield land and helping to integrate the Heritage Way estate into the village. In addition to the allocated sites, there are a range of opportunities for sustainable development by infilling, small groups of houses and conversions on suitable sites within the existing Development Boundaries of the two villages. Key development constraints for Llanymynech and Pant include potential impacts on the Montgomery Canal Special Area of Conservation (SAC), protected species and the historic environment. Critical infrastructure investment priorities include waste water treatment infrastructure.

Allocated sites Development Guidelines Provision Land north of Development subject to: 35 playing fields The provision of additional car parking for the (LLAN009): village hall and design measures to reflect the setting of the protected Llanymynech Limekilns and Montgomery Canal SAC; The completion of a Habitats Regulations Assessment (HRA) to demonstrate that development will not adversely affect the integrity

170

Shropshire Site Allocations and Management of Development (SAMDev) Plan Pre-Submission Draft (Final Plan): 17th March 2014

Allocated sites Development Guidelines Provision of the Montgomery Canal SAC. Former Railway Development subject to: 32 Land, Station Road The provision of additional car parking and (LLAN001): measures to address potential tree and habitat constraints and potential impact on the future restoration of the heritage railway; The completion of a Habitats Regulations Assessment (HRA) to demonstrate that development will not adversely affect the integrity of the Montgomery Canal SAC.

S14.2(iv): Ruyton XI Towns

Ruyton XI Towns is a Community Hub which already has unimplemented planning approvals for about 100 dwellings. In addition to this growth, the village will provide for sustainable development of around 15 dwellings by infilling, small groups of houses and conversions on suitable sites within the development boundary to help deliver further infrastructure improvements. Critical infrastructure investment priorities include waste water treatment infrastructure.

S14.2(v): St Martins St Martin’s is a Community Hub which will provide for future housing growth of about 200 homes to support existing facilities and services and to help deliver additional community recreation provision. As there is already planning approval for 110 dwellings in the village, this level of growth will allow for around a further 90 new dwellings. In addition to the preferred site allocation for 80 dwellings, there are opportunities for sustainable development by infilling, small groups of houses and conversions on suitable sites windfall sites within the development boundary. Critical infrastructure investment priorities include waste water treatment infrastructure. Other key infrastructure investment priorities include a long standing issue with the sewage system capacity and a recognised under provision of space for sport and recreation.

Allocated Development Guidelines Provision sites Land at Rhos Allocated as a mixed use site, comprising housing and 80 y Llan Farm employment uses; land for community recreation and (STM029): sports pitches; and an off road footpath and cycle track

171

Shropshire Site Allocations and Management of Development (SAMDev) Plan Pre-Submission Draft (Final Plan): 17th March 2014

Allocated Development Guidelines Provision sites and an enhanced vehicle drop-off / parking area associated with the new primary school site;

S14.2(vi): Whittington Whittington is a Community Hub which will provide for future housing growth of around 100 dwellings to take place during the period to 2026 to support existing facilities and services. The allocated sites will provide for about 80 new dwellings. In addition to the allocated sites, there are a range of opportunities for further sustainable development by infilling, small groups of houses and conversions on suitable sites of windfall sites within the development boundary. Critical infrastructure investment priorities include waste water treatment infrastructure.

Allocated sites Development Guidelines Provision Land adjacent to Oaklands Development subject to the provision of a 80 Drive (WGN001); school drop off collection facility and an Land to rear of Hershell area of open space (immediately adjacent House (WGN004); to the school). The road access should be Land to south east of designed in such a way that the School (WGN005); development should not provide the ability to ‘rat run’ between Station Road and the Land adjacent to Big House B5009. (part of WGN021)

Community Clusters:

S14.2(vii): Kinnerley, Maesbrook, Dovaston and Knockin Heath The settlements of Kinnerley, Maesbrook, Dovaston and Knockin Heath are a Community Cluster which will provide for future housing growth of around 50 dwellings during the period to 2026. New housing will be delivered through specific site allocations in Kinnerley and Maesbrook which will together deliver 33 dwellings. In addition to the allocated sites, sustainable development by infilling, conversions and small groups of houses may be acceptable on suitable sites windfall sites within the existing Development Boundaries of the cluster settlements. In Dovaston and Knockin Heath, development will be limited to individual, scale small infill plots within the existing Development Boundaries. Development proposals will be expected to demonstrate that they have taken account of the adopted guidance from the Community Led Plan for Kinnerley which provides additional guidance and will help inform planning decisions in the parish. Critical infrastructure investment priorities include waste water treatment infrastructure.

172

Shropshire Site Allocations and Management of Development (SAMDev) Plan Pre-Submission Draft (Final Plan): 17th March 2014

Allocated sites Development Guidelines Provision

Land adjacent Development subject to the completion of 12 Kinnerley Primary assessments regarding flood risk; drainage School (KYN001) design; archaeological assessment and biodiversity impacts;

Land west of Development subject to the retention of the existing 12 School Road hedges; vehicular access via Argoed Road only ; (KYN002) and the provision of parking spaces to help address existing parking issues at the school;

Land at Development subject appropriate drainage design; 4 Greenfields Farm (MBK001)

Land adj. to The Development will be supported along the main 5 Smithy (MBK009) road frontage, subject appropriate drainage design;

S14.2(viii): Llanyblodwel, Porthywaen, Dolgoch, Llynclys and Bryn Melyn The settlements of Llanyblodwel, Porthywaen, Dolgoch, Llynclys and Bryn Melyn will act as a Community Cluster to provide for future housing growth of around 15 dwellings during the period to 2026 to help meet a need for affordable housing to allow young people to stay in the area. No specific site allocations are proposed, but sustainable development by infilling, conversions and small groups of houses may be acceptable on suitable sites within the established Development Boundaries of Llanyblodwel and Porthywaen, together with exceptions sites within or adjacent to cluster settlements. Critical infrastructure investment priorities include waste water treatment infrastructure.

S14.2(ix): Park Hall, Hindford, Babbinswood and Lower Frankton The settlements of Park Hall, Hindford, Babbinswood and Lower Frankton are a Community Cluster which will provide for future housing growth of around 50 dwellings during the period to 2026. New housing will be delivered through a specific site allocation at Park Hall for 20 dwellings. No specific site allocations are proposed in Hindford, Babbinswood and Lower Frankton where only limited infill and conversions will be appropriate within the development boundary. Improvements to rural transport links will be sought for these villages.

173

Shropshire Site Allocations and Management of Development (SAMDev) Plan Pre-Submission Draft (Final Plan): 17th March 2014

Allocated sites Development Guidelines Provision Land at Artillery/Larkhill/Park Development subject to satisfactory 20 Crescent (PARK001) access, layout and design.

S14.2(x): Selattyn, Upper/ Middle/ Lower Hengoed and Pant Glas The settlements of Selattyn, Upper/ Middle/ Lower Hengoed and Pant Glas are a Community Cluster which will provide additional affordable housing for young families or small live/work developments. Reflecting the level of recent commitments, including a recent consent for 13 dwellings in Upper Hengoed, the sustainability of the cluster will be further improved by about 5 further homes in Selattyn as infill development within the development boundary. Further housing development in Lower Hengoed, Middle Hengoed, Upper Hengoed, or Pant Glas will not be supported during the period to 2026. Critical infrastructure investment priorities include waste water treatment infrastructure.

S14.2(xi): Weston Rhyn, Rhoswiel, Wern and Chirk Bank The settlements of Weston Rhyn, Rhoswiel, Wern and Chirk Bank are a Community Cluster which will provide for future housing growth of about 78 dwellings during the period 2010 – 2026. A recent consent for 7 dwellings in Chirk Bank means that no further development is proposed in this part of the cluster. New housing will be delivered through specific site allocations in Weston Rhyn and Rhoswiel which will together deliver 45 dwellings. In addition to the allocated sites, sustainable development by infilling, conversions and small groups of houses may be acceptable on suitable sites, with housing guidelines of about 10 dwellings as infill within the development boundary for Weston Rhyn, about 5 dwellings within the development boundary for Rhoswiel and about 10 dwellings in The Wern. There is no existing development boundary for The Wern and in order maintain the established pattern of development in the village, new housing should comprise individual or very small groups of infill housing which is located immediately adjacent to existing development, has a frontage onto Station road, and is to the south-west of the junction to Upper Hengoed and to the north-east of the access to Wern Farm.

Allocated sites Development Guidelines Provision Land South of Development subject to appropriate drainage 25 Brookfield’s and design; archaeological assessment and Aspen Grange, biodiversity surveys; Weston Rhyn (WRN010): 174

Shropshire Site Allocations and Management of Development (SAMDev) Plan Pre-Submission Draft (Final Plan): 17th March 2014

Allocated sites Development Guidelines Provision Land at the Sawmills, Development subject to design measures which 20 Rhoswiel (WRN016): maintain the existing ‘green corridor’ and respect the setting of the Llangollen Canal. The layout of the site will need to reflect the presence of a public sewer crossing the site.

Explanation

5.139 Community Hubs and Community Cluster Settlements are identified in Policy MD1 (Schedule MD1.1). The schedules above set out further information in relation to hubs and clusters in the Oswestry area, including guidelines for the amount of additional housing development and any other policy considerations. Any allocated sites are identified, together with specific guidelines for their development. Where appropriate, reference is made to current community-led plans/guidance, but new or updated plans/guidance may come forward over the Plan period. As with the identification of the settlements, the additional policy guidance has been developed with regard to the aspirations for those communities as expressed by their Parish Councils, but also with consideration to other aspects of the evidence base, including land availability, sites’ suitability, current housing commitments and past rates of development, and to information and views from the promoters of sites, residents and other stakeholders;

5.140 Further to Policy MD8, all development will need to take account of known infrastructure constraints and requirements, as identified within the Place Plan and LDF Implementation Plan. In the case of waste water infrastructure capacity, whilst the allocated sites may not independently have an impact, the scale of development may mean that hydraulic modelling is needed for the catchment as a whole. Development should be phased appropriately to take account of critical infrastructure delivery and seek to positively contribute towards local infrastructure improvements, including the provision of community benefits in accordance with Policies CS8 and CS9;

S14.3: Area-wide Policies and Other Allocations

S14.3(i): Area-wide Policies 1. In the wider Oswestry area, developments that contribute to the area’s economy are encouraged on employment sites in the rural area to complement the committed rural employment sites in Schedule S14.1d below. Proposals for small scale office, workshop and light industrial uses and expansion of existing businesses will be supported where they are well located and well suited to employment use. 16 hectares of employment development is expected to take place on small-scale windfall sites across 175

SHROPSHIRE COUNCIL POLICY MAP S14:Oswestry Area S14 Inset 14 Gobowen S14-INSETS 14, 15, 16, 17.

Pa th (u m)

Wat's Dy ke

Pond

Ebna l Gran ge Pond 109. 7m Pa th

Merryfie ld Endw ays House Ü Norfolk Ho us e Key PREESHENL L E L ANE Highfie ld Sanss ouci Rhew l Grange House

Tri maduna 106. 1m Pen-y-Ca e 19

Cott ag e Ashw ood

9 LB

2 108. 5m ST MART IN'S ROAD 1 Hill Top 22 El Sub 12 Sta

2 Housing Issu es PENYCAE CLO SE 8 Fronuc ha

THE RHEWL

23 Hill View Green hill B 500 9 9 AVENUE Highfie ld Bryn - Dene 10 Awel RHEWL LANE Lodron Haven

Ael y 11 PENYCAE Bryn 15 Bryn 2 24 Nich ola s 6 1 2 RHYD G ALED Dogberry

ELLEHENL Pin e Wa lk

9 11 Ebna l Rhew l Dyke Development Boundary 5

Bryn h afon Thornw ick

86 21 12

GDNS 6

32 (um) Path (um) S14 Inset 15 Weston Rhyn & Rhoswiel 15

Redw ood Pat h

Two Trees 1 Greyst ones

Pond 1 Te mp le MP 190 .25

Th e Hea th ers BRYNAFON CLOSE 6 29 21 Rhoslan

Rocl in PERRY VIEW Court 4

Munca ste r 1 2 The Drai n Dep o t

Scheduled Ancient Monument Coppic e The

FB 1 Pa th 1 12 Hav e n 87 22

Sil verda le

Welcu mhere Eliz ab e th 3 Oakl ea 41

14 Edw a rd 11

88 Pe rry De ne Lod g e Ho u se PERRY ROAD Le Man s

HENLROAD LE Bank Top Path (um) 11 PERRY AVENUE

90 CLOSE 61 Pat h (u m)

4 Sin ks 89

5 Hawks tone Eliz ab e th MS Dep o t Ho u se Henl le View Perryva le Green wood

Marto n ROAD

OLD CHI RK Mo un tb ello w 21 28 Chev iot Stillmead o w BRYN Y CASTEL L G ARDENS 1 SSSi 6 4 The L itt le St Ive s River Perry 8 House HO LL Y G RAN GE 5 8 10 1 Pat h (u m) Avalo n 1

OLD CHI RK FB Pe rry Wh arf 44 Sha f t 11

8 Cot 36

42 Ces t ri an Ret f ord Yew Co tt s 51 2

91a Pla yin g F iel d Tre e Ho u se Villa s

100 Kilifi 31 Co tt s

97 98.1 m 1

Add iso n Wal k Bryn -y -Cas tel l

Tamarind 6 Mound Bryn ca ste ll

34 Gra ve ya rd

New Gle n w ood 3

1 Holme Rh o sw ie l 1 Rh o sw ie l B ri d ge LC 33 LB

32 Ten erife Fern dal e Brook lan ds 30 41 Wk s TC B Conservastion Area Barru le Eas tw o o d Gle n -de g

27 17 Pat h (um) FERNHIL L AVENUE 2 Elmh urst Can d e la wr n-d Ty Taymo ss Co ac h 1 Oakl eig h Ho us e Pree she nll e Caro u s el Keni lworth 10 26 Birchwood House Unit ed Reforme d Pa th 1 Ho u se 25 Go Sh o L o B 500 9 Ple asa nt The Co tt ag e 23 24 Church Weston Vil le 1 Mou n t Grove s e to n es bl b Co Fi rs

SCHO OL L ANE Fi el d Vie w

Co tt s 1 1 Bryn -Aw elo n 2 Malv ernhurst Mea dowba nk 102. 1m

Acorn Vi lla

Mea dow View Wes t Rh o sw ie l

The Poplars 5 14 Delamere

DAYWELL CRESCENT BERL AN L CL SE O 21 Le a Lod g e

B 506 9 5 13 Up p er F la t The L imes Fern sid e Vic toria Cottag e 10 0. 8m Bee ch Ho

A A 5 107. 3m Preesgweene Cal d ey Cro tf 7 22 1 Net lef t o ld

12 9 6 The W hi te Ho u s e 19 The Poplars GP Fa rm 2

Trega rthen Penden nis 8

6 1 Oak 6 3 6

Path Park fie ld s

Cott ag e 5 Church 2 Vie w 1 Me a dow 1 Carl yn Wo rks

14 View

Community Recreation Area Gobow en Marde n Cemete ry 35 2

36 1 LB 15 2 4 The All Sain ts Church Woodco te Pla y Sch ool 1 Su nn y 7 Wo o dfie ld C ott ag e s Co tt 15 Vie w Ple as an t Ard gra ft GP Sewag e View The Bungalow Bryn -y -Cas tle 37 Banc ro ft 38 Berw yn South Works 4 FERNHIL L 2 Ra ilway Cot tage Derw in Terrace Vie w

7 17 Malv ern Bryn te g 34 Ho u se Gobow en Hyf ryd l e 4

1 39 Path Sta ti on Co tt a ge

15 3 Primary 8 BIR CHW OOD COURT

14 23 24 Preesgweene Mea dow To wi n g Pat h BEECHES AVENUE LANE Hampton School 22 Hal l Jo n es C o tt ag e Vie w

1 41 Hall 5

Tow er Vie w 23

1 9 SP The FERNDALE CRESCENT 6 11

10 SB Vic arage Sa bin a Melb o urne Earls h aw 15 42

Vil las Glen moo r 43 6 30

12 1 An vi c Ho u se House 18 Dep o t

Edelw eiss 8 1

El Sub Sta 2 Borro wd ale Ty Do 19

45 44

Westbourne LC Ashc roft The M e ad s

The M ans e Crossin g 108. 5m 2

House 43 CHIRK ROAD 2 55 8

Sunnymea d 46 Gre en Ac res

2 Iss u es Waysid e 47 Mou n t Vie w

7 The Bee ch es 49

MP 190 Sin ks 51 50

Sun n siy d e Green Villas 52 Warren House Cart ref

107. 9m 53 Sta ti on

Weston Bryn yc ast ell Co p pic e

2 39

1 Ho u se

Ordnance Survey 100049049 41 16 38

1 Camelo t 2 1 9 River 55 Palmantmawr

ASHCRO FT CL Bethan ia M elu s 7 Walco t May fiel d 45 54 Merid ale Berw yn Preesgweene

114 .2 m Plo u gh WRN016

69 57

40 Ashl ands 56 Vil las 36 We nd ov er Th e Ho llie s Plo u gh In n

Pe rry Ban k 62

Ple asa nt Grov es l 40 13 (PH ) Lyn crof t 29 2 Iss u es Sun Sch Weston Rhyn 1

57A

The L aurel s Fai rfield 3

31 Wyn n 's 28

1 Pri mary Inglethorpe 42 Mew s Lib rary Kins ley 2 57B

Sch o o l Co tt ag e Cro fto n 2

Rose wood Holme Post 57C

Weston Lea

1 3 6

44 6 Vil la 12 1 42 2

Qu in t a 29

Con eyb ury 59 Mag lo na WILLOW DRIVE 1 The

4 Garth gwy n Saw Sheld an 7 Congregational 1

Me a ds 58 6 3 SP 67 Oa kl an d C ott ag e Mi ll Ashv ille OLD CHI RK ROAD 69 Ch u rch La y -by Norbury

Westmin ste r Pa rk Hilles den WEST PLACE Sin ks Palmantmawr Ash Vil las House Drai n 17 Ga rde n Issa Drai n Lon d o n Ho House Th e Willo ws Elg in Bunga low Qu in t a

7 El Ardwyn 24 Co tt ag e

76 Sub Sta Qu in t a Cres c en t 117 .8 m

Me a dow s 8 11 1 1 Chan gi 16 19

107. 3m LB 118 Ho lmle a TCB 15

GP 15

WEST PL ACE 53

2 15

ot agtt Co e 25

Hafod 17

30 7 leMa p

19 So mme rvi lle 2 18 1

13 Ly ch Ga te 34 32

Pol 21

50 2 29 CRO F T 6 Mo rvi lle Sta OA K C LO SE

Holly 12 38

81 27

Fai rfield 108 22 25 Meli den 45 Cott ag e Th e Pad do cks HEAT HER BANK 12 1. 6m

Clos e Pol Sta

1 La u rel

10 65 -t re e Pea r Hazeld en e LO NG 29 GP Co tt ag e More ton H ous e

The 13 4. 5m 108. 2m 2 Dai ry C o tt 31 Holli es PLE ASAN T

Dun edi n 2

113 1 13 1 52 1

LB WEST PLACE

58 18

35 Pe nd le View 25 Oa k Vie w

90 The Ga ble s GP 33

Ho u se 24 5

St Me ry i 91 Beri c 56

Spri ngfie ld Dane sfi eld 14 MA ES 1 GOB012 8

1 98 53 26 VIEW 1 Pla yin g F i eld

Gre en la n d s 58 ALW YN

Pe nan g 11 7

ASHLA NDS ROAD 5 ASPEN RANG GE

Cae- Twm Irw yn Red 11 38 9

ST MART IN'S ROAD 15

House Caeg las Roch ef ort HoGreen us e fiel ds 1 2

15 15 4 8

ASH CL O SE Spri ng Fi el d B 500 9 1

10 21 Hill 14 Gle n

99 42 2 8

15 11 Ele n

99 10

45a

HAMMO NDS PL ACE 7

Ien a View 47 45b 21

Ell ens da le l9

2 15 5 29

Wit se n d 1 1

2 Th e ocdPa s k HIG TR H EET S 16 87 33 5 45c

3 Bryn Albi 16 QU INT A F IEL D S

GP 1 4 2 17 2

GP 31 Bungal ow House 86 26 1 B 506 9 Pat h (um) Moreton Mount

Belg rav e Villa 14 2 6 Ash l an d s

21 5 7

Bro ok la n d s Vin e 26 3

Llwy n- Onn 3 MS 23

19 6 9 Path (um) 15

12 1. 9m Co u rse Co tt s 3

FB 12 2 31 16 Ma e s A lw yn Sin ks

Church 17

Path (um) 1 HAMMO NDS COURT Nu rse ry The Cro f t 22

CHA PEL CR OFT

17 ASPEN COUR T 9

10 76 9 9 Cast le CELY N C LOSE

GP 45 Pa th (u m)

6 11 BRO NYG AR T H 1

Vil la 1 7 GP 15 2 16 26 71

107. 3m Bu n ga lo w

Tempe rance B 500 9 Wes ton 1 1 6 2

Cast le Bu ild ings 10 Ash f ie ld

Court RO AD 24

11 5 Cel yn

3 Fa rriers Ga ld cre st 26 GP Garag e Broad way 36 Ho u se Val Wo o dbi ne

1-2 7

40 Fi el d Rh yn d e ne Cari sbro oke 21 3 Ash Gro v e Ga rde n C rof t 37 45 Fai rfield House Hal la Co tt 39 STAT IO N

ALBER T SQU AR E 47 SP CHIRK ROAD

Lay -b y 2 1 66 1 44 Thornc liff

1 Je smo n d Alb e rt

RO AD Haw t h orn 46 32

13 1 Co tt s

Th e Bu n k er Cin d ya c re Te rra ce 34 Mi lle rs 2 17 Pump Lo d g e 19 FB Ho u se Pat h (u m) FOX'S F IEL16 D HAMMO NDS PLACE Ora ma Greythorp e The Ho l lie s 15 Tempe ra nce Haven ley s 6

8 Pert isa u Sch o o l

Brocks ide 1 TC B 38 Pond 54

The Ri se Ho u se 7 36

Th e Popp y b an k Iss u es

Ro se Sto necr oft

21 Alja ma r TCB 56 15 Vel ind re 46 3 Den e Ro se v ille Green ban k 11 Ty G wy n Me doa w

1 7 1

Ty-G wyn The Bren ma r

6 Le ig h t on

2 Partrid ge s 9 18

Cro ft The Alde r 16

Hou se B 506 9

6 Brook 15 Bldgs Ga b les CL OSE

Meml Walnut Cro ft Sunf ie ld 1 Wa r

1 Tyn wald Gla n ab e r

1 PW 9 Towe r

5 Sch o o l Vi ew

Gly n Te rrace 14 114 .1 m

Heswa ll

2 1

3 GP 1 MP 189 .75 4

Map le Co tt BROOKFIELDS 21 BRO O KF IEL D

Newly n Th e O ld PO 1 Brew e ry 57 1 12 Lit tle Fern hill 2 ST DAVI DS CLOSE

1 San d ford The Ho u se Yen ga ri e Enni smore Tne Bothy Ho u se 55

Brad d on Old Oa kf ie ld 56 Corne r Ho Ho u se 53 2

Cott ag es NEW RO AD Syl va n 107. 0m Su nn yb an k Oakd en e Shop 3 54 WRN010

Try st

Westc roft 2 2

1 Yew 69

61 Gobow en THE Kelso 1 Tre e Co tt agLo e d g e 22 4 Ho u se CROSS Shelt er

2 El Su b St a Hill Crest House Wat erf o rd Cas t el l 49 PH Hillcres t Warkworth

7 Co tt ag e s 50 1 The Brambles Walnut Ho us e Ma e sy n an t Gla n ab e r 1 12 6. 2m 1 Bryn H eu l og Rose Te rra ce 3 El Su b St a Iss u es 76 4 Vil la Brook Vale Ho us e BY PASS ROAD PH

SB Lin de n L ea

15 48 Te nn is 12 10 7 44 Club BRO O KF IEL DS Co u rt s Highfie ld L o dge War MP 19 1 .25

1 Tra ck 11 9 8

7 Me ml 6 7

Hart an d Trumpe t 43 5

Bo wl in g 5 Pat h (um)

(PH) 3 SIL VERWAYS DRIVE

20 Pat h (um) 7 Gre en In st it u te

1 Wo od lan d s Gob ow en St ati on GP

Ash Grove

14 Ashl eig h 4

3 38

Dyff ryn 36

2 22

SP ll

Wr Pt

1 1 2 Heat h Ho us e OLD WHI TT INGT ON ROAD Pav ili o n Hedmaret h Elm Fie ld 112 .9 m Lodge Te nn is More ton H all Endon Co u rt s Bod-Siriol

2 ROWAN CLOSE 3

Cleve lan ds Sch o o l

8 30

4 Vica rag e 3 TCB

L Tw rs 2 Fresh fie lds

St John's Church 1 104. 2m Hall 17 BEECHBROO K GARDENS

LANFORD GARDENS Te nni s

THOM AS PENSON RO AD Recreation Ground rs Tw L

Drai n 2 TREWERN 19 Co u rts 27 St ati on 11 Vie w 1 Bro ok lan d

28 1

12 Ly n da le 14 Op e n Air 2 Mu lbe rry Cran fi eld Bryn Fa irf ie ld

Sunn y si d e GP 1

5 The at re

Hafod 34

AVENUE 18

El Sub Sta Sin ks A 5 32 13 0. 5m

Elv ast on Te rra ce s 31 DRIVE Syc am ore 14 Stati on Sin ks Ma y fie ld

Wes t Ho lm e 13 House ALMOND AVENUE WB

20 19 Hyfryd ol Summit VICA RAG E

30 14 11 Issu es

Rose ne ath Wo o dro y d

29 MEADOW

1 Avonda le 15 Vyrn wy LA NE

Pat h (u m) 20 Lla m-yr-Eog

18 Charn wood 21 1

24 Fai r View 23

5 12 Haul wen 5 116 .5 m

Vic arage 1 9 THE MEADOWS Bungal ow

Arundel 2

House 11 CS

7 4 The Old 9

SP 15

Vic arage 1

CORNWAL L AVENUE Pond 7 Lundy Vie w TRINIT Y The Gran ge

105. 8m Morel and

14 MEADOW WAY 10

Penyl an 15

11 9 Bro ok B arn 108. 8m Tra ck Longfie ld Iss u es Bro ok L Tw rs

Allotment Gard ens Nessc liff e

Pa th (u m) Teg fan

22 LA NE

29 Lymes Morla s

31 Shalo m 30

Glen roy

MP 189 .5 Woodva le 24 Oakw oo d

Val ric k Cannoc k Ho us e St Bri des Deyes broo k Th ornb ury Gold cli ff

LC Rhiwb in a Llo ran Knowsle y Lin cey Wallas h House Glen alv a 12

WHI TT INGT ON ROAD

Path (um) Green End Tremayn e SOUTHLANDS AVENUE 6 Trewin na rd Mae s Gla s 1 House Raymond 5

Selwo od The Bee ch es Mea dowlea Southla nds Co urt Sp eed we ll

Lly swen Haul fre

(co urse of)

Cromw ell Grey Mount Dove co te

Sil van a

Chal umeau Wat's Dy ke Oakl ands Tilin g s

GOB008 Garda 28

Issu es 25 LB B 500Sunnymea 9 d B 506 9

A 5 1

AGNES HUNT VIL LAGE Pla s-y -co ed 23

Memo ria l 3

Woodcroft 111.6m 107. 6m FirsTh e Horton Far End Agnes Hu nt Me morial Bu n gal ows House

118.6 m Issu es 18

Issu es 88 B 500 9 AGNES HUNT VIL LAGE

Lev el Cros sin g SP

Wat's Dy ke

(co urse of) 13

MP 189. 25

Old 11 Ifton Farm Pentre- wern TCB S14 Inset 17 St Martins Sycamore Croft The Aco rns

Pa th (u m) Tan k Path (um) The Maltings Track Sinks 118.3m 74.4m

Ifton Barn Barn Drain

Derw en

El Sub Sta Path (um) 12

M ay fiel d s

Path (um)

Drain 14

125.6m 1 70.7m Path (um)

19 Depot 113.4m FB Brook Drain

ETL Morlas

15 Gilrhos

Works Earthmover House

1.22mRH

Weir El 93.3m Works Sub Sta Pond 2 67.7m Flash

WB Hazeldene 1 Works Path(um)

Issues Drain 16

Meadow Issues Gertrude View

Colliery 6 Cottages Cottage Sunnyview

Sinks Nursery 2 107.0m 1 Four Oaks

90.5m Path(um) Pentre House

Track Mast 109.1m Issues Little Ifton

Ashfield El Sub Sta Rhyn

125.0m

Glenorie

17 Pond

92.0m Car Yew

RHYN LANE Park Tree Cottage Path (um)

Ifton Heath Mount Ifton Heath Bradfor d Cottage S14 Inset 16 Chirk Bank Primary School

Ifton Villa Path (um) Rochdale

Cottages

Railway 1

Darjeeling 2 Bridge Inn (PH) 110.9m Dismantled Molleyvelw B ungalow Aqueduct Cottages Glenlea

Haze Ash Glendale Farncombe Grove Trevor Hazel Cody Cottage Myrtle Dene Villa

White Cottage Gates Rosedale The FB Mount Bradford Glenraeden SCHOOMaples L LAN E MOU NT BRADFO RD LANE Beech Tree HouseMeirion ED Bdy COOPE RSLA NE

Canal View BungalowThe Cartref 28 Brentwood The Holly 19 Track Meadow side 22 LB OVERTONROAD

2 Meadow COOPE RSFIELD Wat's Dyke The Crest 1

Hawthorns

The Cedars Dene 18

1 Stone Coedfa Cottage Glascoed 29

Llangollen

Frog Hollow

Terrace Samantha 38 1 Greenacres

Cartref Laurel

5 Keepers 1 Cottage

Hill 3

Chirkbank Bridge Gate View 19

3 KINGSBU RY

77.7m 4 13

WOODB URY6 Path (um) Camara 50 CR 27 B 5069

3 11 Coppice Brambles TheHouse Beechc roft Bay Alyndale Well Pond

Acr efair Cottage Eastward

4 10 5

Oakfield 70 Gardens

Alwyn Zia Marton Crest 1

6 Fieldside 2 1 Teal Path (um) The Willows BAYTREE West Firs (Llangollen Branch) 3

Shropshire 1 72 West Union Canal Glascoed

116.1m Fairfields Winds Beech House AV ENUE 6 TCB Towing P at h Kerry 11 Ivy House Bower Farm Chapel House 2

FB Rose Cottage Shanlyn Coach Lorenzo Shropshire CHIRK Issues Compton El MARSLA NDCLOSE 3 White House House Sub Braemar

Union 7 Ifton Heath

House 8 ROAD 74 Castle View

Dorian House Brookdale The Sta Pond 9 29 Rowan Pren-cneuon Brambles Alancar Cott 6 Takoradi

Canal Pear Tree Cottage 12 Ford Track Oakley Pond

House Cooperage ThePoplars Heather Rise 123.5m Yew Tree

(Llangollen Branch) Track Cottage

Hafan

Eleger Waterloo House Prestfields

View Spr ingfields 23 Colsterdale Poplar BAYTREE CLOSE 3 Gas Governor JasmineCottage NewCottage 11 Pat h (um) Vernon House Avalon

BriarPatch

2 1 17 Merville 16 Playing Field Comet Marden 2 Comet Rivendell Chapel Valhalla Cottage Drain 1 House The Bungalow Pretoria 2 Violet 2 Cottage Lerici View 1 Ber wyn 1 House South M ead WillowsHollybush Ho House Kimberley The House Castle View OAKFIELD

Orchard Longstop 2 84

69 The 1 Aldersey Sunnyside ELLESM ERE RO AD

MS 63 Woodstock Laburnum 4 Poplars The Paddocks

New 1 125.2m 3 1 House 1 Terrace LB B 5068

LoyalTrefor 1

The 2 The TH IM BLELANE Croft Ashlands ELLESM ERE RO AD 2 10 8 Diddosfa Cottage Motte 12 9 1 124.4m CLOSE 11 Tank Bella Vista Cott Fern OAKFIELD 15 El Low field 3 Oakfield Farm

14 1 4 Sub Mount Issues Path (um) Kissingat e Sta GP 1 1 2 21 71 77 Pleasant

War 5a Milestone Milestone 32 St Martin's 7 B 5068 12 Stores Cottages Lyngarth El Memorial CLOSE Avondale TCB Methodist Church Kinv er MountVilla

11 Le ah ol m e Alberta Alma Oakfield Cottage The Old 7 Rosewood The Stores 1 Villa

PO 78 Terrace Smithy Track 15 El 1

Sub Sta Sub Sta House Lorion 125.0m 11 Mount 2 9

33 Maplebank 10 Tegfan Ifton 10 Hazel M ount

Terrace 3 1

8 8 25 WILLOW View Lilac Derwen Deg The Anchorage 38 7 Cottage Wat's Dyke Fach Track Well 1 The 69 115.2m 18 Bank Sycamore 2 Homestead Cottage House Play Area 17 15 Pavilion 10 Stonehaven

26 11 35

26 1 6

42 2 CL St M artins Centre El AV ENUE August Cottage 1

Bowling G reen 11 3 The Firs 2

37 15 66 39 Path Sub Sta

Path Path (um) 1 3 Glyn View Garden Village 1 ROAD 5 59

Path (um) 50 Millrich Phays 45 1 2 1 2

47 11 Tower View Cottage

Lodge OAKLANDS 8 57 HOMESTEAD 36 34 43

37 23 7

18 47 18 24 Old Trafford 1

Oaklands Hall HAWTHORN CLO SE Maldwyn 5

52 38

1 Miners 8 1

25 19

59 Welfare 36 Institute 49 10

55 SYCAM ORE 30 6 13 CHERRY TREE DRIVE 7

2 16 9

2 9 26

24 Highfields 63 4 21 Path (um) LA BURNA M CLOSE 17 High View Fres hwinds 5 1

1 7 COTTAGE Path (um) COTTAGE FIELDS

Cartref Melys 11 6 7

3 12 CL 38

Chirk Bank 2 1

11 2 12 15

19 5

Well 11 ANE LA

13 16

14 20 Met hodist Church Path (um)

123.2m 17

75 1

25 54 El

IFTONFIELDS Bev-A-Lan 13

Sub Sta 8

12 El Sub Sta

52 6

El Sub Sta

3 22 POPLAR CLOS E 4

27 OAKLANDS ROAD 55 10

29 42 2

24 8

76 St Martin's 34 24 33 23 61

67 Pond 89 23

The Manse Path (um) 68 25 17 46

Wrens FB 16

Nest Devonia 14 Windy Ridge

16 Chirk Bank 92

GREEN LANE JUN IPER CLOSE 4

Path (um) Barbary 2

Path (um) Collects Greenfields Sinks

66 Cottage Farm

62 87 32

69 28

Play Area 27 70

Pond Westways 71

29 22

Walnut

New Ifton 97 l9 Drain Cottage Greenfields 57 13 Brewyn View Rhoswaendeg Greenfields

Dismantled Railway

Pond 81 Rhos-y-llan Wood Pond

Camelot Llynclys 12 Somerton 4 10

NEFODLANE (Track) 113.1m Laburnum

Cottage Sandfair 80 16

Play Area Bryn Derw 5 10

37 Morlas Br ook 52

TE LFORD AVE 2 1 4 47 9 12 110 Cattle 2 Lily Grid Bradgate

BERWYN Path (um)

TE LFORD AVENUE CEDAR CLO SE Bank 17 Damaris

17 (PH) 30

AVENUE 6 Meadow View LANE

Cross Keys 1 Oak 29 Brooklyn DRIVE CLOSE

Church 10 CHURC H

2 Cotts Candleford

8 COTTAGE 3 School Lark Rise 27 House OVERTONROAD

Westview Woodhey

The 11 1 Coplow Hollybank Surgery 24 Old School Smithy

BERWYN Cottages 7

The Old Cottage Pond

8 Roseacre

Police H ouse 4 12

1 7 Rhosyllan

Sweetpea

Cottage 7 El Sub Sta 16

Rhosyllan Cottage B 5069 15 Path (um)

PUDDLELANE TREHOWE LL 36 House

Drain Drain 14 14

5 AVENUE 6 AVENUE Garage 14 CHURC H LA NE

Path (um) 1 TREVOR

LB 4 4 2 57

1 Crown Church Terrace Glen-Coe 20 House

Path 4 MP 192 10 62 1 Cotts 1

Lyndene 2 Rhos-y-llan Farm Drain 8 1 115.9m Lay-by CHURC H LANE

53 3

2 Woodland 4 Rosebank 67 Cottage 11

1 7 1 2 Little Inch Murrin Pinfold

SP 68 Carreg 49 El Sub Sta 5 Cottage Griffin

41 Griffin Farm Dan y Derw

THEHOLLIES 7 7 St Martin's Church 69 15 CHURC HFIELD S The Pines 45 121.9m 5 Cross Lanes Farm El Cottage

Mount September Rhyn Park Sports Centre 4 Pinfold Sub Sta 123.6m Crosslanes 51 40 Bank Top Pond 23 Church 4 1 House 21 Amalfi

8 2 Farm Industrial Oak

37 Lathkil 121.7m Estate The 2 Drive Rhokana 2 Pond STM029 Trevor House Vicarage Coach Ho 115.7m

Melverley 27 House 18 16

Issues

29 13

14 1 QUINTA RRACETE The LB 2

1 33

Path

33 31 Church Gardens El Sub Sta 20

2 Mount 3 Laurels Ash Gr ove GPs

Burnet The

24 26 Cottage 28 Villa Hurdlands

17 Pond

35 29

Woodbine Rhyn Park School and 39 Cottage

Performing Arts College 41

38 GVC Pond

B 5070 21

7 25

100.0m Pat h (um) 111.6m Oakdene 121.1m LB 1 GP

10 6 Mount 122.1m B 5070 Mount 125.4m House 111.3m 1 2 Pleasant 40 36 8

46 32 Pat h (um) Shelter Cattle Moors Bank Grid

1 Pond

Upper Chirkbank Moors Bank El Sub Sta 113.4m

The Spinney

4 28 15

14 Bramblewood 19 Track 24

21 23 2 Court B 5069 Pat h (um) 1 Pond

15 126.5m

BRAM

Lagoon

122.0m 11

BL South

Drain WO View SP OD CLOSE Path (um)

Path (um) 1

Path (um) 3

Yew Tree Croft Cottage House Thornham

Pat h (um) 1 Wigginton 2

Farm

11 Path (um) 4

MOO RS LANE 9 10 LB TCB Well

Path (um)

22 Moorscr oft

PW 4 Pond 1

Moors House Glan 8a Camlas

Hall FB Sinks Stone Coal St Martin's Moor Cottage Pond Yard

96.9m

Windy Towing Path Shr opshire U nion Canal Ridge Sarn Br idge St Martin's Moor Canal Side Cottage

ED Bdy Bridge 4 CC

The 121.3m Willows Drain Issues

Path (um)

Drain Ponderosa Waterside Farm Pond DRAFTDrain RG Stones Shropshire LDF SAMDEV

APPENDIX 2 (landscape evidence)

J10 Planning 5 April 2014 Key

Land Description Units Sites Land Cover Parcels Area of Special Landscape Character Green Network (inc. Green Corridors) Ancient woodland TPO Registered Parks and Gardens Conservation Areas Listed Buildings Scheduled Ancient Monuments RAMSAR SSSI Wildlife Trust Nature Reserve Wildlife Trust Wildlife Sites Flood Zones

OWR3-142

OWWR2-143

OWWR6-137

OWWR5-202

Zone sensitivity and capacity Justification Landscape sensitivity medium This site consists of a single pasture field in Rhoswiel (Weston Rhyn) in a small area between the railway and the Llangollen Canal on the northern edge of this linear settlement. There is a pronounced knoll on the northern part of the site although generally the landform slopes gently down towards the canal, beyond housing. There is a single farmhouse along a track to the north and to the east and south of the site there is recent housing development.

Housing capacity high/medium This site has high/medium capacity for housing development as it is well screened from all directions partly by settlement, with reasonable access. There are filtered views into the site from the PROW to the north, but there are no views to the canal. However, housing/building on the knoll should be avoided as this would be potentially prominent. Employment capacity low This site has low capacity for employment development due to the relatively small scale of the site, the proximity of recent housing development, limited access and the site's location on the northern edge of the settlement. LDU context Landscape characteristics LDU level Site comments Physiographic Glacial lowlands a pronounced knoll to the north and otherwise gently sloping Ground Type Sandy brown soils pasture Land cover Pastoral farmlands treed boundary to north Settlement pattern Dispersed with small farms medium LDU level Agree? Cultural sensitivity Low Ecological sensitivity Low Visual sensitivity Moderate

Designations Comments Landscape - ASLC Green Network Biodiversity - Ramsar Floodplain

19 May 2009 SSSI WT Nature Reserve WT Wildlife Site Ancient Woods TPO Historic/Archaeology - Conservation Area SMs Historic P and G Listed Buildings Function of Area

Pastoral Arable Horticulture Recreation Other Comments -

Diversity uniform Water

Presence of Water Comment ditchline along northern boundary

Skyline Prominence/ importance not applicable Complexity Comments - Key views To settlement - From settlement - Landmarks - Detractors - Intervisibility

Site observation low ...to key features ...from key place Comments the site is well screened by woodland to east and west and by landform to the north Noise sources roads Views of development many 270 Presence of people rare Tranquillity Summary medium Comments the site is separated from the road by housing; development to the north consists of a single farmhouse

Functional relationship of area...... with settlement none ...with wider landscape some ...with adjacent assessed area? - Corridor? Comments the site is part of the wider farmed landscape associated with Berllandeg Farm

19 May 2009 Visual relationship of area...... with settlement limited ...with wider landscape limited ...with adjacent assessed area? - Setting? Comments the site is visible from the rear of some properties within the settlement but is separated from any wider view within the settlement by existing housing development. Within the wider landscape landform and vegetation limit views Are adjacent assessed areas mutually reliant...... visually? ...functionally? Comments - Settlement edge

Pre C20 edge C20-21 edge Nature of edge neutral Form of edge smooth/linear Comments development in two stages to east and south of the site Receptors and sensitivity Receptors Sensitivity rural residents high urban residents high

Comments one rural receptor only; views across the valley of the Ceiriog to the north are screened by vegetation Potential for improvement of settlement edge and overall mitigation - Potential for local authority environmental improvements -

19 May 2009 Key

OWR3-142

OWWR6-137 OWWR2-143 OWWR4-143

OWWR1-208

OWWR5-202

Zone sensitivity and capacity Justification Landscape sensitivity medium This site consists of a single rectangular pasture field on the eastern edge of Weston Rhyn. It is in pastoral cultivation, like the surrounding fields, and is separated from the woodland on the edge of Quinta Park by a minor local road. There is one house, The Rise, to the west of the site, outside the settlement, and two houses to the east, accessed from Bronygarth Road. The site slopes gently down to the south and there is a PROW within the next field to the south, from which there are views of the site above a hedge.

Housing capacity medium/low This site has medium/low capacity for housing development as it is located outside the settlement envelope on its western edge in open countryside. Employment capacity low This site has low capacity for employment development due to its size and location on the settlement edge along a minor road and the proximity to housing and parkland designated ASLC. LDU context Landscape characteristics LDU level Site comments Physiographic Glacial lowlands sloping Ground Type Sandy brown soils pasture Land cover Pastoral farmlands none Settlement pattern Dispersed with small farms medium LDU level Agree? Cultural sensitivity Low Ecological sensitivity Low Visual sensitivity Moderate

Designations Comments Landscape adjacent to ASLC ASLC Green Network Biodiversity - Ramsar Floodplain SSSI WT Nature Reserve WT Wildlife Site Ancient Woods

19 May 2009 TPO Historic/Archaeology - Conservation Area SMs Historic P and G Listed Buildings Function of Area

Pastoral Arable Horticulture Recreation Other Comments single pastoral field with hedged boundaries

Diversity uniform Water

Presence of Water Comment -

Skyline Prominence/ importance not applicable Complexity Comments - Key views To settlement - From settlement - Landmarks - Detractors - Intervisibility

Site observation low ...to key features ...from key place Comments - Noise sources roads Views of development many 270 Presence of people occasional Tranquillity Summary medium Comments a quiet site with only occasional use of the road as a PROW link (PROW along next field boundary to south)

Functional relationship of area...... with settlement none ...with wider landscape some ...with adjacent assessed area? - Corridor? Comments the site is part of the wider farmed landscape

Visual relationship of area...... with settlement limited ...with wider landscape some ...with adjacent assessed area? - Setting? Comments the site is overlooked by few houses on the western edge of the settlement

19 May 2009 Are adjacent assessed areas mutually reliant...... visually? ...functionally? Comments n/a Settlement edge

Pre C20 edge C20-21 edge Nature of edge positive Form of edge moderately indented Comments only three properties have direct views of the site; there are views to the edge of development further to the south east Receptors and sensitivity Receptors Sensitivity rural residents high urban residents high long distance/public footpaths high roads/rail/cycleways medium Comments there is one rural receptor and two urban receptors; rural receptors to the south are screened by vegetation; the PROW is not on site, but within an adjoining field; the road is a minor lane Potential for improvement of settlement edge and overall mitigation - Potential for local authority environmental improvements -

19 May 2009 Site OWWR2-143 Settlement: Weston Rhyn

Zone sensitivity and capacity Justification Landscape sensitivity medium This site consists of three pasture fields on the northern edge of Weston Rhyn, divided by a minor road and adjacent to recent housing development at Maes Alwyn. The landform is gently sloping down to the north, with extensive views over low-lying damp pasture fields to a long enclosing tree belt, at the eastern end of which there are long views to Upper Chirkbank. The site is not visible from within the settlement, but from outside can be seen from two approach roads from the north and from a PROW in an adjacent field (for the area to the east of the dividing lane).The site is part of a pleasant area of pastoral farmland given structure by the tree belt to the north and contained by settlement to the south.

Housing capacity medium/low This site has medium/low capacity for housing development by reason of its potential impact on the wider landscape to the north and as an extension of the settlement outside its existing envelope.There is no natural northern boundary to this site, development of which could set a precedent for eventual linkage with Chirk Bank. However, potential access from The Meads has been established and a property at the eastern end of the site has been demolished. Employment capacity low This site has low capacity for employment development due to its location on the northern edge of the settlement adjacent to housing development and its visibility within the wider landscape to the north and from Upper Chirkbank. LDU context Landscape characteristics LDU level Site comments Physiographic Glacial lowlands gently sloping down from southern edge Ground Type Sandy brown soils pasture Land cover Pastoral farmlands none; wide well-maintained hedges Settlement pattern Dispersed with small farms medium LDU level Agree? Cultural sensitivity Low Ecological sensitivity Low Visual sensitivity Moderate

Designations Comments

19 May 2009 Landscape - ASLC Green Network Biodiversity - Ramsar Floodplain SSSI WT Nature Reserve WT Wildlife Site Ancient Woods TPO Historic/Archaeology - Conservation Area SMs Historic P and G Listed Buildings Function of Area

Pastoral Arable Horticulture Recreation Other Comments pasture

Diversity uniform Water

Presence of Water Comment -

Skyline Prominence/ importance not applicable Complexity Comments - Key views To settlement - From settlement - Landmarks - Detractors - Intervisibility

Site observation low ...to key features ...from key place Comments some intervisibility with southern edge of Upper Chirkbank, at a distance Noise sources roads Views of development many 270 Presence of people rare Tranquillity Summary medium/low Comments from the southern edge of the site there are tranquil views over open countryside, with limited views through to Upper Chirkbank towards the eastern edge. From the northern edge of the site there are views of development along the southern boundary and across to the west; there is 19 May 2009 little noise

Functional relationship of area...... with settlement none ...with wider landscape some ...with adjacent assessed area? some Corridor? Comments both this and adjacent site OWWR4-143 are in pastoral cultivation as part of the wider farmed landscape

Visual relationship of area...... with settlement none ...with wider landscape some ...with adjacent assessed area? some Setting? Comments the site lies on the edge of the settlement, with views from the rear of properties within a recent development; it is clearly visible from the wider landscape to the north and PROWS, over wide, well-maintained hedges, and is split into two sections by a minor road Are adjacent assessed areas mutually reliant...... visually? ...functionally? Comments both sites have the same function but are not necessarily mutually reliant given the extent of pasture in this area Settlement edge

Pre C20 edge C20-21 edge Nature of edge neutral Form of edge moderately indented Comments recent housing development (Maes Alwyn) out from the main road through the settlement (Station Road) Receptors and sensitivity Receptors Sensitivity rural residents high urban residents high long distance/public footpaths high roads/rail/cycleways medium Comments there is only one rural receptor, a PROW lies outside the site; road views are from two minor roads Potential for improvement of settlement edge and overall mitigation - Potential for local authority environmental improvements -

19 May 2009 Site OWWR4-143 Settlement: Weston Rhyn

Zone sensitivity and capacity Justification Landscape sensitivity medium This site consists of three pasture fields in Weston Rhyn, towards the northen edge but with significant development to the west. To the south the site is bounded by a line of recent housing development with a raw edge, mitigated by the hedges and hedgerow trees on this site. To the west there is older housing development, with a distinctive towered former school at the road junction at the north western corner of the site. To the north there is some development, including a farm complex/light industrial unit with metal sheds, with views beyond to the tree belt which encloses almost the entirety of the northern edge of this settlement.

Housing capacity medium There is medium capacity to develop some of this site without serious impact on the wider landscape. The western field is bound to the north by development and there is development along is western boundary, linking it clearly to the settlement. If a line were drawn from the eastern edge of this field due south to the boundary of the recent housing development, with development contained to the west of this line, there would be some impact on the settlement but comparatively little on the wider landscape. Such a decision would also preserve the hedgerow trees and hedge which are significant mitigators of the impact of recent housing along the southern edge of this site on the wider landscape. It would also ensure that there would be no closer views of housing development from the graveyard to the north. Employment capacity low There is low capacity for employment development of this site, by reason of its location within the settlement and its relationship to the wider landscape, where such development would be highly visible. LDU context Landscape characteristics LDU level Site comments Physiographic Glacial lowlands gently rolling, sloping down to north east Ground Type Sandy brown soils pasture Land cover Pastoral farmlands trees along ditch line within site Settlement pattern Dispersed with small farms medium LDU level Agree?

19 May 2009 Cultural sensitivity Low Ecological sensitivity Low Visual sensitivity Moderate

Designations Comments Landscape - ASLC Green Network Biodiversity - Ramsar Floodplain SSSI WT Nature Reserve WT Wildlife Site Ancient Woods TPO Historic/Archaeology - Conservation Area SMs Historic P and G Listed Buildings Function of Area

Pastoral Arable Horticulture Recreation Other Comments pastoral

Diversity uniform Water

Presence of Water Comment - ditchline (issues) within site

Skyline Prominence/ importance not applicable Complexity Comments - Key views To settlement - From settlement - Landmarks buildings former school with elaborate tower to north west of site Detractors Intervisibility

Site observation low ...to key features ...from key place Comments the site is partly visible through a hedge from the graveyard to northwest; it is visible from the landmark building to the west Noise sources roads

19 May 2009 Views of development many 270 Presence of people occasional Tranquillity Summary medium/low Comments the inherent tranquillity of the pastoral site is reduced by the presence of extensive recent housing development along its southern edge and the southern edge of the adjacent site OWWR2-143 (west), and by the small light industrial or farming complex against the northern boundary

Functional relationship of area...... with settlement none ...with wider landscape some ...with adjacent assessed area? some Corridor? Comments the site functions, with adjoining site OWWR2-143, as part of the wider farmed landscape

Visual relationship of area...... with settlement limited ...with wider landscape some ...with adjacent assessed area? some Setting? Comments this site, and its neighbour, relate well to the wider farmed landscape of which they are part, rather than to the negative linear edge of new development on the edge of the settlement Are adjacent assessed areas mutually reliant...... visually? ...functionally? Comments - Settlement edge

Pre C20 edge C20-21 edge Nature of edge negative Form of edge smooth/linear Comments the existing settlement edge is extremely raw, ameliorated only by trees and hedges within this site Receptors and sensitivity Receptors Sensitivity urban residents high/medium roads/rail/cycleways high/medium

Comments - Potential for improvement of settlement edge and overall mitigation - Potential for local authority environmental improvements -

19 May 2009 Site OWWR5-202 Settlement: Weston Rhyn

Zone sensitivity and capacity Justification Landscape sensitivity medium The site is a low lying pasture on the southern edge of the settlement with the recreation ground to the west. The eastern part of the site lies within the 100 year floodplain of the small watercourse on the site. This is separated from the area to the west by a small bank/bund. There are a few mature trees on the eastern and southern boundaries and the southern boundary is an outgrown, thin hedge through which the settlement edge can be seen [in winter]. Other boundaries are low cut hedges which allow views towards the site and settlement edge. The site is overlooked by the adjacent housing and by users of the recreation ground and nearby PROW with longer views available from this direction. The road to the south has views across the site but the lane to the east has no apparent views due to landform. The floodplain area is sensitive and the site clearly extends south of the settlement beyond other development with only limited screening vegetation.

Housing capacity medium/low The site has limited, preferably no, capacity for housing as it would impinge on a floodplain and it would clearly extend the settlement south of its existing line with no screening to the south west and a thin boundary to the south. Incremental development in this location may not serve the goal of achieving positive overall settlement character. Employment capacity low The site has no capacity for employment use as it would impinge on a floodplain and it would clearly extend the settlement south of its existing line with no screening to the south west and a thin boundary to the south. It would also be located adjacent to and overlooked by housing and accessed through housing. LDU context Landscape characteristics LDU level Site comments Physiographic Glacial lowlands low lying flat site with small bank separating east from west Ground Type Sandy brown soils pasture Land cover Pastoral farmlands a few mature oak trees on the eastern and south eastern boundaries, an outgrown thin hedge on the southern boundary and low cut hedges on all other boundaries Settlement pattern Dispersed with small farms small

19 May 2009 LDU level Agree? Cultural sensitivity Low Ecological sensitivity Low Visual sensitivity Moderate

Pastoral Arable Horticulture Recreation Other Comments pasture

Diversity simple Water

Presence of Water Comment watercourse/ditch in eastern half of the site

Skyline Prominence/ importance not applicable Complexity Comments - Key views To settlement views along edge of settlement from PROW and recreation ground to the west From settlement views out from adjacent dwellings Landmarks - Detractors - Intervisibility

Site observation medium ...to key features ...from key place Comments low hedges and some trees and gently undulating topography allow local, sometimes filtered, views Noise sources

19 May 2009 people Views of development one side 180 Presence of people occasional Tranquillity Summary medium Comments the location of the settlement on one side and the recreation ground on a second side reduce tranquillity

Functional relationship of area...... with settlement none ...with wider landscape some ...with adjacent assessed area? none Corridor? Comments the site appears to be managed as part of a wider land holding and there is no public access across the site

Visual relationship of area...... with settlement some ...with wider landscape some ...with adjacent assessed area? none Setting? Comments the site forms part of the wider moderately open landscape south of the settlement Are adjacent assessed areas mutually reliant...... visually? ...functionally? Comments - Settlement edge

Pre C20 edge C20-21 edge Nature of edge neutral Form of edge smooth/linear Comments the adjacent housing presents a bland but coherent linear edge to the village with little mitigating vegetation when viewed form the south/south west Receptors and sensitivity Receptors Sensitivity urban residents high/medium long distance/public footpaths high/medium roads/rail/cycleways medium

Comments the site is overlooked by users of the PROW and recreation ground to the south west, by adjacent residents and by road users of a minor lane to the south Potential for improvement of settlement edge and overall mitigation provision of trees to the hedged boundary with the recreation ground Potential for local authority environmental improvements provision of trees to the hedged boundary with the recreation ground

19 May 2009 Site OWWR6-137 Settlement: Weston Rhyn

Zone sensitivity and capacity Justification Landscape sensitivity medium This site consists of a single pasture field adjacent to the Hall (Listed building), whose grounds lie to the east of this site, separated by a tall, dense line of mixed conifers and deciduous trees (TPO'ed). The site lies on the northern edge of the linear east-west settlement of Weston Rhyn, close to the north- south railway line and bordered to the west by housing along Old Chirk Road and to the south by housing on Station Road. To the north, the site is open to view from Old Chirk Road and a PROW in an adjoining field, more so as the site slopes gently down to its north eastern corner. There are views to Preesgweene Hall and its dependent buildings and of the roof of a large industrial building beyond the railway line.

Housing capacity medium This site has medium capacity for housing development due to its location within the settlement envelope, its relationship to existing housing development and the screening provided by vegetation within the grounds of the Hall, which ensure separation. It would be preferable to impose a condition that the trees along the northern boundary should be conserved and protected, to assist in screening views in from the north, and that screening should be provided and maintained between the Hall and its dependencies and this site. Employment capacity low This site has low capacity for employment development due to its location within the settlement envelope adjacent to housing and a Listed building, and with a school close by, and its visibility from Presgweene Hall. LDU context Landscape characteristics LDU level Site comments Physiographic Glacial lowlands gently sloping to north east Ground Type Sandy brown soils pasture Land cover Pastoral farmlands TPO'ed line of conifers and deciduous trees adjacent to eastern boundary Settlement pattern Dispersed with small farms medium LDU level Agree? Cultural sensitivity Low but may have been within curtilage of the Hall formerly Ecological sensitivity Low Visual sensitivity Moderate

19 May 2009 Designations Comments Landscape - ASLC Green Network Biodiversity - Ramsar Floodplain SSSI WT Nature Reserve WT Wildlife Site Ancient Woods TPO Historic/Archaeology - Conservation Area SMs Historic P and G Listed Buildings Function of Area

Pastoral Arable Horticulture Recreation Other Comments -

Diversity uniform Water

Presence of Water Comment -

Skyline Prominence/ importance not applicable Complexity Comments - Key views To settlement - From settlement - Landmarks - Detractors - Intervisibility

Site observation low ...to key features ...from key place Comments the site is generally concealed by housing along its western and southern boundaries; it is open to the north, with long views in from Old Chirk Road when approaching from the north; Preesgweene Hall is screened by vegetation from the wider landscape but has views over this site Noise sources roads other Views of development many 270 Presence of people frequent Tranquillity

19 May 2009 Summary medium/low Comments although there is little road noise, the railway lies close to the eastern boundary, there is frequent traffic along the lane on the north boundary and use of the footpath in the adjoining field to the north and a school across Old Chirk Road

Visual relationship of area...... with settlement limited ...with wider landscape limited ...with adjacent assessed area? - Setting? Comments only visible within the wider landscape from the north Are adjacent assessed areas mutually reliant...... visually? ...functionally? Comments - Settlement edge

Pre C20 edge C20-21 edge Nature of edge neutral Form of edge smooth/linear Comments ribbon development along Old Chirk Road to west of site; housing along southern edge of site on Station Road Receptors and sensitivity Receptors Sensitivity urban residents high/medium long distance/public footpaths high/medium

Comments there are no rural receptors, although the cottages to the north east of the site beyond Preesgweene Hall are semi-rural; the PROW lies outside the site to the north in an adjacent field across a lane. There are many urban receptors, including the Hall, which is a Listed building Potential for improvement of settlement edge and overall mitigation - Potential for local authority environmental improvements -

19 May 2009 RG Stones Shropshire LDF SAMDEV

APPENDIX 3 (design capacity plan)

J10 Planning 6 April 2014 BEDS SQ FT QTY TOTAL 2 600 3 1800 3 1011 4 4044 3 850 6 5100 3 940 0 0 3 990 5 4950 4 1250 0 0 4 1320 0 0 4 1350 0 0 4 1433 2 2866 5 1593 2 3186 5 1720 0 0 TOTAL 22 21946

BEDS SQ FT QTY TOTAL 2 600 0 0 3 1011 0 0 3 850 0 0 3 940 2 1880 3 990 2 1980 4 1250 3 3750 4 1320 5 6600 4 1350 7 9450 4 1433 0 0 5 1593 0 0 5 1720 1 1720 TOTAL 20 25380