High levels of new development are proposed, in particular, within the accessible Urban Development Strategy coastal belt locations of Conwy over the plan period. This is not the direct result of the past development completions and trends within the coastal belt area, but as a result of it’s links and importance for employment, it’s accessibility and demand and its attractiveness as a good place to live. The Urban Development Strategy is supported by a Rural Development Strategy setting out the approach to meeting the needs of the rural settlements within Conwy. The predominantly rural character and past generic design of the County Borough makes it particularly important that new development is sensitively located and designed to a high quality in order to contribute to meeting the above objectives.

There are a number of principles that have been taken into account when allocating land in this LDP and need to be taken into account fully in new proposed developments, whether large or small and for whatever use and whether new buildings or conversions of existing ones, so that the special qualities of the area remain. It is also essential that we promote attractive, high quality sustainable places where people want to live, work and relax. This chapter therefore contains policies relating to sustainable development, quality design, principles determining the locations of development, development criteria, developer contributions. national guidance and material consideration context. Polices DP/1 ‘Sustainable Development’, DP/2 ‘Overarching Strategic Approach’, DP/3 ‘Promoting Design Quality and Reduction of Crime and DP/4 ‘Development Criteria’, DP/5 ‘Infrastructure and New Development’, DP/6 ‘National Guidance’ and DP/7 ‘Material Consideration’ set out the priority criteria that new development will need to meet, in principle, in achieving sustainable and appropriately located development.

Policies set out in this Section further support these development principles. All development allocated within this LDP have been subjected to the development principles set out in policies DP/1 and DP/2 (see BP/21 ‘Deliverability’) and are deemed the best sustainable options as being in line with the majority of criteria. Accordingly, all future development proposals will need to satisfy principles determining the location of development and settlement hierarchy to ensure that sustainable development is achieved as well other related policies within the LDP.

All proposals for the development and use of land must be sustainable and contribute to meeting the needs of the local community. To ensure sustainability, growth will be located in the main urban coastal belt locations within the Urban Development Strategy Area as being the most accessible and sustainable locations and being in line with the Spatial Strategy and in accordance with the DP/2 ‘Overarching Strategic Approach’. In ensuring sustainable development, each of these accessible locations have been assessed against the sustainable development criteria in DP/1 ‘Sustainable Development Principle’ and deemed the most appropriate locations for development. The Council will focus on these areas.

The Main Village’s service function role to the Minor Villages and Hamlets will be protected, sustained and further developed. The character and vitality of the Minor Villages and Hamlets will be protected with small scale development being acceptable subject to it being 100% AHLN, a high standard of design, and compatible with local character.

All development proposals will be assessed in terms of the County Boroughs’ identified needs and their potential impact on communities and the environment. Development proposals will be expected to make efficient use of land and take a sequential approach that gives priority to accessible locations and PDL. Proposals in the Plan Area should seek to promote sustainability by demonstrating that the following criteria set out in Policy DP/1 ‘Sustainable Development’ have been taken into account and where appropriate measures are provided.

The principles of sustainable development are fundamental to international obligations and to national, regional and strategic planning policy. These principles also underpin the strategy, and all policies and proposals of the Conwy County Borough Council LDP. It is of key importance to the continuing success of the County Borough that development is sustainable and contributes to achieving environmental, economic and social gains for current and future generations.

This key policy draws together sustainability issues to ensure that the fundamental principles of sustainable development underpin all development proposals. The issues dealt with are covered in greater detail in the later subject chapters. It also includes references to key sustainability issues of building methods and materials, which will be part of the overall consideration of the development proposal, but are not directly related to the planning system.

All planning applications for major development are required to submit a Sustainability Appraisal to demonstrate that they have addressed sustainability issues, including impact on health, in their development proposals. Major development is referred to throughout this LDP. Where a policy or supporting text refers to major development, it is defined as:

• Residential development: the erection of 20 or more dwellings, or, if this is not known, where the site area is 0.5 hectares or more; or
  
• Other development: where the floor area to be created is 1,000 m2 or more, or the site area is 1 hectare or more.
  

To assist in the preparation of a Sustainability Statement, further guidance will be provided in Supplementary Planning Guidance

Overarching Strategic Approach

Strategic Objectives

SO1. To promote development levels that contribute to protecting the natural and built environment and meets the needs of the community by locating development where practicable on previously used land, primarily in the urban coastal locations, along existing and proposed infrastructure networks, and by ensuring an efficient density of development compatible with local amenity.

SO3. To provide land to enable an adequate and diverse supply of housing to contribute to needs, including affordable housing for local need and to meet the need for Gypsies and Travellers, at a scale that is consistent with the ability of different areas and communities to grow.

SO4. Identify and safeguard land to contribute to meeting the B1 (Business) B2 (General Industrial) and B8 (Storage and Distribution) employment uses, focusing in particular on higher value employment opportunities around the strategic hub of Conwy, Llandudno, Llandudno Junction and Colwyn Bay, the strategic hub of Rhyl, St Asaph, Bodelwyddan and Prestatyn, including Kinmel Bay.

SO7. Concentrate development along existing and proposed infrastructure networks, and in particular at locations that are convenient for pedestrians, cyclists and public transport.

The Overarching Strategic Approach defines the framework for the location of development. This is necessary to ensure that the countryside is protected from gradual encroachment on the edges of villages and to help guard against incremental growth in unsustainable locations. However, the efficient re-use of previously developed land within development frameworks will generally be supported, subject to the satisfaction of relevant policies, in the interests of sustainability. Frameworks have been defined to take into account the present extent of the built-up area, development committed by planning permissions and other proposals included in the Local Development Plan. It is important in planning policy terms to limit the amount of new development that can take place in rural areas with few services and little or no public transport.

The Sustainable Community Strategy’s vision for Conwy is to create ‘a county of outstanding natural beauty, which will respect, protect and enhance its environment and heritage; a community which supports those in need and offers a warm welcome to its many visitors and people who celebrate diversity and who are intent on securing a vibrant and thriving future for all. Conwy experiences a challenging demographic structure.

To contribute to achieving the priority issues of protecting the natural and built environment and providing land to meet AHLN, the Council is promoting a level of development over the plan period which looks to play a part in delivering these priority issues. The promotion of a more balanced age structure and prevention of further decline in the workforce cannot be achieved through this level of growth. However, to encourage our existing and future younger population to remain and work in the area, the Plan promotes a diverse employment offer, high design standards, and delivery of appropriate affordable housing type and tenure for local need. In tacking these issues facing Conwy, development will be focussed in the most sustainable locations, in line policy DP/2 ‘Overarching Strategic Approach’ in the Urban Development Strategy Areas of Abergele, Colwyn Bay, Llandudno and Llandudno Junction. The Council is focusing development in areas, not because this is where development has historically taken place in the past, but because when having regard to national guidance and sustainability criteria, these locations are accessible to key facilities and services, closely linked to employment areas, are supported by a strategic road and rail network but also represent areas where there is identified need for AHLN.

The suitability of sites for new residential, business or town centre development has been assessed by adopting a plan, monitor, and phasing approach to provision. This has included:

• Identifying strategic requirements for that form of development and undertaking local assessments of need and potential supply.
  
• Allocating appropriate sites for development to meet those requirements by adopting a sequential approach, giving highest priority to land and buildings within urban areas. Where needs can not be met in this way, consideration has been given next to sites which extend these settlements and are accessible by good quality public transport and finally, where necessary, to sites around nodes in good quality public transport corridors; giving first priority to the re-use of previously developed land and buildings before the use of suitable greenfield land is considered; giving priority to sites which are accessible by public transport, walking and cycling and by rail and water for uses generating large freight movements; and avoiding sites which have an adverse impact on the Conwy’s environmental assets and resources.
• Phasing the allocations in accordance with the sequential approach set out above and in Housing Delivery and Phasing Plan (section 5) and giving priority to the release of sites that come earlier in the search sequence

The Council will protect existing urban employment industrial estates at Mochdre Business Park, Tir Llwyd and Tre Marl Industrial Estates and promote further growth where demand has been demonstrated. This approach will protect our villages and countryside by minimising the amount of development occurring on greenfield land. It will also help improve transport in the County Borough by locating housing, employment and services at easily accessible locations. This will contribute to the reduction in the need to travel by car as well as making good use of existing infrastructure and Previously Developed Land (PDL).

To protect and, where possible, enhance the character of the Main and Minor Villages, Hamlets and countryside, there will be limited sustainable growth which provides for the needs of the residents and promotes sustainable communities. The implementation of exception sites and 100% allocated sites for AHLN will form the basis of delivering the AHLN in the Rural Development Strategy Areas.

Promoting Design Quality & Reduction of Crime

Spatial Objectives

SO10. Improve the design of buildings, including designing out opportunities for crime to develop strong and safe communities

SO11. Reduce energy consumption through the careful siting and design of buildings and the promotion of renewable energy developments where they have prospects of being economically attractive and environmentally and socially acceptable.

SO14. To promote the prudent use of resources through the minimisation of waste and assist in providing an integrated network of waste management facilities consistent with the needs of the area and the waste hierarchy.

All new development will have an impact on its surroundings. The aim must be that any development, from an urban extension to an extension to an existing home, takes all proper care to respond to its surroundings, including existing buildings, open spaces and village edges, and ensure an integrated scheme that does not harm local amenity and wherever possible, brings benefits to the area. High quality design is a priority issues for the Council, a key element in sustainable development and ensures attractive and functional places which can have substantial benefits for the development itself, the residents, the environment and community. Poorly designed developments create unattractive buildings and places. They can reduce the perception of safety, increase crime, discourage recycling, increase energy consumption, discourage residents from exercising and promote unsustainable travel. Low quality designed developments will not be accepted in Conwy County Borough.

All new buildings should be of high quality design, must respect and enhance their surroundings and must not harm local amenity. They should protect local distinctiveness and character and should take full account of people with disability and access needs. They should be of an appropriate scale, design and materials for their location and include provision for landscaping. Public art may make a significant contribution to enhancing local character and identity, and will be supported where appropriate in accordance with DP/4. The Council is committed to enhancing Conwy’s unique natural and historic character which is highly valued by residents and a vital tourist attraction. Buildings, archaeological sites, parklands, rivers and other features that contribute positively to the character of the built environment shall be protected from demolition or inappropriate development.

The Town and County Planning Act 1990 and the Listed Building Act 1990 (both amended by the Planning and Compulsory Purchase Act 2004) require that the majority of applications for planning permission or listed building consent include a Design and Access Statement. These statements will enable applicants to demonstrate to the Council that they have properly considered the impact of their proposal and taken into account all relevant factors in the design of the scheme, including landscaping matters. It is important that developments are made accessible to everybody, and the access element of the Statements provide a means of establishing that this goal is achieved. The level of detail of the Statement will vary according to the scale and complexity of the application. The policy sets out the issues that should be addressed in the Statements.

Developing an understanding of the characteristics of an area and its context should always form part of the work undertaken before drawing up a development proposal. A design led approach will ensure that every proposal, whatever its scale, responds positively to the particular characteristics of a site, its surroundings, community requirements and will enhance local distinctiveness and landscape character.

The LDP recognises that the design of buildings and spaces can make a significant contribution towards reducing the scope for crime, and create more pleasant and reassuring environments in which to live. For example, open spaces are green lungs in settlements and can be used for children’s play, walking and sport, as well as having general amenity value provided that they are safe, and believed to be safe. Care must be taken with the design and layout of new developments, for example, by following the national ‘Secured by Design’ guidance. Good design can allow public spaces to be overlooked by neighbours and potential escape routes can be addressed. Designing out crime is possible in all areas; housing estates, town centres, parks and industrial areas and any issues should be addressed during the early stages of the design process.

This policy approach sets out basic principles that need to be addressed if developments are to display character, complement their surroundings, and provide attractive and sustainable environments for users. As well as being of critical importance for all new projects, many of the criteria will also be relevant when considering alterations and extensions to existing buildings. If the criteria are to be applied successfully, it is essential that design proposals emerge from an understanding of the site and its context, rather than relying on the unimaginative use of standard site layouts and building types. In order to show how the design has evolved and considered these points, it is important that all schemes are accompanied by suitable illustrative and/or written material.

Development Criteria

Spatial Objectives

SO1. To promote development levels that contribute to protecting the natural and built environment and meets the needs of the community by locating development where practicable on previously used land, primarily in the urban coastal locations, along existing and proposed infrastructure networks, and by ensuring an efficient density of development compatible with local amenity.

SO13. To improve accessibility to essential services and facilities, including open space, health, education and leisure.

It is important that development proposals make proper provision to meet their needs. Read together with Policies DP/1 and DP/3 on Sustainable Development and Design of New Development, this policy provides a check-list for developers to help ensure that all requirements are met. To avoid an overly lengthy and complex policy, many of the criteria cross-refer to other policies in the Plan, which provide the full detail.

The Council will prepare a Supplementary Planning Document for various aspects of development dealt with in this policy.

Infrastructure and Development

Spatial Objective

SO13. To improve accessibility to essential services and facilities, including open space, health, education and leisure.

Proposals for development in Conwy will be supported that have made suitable arrangements for the improvement or provision of on-site and off-site infrastructure, services and facilities made necessary by the development and for their future maintenance, which may include but not be limited to:

1. affordable housing for local need;
   
2. building/surfacing materials;
   
3. landscaping;
   
4. car and cycle parking;
   
5. safe and convenient access for pedestrians, cyclists and vehicles;
   
6. public transport services and facilities;
   
7. managing traffic and reducing congestion;
   
8. foul and surface water drainage and watercourses;
   
9. sustainable urban drainage systems;
   
10. flood risk;
    
11. pollution from noise, lighting, vibration, odour, emissions or dust;
    
12. storage and recycling of waste;
    
13. contamination and ground conditions;
    
14. sustainable construction;
    
15. use of renewable energy;
    
16. minimising opportunities for crime;
    
17. layout and design (including Public Art);
    
18. education facilities (including library provision and existing school maintenance);
    
19. open space including play space;
20. community and recreation facilities (including allotment maintenance);
    
21. Fire service
    
22. Public Rights of Way
    
23. Biodiversity (including Management Agreements)

It is important that provision is made for additional infrastructure, services and facilities resulting from new development and for their future maintenance, as well as for suitable access, parking, drainage, design, renewable energy and landscaping within the site. All new development contributes to demands on existing infrastructure, community facilities and public services. Developers will therefore be expected to contribute towards the necessary improvements or new provision to serve needs arising from their development. Development should not take place before the infrastructure needed by its occupants is in place. Development will only be permitted when agreement has been reached between the relevant parties on the funding and programmed implementation of required on-site and off-site provision as set out in Policy DP/4 & DP/5. However, it is apparent that some sites experience considerable constraints which could have impact on the deliverability of a site financially. In these cases, a degree of flexibility will be applied.

To date, no new land allocations are required for educational establishments. However, the projected increase in housing numbers will inevitably have an impact on the existing schools and their resources within the Plan Area. It is also evident that some schools fall below standards and are in need of maintenance. Therefore, to make housing applications acceptable in planning terms, developers will need to contribute to either the extension, resources or maintenance of schools where a clear need is created from proposed developments. It is not known whether some schools will close, be amalgamated or new schools required in the future. However, the Council will review their approach following the finalisation of the Conwy Primary School Modernisation Programme in line BP24.

A Planning Obligations Supplementary Planning Guidance will support the policy and other policies in the Strategy and provide pre-negotiation material for developers in line with Policy DP/7.

The Council will review their approach following the Welsh Assembly’s decision on the Community Infrastructure Levy (CIL).

National Planning Policy and Guidance

Spatial Objectives

Inclusive of all Spatial Objectives - SO1 to SO16

The Assembly Government’s national land use planning policies are set out in Planning Policy Wales and Minerals Planning Policy Wales supplemented by Technical Advice Notes and Circulars and by Ministerial Interim Planning Policy Statements. Authorities in Wales must have regard to national policy, including to the Wales Spatial Plan in the preparation of LDPs. key element of the new planning system is to avoid unnecessary repetition of national policy in LDPs. LDPs are intended to be shorter and focussed documents that do not unnecessarily repeat national policy as did in past Local Plans and Unitary Development Plans.

Issues related to the rural area of Conwy and, in particular, housing in Countryside have become pressing issues for the Community. However, planning applications for extensions, replacements or conversions in the Countryside, dwellings to support rural enterprise or agricultural and forestry dwellings are covered under national guidance in the form of Planning Policy Wales at paragraphs 7.6.9 to 7.6.11, MIPPS ‘Housing’ (2006) and Technical Advice Note (TAN) 6: ‘Agricultural and Rural Development (2000). Additionally, sites of biodiversity, geological or historical importance are protected under European and national guidance. All planning applications will also be subjected to TAN15: ‘Development and Flood Risk’ and therefore, are not repeated in this LDP. A thorough scoping exercise has been undertaken of all national guidance as set out in BP1 ‘Plans and Strategies’ to understand areas of repetition. However, to provide the user of the Conwy Deposit LDP with the relevant national guidance related to certain planning applications, the Council will provide regular updates on the public website and provide guidance notes.

Policy DP/6 subjects all planning applications to up-to-date planning guidance to avoid unnecessary repetition throughout the LDP. Planning Policy Wales (PPW) sets out clear statements of national development control policy which should not need to be repeated as a local policy in LDPs. Where this Deposit LDP avoids repetition it provides the most up-to-date national guidance at that time.

Local Planning Guidance

Spatial Objectives

SO2 To promote the comprehensive regeneration of Colwyn Bay, Abergele, Towyn and Kinmel Bay to broaden economic activity, address social exclusion and reduce deprivation through the Strategic Regeneration Area Initiative

SO5. Encourage the strengthening and diversification of the rural economy that is compatible with the local economy, community and environment.

SO10. Improve the design of buildings, including designing out opportunities for crime to develop strong and safe communities.

SO11. Reduce energy consumption through the careful siting and design of buildings and the promotion of renewable energy developments where they have prospects of being economically attractive and environmentally and socially acceptable.

SO12. Safeguard and enhance the character and appearance of the undeveloped coast and countryside, sites of landscape/conservation importance and features of historic or architectural interest whilst ensuring the conservation of biodiversity and protected species.

SO13. To improve accessibility to essential services and facilities, including open space, health, education and leisure.

Supplementary Planning Guidance (SPG) is non-statutory guidance which supplements LDP policies. Only the policies in the LDP have the special status afforded by S54a of the Town and Country Planning Act, 1990, in deciding planning applications. The Government advises that SPG may be taken into account as a material consideration. The weight given to it increases if the SPG is prepared in consultation with the public and has been the subject of a Council resolution. The Parking Standards SPG and Open Space Standards SPG have been prepared and support the Conwy Deposit LDP.

The Council will also prepare Development Briefs for new major housing sites (50 dwellings or above) and employment sites (5 hectares and above) consisting. The purpose of a development brief is to inform developers and other interested parties of the constraints and opportunities presented by a site and the type of development expected or encouraged by local planning policies within this Deposit LDP.

The approach to AHLN provision differs between the urban and rural area. The provision in the urban area seeks to obtain a minimum of 50% AHLN on development sites, whereas the approach in the rural area, in particular the smaller main villages, minor villages and hamlets, seeks 100% contribution of AHLN. The Council proposes to use its own land holdings and establish a register of public owned sites to contribute to meeting AHLN.

The Plan identifies a ‘Search Area’ to the south-east of Abergele town for a Gypsy and Traveller Transit Site.

This section incorporates the necessary detailed policies to ensure the strategy is delivered.

Table 4: HOU1a- Estimated Housing Delivery

Table 5: HOU1b- Settlement Hierarchy

Residential proposals should comply with the policies in the Development Principles Chapter and Design Supplementary Planning Guidance in order to achieve quality living environments.

Conwy needs to make a minimum provision of 6,300 homes between 2007 and 2022 in order to contribute to achieving the key objectives of AHLN delivery, protection of the natural and built environment and provide suitable housing for the existing and future younger population to remain in the area. These dwellings are also required because the average size of households is reducing, but also to meet some continued net-migration. Having undertaken an assessment of the total amount of land required over the plan period, the Strategy that best contributes positively to the priority objectives is approximately 6,300 dwellings. The availability of suitable land, capacity of the house building industry, current market conditions and sustainability were considered in drawing up the preferred housing figure as set out in BP/3. Overall, this involves a minimum provision of 420 dwellings per year between 2007 and 2022 which represents past trend builds over the last 5 years. It is clear that the delivery of 6,300 dwellings is likely to contribute positively to the key Council priorities of meeting AHLN while protecting the natural and historic environment. This figure is unlikely to be exceeded due to the availability and deliverability of land over the plan period, but to allow a degree of flexibility and contribute further to the delivery of the priority issues, applications for housing will be considered acceptable where they further contribute to meeting the shortfall in AHLN and having met the policies in the Development Principles section and other related policies in the Plan.

In accordance with national planning policy, development in sustainable and accessible locations on previously developed land (PDL) is preferred to green-field sites. In delivering the housing needs in Conwy, it will not be practicable to deliver the whole dwelling requirement on PDL, so some loss of green-field sites and green wedges will be necessary to ensure deliverability of the plan. Within this LDP, the strategic housing sites (sites over 100 dwellings) and non-strategic (sites under 100 dwellings are located on the Proposal Map and within the Housing Delivery and Phasing Plan set out in the Implementation and Monitoring section.

The Conwy LDP will allocate sites that are capable of providing 10 or more dwellings for housing. As shown from the 2008 Housing Land Availability Study, Conwy has already delivered 421 new homes between 2007 and 2008. The outstanding permissions total 3340 homes, which are likely to be built over the next 8 years across the County Borough at average of 420 dwellings per year. This figure is considerably high and is likely to significantly impact on the number AHLN being developed in the early stages of the plan. In demonstrating deliverability of this committed number of houses, the Council will consider serving a Completion Notice to reduce that uncertainty and ensure deliverability of the needs facing the communities of Conwy. Additional to these sources of housing supply, BP/4 ‘Housing Land Potential Study (2008)’ demonstrates that over the past 7 years, a number of unallocated sites, known as ‘windfall development sites’, have been making a substantial contribution to housing supply. Based on this trend an average windfall figure of 1696 is likely to be delivered over the plan period, which includes the bringing back into use 100 empty homes over the period 2008 - 2012. Taking into account all these sources of housing supply, a remaining housing requirement of 843 houses need to be built over the plan period as shown below: A 10% contingency has been included in the overall housing requirement to take account of those permissions, strategic and windfall sites that may not come forward over the plan period, taking the overall housing requirement over the plan period to 1473.

In support of the Council’s objective to create sustainable communities, the Council will ensure that housing is developed in suitable locations which offer a range of community facilities with good access to new and existing jobs, key services and infrastructure. The priority for the Council is to firstly re-use PDL, then urban settlement extensions before extensions to the larger villages which have good public transport links in line with Policy DP/2. To ensure deliverability, the strategic and non-strategic housing sites have been appraised and are considered available, suitable in terms of their location and economically viable over the plan period as detailed in BP/21. To attach a degree of certainty to the deliverability of the LDP, developer exhibitions are planned alongside the consultation on this Deposit LDP to clearly set out the development issues to developers.

The LDP Deposit needs to ensure that the minimum housing requirement can be delivered with confidence. Housing delivery on PDL is expected to be higher in the earlier stages of the plan period as a result of the high number of committed housing permissions and lower in the later stages as urban fringe development is developed. Therefore, the urban greenfield fringe proposals in the accessible Urban Development Strategy Areas of Llandudno, Llandudno Junction, Colwyn Bay and Abergele will meet the majority of the housing requirement over the plan period. These locations are accessible to key facilities and services, closely linked to employment areas and are supported by a strategic road and rail network. As shown in BP21, it is considered that the current commitments and the strategic and non-strategic sites within and on the fringe to the Urban Development Strategy Areas have the available, suitable and achievable sites to accommodate the majority of the housing requirement. A Housing Delivery and Phasing Plan (refer to Monitoring and Implementation Section) and supporting Delivery Plan Table sets out how the housing requirement will be met over the plan period (2007 – 2022).

In general, preference will be given to the re-use or replacement of existing buildings over those which propose the erection of a new dwelling in order to avoid further development in the countryside. Where new buildings are proposed to be erected they should be sited and designed to minimise impact on the countryside, and where possible be grouped around existing development and meet the Development Principles and other related policies of the Plan. The erection of a further dwelling would not be justified where an existing dwelling serving the unit or closely connected with it has either recently been sold off or in some way separated from it.

Residential conversion, particularly on a large scale involving several residential units, will only be appropriate in locations close to local services and facilities. Development must also be in a location with, or capable of providing, a sufficient standard of accessibility to offer an appropriate choice of travel by non-car modes, in accordance with Policy STR/1. Applications for the conversion of buildings in the countryside will be assessed against Policy DP/6 and other related policies within the Plan.

The erection of a further dwelling would not be justified where an existing dwelling serving the unit or closely connected with it has either recently been sold off or in some way separated from it. When considering planning applications for new enterprises in the countryside and the need for any associated accommodation, the Council seeks advice concerning the commercial viability of the proposed enterprise in line with Policy DP/6 ‘National Guidance’. Where such advice indicates that the viability of the enterprise is uncertain, the Council will firmly resist a permanent dwelling in the countryside. In such circumstances, temporary planning permission may be granted for a caravan associated with the enterprise to enable the applicant to prove that it can provide his / her main livelihood. The Council will, however, review this approach following new guidance from the Welsh Assembly Government and the results of the consultation paper on Rural Sustainable Development.

Supplementary Planning Guidance will be prepared for dwellings associated with rural enterprises in line with DP/7 ‘Local Planning Guidance’.

Table 6: HOU2a Settlement Hierarchy

A shortage of AHLN is one of the most pressing priority issues the County Borough faces. The Conwy Local Housing Market Assessment Phase 1 (2007) provides a good guide to the general level of annual AHLN in the Borough of 331 dwellings per year. Phase 2 of the assessment, which is expected in early 2009, will then further analyse this need in terms of tenure, locality, size and type of AHLN. This detail will then form an amended policy through the Annual Monitoring Report and inform planning applications as a material consideration in line with Policy HOU/4 ‘Housing Mix’. To assist the Council in the formation of policy in the Deposit LDP, detail of affordable housing need at settlement level has been gathered through the Council’s Affordable Housing and First Steps Registers and analysed as set out in BP/9. It is apparent that 3805 people are in need of affordable housing. However, as set out in BP/9, and in line with the Local Government Data Unit, all identified need in each settlement has been reduced by 50% to take account of the migration of people and changes in the local housing market. This reduces the actual need in Conwy to 1908 (127 dwellings a year),subject to the finalisation of the Local Housing Market Assessment.

In looking to the requirement of 127 affordable dwellings per year based on the assessment set out in BP/9 it is clear that the remaining housing to be built and the commitments will contribute fully to meeting the AHLN of the community. A key objective of the Council, as set out in the Corporate Plan, is to contribute significantly to meeting the AHLN whilst at the same time meeting the priority objective to protect and enhance the natural and historic assets. To do so, it is paramount that the provision of AHLN provided by developers on-site is high and the threshold implemented to seek affordable housing is low in order to lessen the overall impact on the important assets within the County Borough. It is, therefore, suggested this high need would justify a minimum affordable housing target of 50% from all market housing developments and seek to achieve a higher provision from Council/Government owned sites dependent on constraints and viability. However, to apply an element of flexibility to the plan, a lower provision of affordable will be acceptable on-site where the developer can clearly demonstrate this through supporting evidence base. The exception could be related to land values as a result of significant constraints on-site. In applying this provision and threshold the affordable housing need over the plan period can be contributed to fully, as detailed below:

Affordable Housing Delivery 2007 – 2022

As stated in the supporting text in HOU/1 ‘Meeting the Housing Needs’ there are currently approximately 3340 committed housing applications which total a delivery of only 181 affordable units. In determining what provision should be sought for AHLN, the Council have had regard to national guidance and subjected all new allocated sites to the Three Dragons Development Appraisal Toolkit (refer to BP/9) to determine the appropriate level of AHLN in terms of deliverability of sites. It is important that the percentage of AHLN sought on-site, or through a commuted sum and the threshold to which it is sought, is financially viable and can be delivered over the plan period. Therefore, ‘sufficient justification’ should be provided by developers where the policy can not be met, making reference to the constraints (flood risk, archaeological remains, design, affordable housing, etc) on-site which make the delivery of the policy unachievable

AHLN must be balanced with other requirements for transport infrastructure, community facilities, open space and sustainable construction. The viability of housing delivery also needs to be maintained. The Council will take full use of the Three Dragons Appraisal Toolkit to assess the viability of a scheme and the percentage of AHLN provision.

The appropriate mix in terms of housing tenures and house sizes of affordable housing within a development will be determined by local circumstances at the time of planning permission, including housing need, development costs, the availability of subsidy, and the achievement of mixed and balanced communities.

The delivery of the AHLN will be supported through rural exception sites, which will be further informed by the findings in Phase 2 of the LHMA and Local Rural Enabler studies. To maximise the use and deliverability of exception sites, the Council will proactively establish a County Borough-wide register, alongside Engineering and Design Services, Housing Services and Snowdonia National Park Authority of land in public ownership for AHLN. Additionally, through the revised Conwy Housing Strategy, the plan will propose bringing back into use approximately 150 empty homes by 2022 to contribute to AHLN. However, the target is a minimum and is anticipated to increase over the plan period

As set out in Planning Policy Wales and DP/3 ‘Promoting Design Quality and Designing Out Crime’, good design can protect the environment and enhance its quality, help to attract business and investment, promote social inclusion and improve the quality of life. These objectives apply equally to market housing and to AHLN with the overriding principle being to establish a sense of place and community. For small sites the visual integration of old and new development is of particular importance. Affordable housing should also be indistinguishable from market housing provided on the same site, in terms of external design quality and materials.

Residential proposals should comply with the policies in the Development Principles and Design Supplementary Planning Guidance in order to achieve quality living environments. For new homes to contribute to meeting the needs of current and future residents, it is important that they are designed to a high quality and create an attractive environment that functions well, where people want to live, which meets their needs, and which creates a sense of place where community identity can develop.

In line with government guidance, higher density developments are encouraged. Building at moderate to high densities enables best use to be made of development sites, and helps safeguard the countryside from unnecessary development. Where building occurs on a large scale, dense forms of development can also support the critical mass of people that may be needed to support local facilities. There is no reason why higher densities should compromise the quality of new development.

Relatively high minimum densities are appropriate in locations that have good access to a range of services, facilities and employment opportunities, as this will help to limit the need to travel (by maximising the amount of housing in relatively sustainable locations).

Densities for recent housing schemes in Conwy have averaged at around 20 dwellings per hectare. The MIPPS ‘Housing’ (2006) states that strong pressure for development may rise to inappropriately high densities if not carefully controlled. Higher densities should be encouraged on easily accessible sites, where appropriate.

The government is expecting that PDL is to be used more efficiently to prevent the take up of Greenfield land and prevent our towns expanding into the countryside and surrounding villages. Planning policies in England (which are referred to here for comparative purposes) state that proposals are expected to achieve at least 30 dwellings per hectare on site. To enable the housing needs of the community to be met, the Council will adopt this approach, but recognise that lower densities may exceptionally be necessary to achieve a satisfactory design and amenity. Whilst it is inevitable that the green wedges in accessible urban coastal belt locations will take an element of housing need, the Council will lessen this impact through higher density developments of up to 50 dwellings per hectare within the accessible urban areas of Llandudno, Llandudno Junction, Colwyn Bay and Abergele. The Housing Delivery and Phasing Plan (section 5) details those strategic and non-strategic sites that will accommodate higher housing density.

All housing developments in Conwy should be inclusive and accommodate a diverse range of residents household size and housing need to create mixed communities. All housing developments therefore need to provide a more balanced range of housing types to reflect identified community need. The percentage split of housing mix throughout the County Borough was concluded using the most up to date ‘proportions of households by household size’ and ‘household size by number of rooms in dwellings’ set out in the 2001 Census and BP6. This information will be reviewed resulting from more up-to-date date devising from the Welsh Assembly Government’s household projections and estimates methodology and the Conwy Local Housing Market Assessment.

As set out in the Housing MIPPS (2006), it is desirable in planning terms that new housing development in both urban and rural areas should incorporate a reasonable mix and balance of types and sizes of affordable housing to cater for a range of housing needs and contribute to the development of sustainable communities. The Housing MIPPS (2006) also states that for affordable housing it is important that authorities have an appreciation of the demand for different dwelling sizes and types of housing (i.e. intermediate and social rented) in relation to supply, so that they are well informed in negotiating the required appropriate mix of dwellings for new developments.

The Council encourages the provision of higher proportions of smaller homes and developers are recommended to aspire to schemes incorporating around 70% of properties with one and two bedrooms to meet needs of the community. This applies especially to housing estates which, because of their size, have the potential to contribute significantly to the community’s need for a wider range of dwelling sizes and types.

The Council will produce Supplementary Planning Guidance on Housing Mix. It will contain important information for anyone contemplating residential development, and will be taken into account as a ‘material consideration’ when such proposals come to be assessed by the Council. The appropriate mix of affordable housing will continue to be determined on a site by site basis in line with HOU/3.

National policy allows for the exception sites when meeting affordable housing need within or adjoining villages in circumstances where planning permission would not normally be given and where there is a demonstrable local need for affordable housing that cannot be met in any other way. These ‘rural exception’ sites provide a small but important source of affordable housing in rural areas and are regarded as additional to the provision of housing to meet the general needs. The policy is required over and above that contained in national guidance to provide detail on the definition of exception sites and 100% allocations within the Rural Strategy Area

In every case the needs of the particular village are carefully surveyed and assessed by the Council before a scheme is progressed. Occupancy controls are imposed to ensure that the benefits of affordability (usually gained by the low land value derived from the exceptional basis of the scheme) are preserved in perpetuity for subsequent occupiers if the Council’s criteria is met.

The disposal of local authority and Government owned land for AHLN will also add to the certainty of delivery. As a result of the level of housing need within the County Borough and the priority issue to protect the natural and historic environment, Council owned land is identified in the Housing Delivery and Phasing Plan (section 5). Where deliverable and suitable to the character of the Council will seek to accommodate a higher AHLN provision on-site than the minimum standard set for private owned sites.

To maximise the use and deliverability of exception sites and potential future 100% allocations for AHLN, the Council will proactively establish a County Borough-wide register, alongside Engineering and Design Services, Housing Services, neighbouring authorities, where cross-boundary issues exist, and the Welsh Assembly Government. Land will be appraised on a regular basis to ensure that a landbank of potential deliverable and suitable sites are available to meet the affordable needs of the community.

Appropriate provision is required to meet the needs of gypsies, travellers and travelling show people. An understanding of these needs is required if appropriate accommodation is to be provided and the number of unauthorised encampments and developments in the County Borough reduced. Local Authorities are required to assess the accommodation needs of Gypsies and Travellers. It is now a statutory requirement under Section 225 of the Housing Act 2004 for all local planning authorities to assess the accommodation needs of all Gypsies and Travellers and address any identified needs through the planning system. All local planning authorities will therefore be required to include suitable policies in the LDP to be used in the consideration of proposed Gypsy and Traveller sites and to allocate sites where a clearly defined need has been identified.

It is therefore important that Conwy County Borough Council have policies for the provision of Gypsy and Traveller sites in their development plans where a need is identified in the Gypsy and Traveller Accommodation Needs Assessment (GTAA), undertaken as part of the North West Wales Local Housing Market Assessment (NWWLHMA). In planning for the accommodation of Gypsies and Travellers, it is important that site(s) are sustainable and have good access to key services and facilities and maintains and enhances the natural environment. However, the results of the GTAA and the NWWLHMA are not currently available.

Unlawful encampments have been actively monitored by CCBC over the period 2005 – 2008 (refer to BP/22); this information suggests that there is a need to allocate a single transit site to accommodate up to 10 pitches in the eastern part of the County Borough close to the strategic road network. Upon completion of the LHMA, the LDP will be subject to review of its adopted approach to Gypsy and Traveller accommodation needs.

A ‘Gypsy and Traveller Site Search and Appraisal Study’ has also been undertaken (refer to BP/23) which derives suitable criteria for the appraisal of potential sites, undertakes a site search within the area of need and appraises potential sites. On conclusion, there were 7 potentially suitable sites. The 7 sites have been assessed as being well located in terms of proximity to the strategic road network, local services and are unlikely to have significant effects on the surrounding area, including effects on landscape, biodiversity and local residential amenity. For these reasons, the 7 sites were considered as potentially suitable for a transit Gypsy and Traveller location to accommodate a range of pitches. However, to take account of the LHMA (Phase 2), no sites allocation is made, but the sites have been grouped into two search zones. This is to for an element of flexibility in order to accommodate any increased pitch need consluded in the LHMA (Phase 2). The search zones are shown on the Proposals Map. Only sites located within the two search zones should be considered as appropriate locations for a transit Gypsy and Traveller site as a result of their perceived sustainability. It is anticipated that the Council will work in partnership with a relevant organisation in the development of a site in one of the search zones or consider an individual planning application on its own merits.

The creation of self contained flats has become increasingly popular over recent years, particularly in the Colwyn Bay and Llandudno areas. This has been achieved through the erection of new buildings and through the conversion of large houses or commercial properties. Self contained flats can help to address the needs of those wanting to purchase or rent small units of accommodation, as well as providing a relatively affordable housing option for those wishing to purchase their first property.

Whilst the creation of self contained flats helps to meet a housing need, in some instances their provision can be detrimental to the amenity of existing residential areas. For example large numbers of flats can lead to problems such as a shortage of on street parking and bin storage issues. In addition, areas with high levels of flats are often associated with low levels of owner occupation which in some instances can lead to lower standards of maintenance and associated environmental degradation issues (thereby prejudicing environmental improvement and regeneration objectives). Furthermore, the cumulative impact of converting larger dwellings to flats can have a detrimental impact on creating mixed and balanced communities by reducing the number of family homes available within an area. There are currently already high concentrations of self contained flats that are having an impact on the character and appearance of the Colwyn Bay area. To improve the areas appearance and aid the regeneration of Colwyn Bay, in particular, and other areas within the coastal belt, policy HOU/9 is required to prevent the over concentration of such uses and that development is meeting identified needs. Policy HOU/9 will also support the approach to be set out in the Strategic Regeneration Area Master Plan to improve housing offer, address social exclusion and reduce deprivation in Colwyn Bay.

In addition to self contained flats, the provision of Houses in Multiple Occupation (buildings where some facilities are shared by several people who are otherwise living independently of one another) has also historically been a problem in Conwy, in particular, in Colwyn Bay. Houses in Multiple Occupation (HMOs) often provide a relatively poor living environment and rarely contribute positively towards the quality of an area. As a consequence further HMOs will be resisted within Conwy.

The Council will produce Supplementary Planning Guidance (SPG) on Self Contained Flats and Houses of Multiple Occupation to support the policy in line with Policy DP/7 ‘Local Plan Guidance’. The SPG will provide supporting guidance to Policy HOU/9 detailing the definitions of Self Contained Flats and HMO’s and the required design standards for self contained flat conversion.

THE ECONOMIC STRATEGY

Spatial Objectives

SO1. To promote development levels that contribute to protecting the natural and built environment and meets the needs of the community by locating development where practicable on previously used land, primarily in the urban coastal locations, along existing and proposed infrastructure networks, and by ensuring an efficient density of development compatible with local amenity.

SO4. Identify and safeguard land to contribute to meeting the B1 (Business) B2 (General Industrial) and B8 (Storage and Distribution) employment uses, focusing in particular on higher value employment opportunities around the strategic hub of Conwy, Llandudno, Llandudno Junction and Colwyn Bay, the strategic hub of Rhyl, St Asaph, Bodelwyddan and Prestatyn, including Kinmel Bay.

SO5. Encourage the strengthening and diversification of the rural economy that is compatible with the local economy, community and environment.

Delivering sustainable economic growth relates to the theme of ‘Building Sustainable Communities’ in the Wales Spatial Plan, ‘A Prosperous Conwy’ and ‘Encouraging Learning and Creativity’ in the Conwy Community Strategy 2004 – 2014 and ‘Economic Improvement’ and ‘Improved Infrastructure’ in the Conwy Regeneration Strategy 2005 – 2015. The Wales Spatial Plan identifies the Llandudno area as a hub connecting North East and North West Wales and as a retail, service and employment centre for a large hinterland. It also identifies another hub to the east of the County Borough which includes Towyn, Kinmel Bay and parts of neighbouring Denbighshire.

In line with the Settlement Hierarchy set out in Policy DP/2 ‘Overarching Strategic Approach’ and the recommendations of the Employment Land Study (BP/14), approximately 64 hectares (80%) of the 80 hectares of B1, B2 & B8 employment land will be located and made available within the Urban Development Strategy Area along the strategic coastal belt transport network, being the most sustainable location in terms of its locality to existing and proposed housing, services and facilities. Approximately 16 hectares (20%) of the full stock will be promoted and considered within the Rural Strategy Area to maintain and support sustainable communities. Designations are to be flexible but there will be a shift towards B1/B8 designations over the plan period as predicted by the Conwy Employment Land Study. Table 7 below details the B1, B2 & B8 employment land framework over the plan period.

Table 7: Employment Land Framework 2007 - 2022

The Conwy Employment Land Monitoring Report 2008 (refer to BP/13) concludes that approximately 24 hectares of B1, B2 & B8 employment land is already committed (with planning permission, under construction or built since April 2007). In taking into account the committed land, this leaves a remaining B1, B2 & B8 employment land requirement of 42 hectares over the plan period. However, the Council need to ensure there is a B1, B2 & B8 employment land free stock of 58 hectares over the short, medium and long term periods of the plan. This is to meet the demand for 24 hectares, unforeseen future demand and adapt to changes in the economic market. To ensure the demand is met and a free stock is available, a further 16 hectares of free stock B1, B2 & B8 employment land is required to ensure a free stock level of 58 hectares, which brings the total full stock to 82 hectares over the plan period as set out below. The Council will monitor take-up of employment land over the plan period through the Employment Land Monitoring Report and the LDP Annual Monitoring Report to ensure that the free stock levels are replenished with deliverable B1, B2 & B8 land.

Achieving and maintaining high levels of B1, B2 & B8 economic growth and employment is an important planning issue with implications; not only for the creation of sustainable employment opportunities, but also upon interrelated issues such as housing availability and infrastructure. Therefore, the intention is to ensure that economic opportunities are utilised to their full potential within the Plan Area. There will be an emphasis towards the B1 (Business) and B8 (Storage/Warehousing) uses in the short to medium term, and B2 in the longer term.

The area’s economy is made up predominately, of small, locally owned businesses. These are located in a variety of premises, not always on employment or industrial areas. To retain the vitality of the local B1, B2 & B8 economy, it is important that existing businesses can expand within their own communities, and remain accessible to their markets wherever possible. To sustain the developing B1, B2 & B8 economy, it will be necessary to identify new sites for expanding and new businesses which cannot be accommodated on existing sites. Equally, it is important to retain both existing and new B1, B2 & B8 sites, so that they may accommodate new small businesses or those in earlier stages of development.

The conversion, change of use or re-development of existing employment sites to non-employment uses within the urban and rural strategy areas should be resisted unless it is demonstrated that the site is inappropriate for any employment use. Planning applications will need to be accompanied by evidence that the site is not suitable for continued employment use. Evidence would be required that the property has been adequately marketed for a period of not less than twelve months on terms that reflect the lawful use and condition of the premises. A reasonable valuation should be applied to the marketing of the property based on location and constraints.

It will often be the case that new B1, B2 & B8 employment developments in rural settlements will be limited due to their potential impact on village character. Making best use of existing employment sites reduces the pressure for development of new sites, including new sites in the countryside. It also provides a greater range of employment opportunities and reduces the need to travel.

Applications will be assessed against Policy DP/6 and other related policies in this Plan.

Due to their location, such developments must be carefully controlled. It is crucial that the proposed use and design takes account of the character and appearance of the existing building, and the surrounding area.

Developments should be of a scale appropriate to their location, as large employment developments in the countryside may conflict with the principles of sustainable development, resulting in unsustainable traffic movements, and potential environmental harm. Developments resulting in significant numbers of employees or visitors should be located within or near to settlements and accessible by public transport, cycling, or walking. In areas without such access, small-scale business development may still be appropriate where it results in only a modest increase in vehicle movements. This may require the production of a Travel Plan and / or mitigation of traffic impact in accordance with Policy STR/1. Applications will be assessed against Policy DP/6 and other related policies in this Plan.

When considering proposals for replacement buildings in the countryside for employment use, any increase in floor area will be strictly controlled. The design should integrate the development with its surroundings in line with Policy DP/6 and other related policies in this Plan.

It is important that economic diversification proposals are well founded in terms of effectively contributing to the farming business. It is important that the rural economy is supported and new farming related activities are integrated into the environment and the rural landscape. Farmers are required to submit a Farm Business Plan with any planning application for diversification. This should include details of existing farm activities, the need for diversification, details of the proposal and implications of the proposal on, for example, the rural economy and the environment in line with Policy DP/6 ‘National Guidance’ and other related policies in this Plan.

In line with the conclusions of the Conwy Employment Land Study (2009), the Council need to ensure that that there is a B1, B2 & B8 employment land free stock (available land) of 58 hectares over the short, medium and long term periods of the plan. This is to meet the demand for 24 hectares and to adapt to changes from unexpected future demand, where a shift from B2 (General Industry) to BI (Business) and B8 (Warehousing and Storage) is predicted as set out in EMP/2 and supporting tables. However, it is clear that over the plan period there is no land to accommodate the 12 hectares of Free Stock within the Rural Development Strategy Area. This is having appraised land submitted to the Council for consideration and on completion of the Employment Land Monitoring Report (refer to BP/13). To meet the need within the Rural Strategy Area, proposals for B1, B2 & B8 employment will be permitted subject to the Development Principles The Council will prepare a Business Asset Plan which will inform the Council of potential land to accommodate the need. The completion of the Business Asset Plan will inform the review of the LDP through the Annual Monitoring Report.

CCBC has already undertaken significant work to identify and classify pre-existing stock in the county. Table EMP/2b summarises what is believed to be the current position in terms of land supply. Critically this gives the Council a clear idea of what land is freely available for development purposes. Given that some undeveloped committed sites draw mixed designations then it has been necessary to aggregate the definition for this analysis.

The land which is suitable for employment development is, because of the nature and impact of its industrial/commercial activity, much more difficult to identify and bring forward than land for other uses such as housing. The Council will endeavour to ensure that employment sites and buildings which exist or which are allocated in the Plan for employment development will be treated as a valuable and scarce resource.

Exceptions to the Policy will be limited to existing industrial/office sites and are not envisaged to be many in number and will only be considered of the Council considers that the site or premises is unsuitable for employment purposes by virtue of its location and surroundings and the impact of the use on the amenities of neighbouring land users.

These locations form important B1, B2 and B8 employment sites in providing land and jobs for the communities in that settlement. To protect, meet the challenges of the current economic market and promote an element of flexibility to the relocation of current comparison and convenience retailers and to promote sustainable communities, affordable housing and the promotion of all year round tourism, mixed use developments comprising B1, B2 & B8, Leisure, Retail and Housing will be permitted where policy EMP/3 and, where appropriate, other related policies in the plan are met. It is important that these sites are safeguarded and promoted in order to attract employment uses at the benefit to the community and the natural and historic environment.

To meet the employment land free stock over the plan period, Esgyryn and extension to Tir Llwyd will be allocated in the LDP. To ensure that the Esgyryn site is delivered an element of residential development, consisting of approximately 90 dwellings, is considered necessary to ensure the site is economically viable and therefore, deliverable over the plan period. In terms of existing commitments, the former Brickworks site has a planning permission for B1, B2, B8 uses, plus a large format DIY store.

The North Wales Regional Waste Plan recommends that each Local Planning Authority assesses available industrial land for suitability for waste management operations. A recent assessment of the employment land has revealed that Tir Llwyd has capacity for further industrial operations. To ensure flexibility and compatibility with current and future uses on the site, no one specific area has been allocated, but proposals for waste management facilities in this location will be considered on their individual merits.

Development Briefs will be prepared by the Conwy Planning Policy and Regeneration Services.

A free stock level of 58 hectares will enable, where changes in market demand, for job growth and expansion at existing industrial estates (e.g. Mochdre Business Park, Tir Llwyd and Tre Marl Industrial Estates). These locations are established employment areas in the County Borough and will require the plan to be flexible enough to allow expansion where appropriate. It is recognised that Tir Llwyd is within a category C1 flood risk zone, however, the Council is currently updating the Conwy Tidal Flood Risk study which will provide more certainty on the extent of flood risk in that area, and will inform Flood Consequence Assessments that accompany development proposals.

It is important that existing firms that do not meet the requirements of Policy EMP/1 have the opportunity to expand and adapt for the continued success of the business, but this must be in appropriate circumstances. The scale of growth must not conflict with other policies in the plan, and must not result in an unsustainable level of development in a particular location. Businesses seeking large scale expansion are encouraged to seek locations within the Urban Development Strategy Areas and close proximity to the strategic road network along the coastal belt.

Expansion means additions or alterations to an existing building, within the existing curtilage or immediately adjacent land.

Tourism

Spatial Objectives

SO5. Encourage the strengthening and diversification of the rural economy that is compatible with the local economy, community and environment.

SO8. Assist tourism through the protection and enhancement of coastal and rural based tourism attractions and accommodation

The natural and built environments are key factors in attracting tourists into the area and need to be effectively managed. However, tourism in Conwy is currently experiencing a change in demand, with a decline in traditional summer family holidaying and an increasing emphasis on a wider range of activities, not solely restricted to the traditional summer months. The three main growth areas are business tourism, marine activities and short activity breaks. These growth areas need quality accommodation and facilities to ensure that tourism continues to play an important role in the Plan Area.

The traditional coastal attractions and facilities offered by places such as Llandudno, Colwyn Bay, Conwy, Rhos on Sea, Towyn and Kinmel Bay are still important contributors to the economy but recent trends point towards the need for a more diverse tourism base. Venue Cymru in Llandudno has undergone expansion and contributes to the overall range and quality of business-based tourism facilities offered within the Llandudno, Deganwy and Conwy Strategic Tourism Growth Area. The opportunity exists to preserve and enhance the services in these areas through the provision of new facilities and the improvement in the quality of existing facilities. This will include improving the quality of holiday accommodation and enabling the provision of a wide range of indoor and outdoor activities, with a preference towards the re-use of previously developed land.

The location of Foryd Harbour on the border between Kinmel Bay in Conwy and Rhyl in Denbighshire has placed the responsibility of its future use at the hands of the two local authorities. This site will be safeguarded in the development plan for tourism and leisure development and any future development will be carefully managed through a collaborative partnership approach. Initial plans indicate a boat storage yard, a marina with improved moorings, and new pedestrian/cycleway link across the River Clwyd.

There may be exceptional circumstances when larger tourism accommodation and attractions may be appropriate in the open countryside or other non-urban locations where the tourist season is extended and rural employment gain. However, development should not be at the expense of environmental considerations. Well designed schemes can often conserve or increase biodiversity and landscape quality but it is recognised that there can be negative impacts on the countryside which can lead to partial urbanisation. Therefore, Policy EMP/1 provides strict criteria for considering such proposals. Examples of schemes in the open countryside could include eco-tourism, equestrian activities, mountain biking, canoeing, paint-balling, and fishing as part of an integrated tourism complex. An example of a location where major facilities may be appropriate in the open countryside is the former Dolgarrog Aluminium Works in line with Policy EMP/4.

The demand for a wide range of all year tourism facilities impacts on seasonality. The operation of different tourism businesses at different times requires a more flexible approach. The Council will support the development and adaptation of a range of tourism facilities to accommodate this changing demand where appropriate.

The traditional summer visits for a period of one or two weeks is slowly in decline and the demand for shorter breaks is on the increase, however, this change should not be seen as a constraint, indeed tourism levels are still set to increase by 6% per year in the UK, a target which Wales is committed to meet . One way in which this can be promoted is through the provision of a wider variety of all-year facilities in both rural and coastal locations such as: water-based activities, the provision of activities/facilities for short break and day trips, and improved connections with neighbouring authority’s facilities.

Tourism can also thrive in the rural areas, where market towns for example, can be utilised in order to attract a higher proportion of visitors. Rural areas also have the potential to integrate business diversification with tourism-based development diversification and the Plan will support suitable schemes at appropriate locations.

Other forms of visitor accommodation include, for example, bed and breakfast establishments, and self-catering cottages and apartments. Whilst the latter provide a valuable form of accommodation, the nature, scale, and location of new accommodation needs to be assessed carefully, to ensure that they do not conflict with other Plan objectives and sustainability principles.

The settlements within Urban Coastal Development Area are the preferred locations for new development in order that new facilities are accessible to visitors and that new accommodation is provided where visitors can access a range of services by a choice of travel modes.

Within the Rural Strategy Area proposals should first look to the re-use of existing buildings and extensions to existing businesses in order to protect the countryside from inappropriate development, in line with Policy EMP/6 and DP/6. New build attractions and serviced accommodation could however be permitted in certain areas of the countryside if there are no sequentially preferable sites or buildings. This will enable particular development that could help extend the tourism season, provide benefit to the local community and promote greater links with Snowdonia National Park. However, new build un-serviced accommodation will not be permitted, to protect the area from private holiday homes being built across the Plan Area.

Visitor pressures can particularly give rise to concerns in environmentally sensitive locations. Related national guidance, strategies and studies confirm that policy needs to recognise the more restricted capacity of these areas. Key areas for tourism development have been identified on the Proposals Map, which have informed the Tourism Hierarchy. Each of the areas identified in the tourism hierarchy have different abilities to accommodate new development.

The Planning Authority’s concern is to ensure that any decline in the level of holiday accommodation, by change of alternative uses, is properly controlled.

Hotel accommodation is an important aspect of a sustainable tourism economy. The development of new hotels can be of benefit where they are improving the quality of accommodation in a specific locality. It is also important that the loss of hotels is resisted. It is important to retain hotel accommodation in the Llandudno, Deganwy and Conwy Strategic Tourism Growth Area, where possible, in order to retain its unique character and vitality.

Static and touring caravan sites as well as chalets and camp sites are an important source of holiday accommodation, which can be crucial to the success of the tourism economy, although such sites are often seen as being visually intrusive, which is particularly apparent in the main resort areas of Towyn and Kinmel Bay where a series of sites have merged and have become are prominent. Similarly, past intensification of sites has visually affected a small number of rural locations. In some areas the cumulative impact of existing sites may be considered visually obtrusive and dominant in the landscape, therefore, the Council will encourage landscaping schemes to improve and screen sites.

The amount of land given over to self-catering accommodation in the form of static caravans and chalets is excessive in the Urban Development Strategy Area. Therefore, the Council will continue with the long established policy of resisting proposals to develop further land for the use in these areas. This problem of saturation does not apply in the more extensive rural area. However, such development, particularly static caravans, can be obtrusive in the landscape and damaging to the character of the rural area unless strictly controlled.

The replacement of static caravan sites with woodland-lodge style developments will be permitted where it improves the appearance and landscaping of the site. However, as with all development, proposals for any accommodation will only be allowed after it has been demonstrated that there will be no adverse impact on the integrity of the Natura 2000 Sites.

Technical Advice Note (TAN) 13: ‘Tourism’ (2006), paragraph 3.38 states that ‘Local Planning Authorities should give sympathetic consideration to applications to extend the opening period allowed under existing permissions to reduce the impact on seasonality and to promote tourism, subject to the extended period of operation not resulting in a detrimental impact upon the surrounding area, the local environment or the community’

In line with Policy DP/6 and TAN15 ‘Development and Flood Risk’, extending the holiday season to sites that are highly vulnerable to flood risk, such as the existing self catering caravan and chalet parks in the Towyn and Kinmel Bay area, will be resisted to ensure safety and limit overall risk. The Council will need to be satisfied, following consultation with the Environment Agency Wales, that there is no increased risk from flooding on the application site before it will grant planning permission to extend the holiday season. The Council must also first be convinced that the presence of extra caravan-based population will not jeopardise the safety interests of permanent residents, either in the aftermath of a major flooding event, or in the event of short-notice warnings to evacuate the area.

COMMUNITY FACILITIES AND SERVICES

Spatial Objectives

SO6. Develop vibrant town centre destinations for shopping, culture, entertainment, business and leisure through the enhancement of the vitality, attractiveness, and viability of Llandudno as the strategic sub regional retail centre, and the regeneration of Colwyn Bay town centre.

SO10. Improve the design of buildings, including designing out opportunities for crime to develop strong and safe communities.

An assessment of community infrastructure requirements in Conwy has been undertaken to establish need for certain types of facilities over the plan period - this evidence base is set out in the relevant Background Papers 15, 16, 19 and 25 on retailing, open space and allotment provision. Land has been assessed and policies have been compiled to enable these needs to be met. This section of the LDP therefore includes the policies and allocations of land deemed necessary to ensure that existing community facilities and services are protected, and the additional needs of communities can be met over the plan period.

RETAILING

The MIPPS on Retailing and Town Centres at paragraph 10.2.1 states that local planning authorities should identify an existing hierarchy of centres, particularly those fulfilling specialist roles.

The categories within the retail hierarchy are based on those contained within the MIPPS on Retailing and Town Centres. Detailed criteria relating to where each centre is positioned within the hierarchy has been formulated and provided in BP/16.

New developments should be in keeping with the scale and function of the existing centres in order to create sustainable development patterns and to avoid any adverse effect on the other centres. Having regard to the position of the centre within the overall hierarchy is essential.

Individual planning applications relating to retail will be assessed on their own merit, in line with Policy DP/6 and on the basis of paragraphs 10.2.11 and section 10.3 of the MIPPS on Retailing and Town Centres. First preference will be given to developing sites within existing sub-regional and town centres, followed by edge-of-centre sites, and then district, local and village centres.

Llandudno’s role as the sub regional shopping centre attracts a large number of shoppers from the County Borough and other neighbouring authorities. The Plan recognises the need to promote the retail function within Llandudno and Colwyn Bay whilst also supporting appropriate retail development in other centres in the hierarchy.

The second largest retail centre in the hierarchy, Colwyn Bay, will be enhanced via regeneration programmes. To respond to declining economic conditions, the Council is actively working on the regeneration of the town centre and surrounding areas in line with Policy DP/7. The Council and its partners will identify regeneration areas in the urban area of Colwyn Bay on the basis of its brownfield land redevelopment potential, economic and social need, and proximity to the Town Centre and sustainable transport links. The area presents unique opportunities and challenges, which will be addressed through the Colwyn Bay Regeneration Master Plan.

The Conwy Retail Study (BP/15) concludes that the town of Conwy is currently over-trading in respect of convenience retailing, which may be detrimental to residents’ choice and quality of retail experience. The Study suggests that there is benefit in the development of a retail outlet that provides top up shopping facilities for residents on a day to day basis within the town centre. However, due to the historic nature of Conwy, this is more likely to be accommodated within the existing built fabric of the town, and the retention of the historic environment should take precedence over fulfilling identified convenience need. It should also be noted that the Former Brickworks at Llandudno Junction has potential to be developed for a mix of uses consisting of B1, B2 & B8 employment and/or Retail. This is addressed in Policy EMP/3.

The conclusions from the Conwy Retail Study, 2006 indicate that there is no need to allocate sites for retailing up until 2015, although a review of this position will be undertaken in 2011.

Shopping not only contributes to the vitality, attractiveness and viability of town centres, but provides benefits to the local economy and can complement the leisure and tourism objectives of this Plan. It is therefore vital to protect the retail core of the main shopping centres and oppose developments which harm or undermine this function.

Examination of the mixture of uses within the Retail Hierarchy and Shopping Zones background paper, indicate that a high percentage (between 65% and 70%) of units within the primary shopping areas of Llandudno and Colwyn Bay are currently class A1 use. The primary shopping areas are therefore intended primarily for A1 use, although other uses will be allowed where these do not exceed, or exacerbate there being more than one none-A1 unit in a block of three.

Retail designations in previous adopted plans in Llandudno, Colwyn Bay and the District Centres have been reviewed in the light of data collected over the previous ten years relating to changes of use and vacancy levels within shopping zones. Designated areas are proposed to protect the retail core of these areas.

Within the shopping zones, there is a presumption in favour of retaining class A1 uses, but it is recognised that other uses, in particular class A3 uses (such as cafes / restaurants), or commercial or service sector uses may be acceptable where this does not harm the vitality, attractiveness and viability of the centres. Indeed, in some instances it may be favourable to increase the diversity of uses within shopping zones as supported in paragraph 10.2.4 of the MIPPS 02/2005, but each application will need to be judged on its own merit.

Mostyn Champney’s Retail Park and Parc Llandudno are situated on the edge of Llandudno town centre and perform different retail functions to those which are typically found within town centres. Mostyn Champney’s and Parc Llandudno Retail Parks consist of large format retail stores, large format’ being stores which are typically 929 sqm (10,000 sq ft) or above in size with associated car parking. In the case of Mostyn Champney’s Retail Park, retailing is focused on the sale of bulky goods and in bulk goods, whereas Parc Llandudno consists of large format retailers selling non-bulky goods. As stated in the MIPPS at paragraph 10.3.12, the scale, type and location of such retail developments should not undermine the vitality, attractiveness and viability of town centres. Legal agreements are in place to restrict the change of use and subdivision of units at these locations.

Neighbourhood, village, and rural shops play a vital role in sustaining smaller centres and reducing the need for residents to travel to meet everyday needs. In smaller villages they also play an important community function, supporting those who have difficulty travelling further a-field, and forming a hub to village life.

The Council will encourage the retention of village shopping facilities where they provide an essential service to the locality, and are economically viable. When considering proposals which involve the loss of such facilities, the Council will consider the impact of the loss on the local community, in terms of the availability, access to alternatives and social implications, including the impact on the viability of the village as a whole. Where such proposals are received, the applicant will need to demonstrate that the shop is no longer viable by supplying relevant financial information to support the case, plus evidence of the premises being marketed for a minimum of 12 months at a realistic price.

Shop fronts are critical in forming the character and appearance of shopping frontages. The Council attaches considerable importance to suitably designed shop fronts, not only to preserve the character of buildings, but also to retain the overall attractiveness of streets and to maintain their commercial viability. Inappropriate developments can have a severe detrimental effect not only on the building but also the street scene, and the street’s trading potential.

Both customers and shopkeepers benefit if the environment of the street scene is enhanced by well-designed and maintained shop fronts. In villages it will be important to respect the existing street and village character, while in major shopping centres within the Urban Development Strategy Area the emphasis will be on creating and maintaining a quality and vibrant environment. It should be acknowledged that many shopfronts will be located within conservation areas. Reference in such cases should be made to Policy CTH/2 – Cultural Heritage.

Allotment gardens can contribute to open space within the Plan Area They have positive benefits not only for environmental sustainability but also for food production, wildlife and general amenity value. Allotments are an important community resource.

Planning permission will not be granted for the redevelopment of allotments simply because they have been allowed to fall out of use and become derelict. Development which would remove allotments from use altogether will only be allowed if it has been demonstrated that there is no need for the allotments or alternative provision has been made.

As detailed in BP/25, there are over 11 separate existing sites which provide in total 166 allotment plots in Conwy.

In locations where there is no publicly owned land to meet the needs of the community, the next best location in terms of sustainability has been allocated. Resulting from high constraints in Trefriw, those residents in need will be accommodated partly through allocation at Conwy and through delivery of unconstrained land in Snowdonia National Park plan area. Similarly, for those residents in need at Colwyn Bay, they will be accommodated by allotment plots in Rhos-on-Sea and bringing back into use underused sites.

It is recognised that there is a need for allotments in the east of the Plan Area. The Council are currently seeking suitable sites to meet the needs of the communities of Abergele and Pensarn, and Towyn and Kinmel Bay. Suitability of such sites will be considered in accordance with the Development Principles.

Housing developments should in the majority of cases incorporate play spaces into a scheme, or where this is not feasible, make a financial contribution secured through a planning obligation made under Section 106 of the Town and Country Planning Act 1990. Further details on provision of open space and commuted sums can be found within the SPG.

Recreation and open space is a key contributor to the overall quality of life of local people. A recent assessment of open space provision highlights a deficiency of outdoor sports and play space across the County Borough. This amounts a shortage of 67 hectares of land for outdoor sports, and 27 hectares for children’s play space³.

^{3Conwy County Borough Council Open Space Survey 2008 - Based on the standards of the National Playing Fields Association, known as Fields in Trust (FIT).}

As recognised within the Healthy Conwy Strategy 2008 -2011, the benefits to health and well-being that parks and open spaces bring to communities include increased exercise levels, social interaction and greater opportunities for children’s play. One of the aims of the Conwy Children and Young People’s Plan is to encourage children and young people to make use of areas such as parks, open spaces, sports and outdoor leisure facilities. However, the deficiency of public open space could present an obstacle to achieving such aims.

In acknowledging the deficiency, in 2003 the Council adopted a Standard for open space provision (based on Fields in Trust, formerly NPFA Standard). It is intended that the Plan will provide the policy framework necessary to give ‘weight’ to this Standard and enable its application throughout the County Borough. In addition, the Council will publish SPG on Open Space in line with policy DP/4 ‘Development Criteria’ to provide guidance to developers on how the open space standard will be applied to new developments.

Open space surveys are undertaken by the Council on a biennial basis and provide information on the adequacy of open space provision within the larger settlements. The most recent study undertaken in 2008 shows that there are deficiencies with the provision of outdoor sports and / or playspace in the following areas; Abergele Deganwy, Glan Conwy, Greater Colwyn, Kinmel Bay, Llandudno, Llandudno Junction Llanfairfechan, Llanrwst, Llysfaen, Penmaenmawr, Penrhyn Bay, Penrhynside, and Towyn,

It is acknowledged that since the most recent assessment of open space provision in the Plan Area, a revised TAN 16 Sport, Recreation and Open Space has been published. This document includes suggested new standards of space for playing pitches and outdoor sport (as recently revised by FIT). However, due to the timing of publication of this TAN and the advanced stage of the LDP Deposit Plan and supporting evidence base, it is considered appropriate to review the position once the plan has be published for deposit as per advice in TAN 16 (paragraph 2.29 refers to not delaying work on the LDP in the absence of a new Open Space Assessment).

It is therefore proposed that an Open Space Audit and Assessment will be undertaken to identify local needs, assess local provision and provision standards for accessibility and quality, and identify deficits/surpluses of open space in accordance with the revised TAN 16 on Sport and Recreation. When completed, the Audit and Assessment will form part of the LDP evidence base and policies will be reviewed accordingly via mechanisms in the LDP adoption/or review process.

The term ‘open space’ is defined in the supplementary planning guidance on open space and includes the following; major amenity, outdoor sport, play space, and school playing fields. Such areas are of great significance to the local communities in the Plan Area. This is not only for the sports and recreational opportunities they offer, but the impact open space has on the attractiveness of the built and natural environment. Therefore, existing open space should not be lost unless the open space assessment clearly demonstrates an over-provision of open space necessary for the community’s requirements. In such cases, developers will also need to demonstrate how their proposals will bring about significant benefits for those communities which will be losing the open space, such as provision of a satisfactory level of affordable housing, neighbourhood shops or other leisure facilities as and where appropriate.

If there is an under provision of open space in the community, the developer will need to provide an acceptable alternative site within the vicinity of the development, or within the same town or community council area.

THE NATURAL ENVIRONMENT

Spatial Objectives

SO11. Reduce energy consumption through the careful siting and design of buildings and the promotion of renewable energy developments where they have prospects of being economically attractive and environmentally and socially acceptable.

SO12. Safeguard and enhance the character and appearance of the undeveloped coast and countryside, sites of landscape/conservation importance and features of historic or architectural interest whilst ensuring the conservation of biodiversity and protected species

SO14. To promote the prudent use of resources through the minimisation of waste and assist in providing an integrated network of waste management facilities consistent with the needs of the area and the waste hierarchy.

The countryside also supports a healthy agricultural economy and Government policy states that the location of the best and most versatile agricultural land should be taken into account alongside other sustainability considerations when determining planning applications.

As well as protecting the local environment, new development must also seek to limit the impact on the global environment by minimising resource use, increasing energy efficiency and reducing carbon emissions. The Spatial Strategy locates development in settlements that provide a range of services and facilities, reducing the need to travel (and therefore carbon emissions). Other policies in this section seek to increase the energy efficiency of buildings and increase production of renewable energy. There is also a need to ensure that development does not make wildlife and habitats more susceptible to loss through climate change and that they can adapt to future climate changes.

Much of the coastal area, particularly in the Urban Development Strategy Area, is at risk from flooding and there is a need to prevent inappropriate development in areas at risk. This risk is likely to increase in the future as a result of climate change and a rise in sea level. A restrictive approach is therefore applied to new development in areas at risk in line with Policy DP/6. Appropriate surface water drainage arrangements, such as Sustainable Drainage Systems, will be required to help control surface water flooding as set out in this section.

The open countryside consists of all areas outside defined settlement boundaries. National guidance seeks to conserve and, where possible, enhance the countryside for the sake of its ecological, geological, physiographic, historical, archaeological and agricultural value. The open coastline is important to amenity, wildlife and recreation. The Great Orme is designated as Heritage Coast because its limestone cliffs and grassland are recognised as being among the nation’s finest coastal scenery. The marine leisure industry and sea defence works both place pressure upon the coast. Such developments need to be sympathetic to the ecology and appearance of the coast. Likewise, some areas are likely to flood and development needs to be sited away from high risk areas.

The Plan Area contains diverse, high quality landscapes and areas of visual quality from the open moor land of Hiraethog to locally significant spaces around towns and villages. The western boundary of the Plan Area adjoins the Snowdonia National Park. Although the National Park Authority decides planning applications within its area, CCBC is the planning authority for adjoining areas that affect the Park’s setting. In these areas, the Environment Act 1995 requires the Council to have regard for the National Park designation.

Paragraph 5.2.7 of Planning Policy Wales promotes approaches to development which enhance biodiversity, prevent biodiversity losses, or mitigating for unavoidable damage.

Two Special Protection Areas (SPAs), which lie partly within the Plan Area, renowned for their birdlife, include Traeth Lafan and Menai Strait in the north west of the Plan Area and Migneint to the south east of the Plan Area. These sites are also internationally designated Special Areas of Conservation (SACs). In addition, there are also three other Special Areas of Conservation (SACs). Two are located on the Creuddyn Peninsula, at the Great Orme and at Creuddyn Peninsula Woods, and the third, Elwy Valley Woods, straddles the Conwy/Denbighshire border. SPAs and SACs are of international importance and consequently, the Habitats Directive and national policies afford them very high protection. They are shown on Key Diagram 1.

Paragraphs 5.3.8 and 5.3.11 of Planning Policy Wales also protect biodiversity on sites of national and local importance (for example, Sites of Special Scientific Interest). Local Nature Reserves are not protected through national policies, but will be recognised in the LDP, due to their local importance. Supplementary Planning Guidance (SPG) on Local Biodiversity will provide further information on this topic.

Urban areas also contribute to biodiversity. The Plan Area has over 400 hectares of urban green spaces, such as parks, sports pitches, and road verges. These sites provide habitats and can also act as wildlife corridors to allow species to travel between sites. They are also important in terms of amenity, recreation and wellbeing. Related to this there will be SPG on Open Space in New Development.

The Planning Authority, Countryside Council for Wales and the North Wales Wildlife Trust have identified a network of sites of local importance for biodiversity and are considered as candidate ‘Wildlife Sites’. These sites, together with the nationally protected sites form a habitat network which provides the foundation of the biodiversity resource in the Plan Area. Since a full evaluation of the entire candidate Wildlife Sites has not been carried out to date, their biodiversity value will be evaluated on a site by site basis when development proposals come forward in these locations.

Geodiversity relates to geological and geomorphological features. Examples include the Little Orme, which hosts a limestone pavement, and Llanddulas caves. Some features have statutory protection such as Sites of Special Scientific Interest. In addition, Regionally Important Geological Sites are designated by regional groups on the basis of their scientific, educational, historic and aesthetic value. Planning applications that are likely to impact on these areas will be subjected to policy DP/6.

Together these sites represent a strategic framework for the conservation of biodiversity and geodiversity. These sites include the statutorily protected international (Special Areas of Conservation and Special Protection Areas) and national (Sites of Special Scientific Interest) and the non-statutorily protected Local Nature Reserves and County Wildlife Sites and RIGs sites.

Trees and woodlands create and link habitats, contribute to landscape character, and are increasingly managed as a renewable source of energy. The UK is one of the least wooded places in Europe. Only 12 per cent of the UK and 14 percent of Wales is woodland, compared to an average of 44 per cent in other parts of Europe. Ancient and semi-natural woodlands in particular are protected through Planning Policy Wales as irreplaceable habitats. Retaining existing trees, and planting and maintaining new trees within new developments contribute to visual amenity and biodiversity. There will be a SPG on ‘Trees and Landscaping’ which will provide information on planting, maintenance, legislation and requirements of development. Planning applications that are likely to impact on trees or woodland will be subjected to policy DP/6.

The environment not only concerns the natural environment, but also the built environment, air, soil and water quality. Inevitably, the planning system has an effect on all of these aspects. The local and global environment must therefore be protected and enhanced as far as practicable, bearing in mind that decisions and actions made today often have longer-term effects.

WAG guidance on how LAs should comply with the biodiversity duty in the development control process states that key elements are screening development proposals for potential effects on biodiversity and seeking planning conditions and obligations to achieve biodiversity conservation.

Paragraph 5.5.11 of Planning Policy Wales addresses the planning issues and in some cases, it may also be necessary for developers to obtain licences from the relevant authorities. The Council will work with developers to protect and enhance habitat for protected species and subject planning applications to Policy DP/6.

Within the Plan Area, green wedges safeguard the undeveloped coast and countryside and prevent settlements from merging. A review of green wedge designations has taken place to inform this Deposit Plan as set out in BP 13 ‘A review of Green Wedge policy in Conwy County Borough’. The current green wedge/barriers as shown on the proposals map.

To meet the levels of development required to meet the needs of the community and tackle the key issues impacting on Conwy, Conwy CBC has to assess which areas of land are most suitable for development. As the amount of Conwy’s brown-field land is low, the Council will inevitably need to allocate new development on the periphery of settlements which will mean some Green Wedge land being used. The review of the Green Wedge has assessed which areas are the least damaging to the open countryside, existing settlement, and landscape.

Policy NTE/3 looks to prevent the coalescence of settlements and protect open areas which are most under threat. These additional Green Wedges are proposed to control development in these areas.

The Council is committed to the protection and enhancement of biodiversity and will work with partners to ensure a proactive approach to the protection, enhancement and management of biodiversity in support of the Conwy Local Biodiversity Action Plan (LBAP). Whilst the need for development will be carefully considered against its impact on biodiversity, opportunities can arise through sensitively located and carefully designed developments. Change can bring about new opportunities where the use of conditions and Section 106 agreements can be used to create new habitats and manage existing ones. Policy NTE/4 also applies to the potential impact of the development allocations made in this Deposit LDP and proposed development on Natura 2000 sites. The Habitats Regulations Assessment (Background Paper 12) sets out that all allocations within the plan are not likely to have a significant impact on Natura 2000 sites, but some will require management agreements as advised by the Countryside Council for Wales and the Planning Authority. Development will be permitted where it improves the appearance, biodiversity and landscaping of the site. Development proposals will only be allowed after it has been demonstrated that there will be no adverse impact on the integrity of the Natura 2000 Sites accordance with DP/6 ‘National Guidance’. The integration of biodiversity within new developments is an important part of sustainable development.

‘Protected species’ are those species of plants and animals that are afforded legal protection, for example, under the European Union Birds Directive and Habitats Directive (these “European Protected Species” are the highest priority requiring protection), or under Schedules 1, 5 and 8 of the Wildlife & Countryside Act 1981 (as amended) and the Protection of Badgers Act 1992. Priority species or habitats are those defined in the UK Biodiversity Action Plan or the Conwy Local Biodiversity Action Plan (LBAP).

Policy NTE/4 is in accordance with species protection legislation and Local Biodiversity Action Plan targets, and ensures that any harm to a species or its habitat is weighed against the benefit of a development proposal. The judgement will be made on the basis of the expected effect on the species, the local, national or international significance of the population of the species, and its abundance, rate of decline or degree of threat.

As is detailed in the Development Principles section and, in particular, Policy DP/3 ‘Promoting Design Quality and designing Out Crime’, when considering development proposals it is important to first afford priority to the maintenance and enhancement of existing habitats and species. The translocation of species or habitats should only be considered as a measure of last resort. Mitigation and compensation measures should facilitate the survival of the species’ population, reduce disturbance to a minimum and provide adequate habitats to sustain at least the current level of a population. However, where the need for a development renders translocation to be the best outcome for biodiversity, this may be favoured over other mitigation options.

Mitigation may include the provision of specific measures to reduce disturbance, harm or potential impacts, provision of adequate alternative habitats to sustain, and where possible enhance the affected population, or facilitate the survival of individual members of the species. Such measures may be required through Section 106 agreements or Planning Conditions.

Policy NTE/4 also applies to the effects of development on people’s opportunity to enjoy and experience nature on a site; development on or adjacent to an important site can have an adverse impact upon people’s enjoyment of the site’s biodiversity and landscape value, for example, through intrusive visual features, restrictions on access or a significant increase in noise levels.

Opportunities should be taken to achieve positive gain through the form and design of development. Where appropriate, measures may include creating, enhancing and managing wildlife habitats and natural landscape which could form the basis for a management agreement with the Countryside Council for Wales or the Local Authority. The built environment should be viewed as an opportunity to fully integrate biodiversity within new development through innovation. Priority for habitat creation or linking should be given to sites which assist in achieving targets in the Conwy Local Biodiversity Action Plan (LBAP).

The visual character of the Plan Area’s landscapes, seascapes, townscapes, and the separation of settlements, both within and outside of designated areas, is highly valued by residents and visitors. High priority is given to the protection, conservation and enhancement of this landscape character and new development should be well-designed and help sustain and/or create landscapes and townscapes with a strong sense of place and local identity.

The purpose of the designation is to ensure that the local character of these areas is not altered by inappropriate forms of development and that features which contribute to local distinctiveness are preserved. Poor, unrelated development, in terms of built form or uses, will therefore be resisted. The design and materials used in the construction of that which is permitted should have regard to the local vernacular, and the siting and form of development should be such as to integrate with the landscape in a manner that is consistent with development which already exists.

The integration of development with the landscape should also have regard to landscape elements, such as walls, trees or hedgerows which are important to landscape character and should be retained. Development which is incapable of being sensitively and unobtrusively integrated into the landscape, and which would be detrimental to landscape character, will not be permitted. In certain cases, the proposed development may benefit from being landscaped, in a manner which is in keeping with the locality, to minimise its impact

A Landscape Character Assessment or ‘Land Map’ is being prepared which identifies and describes distinctive Landscape Character Areas and types throughout the Plan Area and incorporates details on biodiversity and historic landscape features. This information should be used, along with other studies that provide part of the evidence base about the landscape and the character of towns and villages in the Plan Area, to ensure that development proposals reflect the distinctiveness, qualities and sensitivities of the area. However, the Land Map study will not be complete until after the LDP Deposit. The Landscape Character Areas will be reviewed and amended to reflect the outcome of the study and used as an evidence base in assessing planning applications.

Climate change will have major implications on the UK’s environment and could result in more extreme weather events, including hotter and drier summers, flooding and rising sea levels leading to coastal realignment. This has severe consequences for the Plan Area, which is subject to large areas at risk of flooding.

The Council is seeking to ensure that all new development contributes towards sustainable principles and reduces or minimises carbon emissions, is resilient to future implications of climate change and protects residents from the effects of fuel poverty. New dwellings are likely to comprise the majority of new development in the Plan Area and the Code for Sustainable Homes is a national standard used to assess the sustainability of new dwellings. Particular Code for Sustainable Homes ratings should be met in order to ensure that the housing requirement is provided in a sustainable manner. The Code looks at dwellings in a holistic way and certain standards in terms of water consumption, environmental impact of materials used, provision of outside space, and protection of existing ecological features need to be met to reach a particular 'level'.

The policies in this section seek to achieve greater efficiency in use of natural resources, minimise energy demand and increase the use of renewable resources. This should reduce the running costs of buildings and create attractive and healthy places for people to live and work by use of natural light and ventilation. When looking at re-use of previously developed land, developers should seek to renovate existing buildings where appropriate rather than demolition and rebuilding. Recovered building materials should also be used where possible. This will reduce energy used in construction and will also contribute to protecting the built heritage.

Sustainable Development is at the heart of the Conwy Local Development Plan, and the Council is seeking to create communities that use natural resources sustainably. Efficient use of natural resources, particularly the burning of fossil fuels, is one of the main means of reducing greenhouse gas emissions and reducing the impact of climate change. The planning system affects the use of natural resources, including energy and minerals, and how we use and manage waste. By responsible and efficient use, we can minimise the impacts to the environment, whilst ensuring sustainable availability for future generations.

Paragraph 2.9.2 of Planning Policy Wales seeks to integrate energy efficiency and conservation objectives into the planning and design of new development in their areas. There is an increasing need to reduce the amount of carbon released. Local materials with a low embodied energy will be favoured. Renewable energy schemes will be encouraged where appropriate but the best way of meeting these aspirational targets in this Borough is through encouraging the use of on-site renewable energy sources. Given the likely scale of new development in Conwy over the plan period within the urban coastal belt areas, the potential contribution from this source is considerable. It could take various forms including localised wind generators, solar panels or photo-voltaic cells incorporated into buildings. Developments that are sustainably designed and constructed can provide local renewable energy sources, use less energy, minimise heat loss, use less water, optimise natural light, facilitate better recycling, provide sustainable urban drainage systems and use recycled construction materials

In July 2008 the Welsh Assembly Government issued a ‘Planning for Climate Change’ consultation paper seeking comments on possible changes to national planning policy including the following areas:

• The use of sustainable building standards to drive up the sustainability of buildings in Wales;
  
• A requirement that in future major development in Wales should incorporate on site and/or near-site decentralised and renewable or low-carbon energy equipment contributing at least an additional 10% reduction in CO2 emissions, and;
  
• . The ability for Local Planning Authorities to set higher standards in the above areas in their LDP’s for strategic sites

The Code measures the sustainability of a new home against categories of sustainable design, rating the ‘whole home’ as a complete package. The Code uses a 1 to 6 star rating system to communicate the overall sustainability performance of a new home. The Code sets minimum standards for energy and water use at each level.

The Code also gives new homebuyers better information about the environmental impact of their new home and its potential running costs, and offer builders a tool with which to differentiate themselves in sustainability terms.

From 1 May 2008 a minimum of Code level 3 will be required for all new housing promoted or supported by the Welsh Assembly Government whether:

• directly procured;
  
• the subject of financial support;
  
• joint ventures; or
  
• projects on land sold, leased or disposed of in any other way for development.

It also applies to all new housing on land improved or reclaimed with the Welsh Assembly Government or ASGB funding that is still subject to financial clawback.

Registered social landlords are also being invited to identify schemes within their work programmes. This is part of a pilot that aims to develop projects to meet the requirements of higher Code levels, namely Code levels 4 and 5. Housing developments promoted or supported by the Welsh Assembly Government will follow this approach.

The Building Research Establishment Environmental Assessment Method (BREEAM) is still a requirement for non residential developments promoted or supported by the Welsh Assembly Government.

The initial target, set out in table NTE/6a, of 10% by 2011 is cost effective and achievable. To address the challenges of climate change and serious flood risk in the County, the Council is seeking to achieve its aspirational target of 20% by 2022 from new developments and therefore contribute positively towards the future of Conwy and help stimulate a prosperous economy and a more balanced population structure. The initial target of a Code Level 3, progressing to a minimum of Code Level 6 for residential development, and a ‘Very Good’ BREEAM standard for non-residential developments are also cost effective and achievable. Developments will, therefore, be required to incorporate renewable energy to supply part of their energy demand.

The Welsh Assembly Government is committed to deliver an energy programme to reduce carbon emissions. Its target of 1,120 MW of wind-generated electricity will mainly be generated from larger wind farms, located in seven Strategic Search Areas (SSAs). One of these, at Clocaenog Forest straddling the boundary of the Plan Area and Denbighshire, could generate around 140MW. The precise boundary of the SSA will be shown on the Proposals Map. Policy relating to the Clocaenog SSA has been co-ordinated with Denbighshire County Council through draft Supplementary Planning Guidance which will be reviewed annually following adoption. Stand alone renewable energy projects that are sympathetic to landscape character and local amenity will also be supported.

National policies also encourage smaller, community-based wind farm schemes, typically of less than 5MW, as well as other forms of renewable energy, such as biomass, geothermal and CHP where their effects are considered acceptable. Developments will be required to incorporate renewable energy to supply part of their energy demand. Stand alone renewable energy projects that are sympathetic to landscape character and local amenity will also be supported.

The approach taken in Policy NTE/7 will be reviewed in light of new Government Guidance in line with Policy DP/6.

The use of Sustainable Drainage Systems (SuDS) to manage water flows can be an important tool in minimising flood risk by increasing permeable surfaces in an area which allows water to seep into the ground rather than running off into the drains system and reduces the impact of diffuse pollution from run-off and flooding. The effective use of permeable surfaces, soakaways and water storage areas should be incorporated in all new development where technically possible. Early consideration of SuDS is required in order that a range of techniques can be considered and developers are encouraged to enter into early discussions with the Council.

It is preferable to manage surface water runoff through the use of Sustainable Drainage Systems (SuDS) as they provide environmental, biodiversity and aesthetic benefits. SuDS may take the form of swales, lagoons, permeable paving, green roofs and sensitively re-engineered channels or reed beds, depending on the nature of the development and the area.

The Council supports the Environment Agency in promoting sustainable drainage systems which maintain or reduce pre-development rates of run-off and will seek advice from the agency to determine allowable rates of run-off. Developers will be required to fund the scheme and legal agreements will ensure maintenance and the control of run-off to those levels in perpetuity in line with the development principles.

Development in the countryside, normally being development for agricultural purposes, including slurry from large agricultural installations, may be unacceptable if untreated effluent could enter local watercourses and the wider water environment. It will therefore be essential for such developments to provide plant which will treat their effluent if connection to the public sewer is not feasible. The policy makes clear that the Council will not give planning permission for any development where it may prejudice the quality of ground or surface water, watercourses or sites of biodiversity importance unless measures are undertaken to mitigate the harm.

Where petrol, chemical or oil tanks or other facilities form part of a proposed development, the Council will normally require them to be contained by bund walls of sufficient size to prevent spillage or seepage.

There are a number of ways water conservation can be achieved, such as water saving devices, rainwater harvesting, and greywater recycling, and the policy offers a degree of flexibility on the exact methods used. Large developments, or the cumulative impact of smaller developments incorporating such measures could by reducing surface water run-off, have the potential to potentially reduce levels of water courses and water tables, and thereby have an impact on biodiversity. A balance must be achieved between management of water recycling and ensuring no adverse impact on the water environment and biodiversity. Supplementary Planning Guidance will be produced to support the policy and inform potential developers of water conservation methods.

CULTURAL HERITAGE

Spatial Objectives

SO6. Develop vibrant town centre destinations for shopping, culture, entertainment, business and leisure through the enhancement of the vitality, viability and attractiveness of Llandudno as the strategic sub regional retail centre, and the regeneration of Colwyn Bay town centre.

SO10. Improve the design of buildings, including designing out opportunities for crime to develop strong and safe communities.

SO12. Safeguard and enhance the character and appearance of the undeveloped coast and countryside, sites of landscape/conservation importance and features of historic or architectural interest whilst ensuring the conservation of biodiversity and protected species.

SO13. To improve accessibility to essential services and facilities, including open space, health, education and leisure.

SO16. Ensure that development in Welsh-speaking communities is compatible with the long-term viability of the Welsh language.

Laws and detailed national planning guidance specifically concerning the protection of the historic environment apply, however the importance of adopting a holistic view to the protection of heritage assets should not be underestimated. Heritage assets such as historic landscapes, parks and gardens and buildings and structures of local importance do not benefit from statutory designation, although these contribute significantly to the interest and distinctive character of a place.

This LDP therefore includes strategic level policies relating to development and historical assets with details and management proposals to suit the characteristics and meet the challenges of each individual area provided within supplementary planning guidance.

The Welsh language is an important part of the fabric of local communities. The Council is committed to protecting this aspect of the community and encouraging development which does not have a negative impact on it.

There are 24 conservation areas designated within the Plan Area. The designations have been derived locally, and each conservation area is unique in character. These are important planning designations and their future management will be a key consideration within Supplementary Planning Guidance. Pressures for changes within conservation areas have been steadily mounting with the special character and distinctiveness of many areas being significantly adversely affected by small-scale changes to many properties and larger scale alterations.

The implication of climate change and the increasing importance of energy efficiency in buildings will lead to increased conflict with conservation objectives. Sustainable solutions should be pursued where these would not significantly or irreversibly damage historic interests.

Over recent years, pressure for development in low-density conservation areas has led to an increasing number of applications for demolition, redevelopment, infilling and backland development. Although national planning policy encourages prudent use of land with preference for the development of brownfield land within existing settlements, the character of low-density conservation areas, for example Pen y Cae, Penmaenmawr and Pwllycrochan, Colwyn Bay, should not be eroded. High density development which is inconsistent with the built form of such areas, harms their character and there shall be a presumption against such development.

The management of conservation areas has historically been provided by a set of over-arching policies that apply to all conservation areas. The approach adopted in this plan will be to proactively manage and guide development by identifying the characteristics and challenges of each individual area within Conservation Area Appraisals, and developing solutions within management plans. Where development proposals relate to buildings or structures which have a neutral or negative impact on the character or appearance of the conservation area, there will be a presumption in favour of developments which actively enhance that area in line with Policy CTH/2. The Council will adopt Conservation Area Appraisals and Conservation Area Management Plans as Supplementary Planning Guidance in line with Policy DP/7.

Conwy castle and town walls are a World Heritage Site. This designation highlights the international importance of the site. The Plan will advance proposals and guidance that reflects the pre-eminence of the site together with its conservation area UNESCO requires the preparation of a management plan to guide development affecting World Heritage Sites. A draft management plan has been prepared which includes a buffer zone intended to protect the setting of Conwy World Heritage Site. The Council will also consider the wider setting of the World Heritage Site which extends beyond the setting as shown on the proposals map, in line with Policy CTH/2. In addition to this management plan the Council will prepare proposals for the conservation area designation of Conwy town that will be framed within a World Heritage Site and Conservation Area Management Plan.

The inclusion of parks and gardens in the Cadw/ICOMOS Register does not confer any extra statutory controls. New development that is proposed within boundaries or within their defined essential settings should not harm the special interest of the parks and gardens. Enabling development proposals within historic parks and gardens should be systematically assessed to ensure these assets are adequately protected.

The Council recognise the importance of pre-application advice in order to ensure alternative options for changes to listed buildings are fully considered to preserve their character prior to the formal submission of an application. All proposals to carry out works to listed buildings need to be fully justified in terms of ensuring that the special historical and architectural character and features of significance of the building and its setting are preserved. The demolition of listed buildings or the partial demolition of significant parts of a listed structure will only be allowed on the rarest of occasion where overriding justification is proven.

Development should be sensitive to the preservation of archaeological remains and national policies stress the need to evaluate sites, record them and preserve those that are most important. Consultations with Clwyd-Powys Archaeological Trust and Gwynedd Archaeological Trust have revealed that some of the proposed strategic locations for development may require archaeological assessments or evaluation prior to any development taking place. Consultation responses such as these will be taken into account when producing development briefs for these sites or when assessing developer’s proposals.

There are a significant number of buildings in which by reason of their design, materials and social and historical connections are fundamental parts of the character and identity of their locality. These buildings should be retained, and appropriate uses sought to maintain their essential character. A local list of such buildings will be compiled from visual surveys and consultation with local interest groups. SPG will set out methodology for such a list and identify criteria and additional controls, for example, Article 4 directions.

Enabling development that may conflict with planning policies or sound conservation principles and is often advanced as a measure that will allow a listed building or building of local importance to be preserved or rescued from dilapidation and/or disuse. These buildings are frequently redundant, unused and possess large areas of surrounding land, including park and gardens or landscapes that are themselves of special interest. Development proposals should be considered and formulated with an understanding of the design and significance of parks and gardens and their relationship with the historic buildings that are located within and adjacent to them. For example preserving key views and vistas to the building, and views from the building to its surroundings.

The Welsh language is an important part of the fabric and heritage of local communities. Conwy is committed to protecting this aspect of the community and encouraging development which does not have a negative impact on it. The 2001 census showed that Welsh speakers exceeded 70% of the population in three community council areas, and formed between 60% and 70% in a further seven. Conwy CBC will support and promote the prosperity of the Welsh language, by ensuring there is sufficient employment and housing opportunities to retain Welsh-speakers throughout the Borough and by limiting development in the Main and Minor Villages and Hamlets. Proposals that are likely to change the linguistic character of an area should be accompanied by a language statement. In exceptional cases, a more rigorous language impact assessment may also the required.

SUSTAINABLE TRANSPORT STRATEGY

Spatial Objectives

SO1. To promote development levels that contribute to protecting the natural and built environment and meets the needs of the community by locating development where practicable on previously used land, primarily in the urban coastal locations, along existing and proposed infrastructure networks, and by ensuring an efficient density of development compatible with local amenity.

SO7. Concentrate development along existing and proposed infrastructure networks, and in particular at locations that are convenient for pedestrians, cyclists and public transport.

SO9. To encourage efficient patterns of movement and to recognise the strategic role that the A55, the rail corridors will play in meeting the Boroughs development needs, and to give particular attention to development locations that are convenient for pedestrians, walking and cycling in Conwy to aid the reduction of transport CO2 emissions.

SO13. To improve accessibility to essential services and facilities, including open space, health, education and leisure.

Meeting the travel objectives will require action on two fronts. Firstly, there needs to be positive action brought about through the Regional Transport Strategy to provide a vision and strategy for integrated transport in the County. Secondly, the LDP needs to provide strong policies to ensure that the location of new development supports the above objectives. Partnership working is essential to the achievement of these objectives. This section incorporates the necessary detailed policies to ensure the sustainable transport strategy is delivered.

Good accessibility means that the community can access their needs (e.g. shopping, education, employment) easily and without always needing a car. Accessibility can be improved by locating development at appropriate locations and by improving public transport, walking and cycling facilities and services. The development needs of the community will be met by locating the majority of it in the accessible locations, predominantly along the A55 and Rail Network corridor, within the Urban Development Strategy Area where there are key links to services and transport. Providing good accessibility can change travel behaviour towards more sustainable modes, however travel planning, education and demand management are essential elements of the overall transport strategy. Improving accessibility and reducing car dependence helps to improve equality, reduce congestion, and respond to the challenges of climate change and environmental sustainability. To improve the offer of sustainable modes of travel, health of the community and the environment, the Council will allocate land for an interchange facility at Llandudno Rail Station.

For relatively short journeys walking and cycling are both highly desirable means of sustainable transport which also support a healthy lifestyle. Census data (2001) shows the majority of Conwy residents who are economically active use their car to travel to work (66%). Whilst 14% of residents walk to their place of work, only 1.7% cycle. Unfortunately, walking and cycling to some areas is obstructed because major roads and roundabouts act as barriers to pedestrians and cyclists. Walking is part of almost every trip, and people are less likely to walk to a local shop or bus stop if the pedestrian environment is poor or appears threatening. Some roads, streets and junctions have been designed such that walking and cycling have become subordinate to the free flow of traffic. Improvements to walking and cycling will be targeted within all settlements, primarily where access to employment, retail, is required in Llandudno, Llandudno Junction, Colwyn Bay and Abergele and for leisure and tourism purposes along the coast and river corridors. Examples would be the implementation of the Wales Coastal Path Improvement Programme and the Conwy Rights of Way Improvement Plan. All new developments will need to provide quality walking and cycling facilities and contribute towards sustainable improvements in the surrounding community as appropriate.

Walking and cycling are particularly important in Centres where there are many people shopping, working, living and playing in close proximity. These Centres can accommodate very large numbers of walkers and cyclists without the congestion, noise and pollution problems that can be created by a relatively small number of motor vehicles. To encourage the use of sustainable modes of transport, contribute to improvements in health and protect the environment, the Council will seek to implement a new foot bridge linking the Llandudno Junction rail station with the leisure entertainment, business and retail quarter.

The LDP therefore seeks to make significant improvements to sustainable transport to improve walking and cycling and links to other sustainable modes of transport in the Plan Area and, in particular, to the Coastal Development Strategy Area. These sustainable modes of travel have potential to improve accessibility, the environment and the health of the County Borough. To achieve this, the Council will work with partners and secure developer contributions and seek funding for improvements to cycling and walking, where required, and expand the SUSTRANS National Cycle Route 5 through the construction of a new cycle/pedestrian bridge connection at Foryd Harbour to provide for a more complete network linking Conwy with Denbighshire. The completion of the National Cycle Route 5 at Llandudno is also being progressed.

In accordance with the Wales Transport Act 2006, the Taith consortium, which is a partnership of Local Authorities with transport responsibilities in North Wales are required by the Welsh Assembly Government to produce a Regional Transport Plan. The Provisional North Wales RTP (2009) is a strategy for identifying and delivering improvements to our transport system in North Wales over the next 25 years. The RTP has been produced and becomes operational from April 2010.

The availability of car parking can have a significant effect on people's choice of transport. Accordingly, Government policy seeks to restrict levels of parking associated with new development in order to reduce the use of the car and promote more sustainable modes of transport. Car parking can also occupy a great deal of space and therefore impact upon the appearance of development and the efficient use of land. TAN18 paragraph 30 states ‘controls of parking, charging and limits on provision or time may be appropriate when they complement land use policies, contribute to the reduction in congestion and safeguard amenity’ The purpose of this policy is to manage demand for certain types of parking, in order to promote the environmental, social and economic goals of the plan. The Council will review its parking standards in light of the Regional Transport Plan.

A primary planning consideration is to ensure that development proposals achieve a suitable connection to the highway that is safe for pedestrians, cyclists, occupants of vehicles and other road uses. Equally important is the need to ensure that road safety is not jeopardised by allowing proposals that would generate levels of traffic beyond the capacity of the surrounding road network.

All new development is required to address the transport implications of that development and larger schemes are required to prepare transport assessments to illustrate how the amount of trips generated will be accommodated and how accessibility to the site by all modes of transport will be achieved. They may also be required to prepare a Road Safety Audit.

It is important that all development mitigates its transport impact. 'major development' proposals or development proposals with a 'significant transport implications', as set out in TAN18, will be required to produce a Transport Assessment and a Travel Plan (as set out in Policy STR/3). A Transport Statement should be submitted alongside all other development proposals to enable the applicant to demonstrate to the Council that they have properly considered the transport impact of the proposal and taken into account how to mitigate them. The level of detail of the Transport Statement will vary according to the scale and complexity of the application in line national guidance and policy DP/6.

The above hierarchy sets out the priority for the delivery of infrastructure provision for non-motorised modes through the planning process, for example through Section 106 contributions. Although listed in priority order, no one priority should be promoted to the exclusion of others. The first priority is to connect to larger centres of attraction, both within or adjacent to the County, including the Urban Development Strategy Area and the Main Villages. These centres have a range of services and facilities, including schools and employment areas. This offers greater value for money in terms of the range of the population who could potentially use the routes. In addition, Safer Routes to School, whilst contributing to the overall aims of improving infrastructure, is already delivered from a separate funding source. Leisure and recreation routes are also an important resource, particularly to improve access to the surrounding countryside as part of a healthy lifestyle.

The draft Regional Transport Plan includes separate strategies on walking and cycling and recognises their importance and the need to secure improvements to the capacity, quality and safety of the network. At the same time, existing public rights of way need protecting. The County Borough Council, through its local Highways Authority, is responsible for keeping the definitive rights of way maps up to date and for developing Rights of Way Improvement Plans. Public paths in rural areas (footpaths, bridleways and byways) provide an important resource for walkers and, in appropriate cases, for cyclists and horse riders.

The availability and use of public transport is a very important element in determining planning policies designed to reduce the need for travel by car. To this end, national policy requires local planning authorities to explore the potential, and identify any proposals, for improving public transport by rail, including the re-opening of rail lines. Such routes could also provide walking and cycle routes as an interim measure prior to the introduction of rail services.

For many years, the movement of freight by rail had been in decline, primarily as a result of competition from road transport. However, in recent years, there has been a resurgence in the use of rail nationally for the movement of freight but this has not been reflected locally. Many of the previously existing railfreight facilities in the Plan Area have been either removed or redeveloped except for the facilities that remain at Llandudno Junction and Penmaenmawr. These facilities consist (i) of sidings alongside Llandudno Junction Railway Station, (ii) the adjacent railfreight terminal, and (iii) the ballast loading facility at Penmaenmawr. The railfreight terminal and ballast facility are currently unused, and part of the railfreight terminal has temporary planning permission for storage.

The Council supports the transfer of freight from road to rail and considers that there is potential for the movement of freight by rail. The Regional Transport Plan is currently out to consultation and the North Wales Transport Group (TAITH) is undertaking a strategic study into the potential for railfreight. There is also a proposal for the movement of waste by rail. Opportunities to create alternative railfreight facilities in the Plan Area are almost non-existent. The Council, therefore, wishes to safeguard the existing facilities until the outcome of each of these actions is known. The Council will then review its position.

MINERALS AND WASTE STRATEGY

Spatial Objectives

SO14. To promote the prudent use of resources through the minimisation of waste and assist in providing an integrated network of waste management facilities consistent with the needs of the area and the waste hierarchy.

SO15. Contribute to regional and local mineral needs in a sustainable manner.

Buffer zones around quarries are proposed to protect other forms of development that would be sensitive to the environmental effects of mineral workings.

In line with the National Waste Strategy and the North Wales Regional Waste Plan (NWRWP), the Council will promote the reduction, re-use and recycling of materials in order to reduce land take-up for waste facilities.

There are many drivers for change in terms of how we better manage our waste. European Directives and National Guidance, and also regional-level working to bring about a step-change in the management of waste. Additionally, advances in technology and the introduction of policies and practices mean that many modern waste management facilities on the outside look no different to any other industrial building, and undertake industrial processes or energy generation activities that are no different to many other modern industrial processes in terms of their operation or impact.

The task of the local planning authority is to ensure that a sufficient amount of land is located within suitable locations is available for both regional facilities (where necessary) and local facilities. Waste facilities should, as outlined in the Wales Spatial Plan, follow the proximity principle (i.e. the location of the facility should be as close to the waste source as possible). The outcome of the North Wales Waste Treatment Project will also play a part in determining the location and type of technology at a regional level.

National policy is provided by Mineral Planning Policy Wales (MPPW) and Minerals Technical Advice Note 1: Aggregates (MTAN1). In 2008, a draft Regional Technical Statement (RTS) was published to guide LDPs on the long-term supply of aggregates.

Conwy has three active quarries, all of which produce construction materials (known as ‘aggregates’). Penmaenmawr Quarry produces igneous rock, which is particularly suitable as railway ballast and for other uses. Raynes Quarry near Llysfaen and St George Quarry near Abergele both produce limestone, which is used, for example, in manufacturing concrete. Both Raynes and St George Quarry are physically constrained with regards to further physical extensions, however all three quarries have planning permissions which extend beyond the plan period.

The draft RTS considers that there is no need to allocate land for hard rock in Conwy at present, unless there are specific technical or environmental circumstances that would justify an allocation. The Council considers that there are no circumstances that would justify an allocation in the Plan Area.

MPPW supports the development of borrow pits, which serve specific construction projects, in appropriate locations. It also recognises the need for small scale quarries to provide locally distinctive dimension stone, where these would retain the character of the local built environment. Borrow pits and small dimension stone quarries therefore fall outside the scope of Policy MWS/2.

The RTS recommends a specific safeguarding policy for Conwy. This policy implements that recommendation, and safeguards identified mineral resources and related transport and processing facilities (such as the railhead at Penmaenmawr and the jetty at Raynes) to ensure that they remain available.

Buffer zones serve two purposes. One is to protect the amenity of residents and other sensitive land users; the other is to ensure that mineral operators can carry out their normal activities without being constrained by the undue presence of sensitive land users. In this policy, ‘inappropriate development’ includes mineral working (within the buffer zone) and land uses that could be affected by this (such as housing). MTAN1 recommends that Buffer Zones should normally be 200m around each active area. In Conwy, it is not always possible to achieve this distance, due to the proximity of existing settlement boundaries. The extent of the Buffer Zones is shown on the Proposals Map.

The Plan Area does not currently produce sand and gravel. However, a geomorphological mapping study by the University of Liverpool has identified some resources in the Conwy Valley, the most significant of which are shown on the Proposals Map as the Sand and Gravel Safeguarding Area. It is stressed that this policy simply safeguards those assets in the long-term, and it does not establish a presumption in favour of granting planning permission. The Sand and Gravel Safeguarding Area has sensitive environmental constraints, and any extraction in that area would need particularly sensitive assessments and control. Since geomorphological mapping is not an exact science, the Proposals Map does not identify a separate buffer zone around the Sand and Gravel Safeguarding Area.

However, the principle of requiring an adequate separation distance between sand and gravel working and other development will still apply. In the case of sand and gravel working, this will be a buffer zone of 100 metres. Any planning applications in the Sand and Gravel Safeguarding Area would therefore need to take account of both direct impacts in sterilising sand and gravel resources beneath the application site, and indirect impacts on the potential for working sand and gravel nearby.

This policy is not intended to operate as an absolute prohibition on development in the Sand and Gravel Safeguarding Area. Proposals for the temporary use of land might be acceptable, if they satisfy other planning criteria. Applications to erect new buildings would need to be accompanied by evidence such as borehole samples, demonstrating that no commercially viable sand and gravel resources would be affected.

MTAN1 also contains guidance on addressing specific impacts such as noise, dust and blasting, restoration and the use of secondary materials, such as demolition waste.

The North Wales Regional Waste Plan First Review (2008) recommends that 21.75 hectares of land should be identified in Conwy for provision of waste management facilities (including local facilities, and facilities capable of serving more that one authority within the North Wales region). Whilst the total area of the allocations measure approximately 30 hectares, reasons relating to topography, flood risk and the fact that one of the sites is located within a quarry void, mean that it is likely that not all of this land will be feasible for development. The take up of land will be monitored in line with policy MWS/6 in terms of addressing need for such facilities.

Llanddulas quarry is centrally located within Conwy and the North Wales Region. The existing landfill site is one of the largest and most strategically located waste management facilities in North Wales, adjacent to the A547, with good access to the principal trunk road (A55). The main quarry already benefits from planning permission for landfill and composting.

The private owners of the current waste management operations at Llanddulas have suggested a number of possible future waste management facilities at this location, including an integrated waste management facility which could include a variety of technology and treatment methods such as compositing, materials recycling or waste transfer.

Gofer is the location of a previous landfill site but presently hosts a bulking station, transfer station and civic amenity facility. The area is located directly off the A547, and has good access to the A55. The Environment Agency flood maps indicate that the northerly site is at low risk of flooding. The Council’s Environmental Services Department have identified that a narrow strip of land at the north of site to the south of the Afon Gele is subject to flooding from the Afon Gele. However, they raise no objections for the location waste management facilities on the remainder of the site.

The North Wales Regional Waste Plan 1st Review identifies areas of search considered suitable for future waste management facilities. However, it is expressly stated within the North Wales Regional Waste Plan First Review that the Areas of Search maps are not to be used either as Development Control tools or as a definitive guides to site selection for inclusion in the LDP. The full rationale for the selection of Llanddulas and Gofer as strategic waste locations for waste management can be found within the Background Paper on Site Deliverability .

The list of waste management facilities in policy MWS/7 should not be taken as definitive list and proposals for waste management facilities will be subject to detailed assessment to determine their suitability as per policy MWS/6. Such facilities may also require Environmental Permits issued by the Environment Agency. It should be noted the Council is not proposing the landfilling of (non-inert) residual waste at these locations.

The North Wales Regional Waste Plan recommends that each Local Planning Authority assesses available industrial land for suitability for waste management operations. A recent assessment of the employment land has revealed that Tir Llwyd has capacity for further industrial operations. To ensure flexibility and compatibility with current and future uses on the site, no one specific area has been allocated, but proposals for waste management facilities in this location will be considered on their individual merits.

The Plan will safeguard land in the former Llanddulas Quarry for existing landfill and composting operations, and as an extension for landfilling inert waste if required during the plan period. The other sites mentioned above will be safeguarded as sites which host waste management facilities.

The permitted capacity of Llanddulas Landfill site is expected to be exhausted by 2015. Even with other waste treatment methods, additional landfill capacity will be needed during the plan period for the disposal of residual waste. The Environment Agency has raised significant objections to the landfilling of any waste (other than inert waste) at Llanddulas. Therefore it is prudent to search for appropriate land which would be suitable for the landfilling of residual waste, should the need arise. The Council commissioned consultants to undertake a search for sites that would be suitable for landfill or land raising. The study concluded that the Council should not allocate the areas of search as identified by the study, as further work is needed to determine if these sites would be feasible and deliverable. Further investigation will therefore be undertaken in time for the first review of the LDP. More information on this can be found within Background Paper 26 - a summary of the Conwy Landfill Feasibility Study.

Minimising and or re-using waste generated through site development (including demolition waste) will reduce the amount of waste that has to be managed and ultimately disposed of. This in turn will contribute to a reduction in greenhouse gas emissions and the amount of primary construction materials extracted, processed and transported. This results in considerable financial savings for developers, avoiding landfill charges and preventing the need to pay aggregates tax for primary materials. The use of planning conditions will be used as a means of improving waste management within the development process in line with the Development Principles.