CPF: 4444 - Scoping of Potential Development Sites: Pwllheli Development Appraisal Report Client: Anglesey and Gwynedd Joint Planning Policy Unit Version 0.02 SCOPING OF POTENTIAL DEVELOPMENT SITES: PWLLHELI DEVELOPMENT APPRAISAL REPORT CPF: 4444 CLIENT: Anglesey and Gwynedd Joint Planning Policy Unit YGC Page 1 of 85 CPF: 4444 - Scoping of Potential Development Sites: Pwllheli Development Appraisal Report Client: Anglesey and Gwynedd Joint Planning Policy Unit Version 0.02 Document Control Sheet Document Title: Development Appraisal Report Document Author: C. Jones Project Manager: O. Griffith Project Title: Scoping of Potential Development Sites: Pwllheli Revision History Date Version No. Summary of Changes 25/11/2013 0.01 First Draft Issue for Client Comment 21/11/2014 0.02 Additional information provided regarding utilities infrastructure Approvals Approved by Signature Date Version O. E. Griffith 25/11/13 0.01 O. E. Griffith 24/11/14 0.02 Distribution Name Title Date Version Nia Haf Davies Rheolwr Cynllunio (polisi) 24/11/14 0.02 © 2013-14 Gwynedd Council / YGC. All Rights Reserved. Copyright in any or all of this documentation belongs to Gwynedd Council / YGC of Council Offices, Shirehall Street, Caernarfon, Gwynedd, LL55 1SH (the 'Owner') and may not be used, sold, transferred, copied or reproduced in whole or in part, in any manner of form or on any media to any person other than in accordance with the terms of the Owner's agreement or otherwise without the prior written consent of the Owner. Green Dragon Certified ISO9001:2000 Ardystiad Y Ddraig Werdd FS526386 YGC Page 2 of 85 CPF: 4444 - Scoping of Potential Development Sites: Pwllheli Development Appraisal Report Client: Anglesey and Gwynedd Joint Planning Policy Unit Version 0.02 Executive Summary Gwynedd Council and the Isle of Anglesey County Council are currently undertaking work on a Joint Local Development Plan (JLDP) which will set the planning policy framework for both Local Planning Authority areas until 2026. YGC have been commissioned by the Anglesey and Gwynedd Joint Planning Policy Unit (JPPU) to undertake a feasibility study to determine the suitability of three potential sites within the Pwllheli area for potential inclusion in the JLDP. This report provides a summary of the studies that have been undertaken and presents the findings. The main aim of this report is to provide a summary of the studies that have been undertaken and present the findings about the three sites’ suitability for development during the JLDP period and their potential to be extended beyond the JLDP period. The following elements have been considered: • Transportation and movement; • Utilities capacity; • Landscape and visual character; • Ecology; • Archaeology, and; • Arboriculture. At this stage, the developments have not been firmly defined so there is an element of uncertainty regarding the extent of the associated impacts. However, a precautionary approach has been adopted to ensure that any potential features that could be affected have been identified where possible. Further surveys are recommended where relevant, once formal access to the sites has been obtained and development proposals defined. The constraints and opportunities for each site, as well as indicative development principles, are included in Section 4 of the report. Constraints include access limitations along the minor roads, sensitive landscape receptors and uses and protected species. However, there are also potential opportunities as a result of proactively addressing the constraints in order to enhance any developments at each site. YGC Page 3 of 85 CPF: 4444 - Scoping of Potential Development Sites: Pwllheli Development Appraisal Report Client: Anglesey and Gwynedd Joint Planning Policy Unit Version 0.02 List of Acronyms AOD Above Ordnance Datum AONB Area of Outstanding Natural Beauty BAP Biodiversity Action Plan BS British Standard CIEEM Chartered Institute of Ecology and Environmental Management DMRB Design Manual for Roads and Bridges GAPS Gwynedd Archaeological Planning Service GIS Geographical Information System HRA Habitats Regulations Assessment JLDP Anglesey and Gwynedd Joint Local Development Plan JNCC Joint Nature Conservation Committee JPPU Anglesey and Gwynedd Joint Planning Policy Unit LANDMAP Landscape Assessment and Decision-Making Process LBAP Local Biodiversity Action Plan LCA Landscape Character Area LNR Local Nature Reserve LOHI Landscape of Outstanding Historical Interest LPA Local Planning Authority LSHI Landscape of Special Historic Interest LWS Local Wildlife Site NRW Natural Resources Wales NERC Act The Natural Environment and Rural Communities (NERC) Act 2006 NGR National Grid Reference NNR National Nature Reserve NVC National Vegetation Classification SAC Special Area of Conservation SAM Scheduled Ancient Monument SEA Strategic Environmental Assessment SPA Special Protection Area SSSI Site of Special Scientific Interest TAN Technical Advice Note TPO Tree Preservation Order UDP Unitary Development Plan UKBAP United Kingdom Biodiversity Action Plan YGC Page 4 of 85 CPF: 4444 - Scoping of Potential Development Sites: Pwllheli Development Appraisal Report Client: Anglesey and Gwynedd Joint Planning Policy Unit Version 0.02 Contents 1.0 Introduction . 6 1.1 Aims and Objectives . 6 2.0 Methods . 8 2.1 Limitations . 8 3.0 Scoping Topics . 10 3.1 Transportation and movement . 10 3.2 Utilities capacity . 15 3.3 Landscape and visual character . 20 3.4 Ecology . 47 3.5 Archaeology and Cultural Heritage . 54 3.6 Arboriculture . 56 4.0 Conclusions . 57 Table 4.1: Constraints and Opportunities for the Development and Long Term Growth Potential of Sites 1 – 3 . 58 Table 4.2: Indicative Development Principles for Sites 1 – 3. 63 Appendix A: Plans and Figures A.1: Transport Appraisal Plan A.2: Utilities Plans A.3: Landscape Appraisal Plans A.4: Extended Phase 1 Habitat Survey Plans and Target Notes Appendix B: Consultation Responses YGC Page 5 of 85 CPF: 4444 - Scoping of Potential Development Sites: Pwllheli Development Appraisal Report Client: Anglesey and Gwynedd Joint Planning Policy Unit Version 0.02 1.0 Introduction Gwynedd Council and the Isle of Anglesey County Council are currently undertaking work on a Joint Local Development Plan (JLDP), which will set the planning policy framework for both Local Planning Authority areas until 2026. The JLDP will replace the Gwynedd Unitary Development Plan (UDP) when adopted. YGC have been commissioned by the Anglesey and Gwynedd Joint Planning Policy Unit (JPPU) to undertake a feasibility study to determine the suitability of three potential sites within the Pwllheli area for potential inclusion in the JLDP. The three sites are all located to the north of Pwllheli, as shown on Figure 1. Site 1 Site 3 Site 2 Figure 1: Location of the three study sites in Pwllheli 1.1 Aims and Objectives In order to meet the aim of providing informed and justified policy-based allocations within the JLDP the main objective of this study is to provide a comprehensive evidence base about the three sites’ suitability for development during the JLDP period and their potential to be extended beyond the JLDP period. YGC Page 6 of 85 CPF: 4444 - Scoping of Potential Development Sites: Pwllheli Development Appraisal Report Client: Anglesey and Gwynedd Joint Planning Policy Unit Version 0.02 Current evidence suggests a requirement to accommodate new housing units in Pwllheli. The JPPU is currently considering representations made during the public consultation period about the JLDP Preferred Strategy as well as the emerging 2011 population and household projections. Therefore, the exact figure of housing units has not yet been confirmed and the proposed target may rise as the potential for long term growth must also be considered. However it has been agreed that the recent example of Penrhosgarnedd can be used to provide an indicative example of the number potentially provided at each site, as follows (note that these figures are indicative only and subject to change): • Site 1 (North of Coleg Meirion Dwyfor): 374 houses • Site 2 (Penrallt): 100 houses • Site 3 (Allt Fawr): 60 houses In addition to housing, the Employment Land Review has revealed a need for a 5ha site for employment purposes. The following elements were required to be considered within this study: Transportation and movement: assess vehicular access and the impact on existing roads, and any recommendations for improvement to all forms of transportation linkages around and through the sites; Utilities capacity: identify the location and capacity of existing services (gas, electricity supply, telecommunications and water supply) in conjunction with service providers and determine possible reinforcement needs, connection points, and possible timescales and costs; Landscape and visual character: assess the overall sensitivity and capacity of the locality to establish whether or not the landscape can accommodate development-related change; Ecology: identify the potential biodiversity issues and impacts that could arise as a result of development; Archaeology: preliminary assessment of the potential for on-site archaeological remains and potential impact on these remains (if any exist) as well as off-site archaeological remains and cultural heritage resources; Arboricultural: assess the suitability for development in respect of potential effects on tree stock This report aims to provide a clear audit trail of the evidence gathered during the desk study, field study and appropriate consultation. The