Módulo 5: Fundamentos de la inocuidad de los alimentos Buenas
7.2 Manejo de productos y áreas y equipos de almacenamiento
Site Details Access to Key
Services
Constraints and Deliverability Council’s Proposed Approach
Site Ref: 270 (SR53)
Site: Top Llan Road, Glan Conwy Proposal: Residential development Current Use: Agricultural Area (ha): 4.53
Theoretical Yield and Density: The site would be considered for approximately 80 dwellings based on the density of 30 dwellings per hectare and taking into account open space and landscaping /buffering provision. Recreational land will also be provided on site.
Ownership: Private
Relevant Planning History: Previous application for residential development withdrawn. The immediate field to the north (adjoining existing settlement) was granted permission for 18 dwellings
Status in Adopted Plan: Landscape Conservation Area (policy 4BW) in Llandudno Conwy District Plan. Site Description: The site consists of a triangular plot bound on two sides by Llanrwst Road and Top Llan Road, and on the third by land which has planning permission for housing. It measures approximately 6 hectares. The land is currently grazing land, and slopes gently from north to south and from east to west. Hierarchy of Settlements (Sequential Test)
Located within Settlement Boundary: No
Previously Developed Land: No Urban/Rural: Rural
Position in the Settlement Hierarchy: Tier 1 Main Village
Relationship to Settlement: Settlement Extension
Access to Key Services • Range of Shops
and Services – Yes • Doctors Surgery – Yes • Access to Education – Yes • Local Employment Opportunities - Yes • Good Access to other Urban Development Strategy Areas (bus/train/cycle) – Yes
The site is relatively well located to the existing bus service route and stops and is close to the A55. It is also relatively well located to significant employment zones.
Sustainability Points
Local Facilities: within 800m
Public Transport: within 400m bus stop (train is
approximately 900m from the site) Cycle Route: None in the area (nearest is Llandudno Junction) Frequency of Public Transport: 0 or 1 point
Environmental Constraints
• Impact on landscape and Countryside: Agricultural land classification (ALC) 3B, 4, 5 & Urban. Desk exercise suggests parts of north and east of site will be no better than 3B due to gradient. Remainder, where not limited by gradient, has potential to contain BMV land if surveyed in detail. Most likely ALC limitation is soil wetness. The Countryside Council for Wales raised concerns over the extent of expansion into the countryside around Glan Conwy.
• Impact on local character: Outstanding quality landscape character area in LANDMAP assessment. A Landscape Character Statement will be required at application – see policy NTE/5 for details.
• Impact on views: Potential impact at north east extent of site (higher ground – views to the west across the river)
• Impact on Biodiversity: No known biodiversity value. There is a bat record within 100m of this site.
• Impact on Historic Environment: Listed buildings located nearby. Physical Constraints:
• Flood Risk: TAN 15 Flood Zone A; no objection from the Council’s Environment & Technical service.
• Ownership: No issues • Ground Conditions: No issues
• Archaeology: No archaeological impact predicted.
• Highways: No objection from the Council’s Highways service and the Assembly Government’s Transport team. A transport and highways assessment undertaken by consultants for the land agent states that development related traffic can be satisfactorily accommodated on the existing highway network. Access could be achieved via a ghost island type T junction arrangement on Llanrwst Road which meets the Assembly Government’s requirements.
• Infrastructure: Dwr Cymru Welsh Water states that the local public sewerage network will be unable to accommodate the demands from development of this site. There are no problems in accommodating foul drainage at the Ganol Waste Water Treatment Works. No problems are envisaged with water supply. Wales & West Utilities have no apparatus in the area
Availability: Available now
Suitability: While development of the site would result in a loss of greenfield land, it adjoins a main village and is reasonably accessible particularly to the main centres of Abergele and Colwyn Bay. Development should be sympathetic to the surrounding landscape and biodiversity interest. The results of the LHMA will further determine site suitability. Viability: +/- (see Planning obligations SPG for further information on requirements) Phasing: Please see BP35 for further details.
Does the site have potential for inclusion in the Revised Deposit LDP?
Although the site is Greenfield land, it is located on the edge of an accessible centre and generally performs well in the sequential test.
The Council’s Highways service suggests that access should be made onto the A470 that will need to be improved. The Assembly
Government’s Transport team suggest development should include stopping up the existing Top Llan Road. A new Top Llan Road / A470 junction will need to be constructed to a high standard at the developer’s expense.
Due to concerns raised by Dwr Cymru Welsh Water on the local public sewerage network, a hydraulic modelling assessment will be required to understand any potential improvements required, however, dependent on the potential foul discharge flows, the point of communication will have to be determined. Dwr Cymru Welsh Water also state that off site mains may be required and these can be assessed during the planning application stage.
The Environment Agency Wales recommend no ground raising or structures within 4 metres of the watercourse.
It is noted in the site agent’s submission that the north east extent of the site is proposed to be retained as open space, which will mitigate potential impacts on views. A Landscape and Visual appraisal has been prepared by consultants as well which recommends a number of measures to ensure development does not impact
detrimentally on the landscape and surrounding area.
A Development Brief will be prepared for this site.
Spatial Objectives Assessment
SO1:
0/+ SO2: 0 SO3: + SO4: 0 SO5: + SO6: 0 SO7: + SO8: 0 SO9: +
SO10: ++
SO11:
++ SO12: +/- SO13: + SO14: 0 SO15: 0
SO16: 0/+ Opportunities to
Manage / Mitigation?
SO1: The site contributes to housing need and would provide an element of affordable housing for local need which would contribute to the needs of the community. While the site is greenfield land, it adjoins an existing settlement and is accessible by different transport means and it is considered that any impacts on landscape and nearby biodiversity interests can be appropriately mitigated (e.g. through the Biodiversity, Landscape Character SPGs). SO3: The site will provide an element of affordable housing to meet local needs. SO10/11: The site offers a strong opportunity to develop to a high design standard and incorporate sustainable building methods and renewable energy systems. SO12: Careful landscaping and buffering is essential to ensure that development does not impact negatively on the landscape and local biodiversity interest. SO13: The site will include an element of public open space and recreation land. SO16: see SPG on Planning and the Welsh Language for further guidance on ensuring development sustains or enhances the Welsh Language. A Community and Linguistic Impact Assessment would be required to be submitted at planning application stage for this site.
87
Site Details Access to Key Services Constraints and Deliverability Council’s Proposed
Approach Site Ref: 406 / 212
Site: Pencoed Road, Llanddulas Proposal: Residential development Current Use: Agricultural Area (ha): 0.8 approximately
Theoretical Yield and Density: The site would be considered for approximately 20 dwellings based on the density of 30 dwellings per hectare.
Ownership: Private
Relevant Planning History: None
Status in Adopted Plan: Green Barrier (policy CN5) in Colwyn Borough Local Plan
Site Description: The site is located to the south east of the existing settlement of Llanddulas. It adjoins land granted permission for residential development to its west (under construction) and adjoins another site allocation for residential development to its east. A public footpath runs to the east of the site. An area of woodland is located to the south of the site.
Hierarchy of Settlements (Sequential Test)
Located within Settlement Boundary: No Previously Developed Land: No Urban/Rural: Rural
Position in the Settlement Hierarchy: Tier 1 Main Village
Relationship to Settlement: Settlement extension
Access to Key Services • Range of Shops and
Services – Yes • Doctors Surgery – No • Access to Education – Yes • Local Employment
Opportunities - Yes • Good Access to other
Urban Development Strategy Areas (bus/train/cycle) – Yes
The site is relatively well located to the existing bus service route and stop. It is also relatively well located to significant employment zones.
Sustainability Points Local Facilities: within 400m Public Transport: within 400m bus stop (nearest train station is Abergele Pensarn) Cycle Route: On-road local route within 400m Frequency of Public Transport: 1 point
Environmental Constraints
Impact on landscape and Countryside: The Countryside Council for Wales does not support development of this site as it represents erosion of the green barrier and would result in the loss of open countryside in a location prominent in the landscape. • Impact on local character: Outstanding quality landscape character area in LANDMAP
assessment. A Landscape Character Statement will be required at application – see policy NTE/5 for details.
• Impact on views: Adjoins existing settlement. Potential impacts looking to the east – will need appropriate mitigation.
• Impact on Biodiversity: The Countryside Council for Wales not the site is in close proximity to the Llanddulas and Gwrych Castle Wood SSSI. They do not object to allocating the site, however, it is imperative that the woodland habitat to the south of the site is left undisturbed. There are records of lesser horseshoe bats in the vicinity of the site. The lesser horseshoe bat is protected under the Conservation Regulations 1994 and is also a feature of the nearby SSSI. Any development affecting the woodland foraging habitat or the bats’ use of hedgerows as flight lines must therefore be fully assessed.
• Impact on Historic Environment: no comments received. Physical Constraints:
• Flood Risk: TAN 15 flood zone A. No objection in principle from the Environment Agency Wales – no known history of flooding at this site
• Ownership: No issues • Ground Conditions: No issues
• Archaeology: No objection
• Highways: Potential problem with cul de sac length. There is a lack of pedestrian facilities on Pencoed Road - not suitable.
• Infrastructure: No objections from Dwr Cymru Welsh Water – no problems are envisaged with the public sewerage system for domestic foul discharge from this development. No problems are envisaged to accommodate domestic foul flows. No problems are envisaged with the provision of water supply for this development.
Availability: Available now
Suitability: While development of the site would result in a loss of greenfield land, it adjoins a main village and is reasonably accessible particularly to the main centres of Llandudno and Colwyn Bay. Development should be sympathetic to the environmental designations in the vicinity. The results of the LHMA will further determine site suitability. Viability: + (see Planning obligations SPG for further information on requirements) Phasing: Please see BP35 for further details
Does the site have potential for inclusion in the Revised Deposit LDP?
Although the site is greenfield land, it is located in a relatively accessible location and generally performs well in the sequential test.
Following comments received from the Council’s Highways service, further discussions will be required with regard to improving access to and from the site, as well as pedestrian facilities improvement works.
Development of this site should take into account the comments received from CCW relating to local biodiversity interests and the proximity of the SSI to the east.
Spatial Objectives Assessment
SO1:
+/- SO2: 0 SO3: + SO4: 0 SO5: + SO6: 0
SO7: 0/- SO8: 0 SO9: +/0 SO10: ++ SO11: ++ SO12:
+/- SO13: 0 SO14: 0 SO15: 0
SO16: 0/+ Opportunities to
Manage / Mitigation?
SO1: The site contributes to housing need and would provide an element of affordable housing for local need which would contribute to the needs of the community. While the site is greenfield land, it adjoins an existing settlement, is relatively accessible by different transport means and it is considered that any impacts on landscape and nearby biodiversity interests can be appropriately mitigated although further work to determine this is vital (e.g. through the Biodiversity, Landscape Character SPGs). SO3: The site will provide an element of affordable housing to meet local needs. SO10/11: The site offers a strong opportunity to develop to a high design standard and incorporate sustainable building methods and renewable energy systems. SO12: Careful landscaping and buffering is essential to ensure that development does not impact negatively on the landscape and local biodiversity interest. SO16: see SPG on Planning and the Welsh Language for further guidance on ensuring development sustains or enhances the Welsh Language. A Community and Linguistic Impact Assessment would be required to be submitted at planning application stage for this site.
88
Site Details Access to Key Services Constraints and Deliverability Council’s Proposed
Approach Site Ref: 403
Site: South of the Mill, Llanddulas Proposal: Residential development Current Use: Agricultural Area (ha): 0.8
Theoretical Yield and Density: The site would be considered for approximately 20 dwellings based on the density of 30 dwellings per hectare.
Ownership: Public and Private Relevant Planning History: None Status in Adopted Plan: Green Barrier (policy CN5) in Colwyn Borough Local Plan
Site Description: The site is located to the south east of the existing settlement of Llanddulas. It does not adjoin the existing settlement boundary but adjoins site 406 to the west. A public footpath runs to the west of the site.
Hierarchy of Settlements (Sequential Test)
Located within Settlement Boundary: No Previously Developed Land: No Urban/Rural: Rural
Position in the Settlement Hierarchy: Tier 1 Main Village
Relationship to Settlement: Settlement extension
Access to Key Services • Range of Shops and Services
– Yes
• Doctors Surgery – No • Access to Education – Yes • Local Employment
Opportunities - Yes • Good Access to other Urban
Development Strategy Areas (bus/train/cycle) – Yes
The site is relatively well located to the existing bus service route and stop. It is also relatively well located to significant
employment zones.
Sustainability Points Local Facilities: within 400m Public Transport: within 400m bus stop (nearest train station is Abergele Pensarn)
Cycle Route: On-road local route within 400m
Frequency of Public Transport: 1 point
Environmental Constraints
Impact on landscape and Countryside: Agricultural land classification • Impact on local character: Outstanding quality landscape character area in
LANDMAP assessment. A Landscape Character Statement will be required at application – see policy NTE/5 for details.
• Impact on views: Adjoins site 406. Potential impacts looking to the east – will need appropriate mitigation.
• Impact on Biodiversity: The Countryside Council for Wales not the site (and 406) is in close proximity to the Llanddulas and Gwrych Castle Wood SSSI. They do not object to allocating the site, however, it is imperative that the woodland habitat to the south of the site is left undisturbed. There are records of lesser horseshoe bats in the vicinity of the site. The lesser horseshoe bat is protected under the Conservation Regulations 1994 and is also a feature of the nearby SSSI. Any development affecting the woodland foraging habitat or the bats’ use of hedgerows as flight lines must therefore be fully assessed.
• Impact on Historic Environment: no comments received. Physical Constraints:
• Flood Risk: TAN 15 flood zone A. No objection in principle from the Environment Agency Wales – no known history of flooding at this site
• Ownership: No issues • Ground Conditions: No issues
• Archaeology: No objection
• Highways: No access road. The site would only be feasible if the adjacent site (406) is developed.
• Infrastructure: No objection from Dwr Cymru Welsh Water – no problems is envisaged with the public sewerage system for domestic foul discharge from this development. No problems are envisaged to accommodate domestic foul flows. No problems are envisaged with the provision of water supply for this development.
Availability: Available now
Suitability: While development of the site would result in a loss of greenfield land, it adjoins an urban area and is reasonably accessible particularly to the main centres of Llandudno and Colwyn Bay. Development should be sympathetic to the environmental designations in the vicinity. The results of the LHMA will further determine site suitability.
Viability: + (see Planning obligations SPG for further information on requirements) Phasing: Dependent on site 406 being brought forward to enable site access. Please see BP35 for further details.
Does the site have potential for inclusion in the Revised Deposit LDP?
Although the site is greenfield land, it is located in a relatively accessible location and generally performs well in the sequential test.
Following comments received from the Council’s Highways service on site 406, further discussions will be required with regard to improving access to and from the site, as well as pedestrian facilities improvement works. These issues will have a direct impact on the deliverability of this site as access would be provided from site 406.
Development of this site should take into account the comments received from CCW relating to local biodiversity interests and the proximity of the SSI to the east.
Spatial Objectives Assessment
SO1:
+/- SO2: 0 SO3: + SO4: 0 SO5: + SO6: 0 SO7: 0/- SO8: 0
SO9: +/0 SO10: ++ SO11: ++ SO12:
+/- SO13: 0 SO14: 0 SO15: 0
SO16: 0/+ Opportunities to
Manage / Mitigation?
SO1: The site contributes to housing need and would provide an element of affordable housing for local need which would contribute to the needs of the community. While the site is greenfield land, it adjoins an existing settlement, is relatively accessible by different transport means and it is considered that any impacts on landscape and nearby biodiversity interests can be appropriately mitigated although further work to determine this is vital (e.g. through the Biodiversity, Landscape Character SPGs). SO3: The site will provide an element of affordable housing to meet local needs. SO10/11: The site offers a strong opportunity to develop to a high design standard and incorporate sustainable building methods and renewable energy systems. SO12: Careful landscaping and buffering is essential to ensure that development does not impact negatively on the landscape and local biodiversity interest. SO16: see SPG on Planning and the Welsh Language for further guidance on ensuring development sustains or enhances the Welsh Language. A Community and Linguistic Impact Assessment would be required to be submitted at planning application stage for this site.
89
Site Details Access to Key Services Constraints and Deliverability Council’s Proposed Approach
Site Ref: 496 / C7
Site: Ty Mawr Farm, Llysfaen Proposal: Residential development Current Use: Agricultural Area (ha): 12
Theoretical Yield and Density: The site would be considered for approximately 255 dwellings based on the density of 35 dwellings per hectare and taking into account open space and landscaping / buffering provision.
Ownership: Council owned land
Relevant Planning History: 0/31283 Residential development (outline) for 250 dwellings and
approximately 4.9ha proposed as Public Open Space. Application approved at Planning Committee subject to S106 agreement which has yet to be signed.
Status in Adopted Plan: Allocated for residential development (policy CH3) and public open space (policy CR4) in the Colwyn Borough Local Plan.
Site Description: The site consists of sloping fields dissected by hedgerow and occasional mature trees. The site is bounded to the north by Peulwys Lane and a number of residential dwellings at the eastern extent off Glas Coed. A track and public footpath continue along the southern site boundary from the farm