Conwy Deposit Local Development Plan 2007 – 2022 (Revised edition 2011) REVISED BACKGROUND PAPER 21 – SUBMISSION Site Deliverability Assessment August 2012 This document is available to view and download on the Council’s web-site at: www.conwy.gov.uk/ldp . Copies are also available to view at main libraries and Council offices and can be obtained from the Planning Policy Service, 26 Castle Street, Conwy LL32 8AY or by telephoning (01492) 575461. If you would like to talk to a planning officer working on the Local Development Plan about any aspect of this document please contact the Planning Policy Service on (01492) 575181 / 575124 / 575445 / 575447. If you would like an extract or summary of this document on cassette, in large type, in Braille or any other format, please call the Planning Policy Service on (01492) 575461 . CONTENTS Page 1. Introduction ........................................................................................................... 4 2. Development Requirements and Sites Submitted ............................................. 5 2.1 Development Requirements over the Plan Period .................................... 5 2.2 Employment Land Need ............................................................................... 7 2.3 Submitted Housing and Employment Sites ............................................... 7 3. Stage One Site Assessments ............................................................................ 19 3.1 Densities and Capacities ........................................................................... 19 3.2 Site Assessment Criteria ........................................................................... 19 4. Stage Two Site Assessments ............................................................................ 31 4.1 Site Assessment Criteria Summary .......................................................... 31 4.2 National Policy ............................................................................................ 31 4.3 Environment and Physical Constraints .................................................... 33 4.5 Spatial Objectives Assessment ................................................................ 38 4.6 Issues in Conwy ......................................................................................... 40 4.7 Capacity Constraints .................................................................................. 46 4.8 LANDMAP Methodology ............................................................................ 46 4.9 Results of Stage 2 Site Assessments ....................................................... 47 4.10 Stage 2 Site Assessments - Abergele, Towyn and Kinmel Bay ............. 48 4.11 Stage 2 Site Assessments - Colwyn Bay, Old Colwyn, Mochdre and Rhos on Sea ............................................................................................... 66 4.12 Llandudno, Llandudno Junction and Conwy ........................................... 84 4.13 Llanfairfechan and Penmaenmawr ......................................................... 112 4.14 Llanrwst ..................................................................................................... 127 4.15 Rural Development Strategy Area .......................................................... 138 5. Other Site Assessments ................................................................................... 163 5.1 Introduction .............................................................................................. 163 5.2 R6 / R7 / MS25 - Dolgarrog Aluminium Works ....................................... 163 5.3 MS12 - Llandudno Rail Station ................................................................ 164 5.4 E7 – Foryd Harbour .................................................................................. 164 5.5 CR4 / MS11 - Pier Pavilion, Llandudno ................................................... 165 6. Conclusions ...................................................................................................... 165 1. Introduction 1.1 Overview 1.1.1 This is one of a number of background papers which accompany the revised deposit Local Development Plan (LDP). This report details the process undertaken for assessing sites submitted for potential inclusion in the LDP, known as ‘candidate sites’. Sites have been submitted for a number of land uses and have been subject to a detailed site assessment process, the purpose of which is to identify the most suitable sites for inclusion in the LDP to meet the identified site needs for residential, employment and mixed uses. 1.1.2 The majority of sites submitted by landowners, agents and members of the public have been considered for residential and employment use. Some sites have also been submitted for mixed use employment and housing as well as other uses. This background paper deals primarily with potential housing and employment sites, however, there is a summary of the deliverability of other uses, including key transport infrastructure, in section five. For site assessment and deliverability information on allotments, burial grounds and waste and recycling facilities, please see background papers 25, 32 and 26 respectively. 1.1.3 A list of all submitted sites, including their individual reference numbers, is contained in section 2 of this document. Corresponding site plans are available on the Council’s website www.conwy.gov.uk/ldp 1.1.4 This paper is designed to show that there has been a clear and transparent assessment process undertaken in identifying potential site allocations. Section two of this report lists the development requirements over the Plan period and the sources of candidate sites including a list of submitted sites by area. Section three explains the first stage of site assessment, designed to take out sites that do not comply with the LDP strategy. Sites that passed stage one have been sent to consultees for a more detailed assessment, a list of these sites are contained in section four. The preferred sites for allocation in the LDP are presented in detailed assessment tables at the end of section four. Section five summarises other site uses in the LDP. A summary of the site assessments is in appendix one and appendix two contains the preferred sites assessment tables. 4 1.2 LDP Submission 1.2.1 This paper has been updated during the LDP process and previous versions are superceded by this submission version. This version addresses the review of allocations and availability of sites following receipt of Alternative Sites submitted by representors at Deposit stage. The contents and site assessment process remain broadly the same but some of the site categorisations have changed as a result of the Alternative sites stage and update of the evidence base. 1.2.2 The process and site selections outlined in this paper should be read alongside the revised BP/30 Phasing Plan which details the phasing requirements of the proposed site allocations and the revised BP/37 which details the Growth Distribution Options leading to the LDP strategy. BP/37 also summarises the land use constraints across the LDP plan area which impact on the site selection process detailed in this paper. 2. Development Requirements and Sites Submitted 2.1 Development Requirements over the Plan Period 2.1.1 The LDP is a blueprint for future development across the plan area (that is, the area of the County Borough excluding Snowdonia National Park). The evidence base, contained in the LDP and accompanying background papers, identifies housing and employment land requirements over the Plan period (2007 to 2022). Tables 1 and 2 below outline the housing and employment requirements respectively. Table 1: Housing Requirement Completions Permissions Allocations TOTALS Windfall 2010 U Llanfairfechan / Penmaenmawr 106 83 94 52 335 R Conwy, Llandudno, Llandudno 295 570 497 335 1697 B Junction A Bay of Colwyn, Mochdre 319 248 410 535 1512 N Abergele, Towyn, Kinmel Bay 126 97 110 800 1133 Llanrwst 28 0 67 200 295 5 Urban Total 874 998 1178 1922 4972 Tier 1 Main 16 65 50 235 366 R Tier 2 Main 45 0 120 170 335 U R Minor Villages 12 0 38 0 50 A Hamlets 11 0 36 0 47 L Open Country 10 0 41 0 51 Rural Total 94 65 285 405 849 TOTALS 968 1063 1463 2327 5821 Empty Homes Strategy 509 School Modernisation 199 TOTAL 6529 Contingency 665 OVERALL HOUSING 7194 TOTAL Table 2: Employment Requirement Sites Use type Constructed Committed since 2007 (undeveloped) URBAN DEVELOPMENT STRATEGY AREA Mochdre Commerce B1, B2 & B8 5.5 5 Park, Mochdre (predominantly B2 & B8) Hotpoint, Narrow Lane, B1 3.7 0 Llandudno Junction Llandudno ‘online’, B1 & B2 3.2 Conwy Road, Llandudno Junction Abergele Business B1 2.0 0 Park Lynx Express, Penrhyn B1 0 0.13 Avenue, Links Rd, Rhos on Sea Unit 1 Morfa Conwy B1 & B2 0.2 0 Business Park, Conwy Land at Ffordd B1, B2 & B8 0.3 0 Maelgwyn, Junction Former Dairy, Station B1 & B8 0 0.7 Road, Mochdre Ty Gwyn, Llanrwst B1, B2 & B8 1.54 Sub Total 11.7 hectares 10.57 hectares 6 Total current supply in the urban area 22.27 hectares Total required to meet predicted population 17.5 hectares change Total required to contribute to out 15.5 hectares commuting levels New land allocations required in the 10.73 hectares Urban Area RURAL DEVELOPMENT STRATEGY AREA N/A N/A 0 0 Sub Total 0.00 0.00 Total required to meet predicted population 3 hectares change 2.1.2 With the employment supply, a further contingency of 15% is added to take account of any issues with delivery over the Plan period. 2.2 Employment Land Need 2.2.1 It is clear that the