Wrexham Local Development Plan

BP 10 2013 - 2028

housing open space employment community transport education

Spatial Strategy and Distribution of Development

2017

This leafl et is available in accessible formats 1. Scope and Purpose

1.1 This background paper forms part of a series of documents which have been prepared in connection with the Wrexham County Borough Council Deposit Local Development Plan (LDP) 2013 – 2028. The legislative background for the production of the plan is Part 6 of the Planning and Compulsory Purchase Act 2004, with procedures for LDP preparation contained in the Town and Country Planning (Local Development Plan) (Wales) Regulations 2005 (as amended) 1. 1.2 The purpose of this paper is to set out the position of the Council in relation to the spatial strategy and distribution of development identified in the Deposit Plan (April 2018). It outlines the plans spatial strategy, examines national planning policy in relation to the distribution / hierarchy of development and sustainability principles and identifies how this, along with other evidence has informed both residential and employment allocations in the Deposit plan.

1.3 Throughout this paper reference will be made to other plans, documents and guidance as appropriate, copies of which can be found on the consultation portal www.wrexham.gov.uk/ldp.

2. Introduction

2.1 Chapter 5 of the Deposit LDP sets out the Plans spatial strategy. The strategy seeks to balance economic aspiration with the sustainable delivery of homes, jobs and infrastructure required to meet the needs of a growing population over the plan period. The growth level identified in the plan is set out in detail in Background Paper 1: Population and Household Projections with Dwelling and Employment Impacts (January 2018). The plans growth strategy is based on an understanding of the projected population growth in the County over the plan period, the regional context in terms of Wrexham’s location within North Wales and the wider Mersey Dee area, past growth and delivery rates (in particular in relation to housing developments) and also the need to ensure the sustainable management of cultural and natural resources.

2.2 As referenced in Chapter 5 of the Deposit Plan the LDP spatial strategy is based on the following:

• The LDP vision and objectives; • Sustainability objectives identified in National Planning Policy: 2 • The generation and assessment of spatial options in the Sustainability Appraisal (SA) 3; • The outcome of the pre-deposit consultation and engagement4; • Key pieces of the LDP evidence base;

1 http://www.legislation.gov.uk/wsi/2005/2839/contents/made and http://www.legislation.gov.uk/wsi/2015/1598/contents/made 2 hhtp://gov.wales/docs/desh/publications/140731chapter-4-en.pdf 3 www.wrexham.gov.uk/ldp 4 www.wrexham.gov.uk/ldp

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• An understanding of the development potential of the County Borough (sites assessment Link 5 ); and • The sustainable settlement hierarchy as set out in Background Paper 2: Settlement Hierarchy and Distribution of Development (January 2018)6

2.3 In order to assist in the understanding of the delivery of the spatial strategy, the Council have produced an accompanying Infrastructure Plan (IP), which details the key infrastructure required to deliver the site allocations and proposals identified in the Plan. Background Paper 8: Housing Supply and Deliverability (January 2018) 7 also provides further information in relation to the phasing and timing of these sites during the plan period.

3. National, Regional and Local policy context

3.1 The Deposit Plan sets out in chapter 5 the spatial approach to accommodating the identified level of growth in the County Borough which can be realistically delivered over the plan period. This is based on a number of key pieces of evidence , including an understanding of the role and function of Wrexham’s settlements, a review of the Green Wedge and Special Landscape Areas and an understanding of the constraints to development within the County Borough. Importantly, the spatial strategy has been informed by a number of other relevant national, regional and local policies and strategies as set out below. a) National Context

People, Places, Futures. The Wales Spatial Plan (2008) Update: North East Wales – Border and Coast:

3.2 The deposit plan takes account of the aims and aspirations of the Wales Spatial Plan (WSP) (2004) and 2008 update 8 . The WSP identifies Wrexham County Borough together with Denbighshire and Flintshire as making a very important contribution to both the Welsh and UK economy. Wrexham County Borough is located within the North East Wales Border and Coast (NEWBC) Spatial Plan Area, with Wrexham Town identified as a Key Settlement of National Importance, a Key Regeneration Area and the Wrexham Industrial Estate a Key Business Sector Area. It is also identified as forming part of the Wrexham- Deeside-Chester hub, where the strengthening of such hubs as a focus for investment in future employment, housing, retail, leisure and services is a key element of realising the vision for this spatial area.

3.3 The economic ambition of the Deposit Plan strategy both in relation to the number of new homes and job creation is reflective of the WSP aspirations for the area and recognises the economic importance of the cross border linkages in economic terms with Flintshire and Cheshire West and Chester, with

5 www.wrexham.gov.uk/ldp 6 www.wrexham.gov.uk/ldp 7 Background Paper 8: Housing Supply and Deliverability (January 2018) www.wrexham.gov.uk/ldp 8 Wales Spatial Plan Update 2008 http://gov.wales/docs/desh/publications/13071wales -spatial- plan-2008 - update-en.pdf

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opportunities of economic growth to benefit all in the area. The focus for growth and investment in housing, jobs, retail, leisure and services in Wrexham Town and Wrexham Industrial Estate also seeks to strengthen and reiterate the national importance of the County’s principle town and strategic employment area.

3.4 In addition, paragraph 16.10 of the WSP states that ‘around Wrexham are pockets containing some of the most deprived urban areas in Wales. Here, there are problems associated with poverty, multiple deprivation, low levels of economic activity and low quality housing and infrastructure’. Para 16.11 continues to state that ‘A further strand of the spatial strategy focuses on improving the wellbeing of communities through social, physical and economic improvements. For North East Wales, identified regeneration settlements include communities within Wrexham County Borough (such as Plas Madoc, Queensway, Caia Park and Gwenfro…..’ In order to support this regeneration, the WSP sets out in paragraph 16.45 the importance of transport initiatives to ‘support travel for retraining and access to job opportunities or to improve access to healthcare, shops and other services’.

Planning Policy Wales – (Edition 9, November 2016)

3.5 Planning Policy Wales sets out the land-use planning policies of the Welsh Government. It states that Development Plans should secure a sustainable settlement pattern which meets the needs of the economy, the environment and health while respecting local diversity and protecting the character and cultural identity of communities 9. The key messages regarding sustainable settlement patterns include locating development to reduce the need to travel by car by maximising accessibility to employment opportunities, services and facilities by walking, cycling and public transport. Development should be directed to existing urban areas which are well served by public transport, and benefit from concentrations of jobs, facilities and services. It is also important to recognise within the context of delivering sustainable development that there are differing priorities for urban and rural areas 10 which are reflected in the plans spatial strategy. b) Regional Context

3.6 The Spatial Strategy has also been shaped by regional issues and contributes to wider regional objectives as identified in the section below:

North Wales Economic Ambition Board

3.7 Wrexham along with the other five local authorities in North Wales, the private sector, higher and further education and third sectors has joined the North Wales Economic Ambition Board (NWEAB) and has adopted a growth vision

9 Section 4.7, Chapter 4, Planning Policy Wales (Edition 9, November 2016) http://gov.wales/docs/desh/publications/161117ppw-chapter-4-en.pdf 10 Section 4.6, Chapter 4, Planning Policy Wales (Edition 9, November 2016) http://gov.wales/docs/desh/publications/161117ppw-chapter-4-en.pdf

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for the economy of North Wales to 2035 11 . The aims are to improve economic, social and environmental well-being of North Wales, to support and retain young people in the region, address worklessness and inactivity, support and enable private sector investment in the region to boost economic output and to create new job opportunities. In broad terms, the vision is to grow the value of the economy by 2.8% per annum to £20 billion and to create over 120,000 new job opportunities. There will be many different ways in which the partners try to deliver this vision including the growth deals for North Wales and Cheshire and Warrington – both of which support key investment in Wrexham which support the vision and strategic objectives of the Deposit Plan.

Mersey Dee Alliance

3.8 In addition to the North Wales Economic Ambition Board, the Council is also a key partner in the Mersey Dee Alliance (MDA). The MDA was born out of recognition of shared economic, social and environmental interests across the West Cheshire, Wirral and North East Wales area. The Alliance was formed in April 2007 and in addition to Wrexham, comprises the local authorities of Cheshire West and Chester, Flintshire and Wirral, together with Chester University, Wrexham Glyndwr University, the Welsh Government and Mersey Travel. Whilst sitting either side of a national boundary, the Mersey Dee region has been recognised as a single economic sub-region, with a population close to 1 million 12 .

3.9 The MDA’s role is to enhance the profile and identity of the North Wales/North West border region and maintain and develop the region’s competitiveness. It has published a number of strategies including Sub Regional Spatial Strategy (2006-2021). 13 The recently published Mersey Dee Area Prospectus – Unlocking Our True Potential 14 sets out the transport infrastructure investment required to unlock the economic growth potential in addition to and complementary to rail investment identified in the Growth Track 360 prospectus 15 . Investment in the transport infrastructure will act as a key enabler to help better link Wrexham’s key development sites to each other, to skilled labour and into the wider economy of the Northern Powerhouse and international routes allowing us to expand the potential economic offer. The prospectus identifies Strategic Development sites including; Wrexham Town Centre, Wrexham Industrial Estate and Wrexham Technology Park/Western Gateway. These have been identified due to their significant growth potential 16 .They represent some of the region’s best investment opportunities and are protected for employment uses within the Plan under policy EM1.17

11 http://www.wcnwchamber.org.uk/wp-content/uploads/2016-08-Vision-for-North-Wales-Economy-FINAL- VERSION.pdf 12 http://www.wrexham.gov.uk/english/council/documents/council_plan.htm 13 http://www.merseydeealliance.org.uk/spatial-strategy/ 14 http://wcnwchamber.org.uk/wp-content/uploads/MDA-Prospectus-Unlocking-Our-True-Potential-English.pdf 15 http://cdn.frontburnr.co.uk/uploads/files/ch1/3087_Rail_Prospectus_pre_publication_draft.pdf 16 http://wcnwchamber.org.uk/wp-content/uploads/MDA-Prospectus-Unlocking-Our-True-Potential-English.pdf 17 www.wrexham.gov.uk/ldp

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3.10 Planning Policy Wales Chapter 9 Housing states that in identifying sites to be allocated for housing in development plans, local planning authorities should follow a search sequence, starting with the re-use of previously developed land and buildings within settlements, then settlement extensions and then new development around settlements with good public transport links.

3.11 Planning Policy Wales states that Development Plans should secure a sustainable settlement pattern 18 which meets the needs of the economy, the environment and health. In producing their development plans, local planning authorities should devise a settlement strategy which establishes housing policies in line with their local housing strategy and a spatial pattern of housing development balancing social, economic and environmental needs 19 .See Background Paper 2 Settlement Hierarchy and Development Potential 20 .

3.12 Chapter 7 sets out national policies for economic development. The document states the importance of the planning system in supporting economic growth and ensuring that there is sufficient land is suitable for economic uses. Local planning authorities should steer economic development to the most appropriate locations by:

• Coordinating development with infrastructure provision • Supporting national, regional and local economic policies/strategies • Aligning jobs and services with housing where possible to reduce the need for travel by car • Promoting brownfield, vacant and underused land • Delivering physical regeneration 21

3.13 In terms of employment the planning system should support economic and employment growth alongside social and environmental considerations within the context of sustainable development. Wherever possible local planning authorities should seek to guide and control economic development to facilitate regeneration. Evidence should include an Employment Land Review 22 which is relevant to the prevailing market conditions and requirements of the development plan. c) Local Context

Our Wrexham Plan (Wrexham Local Service Board) 2013 – 2024 23

18 Planning Policy Wales Edition 8 – January 2014 – Chapter 4 Planning for Sustainability. Paragraph 4.7.2. http://gov.wales/docs/desh/publications/160104ppw-chapter-4-en.pdf 19 Planning Policy Wales Edition 8 – January 2016 – Chapter 9 Housing. Paragraph 9.2.5. http://gov.wales/docs/desh/publications/160104ppw-chapter-9-en.pdf 20 Background Paper 2 Settlement Hierarchy and Development Potential 21 Planning Policy Wales Edition 8 – January 2016 - Chapter 7 Economic Development 7.1.3 22 www.wrexham.gov.uk/ldp 23 http://www.wrexhamlsb.org/assets/pdf/lsbplan2013-2024.pdf

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3.14 Economic aspirations contained in the ‘Our Wrexham Plan’ indicate that making Wrexham a place with a strong, resilient and responsible economy is a priority for the County Borough. Wrexham is therefore well placed to tap into economic opportunities in both Wales and North West England. The Deposit Plan aligns with this plan as it seeks to strike a balance between economic ambition and delivering social environmental and cultural sustainability.

The Council Plan 2017-2022

3.15 The Council Plan 24 is the mechanism by which Wrexham County Borough Council publishes its well-being statement. It also highlights how local people have been involved in determining those objectives. The Council Plan is underpinned by the other strategies prepared by the Council and its partners. Economic aspirations contained within the Council Plan indicate that making Wrexham a place with a strong, resilient and responsible economy is a priority for the County Borough. This will be evidenced by a revitalised Wrexham Town Centre and surrounding neighbourhoods via the delivery of new and improved homes, the creation of businesses, jobs and growth of the arts and creative industries sectors to strengthen its regional position and make it the place people choose the live, work and invest in. Table 1 below demonstrates the wellbeing objectives of the Council Plan that the LDP is supporting.

Table 1 Wellbeing Objectives Economy E1 Encouraging People to live, work, learn, visit and invest here; E2: Supporting businesses to locate and grow here; and E3: Helping tackle poverty People PE5 - Enabling access to leisure and cultural activities.

Place Pl1: Promoting good quality homes and regeneration; Pl3: Communities with sustainable, attractive settlements, neighbourhoods, buildings and spaces; and Pl4: Well connected and sustainable communities.

Wellbeing of Future Generations (Wales) Act, 2015 and Wrexham’s Wellbeing Assessment (March 2017)

24 http://www.wrexhamlsb.org/assets/pdf/lsb_plan_2013-2024.pdf

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3.16 The Wellbeing of Future Generations (Wales) Act places a duty on all public bodies in Wales to ‘carry out sustainable development’ (29 ) in order to achieve the wellbeing goals of:

• A prosperous Wales; • A resilient Wales; • A healthier Wales; • A more equal Wales; • A Wales of cohesive communities; • A Wales of vibrant culture and thriving Welsh Language; and • A globally responsible Wales.

3.17 With the introduction of this Act, a statutory Public Service Board (PSB) has been established which is tasked with undertaking a wellbeing assessment and producing a wellbeing Plan for Wrexham. The Well Being assessment (March 2017) is a snapshot of economic, social, environmental and cultural wellbeing in Wrexham and can be found at http://www.wrexhampsb.org/wp- content/uploads/2017/05/030517-wellbeing-assessment.pdf.

3.18 Work on the deposit LDP has been a key contributor to the wellbeing assessment and will also influence the priorities of the wellbeing Plan for Wrexham by May 2018. The Deposit Plan strategy has had regard to the wellbeing assessment .

4. Evidence Base

4.1 In order for the LDP spatial strategy to be founded on a robust basis the following key pieces of evidence support the Spatial Strategy as identified in chapter 5 of the deposit LDP.

Wrexham Urban Potential Study (UPS, Entec, 2007):

4.2 An assessment of the Urban Capacity of Wrexham County Borough was produced by Entec in March 2007. This study looked at the capacity for residential development on undeveloped land and previously developed vacant land and buildings within all existing settlement limits within the County Borough, taking account of existing housing allocations and permissions as contained within the Joint Housing Land Availability Study at the time. It also included an assessment of viability issues along with phasing information. The study 25 concluded that there is a lack of brownfield land capacity within existing settlement limits to support future housing growth requirements.

4.3 The status of the potential sites identified as suitable for housing development in the Entec Report were reviewed and updated in 2013 and 2014, including

25 Urban Capacity Study Sites Update (2015)

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the addition of further potential sites for assessment as a result of the call for sites that was undertaken in support of the pre deposit stages of the LDP 26 . The Urban Capacity Study updates 27 continued to identify a shortage of suitable, available and deliverable brownfield sites within existing settlement limits. Whilst some of these brownfield sites may be developed as windfall sites over the plan period, the quantum of need cannot be met without considering the need for the release of greenfield sites currently on the edge of, but outside existing (UDP) settlement limits.

4.4 It has been necessary therefore for the LDP spatial strategy to bring forward greenfield sites on land adjoining existing settlements in the most sustainable locations 28 to address the identified housing and employment land needs over the plan period.

Joint Wrexham and Flintshire Local Housing Market Assessment, (March 2015) and Wrexham Update (December 2017)

4.5 The LDP spatial strategy has been informed and influenced by the Joint Local Housing Market Assessment (LHMA). The findings of the (LHMA) outline the key strategic issues that underpin the operation of Wrexham County Boroughs Housing Market Area. These include demographic changes, economic factors and the state of the housing stock and its relationship with the current and future population.

4.6 The LHMA confirmed that the Borough has a self contained housing market. 29 This means that on its own, it is considered an appropriate Housing Market Area for the purposes of the LDP policy making. The assessment identifies 5 local housing market areas across the County Borough, a map of which is provided below in figure 1.

4.7 The assessment demonstrated that there is a continuing need to provide affordable housing in the Borough 30 , however delivering this need is partially compounded by the current lack of a wide range and choice of housing opportunities, viability in some parts of the County Borough and a reduced land supply situation.

26 See Background Paper 4: Site Selection Methodology (January 2018) www.wrexham.gov.uk/ldp 27 Urban Capacity Study Update 2013 http://wrexhamldp.wrexham.gov.uk 28 See Background Paper 2: Settlement Hierarchy and Development Potential (January 2018) www.wrexham.gov.uk/ldp 29 Local Housing Market Assessment – Contextual Report (August 2015) 30 Table 6.4, Joint Wrexham and Flintshire Local Housing Market Assessment, (March 2015)

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Figure 1: Wrexham Housing Market Areas (Source Wrexham LHMA 2014 and 2017 update).

4.8 The LHMA identifies that households in need of affordable housing are evident across all parts of the County Borough and that there is a shortfall of provision in all 5 housing market areas. Analysis through the LHMA reveals that there is an annual shortfall of 157 affordable dwellings across Wrexham County Borough. This would equate to 2355 affordable dwellings over the lifetime of the Local Development Plan (LDP). The imbalance of affordable housing for each housing market area is as follows:

Housing Market Affordable Need Sub Area 1 year 5 year Plan period South West 1 7 15 North East 8 41 120 South East 5 23 75 Western Border 77 387 1155 Wrexham 65 327 975 Total 157 785 2355

Table 2: Affordable Housing Need in each housing market sub area within the County Borough (source – Table B6:LHMA Update, 2017)

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4.9 The strategy responds to this evidence by allocating sites capable of delivering affordable housing across a range of settlements within the County Borough (policy H1 of the Deposit LDP). There are also opportunities in the overall housing requirement for windfall sites to come forward across the County Borough to further deliver affordable housing over the plan period, in line with policy H2 of the deposit plan. In addition, the plan also makes provision for affordable housing exception sites to come forward outside of, but adjoining existing settlements in order to further meet the need identified in the LHMA (policy H3 of the Deposit LDP).

4.10 Based on the allocations and the known, large windfall sites, the potential amount of affordable housing that could be delivered from these sources of supply are estimated in table 3 and 4 below and amount to 1319 or 56% of the required need identified in the LHMA. This information has been put together to indicate the maximum levels of affordable housing that could be derived from the proposed site allocations and large, known windfall sites using the evidence in the Affordable Housing Viability assessment (January 2018, further details in relation to which are contained in the paragraphs below) The figures in tables 3 and 4 do not include other S106 costs which are detailed further in the site pro-formas that form part of BP8 Housing Supply and Deliverability 31 .

31 BP8 Housing Supply and Deliverability www.wrexham.gov.uk/ldp

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LDP Housing Tier Settlement No of HMA area Annual A/H viability A/H quota Potential A/H allocations units A/H market area (%) based on contribution (policy (Policy H1) (within imbalance 30dph for H2) plan each viability period) area KSS1 1 Wrexham 1500 Wrexham 65 North West 25% 375 (50) Town (200) KSS2 1 Wrexham 1680 North East 8 Rural East 40% 672 (632) Town (1580) 1. Land adj 1 Wrexham 375 Western 65 North 40% 150 Mold Town Border Wrexham Road and Gresford 2. Jaques 1 Wrexham 36 Wrexham 65 North West 25% 9 Scrapyar Town d 3. Crown 1 Wrexham 71 Wrexham 65 South 30% 31 Buildings Town Wrexham 4. Former 2 Cefn 22 Western 77 Cefn Mawr 0% 0 Rhosyme Mawr / Border and Rhos dre Acrefair infants 5. Land 2 Cefn 51 Western 77 Cefn Mawr 0% 0 opposite Mawr / Border and Rhos former Acrefair Ruabon works 6. Land off 2 Chirk 180 South West 1 Rural West 30% 54 B5070 and Chirk 7. Stansty 2 Gwersyllt 96 Western 77 North West 25% 24 Fields Border 8. Mold 2 Gwersyllt 15 Western 77 North West 25% 4 Road Ind Border

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est 9. British 2 Llay 60 Western 77 North 40% 24 Legion, Border Wrexham Llay and Gresford 10. Land at 2 Llay 365 Western 77 North 40% 146 Home Border Wrexham Farm, and Gresford Llay 11. South of 3 New 25 Western 77 North West 25% 6 Berse Broughton Border Road 12. Gatewen 3 New 127 Western 77 North West 25% 32 Road Broughton Border 13. Sycamore 3 Holt 35 North East 8 Rural East 40% 14 House 14. St Marys 3 Overton 40 South East 5 Rural East 40% 16 Avenue 15. The 3 Penley 25 South East 5 Rural East 40% 10 Grange 16. North and 3 Rossett 137 North East 8 Rural East 40% 55 South of Rossett Road 17. Llay New 4 Rhosrobin 79 Western 77 North West 25% 20 Road Border Total (within plan period) 1642 (1277)

Table 3 – Estimated affordable housing contributions from allocated sites (policy SP4, SP5 and H1) (Source Wrexham LHMA, 2017 update and table 7.3 Affordable Housing Viability Assessment update, January 2018).

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Site Ref Settlement Tier No of HMA area Annual A/H viability A/H quota (%) Potential units A/H area based on 30dph A/H imbalance for each viability contribution area (policy H2) WXT074NUCS Wrexham 1 14 Wrexham 65 North 40% 6 Wrexham and Gresford CHIR007UCS Chirk 2 30 Western 77 Rural West 30% 9 Border and Chirk CHIR009UCS Chirk 2 22 Western 77 Rural West 30% 7 Border and Chirk GWE02CS Gwersyllt 2 24 Western 77 North 40% 10 Border Wrexham and Gresford JOHN010UCS Rhos/ 2 10 Western 77 Cefn Mawr 0% 0 Johnstown Border and Rhos JOHN014UCS Rhos/ 2 28 Western 77 Cefn Mawr 0% 0 Johnstown Border and Rhos JOHN029UCS Rhos/ 2 16 Western 77 Cefn Mawr 0% 0 Johnstown Border and Rhos BRO08CS Broughton 3 20 Western 77 North West 25% 5 Border Settlements MA05OS Marchwiel 3 12 South East 5 Rural East 40% 5 Total 42

Table 4: Estimated affordable housing contributions from large, known windfall sites (Source Wrexham LHMA, 2017 update and table 7.3 Affordable Housing Viability Assessment update, January 2018)

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4.11 In addition to the affordable housing need identified in the HMA, the document also looks at the types of houses that are required in the County Borough. The LHMA clearly suggests a need for smaller, one to three bedroomed properties for both under and over 65’s, as well as a need for a range of appropriate housing provision, adaptation and support for the areas older population which is expected to increase over the plan period. This information has been used to inform the housing proformas identified in Background Paper 8: Housing Supply and Deliverability(January 2018) 32 and also the Masterplanning Framework SPG(January 2018)33

Joint Wrexham and Flintshire Affordable Housing and Community Infrastructure Levy Viability Assessment (2014) and Wrexham Affordable Housing Viability Update (January 2018)

4.12 Key to the delivery of affordable housing in the County Borough is the consideration and understanding of the viability of an area. The Joint Wrexham and Flintshire Affordable Housing and Community Infrastructure Levy Viability Assessment (November 2014) 34 was prepared to assist in the setting of affordable housing targets and thresholds and identify the headroom for a potential CIL charge across the range of different use classes within the County Borough. This study was updated and completed in January 2018 for Wrexham only. The study seeks to establish maximising affordable housing provision in setting policy in the development plan. The LPA are likely to pursue a CIL but this will be following the adoption of the LDP.

4.13 This evidence has informed the settlement hierarchy 35 to give a broad, strategic indication of viability levels within settlements which has a knock on effect on the ability of an area to deliver development and associated planning gain. The study also recognises that varying development density and location, amongst a range of other factors can have an effect on viability. The assessment uses post code analysis to group together areas with similar house prices and uses a Residual Valuation (RV) methodology to assess viability on a notional 1ha site as part of a high level testing framework. The assessment also looks at small sites (of 1 – 9 dwellings) as well as at potential allocations in more detail to give a better understanding of setting policy thresholds with the aim of maximising affordable housing delivery. For the purposes of the policy (H2) in the LDP, the following market viability areas have been identified (Figure 2 below)

32 Background Paper 8 Housing Supply and Deliverability www.wrexham.gov.uk/ldp 33 www.wrexham.gov.uk/ldp 34 Joint Wrexham and Flintshire Affordable Housing and Community Infrastructure Levy and Development Viability Assessment (November 2014) http://wrexhamldp.wrexham.gov.uk

35 Background Paper 2: Settlement Hierarchy and Development Potential (February 2016) http://wrexhamldp.wrexham.gov.uk

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Figure 2: Viability market areas across the County Borough based on post code areas (source Wrexham affordable Housing viability assessment 2014 and 2018 update).

4.14 This evidence has been used to inform the strategy in the LDP, alongside the evidence in the HMA to identify the potential number of affordable housing units that could be delivered via allocations, and known large windfall sites (table 3 and 4 above).

Joint Wrexham and Flintshire Employment Land Review (October 2015)

4.15 A Joint Employment Land Review (ELR) was undertaken by BE Group for Wrexham CBC and Flintshire County Council. As well as providing projections of employment land requirements and sectorial jobs growth analysis, the ELR also looked at the local economy in its wider regional context and examined the past and current economic situation in the County Borough 36 .Evidence in the ELR has been used to support the amount of employment land allocated within the Deposit Plan during the plan period and the approach to protecting existing employment areas.

36 Joint Employment Land Review www.wrexham.gov.uk/ldp

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4.16 The ELR reviewed the existing employment land provision, and long term suitability and viability of sites and allocations for employment use in light of the current prevailing market conditions. It built a robust and relevant evidence base of business needs and assessed future quantitative employment requirements to help inform the employment land policies of the LDP.

4.17 In spatial terms, Wrexham Town, Wrexham Industrial Estate and Llay Industrial Estate provide the employment hubs for the County Borough with wider sub-regional importance and marketing appeal, with particular demand for space and expansion at Wrexham Industrial Estate. Other employment areas in the County Borough are of local value with varying popularity. However the broad spread of employment areas elsewhere in the County Borough help provide local employment opportunities and have a role to play in the overall spatial strategy of the Plan.

Housing Land Monitoring

4.18 Local planning authorities must ensure that sufficient land is genuinely available or will become available to provide a 5-year supply of land for housing judged against the general objectives and the scale and location of development provided for in the development plan. 37

4.19 Under the provisions of TAN1: Joint Housing Land Availability Studies (JHLAS), the Council have a statutory duty to monitor housing land supply on an annual basis in the form of the JHLAS. Changes were made to TAN1 in January 2015 which means that because the Authority does not have an LDP and with the UDP being out of time, we are deemed to have a 0 land supply. We no longer have to undertake a formal JHLAS. Under the provisions of TAN1 however, local authorities do have to demonstrate that they have a 5 year supply of housing once the LDP is adopted. The Council therefore continues to monitor annually the number of permissions granted for housing, the number of sites under construction, those not yet started and those pending section 106 agreements to make sure that we have an up to date evidence position to inform the Deposit Plan. Further information about the housing monitoring position can be found on the Councils website and in background paper no 8: Housing supply and Deliverability (January 2018).

Sustainability Appraisal

4.20 The Sustainability Appraisal has been an important tool for generating and assessing alternative spatial options for the LDP. Using the SA framework a range of options have been objectively assessed against the plans integrated objectives to understand the relative merits of different approaches and inform

37 Planning Policy Wales Edition 9 ‐November 2016 –Chapter 4 – Paragraph 9.3.2

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decision making. Alternative options have been considered at spatial, strategic policy, site allocation and detailed policy stages 38 . The reasons why alternative options have been chosen, why other options have been dismissed together with justification for why certain options were not considered (un- reasonable) are contained within the Sustainability Appraisal 39 .

4.21 The SA shows that the chosen spatial strategy provides a more sustainable approach to the delivery of the plan than alternative options. With viability, deliverability and sustainability constraints varying significantly throughout the County Borough, the greater flexibility presented by this strategy provides opportunities to select sites to deliver the LDP vision and objectives while avoiding and mitigating the worst impacts, particularly on the environment.

Infrastructure Plan (IP)

4.22 The Infrastructure Plan has been prepared to demonstrate that the LDP Strategy and allocations are deliverable over the plan period. Although there is no statutory requirement to prepare an Infrastructure Plan in Wales, the Authority has prepared one as it helps to provide clarity to all about how sites are likely to be bought forward over the lifetime of the plan and the timescales for their delivery .

4.23 All those involved in infrastructure delivery including both developers and infrastructure providers such as the Betsi Cadwaladr University Health Board, Welsh Water, SP Networks and colleagues in transport and education have contributed to both the development of the Deposit Plan and the IP. The IP provides evidence that demonstrates that infrastructure can be provided to the required timescales to facilitate development over the plan period. This information on infrastructure has fed into the site allocation pro-fromas contained in BP 8 Housing Supply and Deliverability and, where known the housing trajectory which is also contained in BP8.

Background Papers

4.24 A number of technical background papers have also been produced which have informed the spatial strategy in the LDP.

Background Paper 1 - Population and Household projections with dwelling and employment impacts (Updated January 2018)

4.25 In order to understand current and future levels of need and demand for housing, planning authorities should also draw upon the Government’s latest published household projections.

4.26 Household projections are produced by the Welsh Government (WG) and key to the development of Local Development Plan is the use of the most up to

38 Document 04 http://wrexhamldp.wrexham.gov.uk/portal/ldp/ps/ps2016?tab=files 39 Document 04 http://wrexhamldp.wrexham.gov.uk/portal/ldp/ps/ps2016?tab=files

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date household projections. Local authorities need to assess whether the various elements of the projections are appropriate for their area, and if not, undertake modelling, based on robust evidence, which can be clearly articulated and evidenced, to identify alternative options in accordance with national planning policy (paragraph 9.2.2 of Planning Policy Wales, Edition 9 November 2016).

4.27 The 10 year migration led variant was selected as the preferred growth option in the Deposit plan in preference to the principal projection, as it provides a higher level of growth that more closely matches the Council’s aspirations for economic development and is broadly comparable to previous levels of housing completions. It looked at a longer term trend than the other welsh Government variant projections, and this better fits the 15-year lifespan of the Local Development Plan. Background Paper 1b Population and Household Projections with dwelling and employment impacts (January 2018) 40 provides further information in relation to the growth levels identified in the deposit plan and provides the basis for which the spatial strategy has been developed further in the LDP.

Background Paper 2: Settlement Hierarchy and Distribution of Development (January 2018) 41

4.28 The Settlement Hierarchy and Development Potential Background Paper 42 (January 2018), sets out the Councils approach to identifying the most sustainable settlements within the County Borough. This evidence has assessed each settlement on the basis of the capacity of existing infrastructure, the provision of services, employment opportunities, planning constraints, development viability and opportunities for new development. The site assessment process has also helped inform the potential for new development 43 .

4.29 A tiered approach is used to group settlements with similar characteristics in terms of facilities and services. This information, combined with development opportunities (sites register), constraints, viability and deliverability (through discussions with landowners and developers) 44 has then been used to direct development to appropriate locations, to ensure sustainable and proportionate growth in the most appropriate areas. Figure 3 shows the results of the assessment setting out where each settlement fits within the hierarchy and table 2 in the reasoned justification accompanying policy SP2 in the deposit plan shows the percentage of housing allocations in each tier and is replicated further in table 5 in para 5.15 below.

40 http://wrexhamldp.wrexham.gov.uk 41 Document no 11 http://wrexhamldp.wrexham.gov.uk/portal/ldp/ps/ps2016?tab=files 42 BP2 Settlement Hierarchy and Development Potential (January 2018) http://wrexhamldp.wrexham.gov.uk 43 Site register and BP4a Site assessment methodology (January 2018) http://wrexhamldp.wrexham.gov.uk 44 See Appendix B, BP8 Housing Supply and Deliverability (January 2018) http://wrexhamldp.wrexham.gov.uk

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4.30 An overview of each tier is provided below and in figure 3:

Tier 1: Primary Key Settlement – Settlement which has a critical role to play in the success of the region, and which act as an important service and employment centre for surrounding settlements including the more rural locations;

Tier 2: Key Settlement –Settlements which support communities, but which are dependent upon the Primary Key Settlement for some key amenities. Some services are present and they have good access to public transport;

Tier 3: Local Service Centres – Settlements with fewer services and which have relatively good accessibility by non-car modes;

Tier 4: Minor Village – Settlements with limited facilities with some access by non-car modes;

Tier 5: Hamlet – Settlements with no services and limited or no access by non-car modes.

Tier 1: Wrexham and Wrexham Industrial Estate

Tier 2: Acrefair / Cefn Mawr, Chirk, Coedpoeth, Gresford / Marford, Gwersyllt, Llay, Rhosllanerchrugog, Ruabon

Tier 3: Bangor, Broughton, Brymbo , Glyn Ceiriog, Holt, Overton, Penley , Penycae , Rhostyllen , Rossett

Tier 4: Bersham , Bradley, Bronington , Bwlchgwyn , Froncysyllte , Hanmer , Marchwiel , Minera , Pentrebychan , Pentre, Pontfadog , Rhosrobin , Southsea, Tanyfron , Trevor,

Tier 5: Betisfiled , Burton, Cross Lanes, Dolywern / Llwynmawr , Garth, Gwynfryn , Halton , Horesemans Green, Llanarmon DC, New Brighton, Sydallt , Talarn Green, Tregeiriog , Trevalyn , Worthenbury

Figure 3: The sustainable settlement hierarchy for Wrexham (source Background Paper 2, January 2018)

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4.24 The settlement hierarchy is a useful tool in understanding the sustainability of places within the County Borough; however this in itself is not the sole determinant of where allocations have been identified. Other factors such as compliance with the search sequence for site identification as contained in paragraph 9.2.8 – 9.2.10 of Planning Policy Wales 45 , whether individual site constraints could be overcome to allow development and the viability and deliverability of the sites to contribute to the 5 year land supply on adoption of the LDP. Further information on these elements are discussed further in the section on BP4 below.

Background Paper No 4: Site Assessment Methodology (January 2018).

4.31 The Council has undertaken an assessment of all sites submitted as part of the LDP process in line with the methodology as set out in Background Paper 446 . This work has provided the Council with an understanding of the type of sites available and those which can be considered for potential allocation and inclusion in the Deposit LDP.

4.32 The allocations identified (policy SP4, SP5 and H1) consider the findings of the Joint Affordable Housing and Community Infrastructure Levy (CIL) Viability Assessment (December 2014, and 2017 update)47 , the Joint Wrexham and Flintshire Local Housing Market Assessment, (March 2015, and 2017 update)48 and further information received via consultation in support of sites from site proponents detailing the numbers and timescales for delivery should the sites be allocated 49 . Information received from other key stakeholders such as Welsh Water and Natural Resources Wales (NRW) and specialist officers within the Council have also informed this process. In order to align with the JHLAS Housing Monitoring Process, only sites capable of supporting 10 or more have been allocated in the Deposit Plan.

Background Paper No 8 Housing Supply and Deliverability (January 2018)

4.33 The Housing Land Supply and Deliverability background paper sets out the various components of housing supply and details when the allocations are likely to be delivered over the plan period as presented in the housing trajectory which forms part of BP8. In addition, the paper also provides an assessment of windfall potential, looks at past completions data, and includes

45 Chapter 9, Planning Policy Wales, Edition 9, November 2016 http://gov.wales/docs/desh/publications/161117ppw-chapter-9-en.pdf 46 BP4a Site assessment methodology (January 2018) http://wrexhamldp.wrexham.gov.uk 47 http://wrexhamldp.wrexham.gov.uk 48 http://wrexhamldp.wrexham.gov.uk 49 See Appendix B, BP8 Housing Supply and Deliverability (January 2018) http://wrexhamldp.wrexham.gov.uk

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justifications for the flexibility allowance as well as affordable housing thresholds and targets.

5. Spatial Strategy and Distribution of Development within the deposit LDP

5.1 This section of the paper sets out the approach to the spatial strategy and distribution of development within the deposit plan and outlines how the pre deposit stages of plan preparation have shaped the deposit version, prior to elaborating on the deposit plan itself .

Pre Deposit Consultation and Engagement

LDP – Vision, Objectives and Strategic Growth and Spatial Options (2015)

5.2 The Vision, Objectives and Strategic Growth and Spatial Options 50 tested the different spatial options for distributing the identified growth projections and associated land use requirements for the Plan period in consultation with Key Stakeholders.

5.3 As set out in the Consultation Report of Findings 51 there was no agreed consensus from stakeholder participation over the spatial growth options, with Options 2 and 3 (2 – Primary Key Settlement and Key Settlement, 3 - Primary Key Settlement, Key Settlements and Local Service Centres) receiving equal preference (28%) along with those who did not answer (28%). However, in looking at the responses for each option individually, there was a stronger preference for Option 2 (39%). A small number of variations to the options and a further option were proposed in response to this part of the questionnaire. However, no detailed supporting evidence was submitted to justify why these alternative options should be given consideration or be favoured at this stage, over those presented in the consultation documentation.

Preferred Strategy (February 2016)

5.4 The LDP Preferred Strategy (PS) was presented for public consultation in February 2016 52 setting out the Council’s preferred option relating to housing and employment levels, together with the location of development and areas of protection. It set out a settlement hierarchy which has helped inform the allocations in the Deposit Plan, and also identified the location of potential

50 Vision, Objectives Strategic Growth and Spatial Options (2015) http://wrexhamldp.wrexham.gov.uk/portal/ldp_ebsd 51 http://wrexhamldp.wrexham.gov.uk/portal/ldp_ebsd 52 http://wrexhamldp.wrexham.gov.uk/portal/ldp_ebsd

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KSS allocations, both housing and employment related which have been refined in the Deposit plan.

5.5 The Preferred Strategy 53 identified a hybrid of spatial options as the preferred spatial strategy for the County Borough at that time. It concentrated development in the Primary Key Settlement of Wrexham Town and Wrexham Industrial Estate through the regeneration of brownfield land along with the release of key strategic greenfield site allocations (mixed use housing and community facilities, and employment) on the edge of Wrexham Town. Release of the KSS was supported by the Green Wedge review which sets out the methodology used to assess the existing designation and makes a number of recommendations for changes which are reflected in full in the Deposit Plan 54 .

5.6 At this stage in the process the spatial strategy also directed a proportion of new development to those settlements identified as Key Settlements (Tier 2) and Local Service Centres (Tier 3) in the settlement hierarchy as appropriate in terms of the function, form facilities and viability of those settlements to deliver new development. Some settlements within the Minor Villages (Tier4) were also deemed suitable for development (Rhosrobin, Marchwiel, Bronnington, Southsea and Bradley) due to their proximity and relative accessibility by non-car modes to Wrexham Town.

5.7 There was a relatively even balance in public consultation responses to the spatial distribution of growth. Concern regarding the appropriate scale of development tended to focus on the ability of local infrastructure including highways, schools, sewerage, health care provision etc. to cope with new development 55

5.8 Whilst there was some variation in the weight which stakeholders attached to the growth and strategic spatial option, the feedback gained from this key stakeholder consultation process has helped to direct the Deposit Plan, in conjunction with the ongoing evidence base.

Deposit Plan (April 2018)

5.8 Further refinement of the preferred spatial strategy as a result of pre deposit consultation and engagement, along with the changing context in relation to population and household projections and further understanding of the deliverability of sites has resulted in some modification of the spatial strategy for the deposit plan.

53 http://wrexhamldp.wrexham.gov.uk/portal/ldp/ps/ps2016 54 Green Wedge Review (January 2018) http://wrexhamldp.wrexham.gov.uk/portal/ldp_ebsd 55 Initial Consultation Report http://wrexhamldp.wrexham.gov.uk/portal/ldp_ebsd

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5.9 The tiers, and settlements within each tier of the settlement hierarchy are still relevant as are the conclusions in the Urban Capacity Study (UCS) 56 . However the scale of the release of greenfield land is significantly less than initially anticipated in the Preferred Strategy due to the changes in the overall growth requirement as set out in BP1 57 .

5.10 The deposit plan still allocates land in tiers 1-3, but there is now less dependency on tier 4 settlements to contribute to the overall spatial strategy as a result of the changing growth context. Allocation no 17 (policy H1) is the only exception in a tier 4 settlement, however this is justified on sustainability grounds, being so close to Wrexham Town and accessible to a range of facilities and services including good access to public transport . The development pressure in this area (around Wrexham Town) is evident (site register 58 ) as a result of the close proximity and accessibility to Wrexham Town, however there is also the need to weigh this up against the ability of the land in this area to meet the functions of a green wedge; principally preventing the coalescence of settlements in this location 59 .

5.11 The deposit plan strategy concentrates development in the Primary Key Settlement (PKS, tier 1) of Wrexham Town and Wrexham Industrial Estate through the regeneration of brownfield land along with the release of key strategic greenfield site allocations (mixed use housing and community facilities on the edge of Wrexham Town, and employment at Wrexham Industrial Estate) on the edge of settlement. The proximity and accessibility of Wrexham Industrial Estate (WIE) to Wrexham Town provides sustainable opportunities for people to live and work in the same area, reducing the need to travel and commute out of the Borough to access employment opportunities elsewhere. In addition, the strategy also directs a proportion of new development to those settlements identified as Key Settlements (KS, tier 2) and Local Service Centres (LSC, tier 3) in the settlement hierarchy as appropriate in terms of the function, form, facilities and viability of those settlements to deliver new development.

5.12 Tier 2 settlements are the larger urban villages directly north of Wrexham Town (Gresford / Marford) and to the west of the A483 trunk road (Acrefair / Cefn Mawr, Chirk, Coedpoeth, Gwersyllt, Llay and Rhosllanerchrugog). They are thriving communities in their own right and have a range of facilities and services along with good access to public transport. These settlements are however dependant on Wrexham Town for some key amenities.

5.13 The tier 3 settlements (Bangor, Broughton, Brymbo, Glyn Ceiriog, Holt, Overton, Penley, Penycae, Rhostyllen, Rossett and Ruabon) also have a range of services and facilities, but less so in quantitative terms than those in tiers 1 and 2. They are also thriving communities in their own right with

56 Urban Capacity Study and updates http://wrexhamldp.wrexham.gov.uk/portal/ldp_ebsd 57 Population and Household Projections with dwelling and employment impacts ( Updated January 2018). http://wrexhamldp.wrexham.gov.uk/portal/ldp_ebsd 58 Updated Site Register (2017) http://wrexhamldp.wrexham.gov.uk/portal/ldp_ebsd 59 Green Wedge Review http://wrexhamldp.wrexham.gov.uk/portal/ldp_ebsd

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relatively good accessibility by non-car modes. These settlements act as local service centres to the smaller, more rural villages and hamlets within the County Borough, offering local services and amenities to those settlement sin tiers 4 and 5.

5.14 The settlement hierarchy is a useful tool in understanding the sustainability of places within the County Borough; however this in itself is not the sole determinant of where new development should be located. It does not necessarily follow that development will take place in all the settlements identified in the preferred spatial strategy areas. Some settlements in tiers 2 and 3 are unsuitable for development and as such do not offer any opportunities for growth due to either significant planning constraints (e.g. flooding in Bangor on Dee) or infrastructure capacity issues (e.g. sewerage disposal). Additionally, there may be sites which are suitable for development in some of these settlements ( e.g Rhos) but due to viability constraints, may not present realistic and deliverable solutions to accommodating new growth in the County over the plan period and their allocation could risk the soundness of the plan 60 .

5.15 Table 5 below provides a summary of the housing and employment allocations identified in the plan based on each tier of the settlement hierarchy, along with an identification of the other components of employment and housing supply that will contribute to development within the County over the Plan period (as taken from policy SP2 of the Deposit plan). Background paper 8 61 provides further details about the associated infrastructure requirements for each housing site allocation as well as assumptions in relation to windfall sites and other sources of housing supply. Employment elements are included in background paper 762 .

Settlement Hierarchy Settlements Housing and employment components Tier Tier 1: Primary Key Wrexham Town and Housing – Wrexham Town: Settlement & Strategic Wrexham Industrial Employment Area Estate (WIE). • Brownfield and greenfield site allocations, including KSS (64%) • Windfall sites • Sites with planning permission as of 1 st April 2017

Employment - WIE (SP10, SP11) and protection of other employment areas in Wrexham Town (Policy EM1):

• Strategic employment allocation: 28ha extension on Wrexham Industrial Estate; and • Protection of existing employment areas as follows:

60 Sustainability Appraisal (Deposit Plan) 2018 http://wrexhamldp.wrexham.gov.uk/portal/ldp_ebsd 61 Background Paper No 8 Housing Supply and Deliverability http://wrexhamldp.wrexham.gov.uk/portal/ldp_ebsd 62 Joint Employment Land Review http://wrexhamldp.wrexham.gov.uk/portal/ldp_ebsd

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• Wrexham Industrial Estate • Gresford Industrial Estate • Wrexham Western Gateway • Wrexham Technology Park • Rhosddu Industrial Estate • Whitegate Industrial Estate, • Pulestone Industrial Estate • Pandy Industrial Estate

Tier 2: Service Centres • Acrefair / Cefn Mawr Housing: • Chirk • Coedpoeth • Brownfield and greenfield site allocations • Gresford / Marford (22%) • Gwersyllt • Windfall sites st • Llay • Sites with planning permission as of 1 April • Rhosllanerchrugog 2017. • Ruabon Employment:

Protection of existing employment areas (policy EM1) at: • Chirk Industrial Estate and Canal Wood Industrial Estate, Chirk • Wynnstay Technology Park, Cefn/Acrefair • Five Crosses Industrial Estate, Coedpoeth • Advance Park Industrial Estate, Rhosymedre, Cefn/Acrefair • Llay Hall Industrial Estate and Riverside Business Park, Sydallt, Gwersyllt • Westminster Industrial Estate, Gwersyllt • Coppi Industrial Estate, Rhos • Vauxhall Industrial Estate, Johnstown • Gardden Industrial Estate, Ruabon • Ruabon Business Park, Ruabon Tier 3: Local Service • Bangor Housing: Centres • Broughton • Brymbo • Brownfield and greenfield site allocations • Glyn Ceiriog (11%) • Holt • Windfall sites st • Llay • Sites with planning permission as of 1 April • Overton 2017 • Penley • Penycae Employment: • Rhostyllen Protection of existing employment areas (Policy • Rossett EM1) at: • Ruabon

• Lightwood Green Industrial Estate, Overton • Rossett Business Village, Rossett/Lavister • Penley Industrial Estate, Penley • Two Mile Industrial Estate, Brynteg • Croesfoel Industrial Estate and BershamEnterprise Centre, Rhostyllen • Llay Industrial Estate, Llay • Former Steelworks Site, Brymbo

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Tier 4: Minor Village • Bersham Housing: • Bradley • Bronington • Greenfield site allocation (2%, Rhosrobin) • Bwlchgwyn • Limited housing opportunities in these • Froncysyllte areas, restricted to small scale windfall • Hanmer opportunities within settlement limits, • Marchwiel • Affordable Housing Rural Exception sites, • Minera and • • Pentre Bychan Limited housing development in the open • Pentre countryside in line with national planning • Pontfadog policy (infill, conversions, rural enterprise dwellings) • Rhosrobin • Sites with planning permission as of 1 st April • Southsea 2017 • Tanyfron • Trevor Employment:

Protection of existing employment areas (Policy EM1) at:

• Southsea Industrial Estate, Southsea

Tier 5: Hamlets • Bettisfield Housing: • Burton • Gwynfryn • Affordable Housing Rural Exception sites, • Halton and • Horsemans Green • Limited housing development in the open • New Brighton countryside in line with national planning • Sydallt policy (infill, conversions, rural enterprise • Tregeiriog dwellings) • st • Worthenbury Sites with planning permission as of 1 April • Crosslanes 2017

• Dolywern / Employment: Llwynmawr Smaller scale employment uses in small • Garth • settlements / open countryside (policy EM4 and Llanarmon DC EM5). • Tallarn Green

Table 5: Location and distribution of development within the County Borough for each tier within the settlement hierarchy .

Distribution of Housing Allocations within the Deposit Plan

5.16 The spatial strategy directs development to the largest and most sustainable settlements in tiers 1-3 and to a single tier 4 settlement (Rhosrobin) which is located close to Wrexham Town and has good public transport links. The table below shows the distribution of housing allocations (as detailed in policy H1 of the Deposit LDP) within each tier and the percentage of development in each tier as a result of this component of supply.

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Settlement Tier Housing Housing units % of % of units likely to be housing housing allocated delivered units units to be (H1) within the allocated in delivered plan period each tier within the plan period per tier Wrexham 1 3662 2262 Total tier 1 3662 2262 74% 64% Acrefair/Cefn 2 73 73 Mawr Chirk 2 180 180 Gwersyllt 2 111 111 16% 22% Llay 2 425 425 Total tier 2 789 789 Holt 3 35 35 Broughton 3 152 152 Overton 3 40 40 Penley 3 25 25 8% 11% Rossett/Lavister 3 137 137 Total tier 3 389 389 Rhosrobin 4 79 79 Total tier 4 79 79 2% 2% Total 4919 3519

Table 6: Percentage of housing allocations per tier of the settlement hierarchy, showing both units allocated and those deliverable over the plan period.

5.17 Table 6 above shows that 64% of the housing allocations (policy H1) to be delivered over the plan period will be in tier 1, Wrexham Town, the primary key settlement within the County Borough. This is consistent with the aims of the WSP to realise the potential of Wrexham Town as a settlement of national importance. 22% of the units to be delivered over the plan period are proposed in tier 2 settlements, 11% in tier 3 and 2% in tier 4. Whilst the allocations are only one source of housing supply over the plan period, they will be the main source of supply going forward (58% of the future supply or 41% of the future supply based on those allocations that are deliverable over the plan period) as evidenced in table 7 below.

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Components of No of units % housing supply Completions (2013 – 977 11% 2017) Commitments as of 1 st 2027 24% April 2017 (land with PP and pending S106) Windfall (small and large 2145 25% sites) Allocations (H1) 4919 58% Allocations deliverable 3519 41% within the plan period

Table 7 : Number of units and percentage of each component of the housing supply based on the plan provision of 8525 units.

5.18 The allocation of sites in tier 2 (22%) and 3 has been more complex. Whilst a large number of sites in these locations comply with the spatial strategy, the site assessment process 63 together with other policy considerations severely reduced the number of sites available for allocation, which in turn has implications for the distribution of growth. Consequently not every settlement in tiers 2 and 3 has allocations (see policy H1) in the deposit plan, only those that are considered to be viable and deliverable based on ongoing discussions with the landowners / developers / site proponents have been allocated (see Appendix B, BP8, Housing Supply and Deliverability, January 2018).

5.19 Appendix 1 and 2 of this paper provides an overview of the suitability of each settlement for allocations within the deposit plan. It draws on a number of sources of information and seeks to provide an overview of the each settlement and settlement constraints which provides further detail about why some settlements are more suitable than others for allocations, in particular those in tiers 2 and 3.

Distribution of Employment Allocations within the Deposit Plan

5.20 The employment allocation (KSS3) in the deposit plan is located on Wrexham Industrial Estate, the County Borough’s Key Business Sector Area. Other employment sites in the County Borough are safeguarded under policy EM1 for employment use, further details in relation to employment are provided in background paper 7(January 2018).

Relationship between Housing and Employment Allocations

63 Background Paper 4: Candidate Site Methodology http://wrexhamldp.wrexham.gov.uk/portal/ldp_ebsd

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5.20 One of the key aims of the LDP spatial strategy is to ensure that employment and housing development are co-located to encourage a sustainable pattern of development in line with the principles of Planning Policy Wales 64 . The methodology which derived the settlement hierarchy 65 , and which has influenced the location of housing development, considered employment opportunities from the outset.

5.21 The location of allocated employment areas is an indicator regarding employment opportunities used in the settlement hierarchy. The intention is to indicate what employment opportunities exist in the settlement, and what THE economic role plays in land use terms. The presence or lack of employment areas influenced the tier in which a settlement is placed. Directing housing development to the higher tiers ensures that employment and residential land uses are co-located.

5.22 In order to ensure that employment areas which influenced the settlement hierarchies are retained to provide employment opportunities, alongside the supply of new housing, the LDP includes an existing employment area protection policy (EM1). Within the protected employment areas there is a range of vacant readily available plots which will accommodate the anticipated land take up associated with the jobs growth and population increase over the plan period.

5.23 Wrexham Industrial Estate (WIE) is a nationally/ regionally important employment area, and the employment evidence 66 identifies the need to allocate additional land to accommodate future growth in the area. The LDP will include a new employment allocation at WIE. As well as supporting the on-going development of WIE as an important employment area, the allocated land will accommodate jobs growth in parallel with the housing growth at the key strategic housing site on land forming part of. On a wider scale ensuring that there is sufficient land available at WIE creates employment opportunities within the wider County Borough in parallel with the housing development proposed in the LDP.

6. Summary and Conclusions 6.1 The LDP spatial strategy is contained in chapter 5 of the deposit plan and the housing and employment allocations identified in the plan are directed to the most sustainable locations within the County Borough in line with the evidence provided in this paper and the requirements of national planning policy. The

64 Planning Policy Wales Edition 9 ‐November 2016 –Chapter 4 – Paragraph 4.7 http://gov.wales/docs/desh/publications/160104ppw ‐chapter ‐4‐en.pdf 65 BP2: Settlement Hierarchy and Development Potential 66 Employment Land Review Wrexham County Borough Council and Flintshire County Council

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housing allocations in particular provide a suitable and proportionate level of growth within each tier, respective of the individual settlements function, services, viability and constraints as set out in BP2 and as summarised in Appendix 1 and 2 below.

6.2 There is clear and robust evidence in support of the allocations provided in the plan and the links between the housing and employment allocations / protection areas which are vital to ensure the sustainable development of places in the future in the County Borough.

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Appendix 1 : Settlement Constraints Summary:

This table provides an overview of the constraints and opportunities in the settlements in tiers 1 – 4 of the deposit plan. Tier 5 settlements have not been summarised due them contributing little to the spatial strategy.

Settlement Tier Constraint Opportunities Wrex ham 1 There is a lack of viable and The town is the largest Town deliverable development sites settlement in the within the town boundary, to County Borough provide housing growth relative performing a nationally to the scale and significance of important role in the the town greenfield expansion Wales Spatial plan. is required. It is the principal Green wedges need to be location for housing, amended to enable growth and retail, employment, allow the town to expand. services and transport making it the most Wrexham is surrounded by sustainable location for important natural resources new development. including the best and most versatile agricultural land and Viability in and adjacent minerals (especially sand and to Wrexham can be gravel to the east). very good allowing development to fund A lack of significant greenfield infrastructure development sites on the edge constraints directly of Wrexham means options related to it and help are limited to two. Delivery of provide affordable KSS1 (Lower Berse Farm) housing. within the plan period is constrained by the capacity of Focusing development junctions with the A483. in the town can make Consequently KSS2 (Holt the most efficient use of Road) is the only opportunity to infrastructure. meet strategic housing growth in tier 1 Wrexham.

Other infrastructure constraints include primary schools, health, highways and transport. Acrefair 2 There are significant Sustainable location brownfield opportunities but (employment, retail, limited viability and transport); brownfield deliverability, it would be risky regeneration of part of to the soundness of the plans Flexsys and Air housing delivery to include too Products site with much development from here possible WHS and

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within our supply. conservation enhancements; Greenfield development would threaten delivery of brownfield sites at Air Products and Flexsys;

Lack of unconstrained sites (flooding, contamination, highways, landscape-AONB and green wedge, conservation features-WHS).

Viability and deliverability would also reduce the ability to address infrastructure constraints such as education and highways in these areas. Chirk 2 Chirk is constrained by the A sustainable AONB, and World Heritage site settlement, a wide buffer; to the west and north by range of services Kronospan, south by (Local Centre), Grade topography, east by C employment land landscape, topography and (Canal Wood) and highways. grade B Chirk Industrial Estate (ELR 2015), tourism potential, good public transport bus/rail with active travel potential (it is an Active Travel Route area), supports a wider area (e.g. Ceiriog Valley). Coedpoeth 2 Development opportunities are A sustainable limited with very few settlement with a wide deliverable brownfield sites range of services, and constrained greenfield grade B/C employment sites (landscape to the east site serving local and and south, green barrier with wider needs (ELR Minera, highways to the west, 2015), good public heritage and incompatible land transport with active uses to the north - Minera, Five travel potential (it is an Crosses). active travel route area) but a village in need of social, environmental and economic regeneration. Gresford/M 2 There are very limited A sustainable arford development opportunities settlement with a wide largely due to poor highways range of services in a

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infrastructure (narrow local centre, a good hedgerow lined lanes, no grade B employment footway provision and poor site (ELR 2015), very visibility) but also a lack of good public transport sites, ecology (former quarry) with good active travel and landscape/ green barrier/ potential (Active Travel built conservation constraints Route Area). (Marford). Gwersyllt 2 Main constraints to A sustainable development are highways settlement (wide range (especially to the north with of services in a district narrow roads and limited centre, employment, access possibilities); proposed very good public Green Wedge with Wrexham transport (bus and rail) and Bradley; incidents of with good active travel surface water flooding; Great potential). Crested Newt mitigation; Llay 2 There are other sites on the A sustainable western edge of Llay but in settlement near to combination with existing Wrexham, the village permitted and planned growth has a range of these would lead to a services, grade A significant increase in employment estate development and population. (ELR 2015) with good There are also local landscape accessibility, good and heritage constraints here. public transport (bus) with good active travel Expansion to the south would potential (Active Travel be illogical. Route Area). Rhos. 2 There are brownfield A relatively sustainable opportunities but limited village with a range of viability and deliverability, it facilities including would be risky to the primary and secondary soundness of the plans school, GP’s, local housing delivery to include too centre and grade C much development from this employment estate area within our supply. (Coppi) serving local needs (ELR 2015), with There are a limited number of good opportunities to sites but these are constrained promote active travel by highways (narrow roads, within the village poor visibility and no (Active Travel Route footpaths); green barrier area). between Penycae and Rhos, landscape/ecology SAC/isolation rule out a site near Hafod and highways/illogical boundary/conservation rule out officer sites near Llwyneinion.

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Johnstown Newt SAC and River Dee SAC buffers affect some potential development sites;

Viability and deliverability would also reduce our ability to address infrastructure constraints such as education and highways in these areas. Ruabon 2 There are limited brownfield or A relatively sustainable greenfield opportunities village with a primary (highways, landscape and and secondary school, illogical extension south of GP Practice, some Ruabon Business Park). amenities in a local Significant housing/retail and centre, grade C employment growth has employment land at already been consented at Vauxhall IE and Ruabon Business Park. Gardden, (ELR 2015). Viability is challenging in this Opportunities to market area. promote active travel within the village (Active Travel Route area). Bangor 3 Much of the land surrounding A relatively sustainable the village lies within the River settlement (reasonable Dee floodplain and the village range of services e.g. is protected by flood defences. GP, primary school and Due to flooding issues there some small shops and are limited opportunities for there is access to expansion. public transport/active travel). The higher ground is visually prominent and divorced from the settlement so development would be harmful to landscape and conservation. Broughton 3 There are limited brownfield A relatively sustainable opportunities and due to settlement with a range topography, highways and of services (Village proposed green wedge there Centre), grade C are limited expansion employment site (ELR opportunities (e.g. proposed 2015) with good access sites along Berse and to public Gatewen Road to Wrexham) transport/active travel and unacceptable form of potential but a village in development/flooding/access need of social, issues to the south west. environmental and economic regeneration. Close proximity to

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Wrexham by sustainable transport.

Brymbo 3 While sites are available in A relatively sustainable Brymbo there has been settlement (a range of significant growth over recent services, school, small years (approximately a 50% shops, health care increase in dwellings) which good access to public have not been matched with transport with some an increase in supporting active travel potential) services (retail, employment, but a village in need of education). Therefore the social, environmental approach is to provide and economic infrastructure to support regeneration; existing housing before significant brownfield allowing more development. opportunities e.g. on the reclaimed former steelworks site Glyn 3 Due to constraints This is the largest Ceiriog (topography, narrow highways village in the Ceiriog and flooding – zone C2 and B) valley with a range of there are very limited facilities (school, shop, development opportunities, no pub, Post Office) to housing sites pass stage 1 of help support the valley. the site assessment menthodology. Holt 3 The village has sustainability A small isolated but credentials to support some relatively sustainable growth but its isolation and village (a local centre, dependence on other school) with limited settlements for employment/retail. Bus retail/employment/health and services provide some education would not make this mitigation but are a sustainable location for limited in significant growth quality/frequency. (sustainability issues - deprivation caused by isolation, increased need to travel, climate change). Overton 3 The village has sustainability A small but relatively credentials to support some sustainable village with growth but its isolation and a school, some local dependence on other amenities and limited settlements for employment (grade C retail/employment/health and Lightwood Green education would not make this Estate – ELR 2015). a sustainable location for Some opportunities to significant growth promote active travel (sustainability issues - within the village. Bus

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deprivation caused by services provide some isolation, increased need to mitigation but are travel, climate change). limited in quality/frequency. Penley 3 The village has sustainability A small but relatively credentials to support some sustainable village with growth but its isolation and a primary school and dependence on other secondary school, settlements for some local amenities retail/employment/health and and grade D education would not make this employment. Some a sustainable location for opportunities to significant growth promote active travel (sustainability issues - within the village. deprivation caused by isolation, increased need to travel, climate change). Penycae 3 Limited brownfield A relatively sustainable opportunities and greenfield village (primary school, opportunities are largely GP Practice, some constrained by highways local amenities). Some concerns (narrow roads and opportunities to footpath provision) but also promote active travel green wedge, AONB and within the village. ecological constraints (SAC)). Rhostyllen 3 Limited brownfield and A relatively sustainable greenfield opportunities, the settlement with a range largest development of services including opportunity has constraints employment, health unlikely to be overcome care (GP), education, (Deliverability, landscape, very good public ecology, flooding, trees, transport (bus), active highways, cultural and historic travel potential (Active heritage). Travel Route area).

Green Barrier limits opportunities to the east, landscape to the north and the A483 to the west.

Education capacity is a constraint. Rossett 3 Landscape and conservation A relatively sustainable issues around the Church and settlement with a range Llyndir Lane, flooding to the of services in a local north and south east and centre, school, GP, isolated development sites to grade C employment the east. land (ELR 2015) very good public transport with good active travel

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potential (Active Travel Route area). Bersham 4 Education capacity, heritage, A relatively sustainable highways and flooding are settlement with very constraints. good public transport (bus) links and proximity to Wrexham. Bradley 4 Limited brownfield capacity The village has very and constrained greenfield facilities but is very sites, the main constraint to close to Gwersyllt development of the proposed district centre and sites in Bradley are highway railway station, grade safety and landscape (Green B/C (ELR 2015) Wedge). Rhosddu employment site, has good bus service links into nearby Wrexham and is an Active Travel Route area.

Bronington 4 A small rural settlement with A settlement with a few facilities and natural school and a public bus resource constraints service and is relatively (landscape, agricultural land). free from flooding, built heritage and mineral constraints.

There are some sites which are relatively free from constraint with good viability. Bwlchgwyn 4 A small rural settlement with A settlement with a few facilities and few school and a public bus expansion opportunities. service and is relatively free from flooding, built heritage, ecology and mineral constraints. Froncysyllte 4 A small rural settlement with A settlement with a few facilities and few school and is relatively expansion opportunities. Major free from flooding, constraints are highways agricultural land and infrastructure, built mineral constraints. conservation and topography. Hanmer 4 Very limited services in a small A small village with a rural village. GP and good viability. Marchwiel 4 While there are significant A settlement with some greenfield sites deliverability facilities (school and and conservation concerns some retail) with rule most of these out moderate public (National Trust Land) while transport linking to

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others to the north are Wrexham in a short constrained by a wildlife site. journey, there are also some opportunities to promote active travel. WIE is nearby helping to mitigate travel movements. Minera 4 Very limited services available The village has limited in the village and few services (school) but a development opportunities. good bus service. Pentre 4 There are no facilities within The village has a very Bychan the village and flooding good bus service. constraints. Pentre 4 Very limited services available The village has limited in the village and few services (school) but a development opportunities. good bus service. Pontfadog 4 A small rural village with few There is a school, other facilities and ecological, facilities a bus service. flooding and landscape constraints. Rhosrobin 4 There is limited brownfield The village has few capacity and further greenfield facilities but is very expansion opportunities are close to Gwersyllt constrained by incidences of district centre and surface water flooding and railway station, grade Green Wedge around B/C (ELR 2015) Rhosrobin to Wrexham, Rhosddu employment Gwersyllt and Bradley. site and has good bus service links into nearby Wrexham.

Southsea 4 Landscape (green wedge) and A small village with a flooding constraints with a lack limited range of of potential sites limit growth to services, some local development opportunities amenities, grade C/D within the existing settlement local employment (ELR limit. 2015) but a good bus service providing sustainable travel opportunities to Wrexham. Tanyfron 4 A small community with limited The village has limited facilities, constrained school services (school) but a and highways. good bus service. Trevor 4 A small community without The village a good bus facilities. service.

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Appendix 2: Settlement Summary

Acrefair/Cefn Mawr Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 2 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A sustainable settlement with a wide range of services, a district centre, grade C Westminster employment site serving the local area and grade C/D Advance Park serving local needs (EBE01 Employment Land Review Oct 2015), access to public transport/active travel potential but a village in need of social, environmental and economic regeneration.

There are significant brownfield opportunities (ref. BP04: Candidate Site Assessment Paper Dec 2017) but limited viability (ref. Wrexham and Flintshire Joint Viability Study Nov 2014 and Dec 2017 update) and deliverability (ref. BP04: Candidate Site Assessment Paper Dec 2017).

Constraints and opportunities – Zone C2 and B flood risk affect some proposed sites and there are incidences of surface water flooding; Internationally significant heritage assets (World Heritage Site) with nationally important landscapes (AONB) provide opportunities for tourism led development. There is a proposed Green Wedge to Penycae, Trevor, Ruabon and Froncysyllte. Primary school and health care capacity constraint.

The spatial strategy identifies the village for growth but due to the lack of viable and deliverable sites there are very few opportunities to contribute to the housing supply. Furthermore releasing greenfield sites may hamper the delivery of sequentially more preferable regeneration sites at Flexsys and Air Products.

Vision fo r the Settlement

Brownfield regeneration led development of the village, particularly the Flexsys and Air Products sites, utilising the heritage and landscape assets to deliver housing, employment and tourism/recreation opportunities sensitive to the heritage assets. The village can help support rural communities in close proximity to it.

Policy Response

Limited allocations due to lack of viable and deliverable sites. Encourage brownfield regeneration to provide employment, housing and tourism led development. Support the Heritage led re-development of Cefn Mawr, protect the existing shopping provision and adjacent supermarket supporting the District Centre. Support tourism led rural development sensitive to its location. Reduced Affordable Housing requirement. Employment Estate Protection (Wynnstay and Advance Park), Trevor Basin Masterplan Areas.

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Employment: Policy SP2, SP9, EM1, R1, R5 Natural Environment: Policy SP7, SP15, SP16, SP19, NE1, NE2, NE4, NE5 Housing Policy SP1, SP3, SP4, SP5, H1, allocation no 4 and 5, C Built Heritage: Policy SP16, BE1, BE2 Other: WL1, SP17, MW1, MW2, MW3

Bangor Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 3 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A relatively sustainable settlement (reasonable range of services e.g. GP, primary school and some small shops and there is access to public transport/active travel) but there is little employment (though it is near to WIE by car) and retail is limited.

Much of the land surrounding the village lies within the River Dee floodplain and the village is protected by flood defences. Due to flooding issues there are limited opportunities for expansion with the higher ground visually prominent and divorced from the settlement.

Constraints and Opportunities; This historic village has a conservation area and much of the surrounding landscape has Special Landscape Value; land surrounding Bangor is the best and most versatile agricultural land; the sub-regionally important leisure attraction of Bangor Racecourse is outside the village; Waste Water Treatment Works capacity may need upgrading, possible primary school education capacity constraint.

The spatial strategy identifies the village for growth and the village has infrastructure and services capacity to deliver. Vision for the Settlement

Consolidation within the village boundary where appropriate.

Policy Response

No allocations due to lack of constraint free and deliverable sites. Development within the settlement limit in principle would be supported. Support the retention and enhancement of regional sports facility at Bangor Racecourse.

Natural Environment: Policy SP15, SP16, SP19, NE1, NE5, DM1 Housing Policy SP1, SP2, H2, H3 Built Heritage: Policy SP16, Other: SP17, MW3, CF3

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Bersham Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A settlement with a very poor range of services, no employment land with poor transport/active travel potential.

There are very limited development sites proposed for the village though a Key Strategic Site on the edge of Wrexham is near. Constraints to development would include, minerals, flood risk and conservation area. Five Fords Waste Water Treatment Works needs upgrading.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply but specific proposals and designations are;

Natural Environment: Policy SP7, NE2, NE6 Housing Policy SP1, SP2 Built Heritage: Policy SP16, Other: SP17, MW1, DM1

Bettisfield Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 5 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A settlement where growth would be unsustainable (very poor range of services, no employment land or opportunities for employment with poor transport/active travel potential). Furthermore there are constraints that cannot be overcome (lack of mains waste water disposal) and other constraints with significant material weight – ecology, agricultural land classification and recreation capacity.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

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Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Housing; SP1, SP2 Other: SP17, MW3

Bradley Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

The village has few facilities but is very close to Gwersyllt district centre and railway station, grade B/C Rhosddu employment site (EBE01 Joint Employment Land Review 2015), has good bus service links into nearby Wrexham and is an Active Travel Route area.

Spatial strategy identifies the village as a tier 4 settlement that could accommodate growth. Limited brownfield capacity (EBH01 Urban Housing Capacity Study and BP04a- Candidate Site Assessment Paper Revised (Dec 2017) and constrained greenfield sites.

Constraints; the main constraint to development of the proposed sites in Bradley are highway safety and landscape but there are also other constraints; best and most versatile agricultural land; Great Crested Newt Mitigation; there are coal, sand and gravel resources; proposed Green Wedge towards Gwersyllt and Rhosrobin and there are capacity constraints in some schools.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, NE2 Housing Policy SP1, SP2, H2, H3 Other: SP17, MW1, MW3

Broughton Settlement Hierarchy Summary (BP2)

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Employment Viability Function Settlement 3 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A relatively sustainable settlement with a range of services, grade C employment site (EBE01 Joint Employment Land Review 2015) with good access to public transport/active travel potential but a village in need of social, environmental and economic regeneration. Close proximity to Wrexham by sustainable transport.

Spatial strategy identifies the village for growth but there are limited brownfield opportunities (BP04a- Candidate Site Assessment Paper Revised (Dec 2017)) and due to topography and proposed green wedge there are limited expansion opportunities but there are some greenfield sites on the edge of the village near to Wrexham.

Constraints; Some localised surface water flooding issues, education capacity constraints (primary and secondary) and localised highway capacity issues (Berse Road junction with Gatewen Road); Five Fords Waste Water Treatment Works capacity needs upgrading;

Vision for the Settlement

The village is well located and serviced to meet housing needs, though greenfield expansion will be required to supplement development within the settlement limit.

Policy Response Allocation of two housing sites, protect shopping and employment facilities and green wedge. Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, SP19, NE1, NE2, NE6 Employment; Policy EM1, R1, R5 Housing Policy SP1, SP2, H1 allocations 11 and 12, H2, H3 Built Heritage: Policy SP16 Other: SP17, MW1, MW3, DM1

Bronington Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small rural village with a limited range of services (school, small convenience

43 store) and a moderate bus service providing some sustainable travel opportunities. The village is dependent on other towns (e.g. Wrexham and Whitchurch) for its main services. There are a number of potential greenfield development sites.

There is capacity in the village school dependent on growth within the wider catchment area; GCN connectivity is important; best and most versatile agricultural land surrounds the village.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Other: SP17, MW1, MW3

Brymbo Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 3 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential); A relatively sustainable settlement (a range of services, school, small shops, health care good access to public transport with some active travel potential) but a village in need of social, environmental and economic regeneration; significant brownfield opportunities e.g. on the reclaimed former steelworks site (BP04a- Candidate Site Assessment Paper Revised (Dec 2017)) but limited viability (ref. Wrexham and Flintshire Joint Viability Study Nov 2014 and Dec 2017 update) and deliverability (ref.BP04a).

As a tier 3 village there is potential for growth but there has been significant growth over recent years (approximately a 50% increase in dwellings) which has not been matched with an increase in supporting services (retail, employment, education). Some heritage potential (associated with former steelworks site and a rare fossilised forest).

Planning permission granted for employment area, petrol service station and retail centre. A recently delivered spine road has improved accessibility and linkages through the steelworks site.

Development will impact on capacity of the A525 junction with the A483; education capacity constraint: GCN mitigation may be required; occurrences of localised surface water flooding; proposed Green Wedge; Brymbo is underlain by coal resources; some heritage constraints in or near the village (listed buildings, SAM)

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Five Fords Waste Water Treatment Works capacity needs upgrading.

Vision for the Settlement

To support previous intensive house building there will be a brownfield regeneration led development of the village, particularly the former steelworks site, utilising the reclaimed land to deliver supporting services (employment, retail and education). Heritage assets will be promoted to support tourism/recreation opportunities.

Policy Response Safeguard the employment area, Gypsy and Traveller Site allocation. Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, NE2, NE6 Employment; Policy SP2, SP9, SP10, EM1 Housing Policy SP1, SP2, H2, H3, H4 Built Heritage: Policy SP16 Other: SP17, MW1, MW3, DM1

Burton Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 5 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

An unsustainable village, no facilities, very limited bus service and poor active travel links – e.g. physically isolated from Rossett with poor footpaths, an unmanned railway crossing and unattractive A483 subway acting as barriers to accessing services.

Highway, flooding, Great Crested Newts, and agricultural land constraints (grade 2), sand and gravel resources further limit opportunities in the village. Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Green barrier between Burton and Rossett and application of generic policies e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7 Housing Policy SP1, SP2, H2, H3 Other: SP17, SP19, MW1, MW3, DM1

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Bwlchgwyn Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

An unsustainable settlement with few services (a school and pub) but with a reasonable bus service.

There are some instances of surface water flooding. The Clwydian and Dee Valley AONB, Berwyn SPA Berwyn and South Clwyd Mountains SAC lie to the west. Otherwise the village is relatively free of constraint; proposed Green Wedge to Coedpoeth/Minera. Five Fords Waste Water Treatment Works needs upgrading.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, NE2 Housing Policy SP1, SP2, H2, H3 Other: SP17, MW1, MW2, MW3, DM1, WL1

Chirk Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 2 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A sustainable settlement, a wide range of services in a local centre, Grade C employment land (Canal Wood) serving Chirk and South Wrexham and grade B Chirk Industrial Estate (EBE01 Joint Employment Land Review 2015), good public transport bus/rail with active travel potential (it is an Active Travel Route area) supporting a wider area (e.g. Ceiriog Valley).

Spatial strategy identifies the village for growth, there are some brownfield opportunities and significant greenfield sites (BP04a- Candidate Site Assessment Paper Revised (Dec 2017)). The village has relatively high levels of deprivation.

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A major employer (Kronospan) and locally important employment estate support the local economy. Internationally significant heritage assets (adjacent to the Pontcysyllte Aqueduct & Canal World Heritage Site and its buffer zone) with nationally important landscapes (AONB) and regionally important tourism attraction (Chirk Castle) provide opportunities for tourism led development (ref: Destination Management Plan).

There are incidences of surface water flooding; there is a conservation area within the village; Great Crested Newts may require mitigation; the village is underlain by coal reserves; Five Fords WWTW capacity needs upgrading;

Vision for the Settlement

Chirk is a sustainable village that performs an important role servicing the needs of the wider community in the Ceiriog Valley and the County Borough. There are opportunities to meet housing needs (some brownfield but mainly greenfield); build on its important employment and services role; capitalise on its landscape and heritage attractions and support its role in providing sustainable transport.

Policy Response Encourage regeneration to provide employment, housing and tourism led development sensitive to its landscape and heritage constraints. Protect the existing employment and shopping provision. Local infrastructure priorities include education, housing, surface water drainage management and ecology/landscape mitigation.

Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, SP15, NE1 Employment; Policy SP2, SP9, SP10, EM1, R1, R5 Housing Policy SP1, SP2, H1 (allocation 6), H2, H3 Built Heritage: Policy SP16, BE1 Other: SP17, SP19, MW1, DM1, RE1

Coedpoeth Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 2 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A sustainable settlement with a wide range of services in a local centre, grade B/C employment site serving local and wider needs (EBE01 Joint Employment Land Review 2015), good public transport with active travel potential (it is an active travel route area) but a village in need of social, environmental and economic regeneration.

Spatial strategy identifies the village for growth but development opportunities are

47 limited with very few deliverable brownfield sites (BP04a- Candidate Site Assessment Paper Revised (Dec 2017)) and constrained greenfield sites (due to landscape, highways and heritage).

There are incidences of surface water flooding; the A525/A483 junction exceeds capacity; landscape and environmental constraints with Berwyn SPA, Berwyn and South Clwyd Mountains SAC and the Clwydian and Dee Valley AONB lie to the west; proposed Green Wedge to Bwlchgwyn and Minera; the village is underlain by coal reserves Five Fords WWTW capacity needs upgrading. This is an area with a high proportion of Welsh speakers, the use of Welsh is sensitive to development here. Vision for the Settlement

There are limited opportunities to develop the role and function of the village (landscape, highways constraints), development within the settlement limit, affordable housing exception sites and a limited expansion of the Five Crosses Industrial Estate will be supported in principle.

Policy Response Encourage brownfield regeneration to provide housing development. Protect the existing employment and shopping provision. Local infrastructure priorities include education, housing and surface water drainage management.

Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, NE2, NE4 Employment; Policy SP2, SP9, SP10, EM1, R1, R5 Housing Policy SP1, SP2, H2, H3 Built Heritage: Policy SP16 Other: SP17, MW1, MW3, DM1, WL1

Cross Lanes Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A settlement that would be unsustainable for growth (very few facilities – one shop, moderate public transport to Wrexham and few opportunities for active travel).

There is a C2 flood zone to the west of the village and instances of surface water flooding; Great Crested Newt connectivity is important; best and most versatile agricultural land surrounds the village. Five Fords Waste Water Treatment Works needs upgrading.

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Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, NE2, NE4 Housing Policy SP1, SP2, H2, H3 Other: SP17, SP19, MW3, DM1

Dolywern Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small unsustainable village in the Ceiriog Valley with very poor facilities, poor public transport and very limited active travel potential.

There are fluvial flood constraints (zone C2 and zone B), incidents of surface water flooding; and the Ceiriog Valley is of Special Landscape value.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP15, NE2, NE5 Housing Policy SP1, SP2, H2, H3 Other: SP17, SP19, MW1, MW3, DM1, WL1

Froncysyllte Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential

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Summary and Comments (Constraints and Development Potential);

A small unsustainable village with limited facilities (a school), poor bus service and limited active travel potential. Local housing/employment/retail needs are met in the adjacent Acrefair/Cefn Mawr settlements.

There are very limited development opportunities due to the historic pattern of development on a steeply sided hill and narrow roads.

River Dee SAC consultation buffer passes through the northern edge of the village; the Clwydian and Dee Valley AONB lie to the west; the Pontcysyllte Aqueduct and Canal World Heritage Site passes through the village and its buffer zone covers the entire village and much of the surrounding area (the village is closely related to its history and development); proposed Green Wedge to Acrefair.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, SP15, NE1, NE4 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16, BE1 Other: SP17, MW1, MW2

Garth Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small unsustainable village with limited facilities (a school), poor bus service and limited active travel potential. Local housing/employment/retail needs are met in the adjacent Acrefair/Cefn Mawr settlements.

There are incidences of surface water flooding; Berwyn and South Clwyd Mountain SAC and the Clwydian and Dee Valley AONB lie to the north west; The Pontcysyllte Aqueduct and Canal World Heritage Site lies to the south and its buffer zone covers the entire village and much of the surrounding area, proposed Green Wedge to Trevor and Acrefair.

Vision for the Settlement

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The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, SP15, NE2, NE4 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, MW1, MW2, DM1

Glyn Ceiriog Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 3 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

This is the largest village in the Ceiriog valley with a range of facilities (school, shop, pub, Post Office) to help support the valley.

Constraints; Due to constraints (topography, narrow highways and flooding – zone C2 and B) there are very limited development opportunities (EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised (Dec 2017); Further constraints include Welsh language sensitive area, ecology, special landscape value and geology.

The Deposit Plan identifies the village for growth but greenfield extensions have constraints that cannot be overcome. Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response

Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP15, NE2, NE5 Housing: Policy SP1, SP2, H2, H3 Other: SP17, MW3, DM1, WL1

Gresford

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Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 2 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A sustainable settlement with a wide range of services in a local centre, a good grade B employment site (EBE01 Joint Employment Land Review 2015) that can compete in sub-region, very good public transport with good active travel potential (Active Travel Route Area).

The spatial strategy identifies the village for growth but there are very limited development opportunities ((EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised (Dec 2017) largely due to poor highways infrastructure (narrow hedgerow lined lanes, footway provision and poor visibility).

Constraints include incidents of surface water flooding; Vicarage Moss Ramsar site; Marford Quarry SSSI; Great Crested Newt mitigation; proposed Green Wedge to the south west to Wrexham and to the north east to Rossett; agricultural land classification needs clarification (provisional grade 3); sand and gravel resources underlay the village; conservation area; primary school capacity exceeded. Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites, supports the role and function of the Local Retail and Commercial Centre and protects/enhances the conservation area.

Policy Response Green Wedge along the B5445 between Wrexham, Gresford and Llay, Gresford and Rossett, designated local retail/commercial centre and conservation area.

Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, SP15, NE1, NE2, NE5 Employment: Policy SP2, SP9, EM1, R1, R5 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, MW3, DM1

Gwersyllt Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 2 Constraints Function (tier)

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Sites Potential Summary and Comments (Constraints and Development Potential);

A sustainable settlement (wide range of services in a district centre, employment, very good public transport (bus and rail) with good active travel potential).

The spatial strategy identifies the village for growth and there is potential for brownfield development within the village and limited greenfield expansion. Main constraints to development are highways (especially to the north with narrow roads and limited access possibilities);

Further constraints include; proposed Green Wedge to the east, west and south; incidents of surface water flooding; Great Crested Newt mitigation: agricultural land quality (grade 2); sand and gravel resources underlay the village; school capacity exceeded in primary and secondary schools.

Vision for the Settlement

Expand the villages provision of housing while protecting the important retail and employment areas. Green barriers will help contain development around the village.

Policy Response The Deposit Plan supports residential development with two allocations, designates a retail/commercial area, protects an employment area and designates a Green Barrier between Gwersyllt and Wrexham, Gwersyllt and Broughton and between Gwersyllt and Bradley/Rhosrobin.

Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, NE2 Employment: Policy SP2, SP9, EM1, R1, R5 Housing: Policy SP1, SP2, H1 (allocations 7 and 8), H2, H3 Other: SP17, MW1, MW3, DM1

Gwynfryn Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 5 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

There are no facilities to support a sustainable community, a bus service provides some mitigation but development would be entirely dependent on services in other settlements. The lack of facilities here would not support even local growth.

Landscape and environmental constraints are the Berwyn SPA Berwyn and South

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Clwyd Mountains SAC and the Clwydian and Dee Valley AONB which lie to the west of the village. There is a proposed Green Wedge between Bwlchgwyn and Coedpoeth. The village lies within a Welsh Language Sensitive area. Primary school education capacity constraints.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply,

Natural Environment: Policy SP7, SP15, NE1, NE4 Housing: Policy SP1, SP2, H2, H3 Other: SP17, MW1, MW2, WL1

Halton Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 5 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

There are no facilities to support a sustainable community and no bus service to access the places where services are present. The lack of facilities here would not support growth.

Constrained coal reserves (prior extraction and justification for sterilisation of a wider resource required).

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply,

Housing: Policy SP1, SP2, H2, H3 Other: SP17, MW1, DM1

Hanmer Settlement Hierarchy Summary (BP2) Employment Viability Function

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Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small isolated rural village with a school, GP and limited retail. Limited opportunities to promote active travel within the village and the main trip generators (employment, retail, secondary school) are in other settlements. Bus services provide some mitigation but are limited in quality/frequency.

Hanmer Mere SSSI and The Meres and Mosses SAC site are in close proximity to the village suffering from aquatic pollution partly due to intermittent failure of waste water treatment infrastructure (KPD04: HRA Report 2018); best and most versatile agricultural land lies to the north; there is a conservation area and listed buildings.

Hanmer school is full, Bronington may have spaces dependent on cumulative impacts from development.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites. Education capacity, issues with foul/surface water drainage needs resolving (prevent harmful effects to protected ecology).

Policy Response

Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP15, SP16, NE1, NE5 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16

Holt Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 3 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small isolated but relatively sustainable village (a local centre, school) with limited employment. Some opportunities to promote active travel within the village but main trip generators (employment, retail, health and GP, secondary school) are in other settlements. Bus services provide some mitigation but are limited in quality/frequency.

The spatial strategy identifies the village for growth, there is limited brownfield

55 capacity ((EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised (Dec 2017)) though there are some greenfield opportunities. Viability is good in this market area (ref. Wrexham and Flintshire Joint Viability Study Nov 2014 and Dec 2017 update).

Constraints include the River Dee flood plain (and SAC); Great Crested Newts; grade 1 agricultural land surrounding much of the village; listed buildings, conservation area and SAM (Holt Castle). There is capacity in the local school and some potential for expansion; Holt Waste Water Treatment Works capacity needs addressing.

Vision for the Settlement

The village has sustainability credentials to support some growth but its isolation and dependence on other settlements for retail/employment/health and education would not make this a sustainable location for significant expansion.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP15, SP19, NE1, NE5 Employment: SP1, SP2, R1, R5 Housing: Policy SP1, SP2, H1 (allocation 13), H2, H3 Built Environment: SP16 Other: DM1

Horseman’s Green Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 5 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

There are no facilities to support a sustainable community and no bus service to access the places where services are present. The lack of facilities here would not support even local growth.

Constrained by best and most versatile agricultural land; Great Crested Newt mitigation required.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response

56

Generic policies apply,

Natural Environment: Policy SP15, NE4 Housing: Policy SP1, SP2, H2, H3 Other: SP17, MW1, DM1

Llay Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 2 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A sustainable settlement near to Wrexham, the village has a range of services, grade A employment estate (EBE01 Joint Employment Land Review 2015) with good accessibility, good public transport (bus) with good active travel potential (Active Travel Route Area).

The spatial strategy identifies the village for growth with potential for development within the village and greenfield expansion.

Constraints include incidents of surface water flooding; Great Crested Newt mitigation: sand and gravel resources underlay the village to the east, coal to the west; school capacity exceeded in primary schools; development opportunities to the west are constrained by a grade II listed farmhouse and archaeological features.

Vision for the Settlement

Village expansion can help sustain existing village services and encourage additional services, the village can meet housing needs of the County Borough.

Policy Response Two housing allocations, protected retail and commercial centre, protected employment area, Gypsy and Traveller Site allocation, Green Barrier with Wrexham and Gresford.

Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, NE2 Employment: Policy SP1, SP2, EM1, R1, R5 Housing: Policy SP1, SP2, H1 (allocation 10), H2, H3, H4 Other: SP17, MW3, RE2, DM1

Llan armon Dyffryn Ceiriog

57

Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small village in the Ceiriog Valley with very poor facilities, poor public transport and very limited active travel potential.

There are recorded incidents of flooding within the public sewerage system. The village lies within the SAC buffer zone and Special Landscape Area,

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, SP15, NE2, NE4 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, MW1, MW2, DM1

Marchwiel Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A settlement with some facilities (school and some retail) with moderate public transport linking to Wrexham in a short journey, there are also some opportunities to promote active travel.

The spatial strategy identifies the village for growth but with there very little brownfield potential ((EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised (Dec 2017)) and while there are significant greenfield sites deliverability concerns rule most of these out.

There have been incidences of surface water flooding in the village; Great Crested Newt mitigation is required; Marchwiel Marsh County Wildlife site lies on the northern boundary of the village; best and most versatile agricultural land to the north; Glacial

58 fluvial sand and gravel resources underlie the eastern half of the village; Conservation area and Grade II* listed church; no capacity in the local primary school; Five Fords Waste Treatment Works may constrain residential development in close proximity to it and needs upgrading.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response

Conservation area designation and protection of nature conservation. Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP15, NE2, NE6 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, MW1, MW3

Minera Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small rural settlement with limited facilities (primary school and pub) with a very good public bus service to Coedpoeth and Wrexham and there is some active travel potential.

There have been incidences of surface water flooding in the village; The Clwydian and Dee Valley AONB lies to the west; proposed Green Wedge to Coedpoeth and Bwlchgwyn; Conservation area and Grade II listed church; no capacity in the local primary school. Five Fords Waste Water Treatment Works needs upgrading.

Vision for the Settleme nt

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response

Natural Environment: Policy SP7, SP15, NE2, NE4, NE6 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16

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Other: SP17, MW1, MW3, DM1

New Brighton Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 5 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

This small village does not have any facilities, bus service or opportunities to promote active travel.

No development sites have been proposed for the village

Constraints; Surface water flooding; the village lies within the AONB;

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport;

Natural Environment: Policy SP15, NE1, NE2, NE4 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, MW1, MW2, DM1

Overton Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 3 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small but relatively sustainable village a school, some local amenities with limited employment (grade C Lightwood Green Estate – EBE01 Joint Employment Land Review 2015). Some opportunities to promote active travel within the village but main trip generators (employment, retail, health and GP, secondary school) are in other settlements. Bus services provide some mitigation but are limited in quality/frequency.

The spatial strategy identifies the village for growth, there is limited brownfield

60 capacity ((EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised (Dec 2017)), though there are some greenfield opportunities. Viability is good in this market area (EBH02 Wrexham & Flintshire Viability Study Nov 2014 and Dec 2017 update)).

Constraints include incidences of surface water flooding; Great Crested Newts; River Dee SAC lies to the west; Special Landscape Area; best and most versatile agricultural land; sand and gravel resources; listed buildings, conservation area.

There is capacity in the local school and some potential for expansion. Vision for the Settlement

The village has sustainability credentials to support growth to sustain the village and wider rural area but its dependence on other settlements for retail/ employment/ health and education would not make this a sustainable location for significant growth.

Policy Response Housing allocation and generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP15, NE2, NE5 Housing: Policy SP1, SP2, H1 (allocation number 14), H2, H3 Built Environment: SP16 Other: SP17 MW3

Penley Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 3 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small but relatively sustainable village with a primary school and secondary school, some local amenities and grade D employment (EBE01 Joint Employment Land Review 2015). Some opportunities to promote active travel within the village but main trip generators (employment, retail, health and GP, secondary school) are in other settlements. Bus services provide some mitigation but are limited in quality/frequency.

The spatial strategy identifies the village for growth but there is limited brownfield capacity ((EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised (Dec 2017)), though there are some greenfield opportunities. Viability is good in this market area (EBH02 Wrexham & Flintshire Viability Study Nov 2014 and Dec 2017 update).

Constraints include; Great Crested Newts; a wooded County wildlife site runs to the

61 northern edge of the village; Special Landscape Area and Registered Historic Landscape; best and most versatile agricultural land; sand and gravel resources;

Vision for the Settlement

The village has sustainability credentials to support growth to sustain the village and wider rural area but its dependence on other settlements for retail/ employment/ health and education would not make this a sustainable location for growth beyond meeting local and rural needs.

Policy Response Housing allocation and employment land protection. Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP15, NE2, NE5 Employment: SP2, SP8, EM1 Housing: Policy SP1, SP2, H1 (allocation number 15), H2, H3 Built Environment: SP16 Other: SP17, MW3

Pentrebychan Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

This small village does not have any facilities but does provide local employment and benefits from very good bus services though active travel potential is low.

Development opportunities in the village are very limited ((EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised (Dec 2017)).

Constraints; Much of the village lies within Flood Zone C2; proposed Green Wedge lies to the east; best and most versatile agricultural land to the east. Five Fords Waste Water Treatment Works needs upgrading.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport;

Natural Environment: Policy SP7, NE2, NE6

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Housing: Policy SP1, SP2, H2, H3 Other: SP17, MW1, MW3

Pentre Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

This small village has only a school, it does have a bus service though active travel potential is low.

No development sites have been proposed for the village.

Constraints; best and most versatile agricultural land (provisional grade 3).

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply; Natural Environment: Policy SP7, Housing: Policy SP1, SP2, H2, H3 Other: SP17, MW1, MW2;

Penycae Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 3 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A relatively sustainable village (primary school, GP Practice, some local amenities). Some opportunities to promote active travel within the village but main trip generators (employment, retail, secondary school) are in other settlements. Bus services provide some mitigation.

The spatial strategy identifies the village for growth but there are Limited brownfield opportunities ((EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised (Dec 2017)) and greenfield opportunities are largely constrained by highways concerns (narrow roads and footpath provision).

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Viability is challenging in this market area (EBH02 Wrexham & Flintshire Viability Study Nov 2014 and Dec 2017 update).

Constraints include; C2 flood zone restricts some development opportunities and there are incidences of surface water flooding; Johnstown Newt SAC and River Dee SAC buffers affect some potential development sites; The Clwydian and Dee Valley AONB lies to the west; proposed Green Wedge between Penycae, Pant and Ruabon; best and most versatile agricultural land; Penycae has a conservation area; there are coal, sand and gravel resources; Five Fords WWTW capacity needs upgrading; there are capacity constraints in the schools. Vision for the Se ttlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, NE2, NE6 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, MW1, WL1, DM1

Pontfadog Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small village in the Ceiriog Valley with very poor facilities, poor public transport and very limited active travel potential.

There are fluvial flood constraints (zone C2 and zone B), incidents of surface water flooding; and the Ceiriog Valley is of Special Landscape value.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP15, NE2, NE4

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Housing: Policy SP1, SP2, H2, H3 Other: SP17, MW3, DM1, WL1

Rhosllanerchrugog/Johnstown/Ponciau Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 2 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A relatively sustainable village with a range of facilities including primary and secondary school, GP’s, local centre and grade C employment estate (Coppi) serving local needs (EBE01 Joint Employment Land Review 2015), with good opportunities to promote active travel within the village (Active Travel Route area) but main trip generators (employment, retail) are in other settlements. Bus services provide some mitigation.

The spatial strategy identifies the village for growth but there is limited brownfield capacity ((EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised (Dec 2017)) and greenfield opportunities are largely constrained by highways concerns (narrow roads and footpath provision) though there could be some small extensions to the settlement limit. Viability is challenging in this market area (EBH02 Wrexham & Flintshire Viability Study Nov 2014 and Dec 2017 update).

Constraints include; incidences of surface water flooding; Johnstown Newt SAC and River Dee SAC buffers affect some potential development sites; The Clwydian and Dee Valley AONB lies to the west; proposed Green Wedge between Penycae, Pant and Ruabon; small pockets of the best and most versatile agricultural land north of Johnstown: there are coal resources; Five Fords Waste Water Treatment Works capacity needs upgrading; there are capacity constraints in some schools. Vision for the Settlement

Rhosllanerchrugog has been identified for growth in the Deposit Plan but there are limited development opportunities so development will be focussed within the settlement limit and rural exception site extensions.

Policy Response Protection of retail/commercial centre and employment area. Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, SP15, NE1, NE6 Employment: SP1, SP2, EM1, R1, R5 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, MW1, MW2, MW3, MW5, DM1, WL1, RE2

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Rhosrobin Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

The village has few facilities but is very close to Gwersyllt district centre and railway station, grade B/C (EBE01 Joint Employment Land Review 2015) Rhosddu employment site and has good bus service links into nearby Wrexham.

The spatial strategy identifies the village for growth, there is limited brownfield capacity ((EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised (Dec 2017)) but there are greenfield expansion opportunities.

Constraints; incidences of surface water flooding; best and most versatile agricultural land; Great Crested Newt Mitigation; there are coal, sand and gravel resources; there is justification for retaining the Green Wedge to the south between Rhosrobin and Wrexham; there are capacity constraints in some schools. Vision for the Settlement

The Deposit Plan identifies this tier 4 settlement for growth because of its close proximity to Gwersyllt and Wrexham with mitigating public transport access. While development would compromise the purposes of including land as green wedge there is a need for housing.

Policy Response A housing site has been allocated to the east. Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, Housing: Policy SP1, SP2, H1 (allocation number 17), H2, H3 Other: SP17, MW1, MW3

Rhostyllen Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 3 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

The village has good employment opportunities with a grade B/C employment site (EBE01 Joint Employment Land Review 2015), a health practice and some local facilities. It has good opportunities for Active Travel (identified Active Travel Route

66 area) with a good bus service linking with Wrexham a short distance away.

The spatial strategy identifies the village for growth, there is limited brownfield and greenfield capacity (EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised (Dec 2017) but there are significant pipeline opportunities with a large extant permission (National Trust site).

Constraints; incidences of surface water flooding; best and most versatile agricultural land (eastern and western edges); there are brick/clay, coal sand and gravel resources; proposed Green Wedge to the east and north separating the village from Wrexham; there are several heritage features particularly associated with Bersham colliery and adjacent spoil tip; there are capacity constraints in some schools and the capacity of waste water treatment works (Five Fords) and network may require addressing;

Vision for the Settlement

Rhostyllen has been identified for growth in the Deposit Plan but there are limited development opportunities and significant housing numbers already have planning permission so development will be focussed within the settlement limit and rural exception sites.

Policy Response Employment protection, generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, NE6 Employment: SP1, SP2, EM1 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, MW1,

Rossett Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 3 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A relatively sustainable settlement with a range of services in a local centre, school, GP, grade C employment land (EBE01 Joint Employment Land Review 2015) very good public transport with good active travel potential (Active Travel Route area).

The spatial strategy identifies the village for growth, brownfield development opportunities are limited (EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised (Dec 2017) but there are significant greenfield sites in a viable area (EBH02 Wrexham & Flintshire Viability

67

Study Nov 2014 and Dec 2017 update).

Constraints include C2 and B flood zones and incidents of surface water flooding; Green Wedge proposed towards Pulford and south to Marford; Great Crested Newt mitigation; best and most versatile agricultural land; sand and gravel resources underlay the village; conservation area; primary school capacity constrained.

Vision for the Settlement

The Deposit Plan identifies this settlement for growth with a housing allocation, support is also given for additional development within the settlement limit and for affordable housing exception sites.

Policy Response Housing allocation, conservation area designation, retail and commercial centre designation. Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, SP19, NE2 Employment: R1, R5 Housing: Policy SP1, SP2, H1 (allocation number 16), H2, H3 Built Environment: SP16 Other: SP17, MW3, DM1, RE1

Ruabon Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 2 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A relatively sustainable village with a primary and secondary school, GP Practice, some amenities in a local centre, grade C employment land at Vauxhall IE and Gardden, serving the west of Wrexham (EBE01 Joint Employment Land Review 2015). Opportunities to promote active travel within the village (Active Travel Route area) but main trip generators (employment, retail, secondary school) are in other settlements, a good bus and rail service provide mitigation.

The spatial strategy identifies the village for growth but there are limited brownfield or greenfield opportunities (EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised (Dec 2017) and significant housing/retail and employment growth has been consented at Ruabon Business Park. Viability is challenging in this market area (EBH02 Wrexham & Flintshire Viability Study Nov 2014 and Dec 2017 update).

Constraints include; incidences of surface water flooding; Stryt Las and Hafod/Johnstown Great Crested Newt SAC site lies to the north of the village; The

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Clwydian and Dee Valley AONB lies to the west; proposed Green Wedge between Penycae and Ruabon and between Ruabon/Johnstown; Wynnstay Grade I Registered Park & Garden lies to the south and east of Ruabon; best and most versatile agricultural land (provisional grade 3); Ruabon has a conservation area and heritage features; there are coal, sand and gravel resources; Five Fords Waste Water Treatment Works capacity needs upgrading; there are capacity constraints in the schools. Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Retail and commercial centre designation, Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, NE1, NE2, NE6 Employment: SP1, SP2, EM1, R1, R5 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, SP19, MW2, MW3, DM1

Southsea Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small village with a limited range of services, some local amenities, grade C/D local employment (EBE01 Joint Employment Land Review 2015)) but a good bus service providing sustainable travel opportunities. The village is dependent on Wrexham for its main services.

The spatial strategy identifies the village for growth but there are few development opportunities within the settlement (EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised Dec 2017).

Constraints; Much of the village lies within Zone C2 with elements of Zone B and incidences of surface water flooding; proposed Green Wedge designation; Plas Power is a Grade II listed building; there are sand and gravel, coal and sandstone resources; there are school capacity constraints. Five Fords Waste Water Treatment Works needs upgrading.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for

69 affordable housing exception sites.

Policy Response

Natural Environment: Policy SP7, NE2 Employment: SP1, SP2, EM1 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, SP19, DM1, MW1

Sydallt Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 5 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small isolated village with no facilities or public transport, a grade C employment site (EBE01 Joint Employment Land Review 2015) with opportunities to promote active travel (Active Travel Route area).

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals

Natural Environment: Policy NE2 Employment: SP1, SP2, EM1 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, SP19, MW1, MW3, DM1

Tallarn Green Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small isolated rural village with very limited facilities (no school) or public transport

70 and very limited opportunities to promote active travel.

Great Crested Newt mitigation required; best and most versatile agricultural land; there are no public sewers serving the village.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals

Natural Environment: Policy NE2, Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, SP19, MW1, MW3, DM1

Tanyfron Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small rural village with very limited facilities (school) with moderate public transport and opportunities to promote active travel (Active Travel Route area).

There are very limited development opportunities in or adjacent to the village (EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised Dec 2017).

Constraints; incidences of surface water flooding; ecological features; proposed green wedge; there are coal reserves; education capacity is limited.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response

Natural Environment: Policy SP7, NE2 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, SP19, MW1, DM1

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Tregeiriog Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 5 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small village in the Ceiriog Valley with very poor facilities, poor public transport and very limited active travel potential.

There are fluvial flood constraints (zone C2 and zone B), incidents of surface water flooding; and the Ceiriog Valley is of Special Landscape value.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP15, NE2 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, SP19, MW1, MW3, DM1, WL1

Trevor Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 4 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small village with no facilities to support residents but with a good bus service to Cefn Mawr, Llangollen and Wrexham for which it is dependent for its essential services. There are opportunities to promote active travel (Active Travel Route area).

Internationally significant heritage assets (World Heritage Site) with nationally important landscapes (AONB) provide opportunities for tourism led development. (Destination Management Plan).

Constraints; The Clwydian and Dee Valley AONB lies to the west of the village; The Pontcysyllte Aqueduct and Canal World Heritage Site is adjacent to the village and its buffer zone covers Trevor; proposed Green Wedge around the village; education

72 capacity constraint.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Built heritage protection and AONB/Landscape protection. Generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, SP14, NE4 Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16, BE1, BE2 Other: SP17, MW1, DM1

Worthenbury Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 5 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A small isolated rural village with no facilities or public transport and very limited opportunities to promote active travel.

There are incidences of surface water flooding in the village (A C2 flood area surrounds the north south and west of the village but does not impact on potential development sites); Great Crested Newt mitigation required; Registered Historic Landscape surrounds the village; Worthenbury is underlain with River terrace sand and Gravel; there is a conservation area.

Vision for the Settlement

The Deposit Plan limits development to within the settlement limit and proposals for affordable housing exception sites.

Policy Response Conservation area designated and generic policies apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy Housing: Policy SP1, SP2, H2, H3 Built Environment: SP16 Other: SP17, SP19, MW1, MW3, DM1

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Wrexham Settlement Hierarchy Summary (BP2) Employment Viability Function Settlement 1 Constraints Function (tier) Sites Potential Summary and Comments (Constraints and Development Potential);

A sub-regionally important town with the widest range of services; • grade A employment site in WIE, Wrexham Technology Park and Western Gateway (when delivered) and grade C at Whitegate (EBE01 Joint Employment Land Review 2015); • strategically important town centre retail and service provision, a range of supporting local and district centres (EBR03 Retail and Commercial Centre Review); • Bus transport hub and main railway destination; extensive walking and cycling routes (Active Travel Route area);

Limited brownfield opportunities (EBH01 Wrexham Urban Capacity Study Mar 2007 and BP04a- Candidate Site Assessment Paper Revised Dec 2017).

Green barriers between the town and Gresford, Rhosrobin, Gwersyllt, Broughton, Rhostyllen, Bersham.

Constraints and opportunities; Five Fords Waste Treatment Works has capacity constraints; primary education capacity is constrained

Vision for the Settlement

Primary location for housing, employment, retail and services with expansion of settlement limit to facilitate growth.

Policy Response Key strategic sites KSS1 and KSS2, housing allocations, designated town centre, protected employment land regional sports stadia; transport hub promotion, generic policies also apply e.g. ecology, landscape, transport but specific proposals and designations are;

Natural Environment: Policy SP7, SP15, NE2, NE4, NE6 Employment: SP1, SP2, SP8, SP9, SP10, SP11, EM1, EM2, R1, R2, R3, R4, R5 Housing: Policy SP1, SP2, SP3, SP4, SP5, H1 (allocation numbers 1, 2 and 3), H2, H3, Built Environment: SP16 Other: SP17, SP19, MW1, MW2, MW3, DM1, T4, CF3, RE2

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