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10.0
DETAILED SPATIAL AND SETTLEMENT STRATEGY
10.1
The purpose of this chapter is to relate the main proposals for areas of
change on Anglesey to the framework of spatial and regional policies set out
in early chapters. The chapter gives consideration to the four areas identified
in the preferred strategy:
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Llangefni and the Menai hub.
Holyhead
Amlwch
Rural Anglesey
Each of these areas is considered in turn with the main planning issues
identified.
SETTLEMENT STRATEGY
The Settlement Strategy for the Preferred Strategy
10.2
The differing character of settlements on Anglesey is reflected through an
LDP settlement strategy to shape future scales of development. The preferred
strategy identified in chapter 9 provides the strategic framework for delivering
new development and house building over the period of the LDP, and helps
direct development to those locations which will meet plan objectives. The
focus has to be on planning for development that is appropriate to the
role and character of each settlement. In accepting that the application
of a single strategy is not appropriate to each and every settlement then
further debate is required with local communities so the deposit version
of the plan fully reflects plan objectives integrated with community
aspirations
10.3
The Island currently has some 69,000 residents living in some 32,000
dwellings. Anglesey has a mix of rural and urban communities. Projections
broadly suggest this population could increase by around a modest 1500
people over the plan period, but also show there are important changes in the
structure of the population and increasing rates of household formation which
means we require the provision of 2,500+ new homes in the period to 20062021.
10.4
The largest town on Anglesey is Holyhead with some 11,500 residents but the
Island has a large number of smaller villages generally having below 1,000
residents and many smaller settlements. In each part of the Island however
there are settlements which provide a range of local needs such as doctors’
surgeries, banks and other community services generally servicing the
smaller settlements of the area. There are a large number of small clusters of
dwellings which require careful planning and control of residential
development while meeting the housing requirements of the Island’s
communities. Some coastal communities are very popular with tourists and
can be ‘hotspots’ for second and holiday homes with higher house prices. In
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contrast to this there has been evidence of additional pressure from homeless
households over recent years. Close cooperation between planning and
housing services, with other stakeholders, is essential to successful
implementation of policies.
10.5
The settlement strategy also determines the Council’s approach to the use of
boundaries to help control the location for development in the LDP. Past
experience shows that previous development plans have used a combination
of approaches including the relatively widespread use of boundaries in the
stopped UDP (2005), fewer development boundaries in the Local Plan (1996)
while there was only limited use of boundaries in the Menai Strait District Plan
(1980).
10.6
The LDP uses an approach which seeks to reflect the role of each settlement
within a hierarchy. The use of development boundaries will be informed by
the future role of the settlement and its ability to accept change.
Policy ANH 1 - Settlement Strategy
The settlement strategy of the LDP is :
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Primary hubs, secondary centres or local centres of the Wales
Spatial plan containing the LDP “Main Centres” of Llangefni,
Holyhead and Amlwch– These are the key locations for new strategic
housing sites. A development boundary is used in order to direct future
development to the optimum sites.
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Defined Settlements - Housing related to the specific function of each
defined settlement. A development boundary is used related to the role
and character of each of these centres.(Further consideration of their
differing roles and requirements will be undertaken after evaluating pre
deposit responses in preparation for the deposit period of the LDP).
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Named Villages - Housing to be provided for the requirements of village
communities normally through applications for single dwellings and
promoting affordable housing initiatives. No development boundaries
required.(Consider whether there is a role for individual village design
statements after the pre deposit consultation).
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Unnamed Clusters – development in line with national policy dependent
on the character of the cluster concerned. No development boundaries.
10.7
Four broad areas within the plan are now considered in more detail.
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AREA A - LLANGEFNI AND THE MENAI HUB
10.8
This “primary hub” has the best locational advantages to help meet the
significant economic challenges facing Anglesey. It includes the main centre,
and market town, of Llangefni which is a focus for continuing investment and
regeneration efforts. It is noted that the Wales spatial plan suggest that this
‘primary hub’ could extend as far as the defined settlement of Benllech on the
Island’s east coast. Following the participation period on the LDP this view of
the east coast is not yet taken for the local development plan. This requires
more consideration during the pre deposit consultation. The settlements of
Pentraeth and Benllech are dealt with in the rural element of this LDP strategy
(see below), although this will be explored further in the light of responses to
the pre deposit plan.
10.9
The Council do however consider that with proposals for an improved
crossing of the Menai Strait and new link road to Beaumaris that the large
brown field site, known as the “former Lairds” site at Llanfaes near
Beaumaris, forms part of the potential for development in this area as its size
and character provide a significant opportunity for mixed use redevelopment
on the Môn-Menai coastline.
10.10 With the exception of the debate about the east coast communities the ‘hub’
area does however also broadly coincide with the ‘Menai housing market’
area identified in the emerging Local Housing Market Assessment for North
West Wales. The LDP settlement hierarchy in the Llangefni/Menai hub area is
shown in the diagram below :
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Map 4) Llangefni and Menai Primary Hub
AREA B - HOLYHEAD AREA
10.11 Holyhead is an LDP main centre in the “secondary hub” of the Wales Spatial
Plan. The town has been, and will remain, a focus for investment and
regeneration. Particular interest lies in the potential of the waterfront area,
land around Parc Cybi and the provision of modern leisure facilities. The sea
link to Ireland sees the town described as the “Celtic Gateway”.
10.12 Some uncertainty surrounds a major site in the town with the operation of
Anglesey Aluminium Metals Limited (AAM) being dependent on securing a
commercially sound electricity contract. The Council is working with others to
try and help resolve this issue. While the site is in the AONB it is within the
Local Action Area of the LDP and should production cease at AAM in the
future then a major brown field site may become available for redevelopment.
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Map 5) Holyhead Secondary Hub
10.13 Treaddur Bay remains an attractive coastal settlement subject to
development pressure. It is defined as a property “hot spot” in the Local
Housing Market Assessment for North West Wales with significant
income/house price differential. Due to these pressures it is a defined
settlement.
10.14 The settlement of Valley has one significant consent for residential
development and this will be generally sufficient development for the early
years of the plan.
AREA C - AMLWCH AREA
10.15 The participation period on the LDP has identified that there are important
changes due to take place in the north of the Island but the economic context
is different to the Menai and Holyhead hubs. The interventions in the north will
have some private sector involvement but key issues relate to government
decisions about energy. The LDP must therefore consider the potential
impacts of the decommissioning of the existing power station, and any
decision about a new power station at Wylfa, although the decision lies
outside the control of the LDP.
Map 6) Amlwch Local Catchment
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AREA D - RURAL ANGLESEY
10.16 There is a large, and important, part of the land mass of Anglesey, which is
outside the areas of spatial hubs - whether primary or secondary hubs or the
local centres (Wales Spatial Plan terminology). These areas are not in the
‘main centres’ of this LDP. It is this predominantly rural area that requires
consideration next although it is not an area that is being planned for
significant change. However there are a number of key drivers that are felt
acutely in rural Anglesey and that require a land use response.
10.17 The areas are presented in the following spatial diagrams as Rural North and
Rural South for ease of presentation, using the A5 as a rough north/south
dividing line.
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Map 7) Rural Anglesey - North
10.18 The status of the communities along the A5 need further discussion in the
consultation period given their proximity to the A55: Gwalchmai, Bryngwran,
Caergeiliog and Bodedern – should they be “defined settlements” or
“named villages”?
Map 8) Rural Anglesey – South
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10.19 Demographic shifts are most acute in rural areas, the changes in the structure
of the population seen most sharply in the decline in the numbers of school
children leading to pressures for schools reorganisation, and the ongoing
changes to traditional economic sectors such as agriculture. Add to that the
potential loss of jobs in places like Wylfa, then the inter dependence of local
areas becomes clear. Key issues that emerge from the sustainability
appraisal, health impact and linguistic impacts work is the role of the plan in
more rural areas, the ability of people to access key services and careful
decisions on the appropriate scales of development.
10.20 Three policy areas seem to have specific implications for rural Anglesey:
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The rural development elements of European Convergence Funding and
the activity of the Wales Rural Development Plan,
The link between environment, coast, tourism, culture/heritage and rural
Anglesey - the opportunities that may be provided in various places
around the Island,
The impact of energy policy and the potential for replacement power
stations, further renewable energy schemes – whether on or offshore.
10.21 There are however differing aspects to rural Anglesey. Some of those
communities having a generally rural character actually sit within a broad
spatial zone like the ‘primary’ Menai hub. People in such places may reside in
a rural environment but have a strong socio economic relationship and
dependency on more urban areas like Bangor for employment, shops and
services. Other rural areas are more remote and also suffer from the issues of
peripherality where access to services can be more difficult. There are also
differences in the scale of settlements in rural areas and it will be interesting
to evaluate the responses to the pre deposit plan to see whether the rural
elements of the LDP need to be refined either as regards their objectives,
different geographic approaches or levels of proposed development.