3. THE SPATIAL STRATEGY AND KEY DIAGRAMS

3.1.

Spatial Strategy Summary Statement

A distinctive feature of the LDP system is the need to consider various spatial and development options in forming the strategy. A number of development options were considered in relation to levels of housing & employment development and the general spatial distribution of housing and employment land that will need to be developed. These options are assessed in terms of their social, economic and environmental impact and set out in BP/3: ‘Options Report’. The preferred spatial option is promoted through the ‘Urban Development Strategy Area’ which directs approximately 90% of new development to either within or adjacent to existing urban settlements within the coastal area. These locations are accessible to key facilities and services, closely linked to employment areas, are supported by a strategic road and rail network, utilises the strategic hub the strategic hub of Conwy, Llandudno, Llandudno Junction and Colwyn Bay, the strategic hub of Rhyl, St Asaph, Bodelwyddan and Prestatyn, including Kinmel Bay and form the key areas of AHLN. They are also the most sustainable locations in terms of their accessibility to such services as Llandrillo College, main hospitals and to the larger shopping centres of Llandudno, Colwyn Bay and Abergele.

3.2.

The remaining development needs are promoted through a Rural Development Strategy Area and are directed at meeting the needs of the Main Villages, Minor Villages and Hamlets. Collectively, the ‘Urban Development Strategy Area’ and Rural Development Strategy Area make up the Spatial Strategy for Conwy as illustrated in Diagram 1. The approach ensures that all communities have access to housing, employment and key facilities and services through the provision of appropriate growth in all communities, but at the same time contributes to conserving the attractive coastline and landscape and the objective to retain the Welsh culture and language.

Map_1 

3.3.

Spatial Strategy

The Spatial Strategy sets out the overall approach for the provision of new homes, jobs, infrastructure and community facilities over the plan period for the Plan Area. It sets the context for the policies in this Deposit LDP and outlines how the Vision and Objectives will be achieved. The strategy has been derived having regard to the national, regional and local policy context, how comprehensively it tackles the key social, economic and environmental priority issues impacting on Conwy, as set out in Section 1, SEA/SA and the availability and deliverability of land over the plan period to contribute to meeting the needs of the community.

3.4.

The Strategy for Conwy will therefore contribute to meeting the priority issues faced by communities. Sustainable communities will be promoted through appropriately located developments, primarily through the utilisation of the most accessible locations within the coastal belt of the Urban Development Strategy Area and limited development within the Rural Development Strategy Area in order to contribute to the overall priority objective of protecting and enhancing the natural and built environment.

3.5.

The Needs of Conwy

The strategic housing policy is designed to ensure that over the remainder of the plan period sufficient housing will be built in the right places and of the right type to maximise the contribution it makes towards meeting identified needs. The key priorities are to protect the natural and built environment and at the same time increase the supply of AHLN. The Council will take every opportunity through its policies on housing numbers, distribution and housing types to maximise AHLN provision where appropriate. The strategy will contribute to the delivery of the community’s needs and provide approximately 6,300 (420 dwellings a year) new homes, inclusive of 1,900 affordable homes, demand for 58 hectares of B1 (Business), B2 (General Industrial) and B8 (Storage & Distribution) to contribute to demand and changes in demand, and appropriate provision for allotments, open space and waste facilities between 2007 and 2022. 

3.6.

Housing Need

Household sizes are reducing and results in a greater need for housing and, in particular, an increasing AHLN requirement over the plan period. Population projections has indicated that the housing market will need land to provide between approximately 6,300 and 9,980 new housing units by 2022 and the demand for AHLN of approximately 1,900 units over the Plan period. In appraising the existing housing commitments, considering the priority issues, in particular, meeting the affordable housing needs and protecting the natural and built environment, and the sites submitted to the Council for housing development consideration, the Council need to deliver approximately 6,300 dwellings by 2022. This level of housing development will contribute significantly to the AHLN requirement and lessen the use of Greenfield land and any detrimental impact on the natural and built environment. It is important to ensure that the rate of house-building does not overwhelm local communities, that it has regard to capacity of the environment, and that the existing and proposed infrastructure can cope with it.

3.7.

To encourage the existing and future younger population to remain and work in the area, the Council will contribute by ensuring that the type of housing built is that which meets the needs and that they are of a high quality design and incorporate renewable energy technologies. Additionally, to ensure deliverability and contribute to the AHLN, the Council will implement the development of Council owned sites to achieve, where possible, a higher level of AHLN on site.

3.8.

Employment Need

The main characteristics of the population change are that the elderly population (65+) is increasing, the younger population (0-17) is declining significantly and the other remaining population (18 – 64) are also reducing. In meeting the needs of the community, a demand for 24 hectares of B1 (Business), B2 (General Industrial) and B8 (Storage & Distribution) of employment land will be made available over the plan period. However, to accommodate changes in the market, replenish stock and contribute to the priority issues, the Council will ensure that a employment land (B1, B2 & B8) ‘free stock’ of 58 hectares (inclusive of demand) is safeguarded and monitored and reviewed throughout the LDP period. To support the housing strategy and ensure sustainable development, this need will be allocated predominantly in the accessible Urban Development Strategy Areas. It is predicted that the demand for B2 will be decrease and B1 and B8 demand will increase over the Plan period.

3.9.

This approach will contribute to the promotion of a sustainable, integrated and accessible transport system, a protected natural and historic environment, greater focus on energy generation and efficiency, and contribute to the delivery of higher quality and well designed buildings.

3.10.

Delivering the Needs – Spatial Distribution

A considerable amount of these needs are accounted for through completions and existing permissions. The Spatial Strategy guides the location of development and the provision of services and infrastructure towards the achievement of the vision and objectives, which are then delivered through policies in the next Section.

3.11.

Supported and directed by Policy DP/1 ‘Sustainable Development’ and DP/2 ‘Overarching Strategic Approach’, the LDP Deposit directs development towards the most sustainable locations within Urban Development Strategy Areas, as illustrated in the Key Diagram, detailed in HOU/1 ‘Delivering the Housing Needs’ and EMP/1 ‘Delivering the B1, B2 & B8 Employment Needs’. These locations are accessible to key facilities and services, closely linked to employment areas, supported by a strategic road and rail network and the priority areas of affordable housing need. The Urban Development Strategy Area is supported by a Rural Development Strategy Area setting out the approach to meeting the needs of the rural settlements within Conwy. In general, it is not anticipated that the relative size of settlements will change significantly but, in some cases, their functions need to be enhanced or strengthened, particularly where this enables needs to be met locally, leading to the creation of more sustainable communities. In some areas, the level of development will not be possible without improvements in infrastructure, particularly utility provision, and development may therefore need to be delayed until improvements are made. The Implementation and Monitoring Plan set out in Section 5 details where certain phasing is required in order to achieve delivery.

3.12.

Types of Site

In line with national guidance, the Strategy seeks to ensure that development takes place on Previously Developed Land (PDL) where possible in order to contribute to protecting Conwy’s natural and built environment. Where PDL sites are available and the development of these will not prejudice other strategic objectives (such as the retention of an adequate supply of employment land) the Council will favour the identification of PDL sites before the development of greenfield land. However, within the accessible urban coastal areas, large scale PDL sites are not available and therefore greenfield releases will be necessary on the fringe of some urban settlements in order to contribute to achieving the objectives of the Plan and, in particular, the delivery of AHLN.

3.13.

The Council considers that the proportion of AHLN delivered on greenfield allocations is likely to exceed that on PDL, where higher development costs may reduce the viability of providing AHLN. To contribute further to meeting the AHLN, the Council will allocate Council owned sites to achieve greater provision where possible.

3.14.

By ensuring that the allocation of sites are large enough to accommodate ten or more dwellings, the strategy will ensure that a greater proportion of new development contributes towards providing AHLN and essential facilities (see Policy DP3 ‘Development and Infrastructure’) with less impact on the areas natural and built assets.

3.15.

Urban Development Strategy Area

The urban areas offer the greatest range of employment, facilities and services. These areas have a high degree of accessibility by public transport and other sustainable modes, and have the greatest need for AHLN. They benefit from a strong strategic rail and road corridor running through North Wales connecting the key hubs as recognised in the Wales Spatial Plan, which play an important role in sustaining the local economy. To enhance their roles of the urban areas and tackle the communities needs and issues, the Council will focus the majority of future housing and employment on Previously Developed Land (PDL) and Greenfield Land in these locations, primarily through existing commitments, windfall development and new allocations. To accommodate the new allocations for housing, the ‘settlement boundaries’ have been extended. Development outside the new settlement boundaries will not be allowed in these locations in order to protect the natural and historic environment, except for AHLN need on exception sites adjoining Llanrwst.

3.16.

The Plan focuses the majority of future development in area the strategic hub of Conwy, Llandudno, Llandudno Junction and Colwyn Bay and surrounding urban settlements. However, it is essential that development is well designed, contributes to energy efficiency and is supported with transport and utilities infrastructure, open space and community facilities. As the strategic sub-regional retail centre, Llandudno’s vitality, viability and attractiveness will be protected and enhanced. Through the Strategic Regeneration Initiative Masterplan, Colwyn Bay, Abergele, Towyn and Kinmel Bay will undergo physical regeneration to improve their housing stock, employment offer, accessibility to services and overall environment. Within Colwyn Bay, Houses in Multiple Occupation (HMO) will be controlled. Llandudno Junction will see development improvements to create sustainable mixed uses and residential neighbourhoods with a mix of housing types and workplaces. The Council will collaborate and work with key partners to deliver the infrastructure and facilities needed to support this development.

3.17.

Over the period of the Plan, the Urban Development Strategy Areas will accommodate approximately 90% of the housing requirement up to 2022. Approximately 80% of employment requirements (B1, B2 & B8) will also be accommodated in these accessible urban areas predominantly through the consolidation and delivery of commitments and existing allocations in the Kinmel Bay area.

3.18.

While each of the Urban Development Strategy Areas have their own characteristics, a number of the urban locations experience close links and roles

3.19.

Llandudno, Llandudno Junction and Conwy

Llandudno, Llandudno Junction and Conwy provide an important cultural, social and economic role to all areas of the Plan Area and are situated along a strong strategic rail and road corridor. Over the plan period it is projected that approximately 2205 (35%) new dwellings will be delivered on PDL and greenfield land within and on the edge of Llandudno, Llandudno Junction and Conwy to meet the demand for market and AHLN. This is inclusive of over 1140 new homes that have already been completed or permitted. To partly meet the employment needs (B1, B2 & B8) within the Plan Area, approximately 8 hectares of employment land is allocated in Llandudno Junction. Focusing development at these locations will contribute to the promotion of sustainable lifestyles and further encourage the existing and future younger population to remain and work in the area.

3.20.

The Town Centre of Llandudno will not accommodate any further major convenience or comparison retail up to 2011, but will be protected and, where possible, enhanced to ensure balanced mix of uses that sustain activity throughout the day and evening. To improve accessibility and relieve congestion, an interchange facility will be provided at Llandudno Rail Station. The serviced tourism accommodation offer within Llandudno will be protected to cater for increasing demand, but will further diversify towards all year round tourism, including business tourism and take advantage of our strategic links to Snowdonia National Park. Llandudno Junction will become a key economic hub and at the heart of North Wales when the relocation of the Welsh Assembly Government is realised and the mixed-use sites are developed. The area’s connectivity between the residential area and Llandudno Junction town centre to the north of the rail line and the employment and retail land uses to the south will be improved, in particular, through a new footbridge from the railway station to the leisure and entertainment area. Within Conwy Town, convenience stores are overtrading which may be detrimental to local choice and quality of retail experience. Whilst there would be a qualitative benefit in the development of a retail facility that provides ‘top-up’ shopping on a day to day basis, it is recognised within this Plan that there are no appropriate sites within the town walls and the retention of the historic environment will take precedence over fulfilling the retail need. In Deganwy, essential retail activities will be protected to serve the catchment area, however, a more flexible approach to the type of uses will be permitted to tackle high vacancy and meet demand for a greater mixed use to realise the full potential this prestigious location.

Llandudno, Llandudno Junction and Conwy 

3.21.

Colwyn Bay (including Mochdre, Rhos-on-Sea and Old Colwyn)

Colwyn Bay is key areas serving the retail, residential and economic needs of the surrounding population and are situated along a strong strategic rail and road corridor. To enhance its strategic role, tackle deprivation and achieve the overarching spatial objectives over the plan period, it is projected that approximately 1890 (30%) new dwellings will be delivered on PDL and greenfield land in these key areas, inclusive of over 1075 new dwellings that have already been completed or permitted. Focussing housing development in this accessible location will significantly contribute to achieving the vision and objectives.

3.22.

The Town Centre of Colwyn Bay will not accommodate any further major convenience or comparison retail up to 2011, but will be regenerated, protected and enhanced to ensure balanced mix of uses that create a thriving town centre and attractive environment that sustains the day and evening. A Strategic Regeneration Area Master Plan for Colwyn Bay will be prepared to realise its potential and regenerate the area.

Colwyn Bay (including Mochdre, Rhos-on-Sea and Old Colwyn) 

3.23.

Abergele, Towyn & Kinmel Bay

Abergele, Towyn & Kinmel Bay are key areas that serve the essential service needs of the surrounding catchment. Being located along a strong strategic road corridors and supported by existing facilities and services, housing and employment development will be provided to meet the needs of the community, enhance the role of the area and take advantage of accessible and sustainably located land. Over the plan period it is projected that approximately 1260 (20%) new dwellings will be delivered on previously developed and Greenfield land in these key areas, inclusive of over 1081 new homes that have already been completed or permitted. To contribute to the employment needs within the County Borough, approximately 45 hectares of employment land (B1, B2 & B8) will be allocated in this area, inclusive of undeveloped committed sites. Abergele, Kinmel Bay and Towyn will also benefit from funding having been included in the Strategic Regeneration Area Initiative.

3.24.

To realise the development potential In Aberegle, construction of a new by-pass will be begin to minimise the volume of traffic, congestion and prevent pressure on the surrounding road network. Greater sustainable and safer cycle links will be realised through the completion of the SUSTRANS National Route 6 and new cycle/pedestrian bridge at the new Foryd Harbour Marina development in Kinmel Bay.

Abergele, Towyn & Kinmel Bay 

3.25.

Llanfairfechan & Penmaenmawr

Lanfairfechan and Penmaenmawr are smaller urban settlements which are self contained with an range of essential facilities and services. There is a high level of housing commitments within these towns, but housing demand is weak. Over the Plan period 5% (330) of the housing need will be accommodated in these locations, predominantly to meet the affordable housing requirement. To promote employment within the area, Bryn y Neudd is allocated as a mixed use employment/leisure/health/medical site.

3.26.

Llanrwst

Llanrwst is classed as an urban area and forms part of the Urban Development Strategy Area as a result of its size, the facilities and services that it offers and the support it provides to the Main and Minor Villages. Llanrwst is located in a rural setting some 13 miles south of Conwy town.. It is not as accessible in terms of its position and access to the strategic road and rail network and to employment opportunities. For these reasons, the urban area of Llanrwst will accommodate an element of market, AHLN and employment to contribute to demand, but the level of development will be to a lesser extent to what is proposed in the urban coastal locations to protect its rural character, natural and built environment.

3.27.

Rural Development Strategy Area

The strategy for the rural area is to promote a sustainable rural economy and contribute to meeting AHLN in the Main Villages, Minor Villages and Hamlets, to eliminate any social disadvantages whilst at the same time conserving their natural and built character. Some of the rural settlements within the Settlement Hierarchy (see Policy DP/2) have distinctive individual roles, but at the same time support and provide essential links to other communities.

3.28.

Farming remains a vital part of the rural economy and is important in protecting the character and appearance of the landscape. Over the years there has been some diversification from the traditional rural activities primarily by the reuse of farm and other buildings for business purposes. This has not only helped to retain employment within rural areas but has also enabled some farms to remain operational as the diversified activity supports the farming business. By allowing suitable conversions of buildings for business use, including tourism, the Council aims to support the rural economy. However residential conversions may be more appropriate in some locations and for some types of building to support business and AHLN.

3.29.

The Council will continue to support a balanced approach to diversification through the conversion of rural buildings provided that it does not result in unacceptable environmental impacts and the character of the countryside is not adversely affected.

3.30.

The Plan Area is an important area for tourism. The countryside is itself an attraction with plenty of opportunities for recreation. The strategy will support improved access to and enjoyment of the countryside throughout the rural Plan Area.

3.31.

The Main Villages

Dwygyfylchi, Glan Conwy, Llanddulas and Llysfaen are catergorised as Tier 1 Main Villages. Betws-yn-Rhos, Cerrigydrudion, Dolgarrog*, Eglwysbach, Llanfair Talhaearn, Llangernyw, Llansannan, Tal-y-Bont / Castell* Trefriw* are categorised as Tier 2 Main Villages. They provide an important range of facilities and services, including shopping, to their surrounding rural settlements. The Tier 1 Main Villages provide a higher level of facilities and services than the Tier 2 Main Villages and have greater sustainable access to the higher order urban areas. It is important that that their existing level of facilities and services are protected wherever possible. The Plan will play its part by resisting the loss of village shops and post offices and safeguarding existing open space. The Tier 1 Main Villages will provide a combination of market value and AHLN from existing commitments, on allocated sites and from windfall development, to realise the spatial objectives for the delivery of AHLN and protection of the natural and historic environment. Within the Tier 2 Main Villages, AHLN only will be provided on allocated sites to represent the level of facilities and services and to safeguard the Welsh language. Such schemes will generally be smaller than those permitted in the Urban Development Strategy Areas, and will be phased in line with the provision of infrastructure. Small scale 100% AHLN may be permitted on the edge of the settlement where it meets local need. Smaller retail, commercial and leisure development will be permitted at a scale appropriate to the function of the settlement and where it enhances sustainability.

*Falls partly within the Snowdonia National Park

3.32.

Over the plan period, approximately (630) 10% of the housing requirement will be distributed between these settlements (inclusive of the Minor Villages and Hamlets) through existing commitments, ‘windfall sites’ and new allocations primarily in the Tier 1 settlements. Approximately 20% of the employment requirement (B1, B2 & B8) will be permitted in these locations to support sustainable development. However, the plan recognises the development constraints in Dolgarrog, Tal y Bont and Trefriw and the links with Snowdonia National Park. In Dolgarrog, the existing employment site at the former Aluminium Works will have been safeguarded for mixed use (employment/leisure/housing) uses. There will no further development outside the settlement boundary of Trefriw over the plans period as a result of the flooding and topographical constraints.

Map_5 

3.33.

Minor Villages

The Villages of Bryn Pydew, Glanwydden, Groes, Henryd, Llanbedr-y-Cennin, Llanelian, Llanddoged Llangwm, Llannefydd, Pentrefelin, Pentrefoelas, Rhyd-y-Foel, Rowen*, St George, Tal-y-Cafn, Tyn-y-Groes are smaller settlements where limited development is allowed to meet the needs of the community, safeguard the existing facilities and services and protect the natural and built environment. There are no settlement boundaries for Minor Villages and no allocations are made for market housing or employment. However, to meet the needs of the community, small estates of 100% AHLN will be permitted as an exception within, or at the edge of the settlement. Smaller retail, commercial and leisure development permitted at a scale proportional to the function of the settlement will also be considered where it enhances sustainability.

Minor Villages 

3.34.

Hamlets

The Hamlets of Bodtegwel, Bryn-y-Maen, Brymbo, Bryn Rhyd-y-Arian Bylchau, Capelulo*, Cefn Berain, Cefn Brith, Dinmael, Glan Rhyd, Glasfryn, Groesffordd, Gwytherin, Hendre, Llanfihangel GM, Maerdy, Melin y Coed, Nebo*, Pandy Tudur, Pentre-llyn-cymmer, Pentre Isa, Pentre Tafarn-y-Fedw, Rhydlydan Tan-y-Fron are smaller in size than the Minor Villages and have relatively few facilities and services. The Hamlets will experience very little development over the plan period. Small scale development proposals which help to diversify rural economy, create improved links to the National Park and provides key community facilities will be encouraged. Hamlets may be appropriate for agricultural or forestry worker dwellings; conversions to dwellings for AHLN; provision of a single AHLN, farm diversification schemes and other developments with specific locational needs.

*Falls partly within the Snowdonia National Park

3.35.

Open Countryside

Within the open countryside, agricultural or forestry worker dwellings; conversions to dwellings for AHLN and farm diversification schemes will be considered where it meets local identified need, supports the economy and protects the open countryside.
 

3.36.

Key Diagram

The Key Diagram provides a diagrammatic interpretation of the LDP Strategy, which illustrates the LDP Strategy at a County Borough-wide scale. This is supported by an additional key strategic diagram on transport strategy, retail hierarchy and Proposals Map. This diagram, supported by the diagrams above, outline the broad spatial principles of the Strategy and are not intended to be detailed or site specific. The preferred policy directions are reflected in the diagrams, to facilitate community consultation and sustainability appraisal.

Map_7 

Related Map Links

Some sections of this text contain a 'globe with link' icon. Clicking on this icon will take you to the map that is relevant to this text.

Sometimes, there is no spatial component or map feature that is specific to the text. In this case the link will take you to the overview map of the relevant map.

If there is a specific area relevant to the text it will be shown as a red highlighted overlay on the map at a suitable viewing scale.

« Back to contents page | Back to top