Conwy Deposit Local Development Plan
2007 – 2022
(Revised edition 2011)
BACKGROUND PAPER 17
Conwy Strategic Flood Risk Assessment
March 2011
This document is available to view and download on the Council’s web-site
at: www.conwy.gov.uk/ldp . Copies are also available to view at main libraries
and Council offices and can be obtained from the Planning Policy Service, 26
Castle Street, Conwy LL32 8AY or by telephoning (01492) 575447. If you
would like to talk to a planning officer working on the Local Development Plan
about any aspect of this document please contact the Planning Policy Service
on (01492) 575180 / 575181 / 575124.
If you would like an extract or summary of this document on cassette, in
large type, in Braille or any other format, please call the Planning Policy
Service on (01492) 575180.
CONTENTS
Page
Introduction ................................................................................................................ 4
Overview of potential flooding sources in Conwy ....................................................... 5
Planning Policy Wales 2010 (PPW) ........................................................................... 5
Technical Advice Note 15 (TAN15) ............................................................................ 6
Shoreline Management Plans .................................................................................... 8
Conwy Tidal Flood Risk Study ................................................................................... 9
Background .............................................................................................................. 10
Overview of the Conwy Tidal Flood Risk Study........................................................ 10
Development of the Conwy Tidal Flood Risk Study ................................................. 11
Benefits to Future Planning Decision Making........................................................... 12
Local Planning Authority Consultations .................................................................... 12
Consideration of Flood Risk by Proposed Land Use ................................................ 13
Housing Sites ....................................................................................................... 13
Social Club Llandudno Junction ........................................................................ 26
Plas Yn Dre Llandudno ..................................................................................... 28
Off Heol Martin Eglwysbach.............................................................................. 32
Employment Sites................................................................................................. 36
Goods Yard Llandudno ..................................................................................... 42
Mixed Use Employment & Housing allocations .................................................... 50
Waste Management Facility – Gofer..................................................................... 52
Conclusion ............................................................................................................... 52
3 Introduction
This paper is one of a series of background papers accompanying the Revised Deposit
Local Development Plan (LDP) document. When the Council publishes its Revised
Deposit LDP, it must explain how the relevant policy has been formulated based on the
evidence base available to the Council at the time. This background paper outlines the
evidence considered by the Conwy County Borough Council during the preparation of the
Local Development Plan (LDP) and the actions proposed by Council to ensure that the risk
to new developments from flooding is minimised. The paper should be read in association
with Local Development Plan Background Paper 21 - ‘Site Deliverability Assessment’
which records in detail the individual assessments undertaken of all the sites considered
for allocation in the LDP.
Flooding is a natural occurrence which is often hard to predict. It can pose a direct risk to
human life and cause extensive damage to both property and infrastructure. The threat
posed by climate change is likely to increase the risk of coastal and fluvial flooding due to
a predicted rise in the sea-level and a more intense rainfall. Therefore the risk of flooding
is a material consideration which influences both development control decisions and LDP
site allocations.
The aim of the SFRA is to inform the application of the sequential test to candidate
development sites within the LDP. This will enable the Local Planning Authority to adopt
the precautionary principle promoted in National planning guidance to direct development
away from high flood risk areas.
The Council is mindful of the current concerns regarding the risk of flooding and the effects
of climate change. The Council does not wish to endanger life and property by proposing
inappropriate development in areas at high risk from flooding. However, since 85% of the
population of Conwy lives within coastal areas, the Council is also mindful that it has a
responsibility to maintain the vitality of its settlements. Therefore the SFCA will
demonstrate that the consequences of flooding are sufficiently understood and can be
managed in an acceptable and sustainable way to permit development within areas of low
risk in order to satisfy identified local needs.
4
Overview of potential flooding sources in Conwy
Flooding can occur from a number of sources, including:
•
Tidal flooding which can occur during high tides and stormy conditions. A tidal
surge can also occur when low atmospheric pressure coincides with a high tide, this
can result in serious flooding.
•
Fluvial flooding can happen during heavy rainfall when water drains from the
surrounding land into the watercourse which cannot cope with this additional
volume of water.
•
Surface water flooding can occur when heavy rainfall overwhelms the drainage
capacity of the local area and is unable to drain away sufficiently.
•
Sewer flooding can be caused by heavy rainfall which can block sewers.
Sources of flooding within Conwy include:
Tidal Flooding - Coastal Zone
Fluvial Flooding - Afon Gele,
Fluvial Flooding - Afon Bach,
Fluvial Flooding - Afon Conwy,
Fluvial Flooding – Afon Gyffin,
Fluvial Flooding – Afon Hiraethlyn,
Fluvial Flooding – Afon Ganol,
Fluvial Flooding – Afon Elwy,
Fluvial Flooding – Afon Ddu,
Fluvial Flooding – Afon Collen,
Fluvial Flooding – Min Afon,
Fluvial Flooding – Afon Clwyd,
Planning Policy Wales 2010 (PPW)
The LDP has a significant role to play in promoting sustainable development (Sustainable
development principles PPW 4.3). Planning Policy Wales states that Local Planning
Authorities must adopt a proactive ‘sustainable approach to flooding’ by avoiding
development within flood risk areas rather than relying on mitigation measures such as
flood defences. Local Planning authorities must also ensure that new development does
not increase the risk of flooding elsewhere.
5
Technical Advice Note 15 (TAN15)
Technical Advice Note 15 supplements the policy contained within PPW in relation to
development and flood risk. It sets out a precautionary framework which is governed by a
development advice map which consists of three zones; A, B and C which subdivided into
C1 and C2 areas as detailed in Figure 1 below. Proposed development within these zones
will require the appropriate planning test as outlined in TAN15.
Figure 1. (TAN 15 2004)
Use within the precautionary
Description of Zone
Considered to be at little or no
risk of fluvial or tidal/coastal
flooding.
Areas known to have been
flooded in the past evidenced
by sedimentary deposits.
Based on Environment Agency
extreme flood outline, equal to
or greater than 0.1% (river,
tidal or coastal)
Areas of the floodplain which
are developed and served by
significant infrastructure,
including flood defences.
Areas of the floodplain without
significant flood defence
infrastructure.
framework
A
Used to indicate that justification test is not
applicable and no need to consider flood risk
further.
B
Used as part of a precautionary approach to
indicate where site levels should be checked
against the extreme (0.1%) flood level. If site
levels are greater than the flood levels used
to define adjacent extreme flood outline there
is no need to consider flood risk further.
C
Used to indicate that flooding issues should
be considered as an integral part of decision
making by the application of the justification
test including assessment of consequences.
C1
Used to indicate that development can take
place subject to application of justification
test, including acceptability of consequences.
C2
Used to indicate that only less vulnerable
development should be considered subject to
application of justification test, including
acceptability of consequences. Emergency
services and highly vulnerable development
should not be considered.
The precautionary framework of TAN 15 sets out definitions of vulnerable types of
development as detailed in Figure 2 below.
Figure 2. (TAN 15 2004)
Development category
Types
Emergency services
hospitals, ambulance stations, fire stations, police
stations, coastguard stations, command centres,
emergency depots and buildings used to provide
emergency shelter in time of flood
Highly vulnerable development
all residential premises (including hotels and caravan
parks), public buildings (e.g. schools, libraries, leisure
6
centres), especially vulnerable industrial development
(e.g. power stations, chemical plants, incinerators), and
waste disposal sites
Less vulnerable development
General industrial, employment, commercial and retail
development, transport and utilities infrastructure, car
parks, mineral extraction sites and associated processing
facilities, excluding waste disposal sites
Emergency Services are described as facilities that need to be operational and accessible
at all times. Highly vulnerable development describes development where the ability of
occupants to decide on whether they wish to accept the risks to life and property
associated with flooding, or be able to manage the consequences of such a risk, is limited.
It also includes industrial uses where there would be an attendant risk to the public and the
water environment should the site be inundated. Less vulnerable development describes
development where the ability of occupants to decide on whether they wish to accept such
risks is greater than that in the highly vulnerable category.
Section 6 of TAN 15 – ‘Justifying the location of development’ - further advises that new
development should be directed away from zone C and that development in zone C will
only be justified if it can be demonstrated that:
i. Its location in zone C is necessary to assist, or be part of, a local authority regeneration
initiative or a local authority strategy required to sustain an existing settlement; (The
Deposit LDP is an example of a local authority strategy) or,
ii Its location in zone C is necessary to contribute to key employment objectives supported
by the local authority, and other key partners, to sustain an existing settlement or region;
and,
iii It concurs with the aims of PPW and meets the definition of previously developed land
(PPW fig 2.1); and,
iv The potential consequences of a flooding event for the particular type of development
have been considered, and in terms of the criteria contained in sections 5 (of the PPW –
see also Figure 2 above) and 7 and appendix 1 (of the PPW) found to be acceptable.
7
Table 9 of TAN 15 provides a summary of the technical guidance and Figure 3 contains
extracts from that Table:
Figure 3.
DAM
A
B
Development Type
Emergency services
Highly vulnerable
development
Less vulnerable development
Other
Emergency services
Highly vulnerable
development
C1
Emergency services
Highly vulnerable
development
Less vulnerable development
C1
Other
C2
Emergency services
Highly vulnerable
development
C2
Less vulnerable development
C2
Other
Development Advice
No constraints relating to river or coastal
flooding, other than to avoid increasing risk
elsewhere.
Generally suitable for most forms of
development. Assessments, where required, are
unlikely to identify consequences that cannot be
overcome or managed to an acceptable level. It
is unlikely, therefore, that these would result in a
refusal of planning consent on the grounds of
flooding.
Plan allocations and applications for all
development can only proceed subject to
justification in accordance with section 6 and
acceptability of consequences in accordance
with section 7 and Appendix 1.
Plan allocations and applications for
development should only be made if considered
acceptable in accordance with section 7 and
Appendix 1.
The flooding consequences associated with
Emergency Services and highly vulnerable
development are not considered to be
acceptable. Plan allocations should not be made
for such development and planning applications
not proposed.
Plan allocations or applications for less
vulnerable development can only proceed
subject to justification in accordance with section
6 and acceptability of consequences in
accordance with section 7 and Appendix 1.
Plan allocations and applications for
development should only be made if considered
acceptable in
Shoreline Management Plans
A Shoreline Management Plan is a policy document for coastal defence management. It
takes account of other planning initiatives and legislative requirements and is intended to
inform wider strategic planning. It does not set policies for the management of issues such
8
as development or land drainage, though all land use, especially in the future, should
consider the SMP.
Conwy County Borough Council lies within sub cell 11a of the North West England and
North Wales Shoreline Management Plan 2. The main objective of an SMP is to identify
sustainable long-term management policies for the coast. It is inevitable that the plan will
recommend changes to the current approach in some areas, however, it will help manage
these so that the people, places, industry and wildlife affected can adapt at a reasonable
pace. This approach avoids tying future generations into inflexible and expensive options
for defence. The shoreline management policies that will be considered are those defined
by DEFRA and WAG guidance, as detailed in Figure 4..
Figure 4. (Table 2 of the North West England and North Wales Shoreline Management
Plan 2)
Policy Option Description
Policy Option
Description
Hold the Line
By maintaining or changing the current standard of protection.
This policy includes
those situations where work is carried out in front of the existing
defences (such as beach recharge, rebuilding the toe of a
structure, building offshore breakwaters and so on) to improve or
maintain the standard of protection provided by the existing
defence line. It also includes work behind existing defences (such
as building secondary flood defences) where this work would
form an essential part of maintaining the current coastal defence
system.
Advance the Line
By building new defences on the seaward side of the original
defences. Use of this policy is limited to those policy units where
significant land reclamation is considered.
Managed
Realignment
By allowing the shoreline to move backwards or forwards, with
management to control or limit movement (such as reducing
erosion or building new defences on the landward side of the
original defences).
No Active intervention
Where there is no investment in coastal defences or operations.
Conwy Tidal Flood Risk Study
The following section outlines the role that the “Conwy Tidal Flood Risk Study” takes in
informing the decisions taken by the Planning Authority and highlights the benefits of the
study in terms of controlling development within areas at risk of flooding both now and in
the future as the effect of climate change has an increasing influence over development
strategies.
9
Background
In 2004, the Welsh Assembly Government published guidance in the form of ‘Technical
Advice Note 15’ (TAN15) which sets out planning policy guidance for Wales in relation to
development and flooding. The guidance provides a framework within which risk arising
from both river and coastal flooding, and from additional run-off from development in any
location, can be assessed.
The overarching aim of TAN 15 is:
•
To direct new development away from those areas which are at a high risk of flooding;
•
Where development has to be considered in high risk areas, only those developments
which can be justified are located within such areas.
As part of TAN 15, Development Advice Maps were provided to use to determine when
flood risk issues needed to be taken into account when planning for future development.
These maps were based on the best available information, making use of the Environment
Agency’s extreme flood outlines and the British Geological Survey (BGS) drift data.
Conwy County Borough Council has made a commitment to its communities to enhance
and protect the local environment and has outlined this as a key priority in corporate
documents such as The Community Strategy and Corporate Plan, where the focus is to
ensure the sustainability of future generations.
With Climate Change now featuring as a key threat to sustaining communities, the
impacts, such as increased flooding, have been recognised as a high risk requiring action
to manage in the present and plan for the future.
In response, through the work undertaken by the Environmental Services Department on
the Conwy Tidal Flood Risk Study, Conwy County Borough Council is now well informed
about the risks of tidal flooding both now and in the future and the result offers an
invaluable tool for informing the planning decision making process.
Overview of the Conwy Tidal Flood Risk Study
The Conwy Tidal Flood Risk Study offers guidance on a significantly more local and more
accurate scale than the Development Advice Maps provided in TAN 15. The study initially
assessed the risk of tidal flooding in three popular coastal towns, namely Llandudno,
10
Towyn and Kinmel Bay. The level of detail offered in the study provides specific
information relating to the risk of tidal flooding on an almost property by property scale,
which allows significantly for more informed decision making in terms of appropriate and
inappropriate development areas within the three towns. The study was subsequently
expanded to take account of the effects of Climate Change. Current predictions show an
increase in sea levels, rainfall and storm events. These predictions were extrapolated
within the study models to produce flood risk maps for both 50 and 100 years time. This
innovative process provides developers and the Planning Authority with a facility to
measure tidal flood risk on a detailed scale for the present day and to witness potential
risk, taking into account the effects of Climate Change, in both 50 and 100 years time.
With this information and with collaboration between Environmental Services and the
Planning Department, Conwy can improve the sustainability of communities in that
development decisions in Llandudno and shortly Towyn and Kinmel Bay can be made
based on full consideration of the predicted effects of Climate Change.
Development of the Conwy Tidal Flood Risk Study
The overall objective of the Conwy Tidal Flood Risk Study was to provide a robust,
scientific appraisal of the risk of flooding from tidal inundation categorising the risk in the
three coastal towns of Llandudno, Towyn and Kinmel Bay.
The study was conducted in two stages:
Stage 1
A detailed review of the coastal defences boarding flood plains was undertaken. This was
supplemented by a review of past flood events and analysis of waves and water levels.
The results of these studies provided a sound basis for undertaking detailed assessment
of flood inundation modelling proposed for stage 2, and highlighted defences likely to be
the most important in terms of their flood defence function.
Stage 2
In stage 2, detailed numerical modelling was carried out to simulate different flood
scenarios in Pensarn to Kinmel Bay, Llandudno West Shore and North Shores, Penrhyn
Bay / Rhos on Sea. Overtopping only scenarios from all the defences in the three areas
11
were examined to assess the effect of overtopping on the hinterland. Breach scenarios
were then examined for the same purpose.
A separate scenario, reflecting the breaching of the Towyn defence was also undertaken,
given the serious flooding in 1990.
The model outputs were used to produce detailed interactive flood risk maps which
provide accurate information relating to flood depth, rate of rise, speed of inundation and
velocity, in accordance with TAN 15 guidance. The maps will shortly be made available for
any developer as well as the Planning Authority to use through the Conwy County
Borough Council website.
Benefits to Future Planning Decision Making
The Conwy Tidal Flood Risk Study is an innovative and valuable tool for the Planning
Authority in driving better, more informed planning and development decisions with greater
accuracy and more appropriate allowance for the effects of Climate Change than was
traditionally allowed for within the framework of TAN 15.
The study enables identification of where future breaches are likely to occur, so that not
only can coastal defences be planned for the future, but also Planning policy and decisions
can deter development in high risk areas. This information has informed the selection of
sites for development within the LDP.
Local Planning Authority Consultations
The Council’s Planning Policy Service has considered the merits of many sites for possible
allocation in the LDP and for different forms of development. The Planning Policy Service
has also consulted widely on sites but did not consult on sites which were clearly
unsuitable. As explained in the Introduction to this Background Paper, Background Paper
21 - ‘Site Deliverability Assessment’ records in detail the individual assessments
undertaken of all sites considered for allocation in the Local Development Plan (LDP),
including the risk from flooding. As regards to the risk from flooding, the Planning Policy
Service has:
•
Taken account of the advice contained in PPW and TAN 15.
•
Examined the Development Advice Map issued with TAN 15.
12
•
Consulted the Environment Agency Wales (EAW).
•
Consulted with Welsh Water (WW).
•
Consulted with the Council’s Environmental Services Department for technical
advice on flood risk.
•
Liaised with neighbouring local planning authorities through the North Wales Policy
Officers Group and individual meetings with neighbouring Councils.
Consultation with the EAW has enabled the Planning Policy Service to access more up-todate information than available on the original DAM map issued with TAN 15 in 2004, and
information from the Conwy Clwyd Catchment Management Plan.
Consultation with Welsh Water has enabled the Planning Policy Service to access
information on the availability of water supply and the capacity of the sewerage network,
including both surface and foul water and the capacity of sewage treatment works.
Consultation with the Council’s Environmental Services Department has enabled the
Planning Policy Service to access information from the Conwy Tidal Flood Risk Study,
Local Area Reports and Shoreline Management Plans.
Consideration of Flood Risk by Proposed Land Use
Housing Sites
TAN 15 defines housing as highly vulnerable development, which should not be located
within zone C2 flood risk areas unless it can be justified. However, since 85% of the
population of Conwy lives within coastal areas, the Council is mindful that it has a
responsibility to maintain the vitality of its settlements through new developments.
Therefore a small number of housing sites which lie partially within zone C2 have been
proposed within the LDP. This section seeks to explain the rationale behind the following
housing allocations and the mitigating measures which will be put in place to overcome the
risk of flooding. The following series of tables indicates the location of new housing
development and its vulnerability to flooding. They also contain relevant mitigation
measures as recommended by the EAW.
Where a site is identified as lying partially within a C2 flood zone, development will be
avoided within that designated area where ever possible. For those sites which cannot
avoid development within the designated flood zone a justification test has been
13
undertaken in line with TAN 15 requirements. The Social Club in Llandudno Junction is the
only housing site on which development within the C2 zone cannot be avoided. However,
the Environment Agency has indicated that the proposed development would satisfy TAN
15 requirements.
14
Urban Development Strategy Area - Housing
Urban
Settlement
Site
Housing
Allocation
Abergele
Llanfair Road,
Abergele
70
Dwellings
Abergele
Abergele
Abergele
Land South of
Siamber Wen,
Abergele
Rhuddlan Road,
Abergele
Tandderwen
Farm
120
Dwellings
150
Dwellings
300
Dwellings
Flood Zone
Mitigation
Officer
Comment
TAN 15 Zone A –
small section of
zone C2 on the
eastern boundary
adjoining the river.
The site is considered
suitable as there is a low
risk of flooding. No
objections raised
No development
will take place
immediately
adjacent to the
river, within the
C2 flood zone.
TAN 15 Zone A –
small section of
zone C2 on the
eastern boundary
adjoining the river.
Flood risk from River Gele
(Main River) but no know
risk from ordinary
watercourse at south of
site). No objection but no
residential development
immediately next to the
main river
No development
will take place
immediately
adjacent to the
river, within the
C2 flood zone.
TAN 15 Zone A
Parts of the site are at low
risk of flooding. Flooding
from the ordinary
watercourse North West of
the site due to blockage of
inlet to the Rhuddlan Road
culvert. No objection but
flood mitigation proposals
will be required prior to
development commencing
Suitable.
Mitigation
measures will
be outlined
within the
development
brief
EA Flood Zone 2 –
low to medium risk
in the north east
corner
TAN 15 Zone A
EA flood zone 1 –
low risk.
No objection from
No development
Environment Agency or
will take place
the Council’s Environment
immediately
and Technical Service, but adjacent to the
both recommend no
river.
residential development
immediately adjacent Afon
Gele (known previous
TAN 15
Justification
Test Needed
No
No
No
No
15
flooding). No objection,
but avoid developing
immediately adjacent to
the Afon Gele.
Llandudno
Junction
Penrhyn Bay
Social
Club/Youth
Club, Llandudno
Junction
Plas Penryhn,
50
Dwellings
30
The site is split
between TAN 15
Flood Zones A and
C2.
No issues
Attach condition to any
application to ensure
surface water
arrangements are
acceptable and do not
increase flood risk
elsewhere in the
catchment. Watercourses
- no ground raising within
min.4m from edge.
Following the extensive
flooding from the Afon
Wydden in 1993, a Flood
Alleviation Scheme was
carried out on the
watercourse. The
standard of protection
afforded for the area as
part of the scheme was
that of a 1 in 200 year at
the time of completion in
1995. The easterly section
of this site is within TAN
15 flood risk zone C2 and
although the Environment
Agency would suggest the
proposals would satisfy
TAN 15 requirements, the
extreme event (0.1%
annual probability flood)
should also be
considered.
No Objection.
Yes
Suitable
No
16
Llandudno
Llanfairfechan
Penrhyn Bay
Dwellings
Plas yn Dre,
Llandudno
40
Dwellings
Adjacent to
Glanafon,
Llanfairfechan
20
Dwellings
TAN 15 Flood Zone
C1.
The site is partially
with TAN 15 flood
risk zone C2
EA flood zone 3 high risk (North
East corner only)
Llanfairfechan
Llanfairfechan
West of
Penmaen Park,
Llanfairfechan
75
Dwellings
TAN 15 zone A;
Opposite Bryn Y
Neuadd,
Llanfairfechan
150
Dwellings
TAN 15 zone A
EA flood zone 1 –
low risk
EA flood zone 1 –
low risk.
Although the Council has
carried out the ‘Llandudno
Inundation Modelling’
exercise (as part of the
Conwy Tidal Flood Risk
Assessment) which
indicate that for current
day values the site would
be flood free during the
0.5% AEP, due
consideration is required
for the impacts of climate
change and sea level
rises.
Suitable. The
EA have
modelled
climate change
scenarios to
show that the
flood risk for this
site can be
managed and
therefore
development
will be
acceptable.
Residential development
shouldn't be considered
within the North East
corner of the site, the site
boundary has been
amended to exclude that
area identified as C2
fluvial >1/100.; no
objection to remainder of
site.
Suitable. No
development
within the North
East corner of
the site.
No objection from the
Council’s Environment &
Technical service.
Suitable
No known previous
flooding, no main rivers
issues. No objection from
Environment Agency
Wales or the Council’s
Environment & Technical
service.
Suitable
Yes
No
No
No
17
Penmaenmawr
Rhos-on-Sea
Rhos on Sea
Colwyn Bay
Cwm Road,
Penmaenmawr
Dinerth Road,
Rhos-on-Sea
Dinerth Hall
Farm, Rhos on
Sea
BT Exchange,
Colwyn Bay
60
Dwellings
70
Dwellings
90
Dwellings
70
Dwellings
TAN 15 Zone A.
No objection from the
Council’s Environment &
Technical service. No
known flooding history on
site. There is a
drain/watercourse running
within the site.
Suitable
No known previous
flooding. No comment
from Environment Agency
Wales. No objection from
the Council’s Environment
and Technical service.
Suitable
Part of the site
(western extent) is
within a TAN 15
flood risk zone C1;
the western half of
the site is in
Environment
Agency flood zone
3 – high risk, fluvial
> 1/100.
Half of the site is within
the Afon Ganol flood zone.
Flooding to fields on
regular (1 in 1 year) basis.
The Council’s
Environment and
Technical service suggest
no development in the
flood zone; no objection to
remainder of the site. The
Environment Agency
Wales states that until a
broad level Flood
Consequences
Assessment is done and
accepted it is strongly
advised not to allocate this
site.
Suitable. No
development
within the Afon
Ganol flood
zone.
TAN 15 Flood Risk
Zone A;
Environment
Agency flood zone
1 – low risk.
No known previous
flooding. No objection
from the council’s
Environment and
Technical service
EA flood zone 1 –
low risk.
TAN 15 Zone A;
EA flood zone 1 –
low risk.
No
No
Yes
Suitable
No
18
Colwyn Bay
Colwyn Bay
Colwyn Bay
Old Colwyn
Llanrwst
Lawson Road,
Colwyn Bay
(Colwyn Bay
Masterplan Site)
35
Dwellings
Douglas Road,
Colwyn Bay
(Colwyn Bay
Masterplan Site)
20
Dwellings
Lansdowne
Road, Colwyn
Bay (Colwyn
Bay Masterplan
Site)
30
Dwellings
Ysgol y Graig,
Old Colwyn
30
Dwellings
Bryn
Hyfryd/Ffordd
Tan Yr Ysgol,
Llanrwst
50
Dwellings
TAN 15 Flood Risk
Zone A;
Environment
Agency flood zone
1 – low risk.
No objection from the
Council’s Environment and
Technical service and the
Environment Agency
Wales.
Suitable
TAN 15 Zone A.
No objection from the
Council’s Environment
and Technical service and
the Environment Agency
Wales.
Suitable
No objection from the
Council’s Environment
and Technical service and
the Environment Agency
Wales
Suitable
No objection from the
Council’s Environment
and Technical service or
the Environment Agency
Wales
Suitable
TAN 15 Zone A.
TAN 15 Flood Zone
A.
The site is partially
within TAN 15
Flood Zone C2.
Previously known
problems downstream on
unnamed watercourses in
this area. Current
situation is improved by
connection to Afon Bach
flood alleviation scheme.
Flooding to Cae Craig and
Y Berllan previously
estimated at 1/5 year RP.
No
No
No
No
Suitable.
Sustainable
Drainage will be
recommended
in the
development
brief
No
No objections but
Sustainable Drainage
would be important as
surface run-off from this
19
area contributed to the
flooding problems
downstream. The Afon
Bach scheme may not
have fully solved the
problems here as this was
not the major aim of the
scheme.
Llanrwst
Llanrwst
North West of
Llanrwst,
Llanrwst
Off the A470,
Llanrwst
55
Dwellings
20
Dwellings
The site was
originally in C2
zone for TAN15
maps but updates
to Environment
Agency flood maps
now show the site is
outside the flood
zone.
No comment from
Environment Agency
Wales. The Council’s
Environment and
Technical service state
that there are known
flooding problems
downstream on unnamed
watercourse due to bank
overtopping. No
objections but Sustainable
Drainage would be
especially important.
Suitable.
Sustainable
Drainage will be
recommended
in the
development
brief
The Council’s
Environment and
Technical service
state that the site
was originally in C2
zone for TAN15
maps but updates
to Environment
Agency flood maps,
following drainage
improvement works
in the area, now
show the site is
outside the flood
zone.
No objections but
Sustainable Drainage
would be especially
important. No objection
from Environment Agency
Wales following revision to
Llanrwst area flood risk
maps – the site can be
safely developed in line
with TAN15 requirements.
Suitable.
Sustainable
Drainage will be
recommended
in the
development
brief
No
No
20
Llanrwst
East of Llanrwst, 25
Llanrwst
Dwellings
TAN 15 Zone A.
Environment
Agency Flood Zone
1 – low risk.
Flood risk on land
immediately adjacent to
the river. Surface water
disposal arrangements will
need to be agreed to
ensure that any future
development at this
location will not create
flooding problems
elsewhere. No objection
from Environment Agency
Wales or the Council’s
Environment and
Technical service
Suitable.
Surface water
disposal
arrangements
will be
implemented on
site as detailed
within the site
development
brief
Mitigation
Officer
Comment
No
Rural Development Strategy Area- Housing
Urban
Settlement
Site
Allocation
Flood Risk
TAN 15
Justification
Test Required
Tier 1 Main Villages
Glan Conwy
Llanddulas
Llanddulas
Top Llan Road,
Glan Conwy
(Mixed-use
housing and
community
facility)
80
Dwellings
Pencoed Road,
Llanddulas
20
Dwellings
South of the
Mill, Llanddulas
20
Dwellings
TAN 15 Flood Zone No objection from the
A;
Council’s Environment &
Technical service.
Suitable.
TAN 15 flood zone
A
No objection in principle
from the Environment
Agency Wales – no known
history of flooding at this
site
Suitable.
No objection in principle
from the Environment
Agency Wales – no known
Suitable.
TAN 15 flood zone
A
No
No
No
21
history of flooding at this
site
Llysfaen
Llysfaen
Ty Mawr,
Llysfaen
255
Dwellings
TAN 15 Flood Zone
A
No objection from
Environment Agency
Wales at application
stage.
Suitable.
Ysgol Cynfran,
Llysfaen
40
Dwellings
TAN 15 Flood Zone
A
No known previous
flooding. No objection
from the Council’s
Environment & Technical
service.
Suitable.
Environment
Agency flood zone
1 – low risk.
Llysfaen
Dwygyfylchi
Dwygyfylchi
Adjacent to
former Rectory,
Llysfaen
30
Dwellings
Off Ysguborwen
Road,
Dwygyfylchi
15
Dwellings
Adjacent to
Vardre,
Dwygyfylchi
20
Dwellings
TAN 15 Flood Zone
A
TAN 15 flood zone
A
TAN 15 flood zone
A.
No
No
No objection from
Environment Agency
Wales or the Council’s
Environment & Technical
service.
Suitable.
No
No objection from
Environment Agency
Wales or the Council’s
Environmental &
Technical service.
Suitable.
No
No objection from
Environment Agency
Wales or the Council’s
Environment & Technical
service
Suitable.
No
Tier 2 Main Villages
Llanfair TH
The Smithy,
Llanfair TH
15
Dwellings
TAN 15 Flood Zone
A.
There is a small section of
Suitable. No
C2 flood risk zone to be
development will
avoided to the east,
take place
adjoining the main river.
adjoining the
No objection from the
main river, within
Council’s Environment &
the C2 flood
No
22
Technical service.
Eglwysbach
Off Heol Martin,
Eglwysbach
10
Dwellings
The western half of
the site is in TAN
15 Flood Zone C2.
EA flood zone 3 –
high risk (western
half only); fluvial
>1/100.
Llansannan
Llangernyw
East of Aled
View,
Llansannan
Coed Digain,
Llangernyw
15
Dwellings
15
Dwellings
TAN 15 Flood Zone
A; Environment
Agency flood zone
1 – low risk.
TAN 15 Flood Zone
A
EA flood zone 1 –
low risk.
Cerrigydrudion
Land Fronting
B5105,
10
Dwellings
TAN 15 Flood Zone
A.
In the absence of a broad
level assessment that
demonstrates
consequences of flooding
can be managed, the
Environment Agency
Wales objects to this site
being allocated. There
was flooding in 2004
affecting properties in the
Heol Ffynnon area
zone.
Locate housing
outside of the
identified C2
flood zone
Yes
No known previous
Suitable. Details
flooding. No objection
of surface water
from the Council’s
and foul drainage
Environment and
disposal will be
Technical service. No
included within
objection in principle from the development
the Environment Agency
brief.
Wales, subject to
attenuated surface water
and satisfactory foul
drainage disposal
No
No known previous
Suitable. Details
flooding. No objection
of surface water
from the Council’s
and foul drainage
Environment and
disposal will be
Technical service. No
included within
objection in principle from the development
the Environment Agency
brief.
Wales, subject to
attenuated surface water
and satisfactory foul
drainage disposal
No
No objection in principle
from the Environment
No
Suitable. Details
of surface water
23
Cerrigydrudion
Dolgarrog
Tan Y Ffordd,
Dolgarrog
30
Dwellings
Agency Wales, subject to
attenuated surface water
and satisfactory foul
drainage disposal.
and foul drainage
disposal will be
included within
the development
brief.
TAN 15 Flood Zone
A. The Council’s
Environment and
Technical service
states that the flood
risk zone from the
Afon Conwy is
adjacent to the
eastern site
boundary. The
Environment
Agency Wales state
that the site is on
the boundary of the
C1 flood risk zone.
There is an element of
fluvial flooding associated
with the area. Prior to
allocating in the LDP, a
broad scale assessment
of flood risk should be
carried out to ensure that
the allocation is
acceptable.
Suitable.
Development will
be avoided
immediately
adjacent to the
C1 flood risk
area
No
Dolgarrog
Gwydr Road,
Dolgarrog
10
Dwellings
TAN 15 Flood Zone
A
No issues.
Betws yn Rhos
Ffordd Llanelwy, 5
Betws yn Rhos
Dwellings
TAN 15 Flood Zone
A; Environment
Agency flood zone
1 – low risk.
No known previous
Suitable. Details
flooding on site. No
of surface water
objection in principle from and foul drainage
the Council’s Environment disposal will be
& Technical service. No
included within
objection in principle from the development
the Environment Agency
brief.
Wales, subject to
attenuated surface water
and satisfactory foul
drainage disposal.
No
EA Wales are not aware
of any known history of
No
Betws yn Rhos
Minafon, Betws
5
TAN 15 Flood Zone
A; Environment
Suitable.
Suitable.
No
24
yn Rhos
Dwellings
Agency (EA) flood
zone 1 – low risk.
flooding. No objection
from Environment Agency
Wales and the Council’s
Environment & Technical
service.
Application of TAN 15 Justification Test - Housing
Site
Flood Risk
Social Club/Youth Club,
Llandudno Junction
The site is split between TAN 15
Flood Zones A and C2.
Plas yn Dre, Llandudno
TAN 15 Flood Zone C1.
Off Heol Martin,
Eglwysbach
The western half of the site is in
TAN 15 Flood Zone C2.
TAN 15 6.2 i
D
D
D
TAN 15 6.2 ii
TAN 15 6.2 iii
TAN 15 6.2 iv
U
U
D
D
U
U
D
D
D
25
Social Club Llandudno Junction
The Social Club in Llandudno Junction is the only housing allocation on which
development within the C2 zone cannot be avoided. To understand the consequences of
flooding on this site, and to ensure the necessary mitigation measures can be
implemented in order to manage the risks of flooding sustainably the following modelling
data has been assessed.
EA flood maps show medium risk in yellow and high risk in red. For river flooding medium
risk is greater than 0.1% chance per year (1 in 1000 year return period) and high risk is
greater than 1% chance per year (1 in 100 year return period). This is based on the
natural floodplain extent with no defences being in place. A red line denotes an EA main
river.
The easterly section of this site is within TAN 15 flood risk zone C2 and although the EA
have suggested the proposals would satisfy TAN 15 requirements, the extreme event
(0.1% annual probability flood) should also be considered. The raising of floor levels above
the 1% AEP (1 in 100 year) fluvial flood level will ensure that the damage to property is
minimised. This is likely to result in floor levels being be situated a minimum of 300mm
above the 1% AEP (1 in 100 year) plus climate change flood level, or 600mm above the
1% AEP (1 in 100 year) flood level if no climate change data is available. The height that
the floor level is raised above flood level is referred to as the ‘freeboard’, and is determined
as a measure of the residual risks at this location. .
26
Social Club Llandudno Junction
27
Plas Yn Dre Llandudno
The Plas Yn Dre site in Llandudno is the only housing allocation on which development
within the C1 flood zone cannot be entirely avoided. To understand the consequences of
flooding on this site, and to ensure the necessary mitigation measures can be
implemented in order to manage the risks of flooding sustainably the following modelling
data has been assessed.
The Environment Agency have advised that the Conwy Tidal Flood Risk Assessment
climate change modelling data indicates that the Plas Yn Dre site would have a probability
of flooding of between 0.001 – 0.005. This indicates that for the lifetime of the development
the site would be flood free for the 0.5% event but may be affected in future years during
the 0.1%. As the site would be flood free for the 0.5% event, the Environment Agency
would not oppose the allocation of this site.
However, appropriate flood mitigation
measures e.g. raising of floor levels above pavement level 300-450mm, and/or flood
resilient construction techniques, would be necessary to ensure that flood risk can be
managed acceptably.
28
abcde
N
Environment
¿
Probabilities of having any flood depth
1
EM
CL
11
EN
U
EN
AV
5
Flood return period
18
T
34
Less than 1 in 1000 years
1 in 200 to 1 in 1000 years
1 in 100 to 1 in 200 years
1 in 10 to 1 in 100 years
Ash
Hotel
E
Dunoon
8
EN
13
EM
CL
t
en
em
Cl dge
Lo
Lansdowne Hotel
Hotel
T
AG
SS
9
PA
8.4m
E
15
3
HI
W
O
ST
N
A
SS
PA
G
E
5.6m
1
R
YO
Ormside
Grange
K
A
RO
5
D
6
G
s-y
Pla
- dr
D
LO
H
ET
DA
ET
RE
ST
e
34
21
29
2
LB
29
1
UR
Car Park
Y
RO
DE
AD
N
28
GA
A
23
24
Y
W
E
26
34
28
U
a
N
VE
B
TC
5.3m
27
25
31
Sea Court
Reproduced from Ordnance Survey Mapping with the permission of HMSO Crown Copyright. Conwy County Borough Council. 100023380
Loretta
DO NOT SCALE
Plas Yn Dre Llandudno
29
abcde
Environment
N
Probabilities of having any flood depth
Adjusted for 50 years climate change
¿
1
EM
CL
11
EN
Any Flood Depth
A
5
T
18
UE
Hotel
Cl
Lansdowne Hotel
0
to 1/1000 (436)
1/1000 to 1/200 (323)
1/100 to 1/10
(168)
Ash
N
VE
34
t
en
em ge
d
Lo
EN
8
EM
CL
13
Dunoon
Hotel
T
AG
SS
9
PA
8.4m
E
15
3
W
H
IS
TO
N
A
SS
PA
G
E
5.6m
1
R
YO
Ormside
Grange
K
A
RO
5
D
6
G
Pla
s-y
D
LO
DA
H
ET
RE
ST
ET
dr e
34
21
29
2
LB
29
1
BU
Car Park
RY
RO
DE
AD
N
28
GA
Y
W
N
VE
23
24
A
B
TC
E
28
a
U
26
34
5.3m
27
25
31
Sea Court
Reproduced from Ordnance Survey Mapping with the permission of HMSO Crown Copyright. Conwy County Borough Council. 100023380
Loretta
DO NOT SCALE
Plas Yn Dre Llandudno
30
abcde
Environment
N
Probabilities of having flood depth >= 600mm
Adjusted for 50 years climate change
¿
1
EM
CL
11
FD_600mm_or_more
U
EN
AV
5
T
EN
18
34
0
to 1/1000 (647)
1/1000 to 1/200 (278)
1/200 to 1/100
(1)
1/100 to 1/10
(44)
Ash
Hotel
E
E
CL
t
en
em
Cl dge
Lo
Lansdowne Hotel
EN
8
M
13
Dunoon
Hotel
T
AG
SS
9
PA
8.4m
E
15
3
W
H
TO
IS
N
AG
SS
PA
E
5.6m
1
R
YO
Ormside
Grange
K
A
RO
5
D
6
G
Pla
D
LO
H
ET
DA
RE
ST
ET
e
- dr
s-y
34
21
29
2
LB
29
1
UR
SB
Car Park
Y
RO
DE
AD
N
28
GA
Y
W
N
VE
23
24
A
B
TC
E
28
a
U
26
34
5.3m
27
25
31
Sea Court
Reproduced from Ordnance Survey Mapping with the permission of HMSO Crown Copyright. Conwy County Borough Council. 100023380
Loretta
DO NOT SCALE
Plas Yn Dre Llandudno
31
Off Heol Martin Eglwysbach
The housing site located off Heol Martin, Eglwysbach is partially with a C2 flood risk zone.
To understand the consequences of flooding on this site, and to ensure the necessary
mitigation measures can be implemented in order to manage the risks of flooding
sustainably the following modelling data has been assessed.
EA flood maps show medium risk in yellow and high risk in red. For river flooding medium
risk is greater than 0.1% chance per year (1 in 1000 year return period) and high risk is
greater than 1% chance per year (1 in 100 year return period). This is based on the
natural floodplain extent with no defences being in place.
Development on this site will be located within the area of the site which is outside of the
designated flood risk zone. However, the site is subject to a medium and partially high risk
of surface water flooding. Mitigation measures including land raising will be implemented
on site to overcome these issues. Sustainable Urban Drainage systems (SUDs), via
infiltration or attenuation, will also be necessary on site to ensure that any increase in
surface water flooding does not runoff into the river and cause flooding elsewhere (as
advised in TAN15, Section 8). Through these mitigation measures it is considered that the
risk of flooding can be sustainably managed on this site to enable development.
The consideration of soil type at pre-planning application stage will provide an indication of
the suitability for the type of SUDs to be implemented on site. It should be stressed that
whilst the permeability of the soil is an important consideration for infiltration techniques at
this location, some SUDS techniques can be used on impermeable soils and could help
aid attenuation by reducing conveyance time.
32
Surface Water Flooding Map
The Environment Agency surface water maps show low flood risk in sky blue, medium risk
in pink and high risk in blue. The raindrop symbol on the river downstream is where a flood
feasibility study has been recently carried out due to known flood risk from the river.
33
Site off Heol Martin Eglwysbach
34
Surface Water Flooding Heol Martin Eglwysbach
35
Employment Sites
Employment and general industrial development is classified in TAN 15 as less vulnerable
development; however it will only be permitted within C flood zones where it can be
justified. As detailed within TAN 15, less vulnerable development such as general
industrial types may be justified within C1 and C2 flood zones where it is necessary to
contribute towards achieving key employment objectives and sustaining existing
settlements.
The following series of tables indicate the location of proposed employment sites and their
vulnerability to flooding. The tables will also justify developments which fall within flood risk
areas and detail the mitigation measures in place to overcome any identified risks. The
Goods Yard site in Llandudno is the employment allocation on which development within
the C2 zone cannot be avoided. However, the Environment Agency has indicated that the
proposed development would satisfy TAN 15 requirements.
36
Urban Development Strategy Area – Employment
Urban
Settlement
Site
Strategic
Hub location
- Llandudno
Junction
North East 0.4 Hectares
of Former of B1
Goods
Employment
Yard,
Llandudno
The
former
Goods
Yard
Allocation
1.4 Hectares
of B1
Employment
Flood Risk
Mitigation
Officer
Comment
The eastern corner
of the site
(approximately 0.05
ha) is within a C2
flood risk zone
where only less
vulnerable
development, as
defined in TAN 15 ,
would be permitted.
The Council’s Environment and
Technical service state that the
completed Flood Consequences
Assessment for the Brickworks site
to the south may suffice for this site.
The Environment Agency Wales
envisage that the flood risk to this
site could be managed to an
acceptable level and meet TAN 15
requirements since the main flood
risk is from the Afon Wydden which
has a flood alleviation scheme in
place.
Suitable.
Development
on this site is
deemed
suitable in
line with EA
comments
The site is within a
C2 flood risk zone
as defined by TAN
15. It is in the
Environment
Agency’s Flood
Zone 3 which
means a high risk
tidal flooding, over
1/200.
The Llandudno defences have a
maintained shingle bank with the
promenade and rear wall which is at
risk of overtopping in extreme storm
and tidal events. The Council’s
Environment and Technical Service
state that the south east third of the
site fails TAN 15 criteria according
to the Conwy Tidal Flood Risk
Assessment, however, the
remainder of the site passes subject
to a Flood Consequences
Assessment. The Environment
Agency Wales also suggest that no
buildings or structures be erected in
the southern part of the site.
Suitable. No
development
within the
Southern
part of the
site.
TAN 15
Justification
test required
No
Yes
37
Rural Development Strategy Area– Employment
Urban
Settlement
Site
Allocation
Tier 1 Main
Village,
Land at Orme
View Filling
Station,
Dwygyfylchi
Tier 2 Main
Village,
Flood Risk
Mitigation
Officer
comments
2.7 Hectares Part of the site is
of B1/B2/B8 located in a TAN
Employment 15 Flood Zone
C2 (directly
adjacent to the
watercourse on
the boundary);
the same area is
Environment
Agency flood
zone 3 – high risk
(eastern site
boundary – 30 to
40m) fluvial
>1/100 year RP.
There is known previous flood risk
from the Afon Gyrach. The
Council’s Environment and
Technical service states that less
vulnerable development in the C2
zone is subject to justification tests
(see TAN 15). They have no
objection to the remainder of the
site. The Environment Agency
Wales states that flood risk is an
issue which needs addressing both
for current day risk and future risks
associated with climate change.
Therefore a Flood Consequence
Assessment will need to be carried
out to determine what will be
acceptable with regards to
allocating the site for employment
purposes.
Obviously development would be
restricted adjacent to the
watercourse. However, with sea
level rises, parts of the site
adjacent to the A55 may also be at
risk of flooding.
The
Allocated
site is
outside the
C2 Flood
zone
(contingency
site is in C2
zone)
Land at
0.3 Hectares There is a degree
Memorial Hall, of BI/B2
of flood risk
Dolgarrog
Employment associated with
this site and it is
reflected in the
fact that part of
the existing
memorial hall is
The Environment Agency Wales
suggest that the flood risk needs to
be investigated further to fully
understand the risks associated
with the proposal. The additional
work should concentrate on the
channel capacity of the Afon Porthlwyd for a range of flood events (up
Suitable.
The
development
will be in the
form of a
conversion
rather than
Tan 15
justification
test required
No
No
38
within the
development
advice map zone
C2 as per TAN
15
Tier 2 Main
Village,
Land at
Llansannan
1.2 Hectares TAN 15 flood
of B1/B2
zone A
Employment
EA flood zone 1 –
low risk.
to the 0.1% AEP). This will then
enable the authority to determine if
the flood risk is acceptable or
requires to be managed in the form
of flood mitigation measures etc.
No objection from the Council’s
Environment and Technical Service
to the remainder of the site.
anew build.
No known history of flooding at this
site. No objection from the
Council’s Environment and
Technical service. Although there
are no constraints affecting this
site, the Environment Agency
Wales state that it is not within a
sewered area. There is a sewered
area not very distant from the site
so connection may be possible.
The EAW recommend that a
connection to the mains should be
made if at all possible and
recommend consultation with the
sewerage undertaker to discuss if
this is a possibility prior to
allocation. If not possible and a
private means must be provided,
there will be a requirement to
obtain the necessary
Environmental Permits from EAW
before any discharges are made.
Suitable.
Suitable.
Tier 2 Main
Village,
Site R44
Llangernyw
0.3 Hectares Flood Risk: TAN
of BI/B2
15 flood risk zone
Employment A
No objection from Environment
Agency Wales or the Council’s
Environmental & Technical service.
Tier 2 Main
Village,
Land at Scout
Hut,
0.3
Hectares of
The Environment Agency Wales
identified no constraints on site.
TAN 15 flood
zone A.
No
No
Suitable.
Sustainable
No
39
Tier 2 Main
Village,
Llansannan
BI/B2
Employment
Surface water disposal should be
Drainage will
designed with consideration given
be
to the suitability of Sustainable
recommende
Urban Drainage System (SUDS) for
d in the
the disposal and attenuation of
development
surface waters. If SUDS are shown
brief
to work for the site, and subject to
the appropriate agreements being
in place with regard to adoption,
this system should be implemented
for the site allocation.
Land off the
B1505,
Cerrigdrudion
1.2 Hectares TAN 15 Flood
of BI/B2
Zone A
Employment
EA flood zone 1 –
low risk.
No known previous flooding. No
objection from the Environment
Agency Wales or the Council’s
Environment & Technical service.
The environment Agency Wales
states that there is an ordinary
watercourse running through the
site. It is emphasised that the EAW
resists culverting on conservation
and other grounds, and consents
for such works will not normally be
granted except for access
crossings. This site is also outside
a sewered catchment area and so
consideration should be given to
the method for foul drainage
disposal. EAW also recommend
consultation with the sewerage
undertaker to see if connection to
the mains system nearby would be
possible.
Suitable.
Details of
surface
water and
foul drainage
disposal will
be included
within the
development
brief.
No
40
Application of TAN 15 Justification Test - Employment
Site
Flood Risk
The former Goods
Yard, Llandudno
The site is within a C2 flood risk zone as
defined by TAN 15
Land at Memorial
Hall, Dolgarrog
There is a degree of flood risk associated
with this site and it is reflected in the fact
that part of the existing memorial hall is
within the development advice map zone
C2 as per TAN 15
(Conversion)
TAN 15 6.2 i
TAN 15 6.2 ii
TAN 15 6.2 iii
TAN 15 6.2 iv
D
D
D
D
D
D
D
D
41
Goods Yard Llandudno
The Llandudno Goods Yard site is the only employment allocation located within a C2
flood risk zone. The Southern part of the site fails TAN 15 according to the Conwy Tidal
Flood Risk Assessment; however the Council’s Environment and Technical Service state
that the remainder of the site would be acceptable in line with the TAN. The Environment
Agency Wales also suggest that no buildings or structures be erected in the southern part
of the site. The following series of flood models indicate that the risk and consequences of
flooding on the site can be sustainably managed.
The Conwy Tidal Flood Risk Assessment indicates that the Goods Yard Llandudno site
would have a 1 in 200 to 1 in 1000 probability of flooding. The Southern part of the site has
a 0 to 1/1000 probability of flooding to a depth of 600mm or more, therefore development
will be avoided on this part of the site in line with the recommendations of the Environment
Agency.
42
abcde
N
Environment
¿
2
RO
AD
6
2
Y
8
A
L od
1
3
18
PH
32
5
T
EE
1 8a
VA
5
9
4
1 8b
UG
N
HA
R
ST
T
EE
The M os ty n
Ga ll e ry
5
R
ST
34
ge
7
h an
19
1
NW
ce
Pla
Less than 1 in 1000 years
1 in 200 to 1 in 1000 years
1 in 100 to 1 in 200 years
1 in 10 to 1 in 100 years
rt
30
CO
u gh
32
oro
Flood return period
11
Offi c e
ou
Va
ug
7
12
13
C
E
NU
VE
YA
He ad
Po s t
4 .5 m
N
IO
INIT
TR
LB
TCBs
4 .8 m
ds
4 .9m
B
AL
41
Ev a ns Hote l
ET
i fre
e
RE
ST
Win
St
ntr
Ce
ON
yl l
h
Ga ra ge
LT
AR
Arg
ut
Yo
CH
CK
Sta
no
e
BA
23
El
b
Su
L al
d
n du
ss
Pa
s ta
ag
to
29
gu
Au
31
29
Ty J u s ti n
6
8
2
G
T
1
20
10
EE
TR
arlb
DS
WAR
M
ED
25
43
12
1
Probabilities of having any flood depth
3
ou
nH
W
5
se
O
EH
AR
4
1
40
15
LB
io
Alb
6
E
US
10
Ha v e l oc k
Cottag es
3b
TCB
Dep ot
39
2
36
43
1
ST
ST
25
2
1
TCB
N
OH
.J
'S
PL
E
AC
Gara ge
G
AG
AR
E
ST
ET
RE
Gara ge
46
Pos t
Th
Ort e C
h o
Ch o do p ti c
u rc x
h
TA Cen tre
T
EE
TR
Work s
1 to 7
3
1
S
O
Llandudno Station
AR
29
t
AD
16
OA
D
Cl i ni c
El
Su b Sta
Pol i c e
Stati on
f
24
lo
a pe st
Ch Re
3
8
AV
R
t
en
nm
v er e s
Go Off ic
Y
37
IT
IN
E
TH
TR
U
EN
LL
GY
RO
eC
D
ile
8
OR
XF
EE
J ub
JU
BIL
2
32
14
OR
P
RE
ST
ET
Tel ep ho ne
Ex c h an ge
M ag is tra tes '
Cou rt
Ox ford Hou s e
28
1
17
8
5
Po s t
16
PA
SS
AG
E
N
/
RT
u
Cl
b
OR
XF
D
CR
O
Y
ST U
MO C O
N
R
GE T Y
RO OS
M
T
R
R
CW GE
RO
1
Ysgol Tudno
8
EE
BIL
JU
El Sub Sta
RO
AD
41
LLAND
10
25
N
R
NT
LO
CE
Wo rk s
E
DO
3
15
BIN
N,S
SO
5
15
12
13
29
10
5
33
1
1
SB
SP
M
P3
V
DA
S'
IE
W
H
AY
AR
OW
D
RO
AD
25
5
5
Dep ot
27
IL
E
BU
G
SA
try
Sta
S
PA
an
Sub
S'
lG
T
EE
IE
7
na
Sig
R
ST
V
DA
12
Work s
R
El
26
15
10
DE
AD
1
RO
E
AN
N
3
M
OR
31
2
Cen tra l Hou s e
N
11
LA
El
Su b Sta
1
rt a
l
Un Pal
its ce
20
19
33
HM Coa s tgu ard
Res c u e
Equ i pm e nt
16
Ce
n
AN
13
1
H
AC
PL
47
M
OR
19
C
FA
AL
45
Wa reh ou s e
N
AY
W
9
39
ED
y
Bd
LB
Sup ers to re
20
El Sub Sta
19
14
3
Work s
1
15
5
CA
E
1
CIL
S
T
EE
TR
W
21
T
ES
er
a th
He ra e
B
H
AR
OW
D
AC
PL
E
Depot
O
FF
Mast
P
R
EN
N
HY
'S
7
14
M
C
R
CE
ON
CW
LA
Reproduced from Ordnance Survey Mapping with the permission of HMSO Crown Copyright. Conwy County Borough Council. 100023380
S
CK
JA
De po t
14
15
16
6
12
Fa c tory
8
D
RD
13
CO
UN
8
H
Dia m o nd Hou s e
6
C
BA
Work s
Boa s e Ya rd
DO NOT SCALE
Goods Yard Llandudno
43
abcde
N
Environment
¿
2
6
AD
2
8
RO
ds
1
rt
h an
3
19
18
ge
PH
32
5
T
EE
1 8a
VA
5
9
4
1 8b
UG
N
HA
R
ST
T
EE
The M o s ty n
Ga ll e ry
5
R
ST
7
34
L od
7
Va
ug
UE
EN
1
Y
ce
Pla
ifre
0
to 1/1000
1/1000 to 1/200
1/200 to 1/100
1/100 to 1/10
Offic e
ou
30
Depth 600mm or More
11
A
u gh
Hea d
Pos t
C
V
YA
13
NW
4.8 m
CO
ET
32
RE
ST
oro
ON
to
LT
AR
Win
St
CH
4.5 m
N
IO
INIT
TR
12
Gara ge
yl l
4 .9m
B
AL
41
e
CK
e
ntr
Ce
ag
Arg
o uth
oY
ss
BA
23
ta
bS
El
Su
L al
dn
n du
Pa
s ta
LB
TCBs
1
29
gu
Au
Ev an s Ho te l
arlb
6
31
29
Ty J u s ti n
8
2
G
T
M
20
10
EE
TR
25
ED
DS
WAR
12
1
Probabilities of having flood depth of 600 mm or greater
43
3
ou
nH
W
5
se
O
EH
AR
4
1
40
15
LB
io
Alb
6
E
US
10
Hav el o c k
Co tta ge s
3b
TCB
Dep o t
39
2
36
43
1
ST
ST
25
2
1
TCB
.
HN
JO
'S
PL
E
AC
Ga ra g e
G
AG
AR
E
ST
ET
RE
Ga rag e
46
Po s t
Th
Ort e C
h o
Ch o do p ti c
u rc x
h
TA Ce n tre
T
EE
TR
Wo rk s
1 to 7
3
1
S
OR
XF
Llandudno Station
AR
29
t
AD
16
24
f
lo
a pe st
Ch Re
OA
D
Cl in i c
El
Su b Sta
Po li c e
Sta ti o n
3
8
AV
R
t
en
nm
v er e s
Go Off ic
Y
37
IT
IN
E
TH
TR
U
EN
LL
GY
RO
eC
D
ile
8
EE
BIL
J ub
JU
O
14
2
32
OR
P
RE
ST
ET
Tel e ph on e
Ex c ha ng e
M a gi s tra tes '
Co u rt
Ox ford Ho us e
28
1
17
Pos t
5
8
16
PA
SS
AG
E
/
N
Y RT
ST OU
MO C
R YN
GE ST
RO M O
T
R ER
CW O G
R
1
Clu
b
OR
XF
D
CR
O
Ysgol Tudno
8
EE
BIL
JU
El Sub Sta
RO
AD
41
LLAND
10
25
N
R
NT
LO
CE
Work s
E
AY
20
19
3
15
BIN
N,S
SO
5
15
1
12
10
5
5
5
33
1
1
SB
SP
M
P3
V
DA
IE
W
S'
H
AY
OW
AR
D
RO
AD
25
Dep ot
27
DE
IL
E
BU
G
SA
try
S
PA
an
T
EE
S'
lG
Sta
29
7
na
Sig
VIE
DA
12
Wo rk s
R
ST
S ub
El
26
15
10
R
AD
E
N
RO
N
3
13
11
AN
31
2
Cen tra l Ho us e
M
OR
LA
El
Su b Sta
1
tra
l
Un Pal
its ce
W
DO
16
Ce
n
AN
33
M
OR
13
1
H
AC
PL
47
N
19
C
FA
AL
45
Ware ho us e
HM Coa s tg u ard
Res c ue
Eq ui p m e nt
9
39
ED
Bd
y
LB
Su pe rs to re
20
El Sub Sta
19
14
3
Work s
1
15
5
CA
E
1
UN
T
EE
TR
21
T
ES
W
er
a th
He ra e
B
H
AR
OW
D
AC
PL
E
Depot
O
FF
Mas t
P
R
EN
N
HY
ON
'S
C
14
R
CE
M
CW
LA
7
Reproduced from Ordnance Survey Mapping with the permission of HMSO Crown Copyright. Conwy County Borough Council. 100023380
S
CK
JA
De po t
14
15
16
6
12
Fac tory
8
D
RD
13
CO
S
8
H
Di a m o nd Ho us e
CIL
6
C
BA
Wo rk s
Bo as e Yard
DO NOT SCALE
Goods Yard Llandudno
44
abcde
N
Environment
¿
Probabilities of having Flood Velocity of 0.15 m/sec or more
6
2
Ty J us ti n
RO
AD
2
Y
8
A
ds
1
C
ou
L od
3
19
18
ge
PH
32
5
T
EE
VA
1 8b
UG
N
HA
R
ST
T
EE
Th e M o s ty n
Ga l le ry
34
5
5
R
ST
0
to 1/1000
1/1000 to 1/200
1/200 to 1/100
1/100 to 1/10
7
h an
8
rt
Va
ug
1 8a
9
4
V=0.15m/sec or More
11
Po s t
Offi c e
yl l
1
NW
ce
Pla
He ad
ifre
Arg
30
CO
4 .8 m
gh
ON
32
LT
AR
u
oro
CH
Win
Ga rag e
7
12
e
E
N
IO
41
ag
13
4 .5 m
B
AL
TR
NU
VE
YA
ss
LB
TCBs
St
ta
4 .9 m
INIT
Pa
CK
bS
u
nd
Yo
s ta
BA
23
El
Su
L al
o
dn
ntre
Ce
ut h
29
Ev a n s Ho te l
ET
to
29
gu
Au
31
RE
ST
1
6
arlb
20
T
12
EE
TR
M
ED
DS
WAR
25
43
3
ou
nH
36
40
5
W
se
O
EH
AR
4
1
15
LB
io
Alb
6
E
US
10
Ha v e l oc k
Co ttag e s
3b
TCB
De p o t
39
2
43
1
ST
.
ST
25
2
1
TCB
HN
JO
'S
A
PL
CE
Ga ra g e
G
AG
AR
E
ST
ET
RE
Ga ra ge
46
Pos t
Th
Ort e C
o
h
Ch o do p ti c
u rc x
h
TA Ce n tre
Wo rk s
1 to 7
3
T
EE
TR
O
1
S
AR
29
t
AD
16
D
Cl i n i c
El
Su b Sta
Po l i c e
Sta ti o n
of
l
a pe st
Ch Re
24
AV
OA
t
en
nm
v er e s
Go ff ic
O
3
8
Y
37
IT
IN
E
R
TH
TR
U
EN
LL
GY
RO
eC
D
ile
8
OR
XF
Llandudno Station
J ub
JU
EE
BIL
2
32
14
OR
P
RE
ST
ET
Te l e p h o ne
Ex c h a n ge
M a g i s tra te s '
Co u rt
Ox fo rd Ho u s e
28
1
17
8
5
Pos t
16
PA
SS
AG
E
/
N
Y RT
STOU
MO C
R YN
GE ST
RO O
T M
R ER
CWO G
R
1
Clu
b
OR
XF
D
CR
O
Ysgol Tudno
8
EE
BIL
JU
El Su b Sta
RO
AD
41
LLAND
10
25
N
R
NT
LO
CE
Work s
E
AN
W
AY
20
13
1
H
AC
PL
47
19
33
M
OR
19
C
FA
AL
45
3
N
DO
15
5
RO
10
5
De p o t
5
33
1
1
SB
SP
M
P3
S'
VIE
DA
W
H
AY
OW
AR
D
RO
AD
25
BU
5
try
Sta
27
an
T
EE
E
lG
Sub
29
7
na
Sig
R
ST
AG
SS
PA
S'
VIE
DA
12
Wo rk s
R
El
26
15
10
DE
IL
AD
1
12
AN
E
M
OR
N
LA
3
13
Ce n tra l Hou s e
N
11
31
2
tra
lP
Un al ce
i ts
N,S
SO
15
El
Su b Sta
1
Ce
n
BIN
HM Co as tg u a rd
Re s c u e
Eq ui p m e n t
16
Wa re h o u s e
9
39
ED
y
Bd
LB
Su p e rs to re
20
El Su b Sta
19
14
3
Wo rk s
1
15
5
CA
E
1
UN
CIL
21
T
ES
W
er
a th
He ra e
B
H
OW
AR
D
AC
PL
E
Depot
O
FF
M as t
D
RD
P
R
EN
N
HY
13
CO
T
EE
TR
8
H
Di a m o n d Ho u s e
S
6
C
BA
Wo rk s
Bo as e Ya rd
ON
7
14
M
'S
CW
E
Reproduced from Ordnance Survey Mapping with the permission of HMSO Crown Copyright. Conwy County Borough Council. 100023380
S
CK
JA
De p o t
Fa c to ry
14
15
16
6
12
DO NOT SCALE
Goods Yard Llandudno
45
abcde
N
Environmental Services
¿
2
RO
AD
6
2
Y
8
A
ce
P la
d
ifre
0
to 1/1000
1/1000 to 1/200
1/200 to 1/100
1/100 to 1/10
s
Offi c e
1
rt
ug
h an
3
19
18
ge
PH
32
5
T
EE
1 8a
VA
5
9
4
1 8b
UG
N
HA
R
ST
T
EE
Th e M o s ty n
Ga l l e ry
5
R
ST
7
34
L od
7
Va
E
1
RR=0.1m\hr or More
11
Po s t
ou
30
NW
gh
He a d
C
NU
VE
YA
CO
4 .8 m
32
ON
u
oro
LT
AR
to
CH
13
4 .5 m
N
IO
IT
IN
TR
12
Ga ra ge
LB
TCBs
Win
St
4 .9 m
B
AL
41
e
yl l
dn
ag
Arg
n du
ss
CK
Sta
L al
o uth
oY
Pa
ta
BA
23
El
b
Su
31
s
gu
Ev a ns Ho te l
ET
1
29
Au
RE
ST
arlb
6
ntre
Ce
29
Ty J u s tin
8
2
G
T
M
20
10
EE
TR
25
ED
DS
WAR
12
1
Probabilities of having Rate of Rise of 0.1 m\hr or more
43
3
LB
W
se
O
EH
AR
u
Ho
5
on
4
1
40
15
TCB
bi
Al
6
E
US
10
Ha v el o c k
Co tta g e s
3b
Dep o t
39
2
36
43
1
ST
.J
ST
25
2
1
TCB
N
OH
'S
E
AC
PL
Gara g e
G
AG
AR
E
ST
ET
RE
Ga ra g e
46
Po s t
Th
Ort e C
h o
Ch o do p ti c
u rc x
h
TA Ce n tre
Wo rk s
1 to 7
3
T
EE
TR
O
1
S
AR
29
t
AD
16
OA
D
Cl i n i c
El
Su b Sta
Pol i c e
Stati o n
f
24
lo
a pe st
Ch Re
3
8
AV
R
t
en
nm
v er e s
Go Off ic
Y
37
IT
IN
E
TH
TR
U
EN
LL
GY
RO
eC
D
ile
8
OR
XF
Llandudno Station
J ub
JU
EE
BIL
2
32
14
OR
P
RE
ST
ET
Te l ep h o n e
Ex c h a n g e
M a g i s trate s '
Co u rt
Ox fo rd Ho u s e
28
1
17
8
5
Po s t
16
PA
SS
AG
E
/
N
Y RT
ST OU
MO C
R YN
GE ST
RO M O
T
R ER
CW O G
R
1
Clu
b
O
OR
XF
D
Ysgol Tudno
CR
8
EE
BIL
JU
El Su b Sta
RO
AD
41
LLAND
10
25
N
R
NT
LO
CE
Wo rk s
E
AY
20
19
DO
3
15
BIN
N,S
SO
5
15
RO
10
5
De p o t
5
1
1
SB
M
P3
S'
VIE
DA
W
H
AY
AR
OW
D
RO
AD
25
5
IL
33
BU
SP
Sta
27
an
T
EE
E
lG
R
ST
Sub
29
7
na
Sig
R
AG
SS
PA
S'
VIE
DA
12
Wo rk s
DE
El
26
15
10
try
AD
1
12
AN
E
3
13
M
OR
31
2
Ce n tra l Ho u s e
N
11
N
LA
El
Su b Sta
1
tra
l
Un Pal
its ce
W
33
HM Co a s tgu a rd
Re s c u e
Eq u i p m e n t
16
Ce
n
AN
13
1
H
AC
PL
47
M
OR
19
C
FA
AL
45
Wa re h ou s e
N
9
39
ED
Bd
y
LB
Su p e rs tore
20
El Sub Sta
19
14
3
Work s
1
15
5
CA
E
1
UN
S
T
EE
TR
21
T
ES
W
er
a th
He ra e
B
H
AR
OW
D
AC
PL
E
Depot
O
FF
M as t
P
R
EN
N
HY
'S
14
M
C
R
CE
ON
CW
LA
7
Reproduced from Ordnance Survey Mapping with the permission of HMSO Crown Copyright. Conwy County Borough Council. 100023380
S
CK
JA
De p o t
14
15
16
6
12
Fa c to ry
8
D
RD
13
CO
CIL
8
H
Di a m o n d Ho u s e
6
C
BA
Wo rk s
Bo a s e Ya rd
DO NOT SCALE
Goods Yard Llandudno
46
abcde
N
Environment
¿
2
6
8
AD
ifre
2
RO
ce
Pla
Win
0
to 1/1000
1/1000 to 1/200
1/200 to 1/100
1/100 to 1/10
ds
Offi c e
1
rt
h an
3
18
ge
PH
32
5
T
EE
1 8a
VA
5
9
4
1 8b
UG
N
HA
R
ST
T
EE
Th e M o s ty n
Ga l le ry
5
R
ST
7
34
L od
7
Va
ug
19
1
Y
u gh
SI up to 4 hrs
11
Pos t
ou
E
NU
VE
YA
Hea d
13
A
NW
4.8 m
C
30
ET
CO
RE
ST
32
ON
oro
LT
AR
to
CH
4.5m
N
IO
INIT
TR
12
Ga ra g e
yl l
4 .9 m
B
AL
41
e
St
re
ag
Arg
nt
Ce
ss
CK
Sta
th
ou
oY
Pa
s ta
BA
23
El
b
Su
L al
n
ud
nd
gu
LB
TCBs
1
29
Au
Ev a ns Ho te l
arlb
6
31
29
Ty J us ti n
8
2
G
T
M
20
10
EE
TR
25
ED
DS
WAR
12
1
Probabilities for Speed of Inundation up to 4 hours
43
3
LB
ou
nH
W
5
se
O
EH
AR
4
io
Alb
6
10
E
US
Ha v e lo c k
Co ttag es
1
40
15
TCB
3b
De po t
39
2
36
43
1
ST
ST
25
2
1
TCB
.
HN
JO
'S
PL
E
AC
Ga rag e
G
AG
AR
E
ST
ET
RE
Ga rag e
46
Po s t
Th
Ort e C
h o
Ch o do p ti c
u rc x
h
TA Ce ntre
Work s
1 to 7
3
T
EE
TR
O
1
S
AR
29
t
AD
16
24
f
lo
a pe st
Ch Re
OA
D
Cl in i c
El
Su b Sta
Po l ic e
Sta tio n
3
8
AV
R
nt
me
rn
es
ve
Go Offic
Y
37
IT
IN
E
TH
TR
U
EN
LL
GY
RO
eC
D
ile
8
OR
XF
Llandudno Station
J ub
JU
EE
BIL
2
32
14
OR
P
RE
ST
ET
Te le p ho ne
Ex c h an ge
M ag i s trates '
Co urt
Ox ford Hou s e
28
1
17
Po s t
5
8
16
PA
SS
AG
E
/
N
Y RT
ST OU
MO C
R YN
GE ST
RO M O
T
R ER
CW O G
R
1
Clu
b
OR
XF
D
CR
O
Ysgol Tudno
8
EE
BIL
JU
El Su b Sta
RO
AD
41
LLAND
10
25
N
R
NT
LO
CE
Work s
E
20
19
3
15
BIN
N,S
SO
5
15
10
5
5
5
33
1
1
SB
SP
M
P3
VIE
DA
S'
W
H
AY
OW
AR
D
RO
AD
25
Dep ot
27
DE
IL
E
BU
AG
SS
try
PA
an
T
EE
S'
lG
Sta
29
7
na
Sig
VIE
DA
12
Wo rk s
R
ST
Sub
El
26
15
10
R
AD
1
12
13
N
RO
E
3
11
AN
31
2
Cen tra l Hou s e
M
OR
N
LA
El
Sub Sta
1
rt a
l
Un Pal
its ce
AY
W
DO
16
Ce
n
AN
33
M
OR
13
1
H
AC
PL
47
N
19
C
FA
AL
45
Wa reh ou s e
HM Coa s tgu a rd
Res c u e
Equ i pm e n t
9
39
ED
y
Bd
LB
Su pe rs tore
20
El Su b Sta
19
14
3
Wo rk s
1
15
5
CA
E
1
UN
S
T
EE
TR
W
21
T
ES
er
a th
He ra e
B
H
OW
AR
D
AC
PL
E
Depot
O
FF
Mast
P
R
EN
N
HY
ON
'S
C
14
R
CE
M
CW
LA
7
Reproduced from Ordnance Survey Mapping with the permission of HMSO Crown Copyright. Conwy County Borough Council. 100023380
S
CK
JA
De po t
14
15
16
6
12
Fa c tory
8
D
RD
13
CO
CIL
8
H
Di a m o nd Hou s e
6
C
BA
Wo rk s
Boa s e Ya rd
DO NOT SCALE
Goods Yard Llandudno
47
abcde
Environment
N
RO
AD
6
ifre
2
Y
ds
1
rt
h an
3
19
18
ge
PH
32
5
T
EE
1 8a
VA
5
9
4
1 8b
UG
N
HA
R
ST
T
EE
Th e M o s ty n
Ga l le ry
5
R
ST
7
34
L od
7
ug
8
2
8
A
e
Win
0
to 1/1000 (436)
1/1000 to 1/200 (323)
1/100 to 1/10
(168)
Offic e
ou
1
NW
Any Flood Depth
11
Po s t
C
Va
N
IO
30
13
ac
Pl
He a d
4 .5 m
B
AL
E
NU
VE
YA
CO
4 .8 m
gh
ON
32
LT
AR
u
oro
CH
St
Ga ra g e
LB
TCBs
to
e
CK
4 .9 m
INIT
TR
12
ag
yl l
d
ss
Arg
n du
o
Pa
s ta
BA
23
ta
bS
El
Su
L al
Y
no
gu
Ev a n s Ho te l
ET
1
29
Au
31
41
RE
ST
6
ntre
Ce
ut h
¿
29
Ty J u s tin
b
arl
20
2
12
Ga
T
10
EE
TR
M
ED
DS
WAR
25
43
1
Probabilities of having any flood depth
Adjusted for 50 years climate change
3
LB
W
5
ou
nH
se
O
EH
AR
4
io
Alb
6
10
E
US
Ha v e lo c k
Co tta g e s
1
40
15
TCB
3b
De p o t
39
2
36
43
1
ST
ST
25
2
1
TCB
.J
N
OH
'S
PL
E
AC
Ga ra g e
G
AG
AR
E
ST
ET
RE
Ga ra g e
46
Po s t
Th
Ort e C
h o
Ch o do p ti c
u rc x
h
TA Ce n tre
Wo rk s
1 to 7
3
T
EE
TR
O
1
S
AR
29
t
AD
16
24
l
a pe st
Ch Re
3
8
AV
OA
D
Cl in i c
El
Su b Sta
t
en
nm
v er e s
Go Off ic
Y
37
IT
IN
E
R
Po li c e
Sta ti o n
of
TH
TR
U
EN
LL
GY
RO
eC
D
ile
8
OR
XF
Llandudno Station
J ub
JU
EE
BIL
2
32
14
OR
P
RE
ST
ET
Te l e p h o n e
Ex c h a n g e
M a g i s tra te s '
Co u rt
Ox fo rd Ho u s e
28
1
17
8
5
Po s t
16
PA
SS
/
N
Y RT
OU
AG
E
ST
MO C
R YN
GE ST
RO M O
T
R ER
CW O G
R
1
Clu
b
OR
XF
D
CR
O
Ysgol Tudno
8
EE
BIL
JU
El Su b Sta
RO
AD
41
LLAND
10
25
AY
20
19
3
15
BIN
N,S
SO
5
15
10
5
5
De p o t
5
1
1
SB
SP
M
P3
VIE
DA
W
S'
H
AY
D
AR
OW
RO
AD
25
IL
33
BU
Sta
27
try
E
an
T
EE
AG
SS
PA
lG
Sub
29
7
na
Sig
R
ST
S'
VIE
DA
12
Wo rk s
R
El
26
15
10
DE
AD
1
12
N
RO
E
3
13
11
AN
31
2
Ce n tra l Ho u s e
M
OR
N
LA
El
Su b Sta
1
tra
l
Un Pal
its ce
W
DO
HM Co a s tg u a rd
Re s c u e
Eq u ip m e n t
16
Ce
n
AN
33
M
OR
13
1
H
E
47
Wa re h o u s e
N
19
C
FA
AC
PL
45
AL
N
R
NT
LO
CE
Wo rk s
9
39
ED
y
Bd
LB
Su p e rs to re
20
El Su b Sta
19
14
3
Wo rk s
1
15
5
CA
E
1
UN
T
EE
TR
W
21
T
ES
er
a th
He ra e
B
H
AR
OW
D
AC
PL
E
Depot
O
FF
M as t
P
R
EN
N
HY
ON
'S
C
7
14
R
CE
M
CW
LA
Reproduced from Ordnance Survey Mapping with the permission of HMSO Crown Copyright. Conwy County Borough Council. 100023380
S
CK
JA
De p o t
14
15
16
6
12
Fa c to ry
8
D
RD
13
CO
S
8
H
Di a m o n d Ho u s e
CIL
6
C
BA
Wo rk s
Bo a s e Ya rd
DO NOT SCALE
Goods Yard Llandudno
48
abcde
Environment
N
2
6
2
AD
8
1
h an
L od
18
PH
5
T
EE
1 8a
VA
1 8b
5
9
4
UG
N
HA
R
ST
T
EE
Th e M os ty n
Gal l ery
5
R
ST
34
ge
7
3
1
RO
ds
ug
19
30
Y
ce
Pla
0
to 1/1000 (647)
1/1000 to 1/200 (278)
1/200 to 1/100
(1)
1/100 to 1/10
(44)
Offic e
rt
Va
7
3
43
se
ST
ST
TCB
4
10
1
25
2
1
US
E
6
46
5
ou
nH
AR
EH
O
1
40
15
LB
io
Alb
W
Hav el oc k
Cottag es
3b
TCB
De po t
39
2
36
A
u gh
FD_600mm_or_more
11
Pos t
ou
E
NU
VE
YA
Hea d
13
NW
4.8m
C
32
ET
CO
RE
ST
32
ON
oro
LT
AR
4.5 m
N
IO
INIT
TR
12
CH
i fre
4.9m
B
AL
41
Garag e
Win
St
ntre
Ce
e
yl l
h
ag
Arg
ut
Yo
ss
CK
ta
no
Pa
BA
23
bS
El
Su
L al
d
n du
s ta
LB
TCBs
to
29
gu
Au
Ev a ns Hotel
1
6
31
¿
29
Ty J us ti n
8
2
G
T
arlb
20
10
EE
TR
M
ED
DS
W AR
25
43
12
1
Probabilities of having flood depth >= 600mm
Adjusted for 50 years climate change
N
OH
.J
'S
PL
E
AC
Ga rag e
G
AG
AR
E
ST
ET
RE
Ga rag e
Pos t
32
TA Cen tre
T
EE
TR
Wo rk s
1 to 7
3
S
O
Llandudno S tation
AR
t
AD
16
D
Cli n ic
El
Sub Sta
f
Re
st
24
lo
OA
Po l ic e
Sta tio n
3
8
AV
a pe
Ch
R
nt
me
rn
es
ve
Go Off ic
Y
37
IT
IN
E
TH
TR
U
EN
LL
GY
RO
eC
D
ile
8
OR
XF
EE
J ub
BIL
1
JU
2
29
Th
Ort e C
h o
Ch o do p ti c
u rc x
h
14
OR
P
RE
ST
ET
Te le ph on e
Ex c ha ng e
M ag is tra tes '
Cou rt
Ox fo rd Ho us e
28
1
17
Po s t
5
8
16
PA
SS
AG
E
/
RT
Clu
b
OR
XF
D
CR
O
N
Y
ST OU
MO C
R YN
GE ST
RO M O
T
R ER
CW O G
R
1
Y sgol Tudno
8
EE
BIL
JU
El Sub Sta
RO
AD
LLAND
41
10
25
N
R
NT
LO
CE
Wo rk s
E
DO
3
15
BIN
N,S
SO
5
15
12
10
33
1
1
SB
SP
M
P3
VIE
DA
S'
W
H
AY
OW
AR
D
RO
AD
25
try
5
E
Dep ot
27
5
G
SA
an
S
PA
lG
Sta
S'
5
Sig
na
Sub
29
T
EE
IE
7
BU
R
ST
V
DA
12
Wo rk s
R
El
26
15
10
DE
IL
AD
1
RO
E
AN
N
3
13
M
OR
31
2
Cen tra l Hou s e
N
11
LA
El
Su b Sta
1
tra
l
Un Pal
its ce
20
19
33
HM Co as tgu ard
Res c ue
Equ ip m e nt
16
Ce
n
AN
13
1
H
AC
PL
47
M
OR
19
C
FA
AL
45
Wa re ho us e
N
AY
W
9
39
ED
Bd
y
LB
Sup ers to re
20
El Sub Sta
19
14
3
Work s
1
15
5
CA
E
1
CIL
S
T
EE
TR
W
21
T
ES
er
a th
He ra e
B
H
AR
OW
D
AC
PL
E
Depot
O
FF
M as t
P
R
EN
N
HY
'S
14
M
C
R
CE
ON
CW
LA
7
Reproduced from Ordnance Survey Mapping with the permission of HMSO Crown Copyright. Conwy County Borough Council. 100023380
S
CK
JA
De pot
14
15
16
6
12
Fa c tory
8
D
RD
13
CO
UN
8
H
Dia m o nd Hou s e
6
C
BA
Wo rk s
Boa s e Yard
DO NOT SCALE
Goods Yard Llandudno
49
Mixed Use Employment & Housing allocations
In accordance with TAN 15, mixed use developments will be defined by the most
vulnerable use. The following table consist of mixed use employment and residential
development; this is classified as highly vulnerable development and will only be permitted
within C flood risk zones where it can be justified.
The following table of mixed use employment and residential developments satisfies the
requirements of TAN15 therefore no further justification is required.
50
Urban Development strategy Area – Mixed use Employment & Housing
Urban
Settlement
Site
Allocation
Abergele
Abergele
Business
Park
5 Hectares of
B1
Employment
&
80 Dwellings
3.5 Hectares
of B1
Employment
&
150
Dwellings
TAN 15 Flood
Zone A
Adjacent to
Bodlondeb,
Conwy
0.5 Hectares
of B1
Employment
&
30 Dwellings
TAN 15 Flood
Zone A
Esgyryn,
Llandudno
Junction
6.2 Hectares
of B1
Employment
&
120
Dwellings
TAN 15 Flood
Zone A.
Abergele
Conwy
Llandudno
Junction
Abergele
South East
Flood risk
Mitigation
No Objection
Officer
Comment
Suitable.
No
EA flood zone 1 –
low risk.
TAN 15 Flood
Zone A
EA flood zone 1 –
Low Risk (Except
immediately next
to river)
TAN 15
Justification
Test Required
Flood risk from River Gele (Main
River) but no know risk from
ordinary watercourse at south of
site) No objection but no
residential development
immediately next to main river.
No known previous flooding. No
constraints identified by
Environment Agency Wales. No
Environment
objection from the Council’s
Agency flood zone Environment and Technical
1 – low risk
service
No known flooding history on site.
There are watercourses at the
north west extent of the site near
the roundabout and running
through the centre of the site for
the western half. No objections
raised but issues with
watercourses and surface run off
in the area need to be resolved.
No additional surface flows should
enter water courses.
Suitable. Avoid
developing
immediately
adjacent to the
river.
No
Suitable.
No
Suitable.
Sustainable
Drainage will be
recommended in
the development
brief
No
51
Waste Management Facility – Gofer
TAN 15 defines processing facilities (waste management facilities) as less vulnerable
development, waste disposal such as landfill is classed as highly vulnerable development.
The site is surrounded by C2 flood risk zone but is located entirely outside of the flood risk
area; therefore development on this site can be justified in line with Tan15 requirements.
Waste Management Facility - Gofer
Location
Flood Risk
Officer Comment
E24 – Gofer
Ex Landfill Site
The site is
outside the
extreme flood
area.
No objection from Environmental
Services or the EAW. This site
has been suggested by the
landowner for waste
management facilities. The site
benefits from being within an
accessible location, close to
waste arisings and within close
proximity to a bulking station,
transfer station and civic amenity
facility.
Tan 15
Justification Test
Required
No
Conclusion
The majority of the sites allocated through the Conwy Revised Deposit LDP are not at risk
of flooding and satisfy the requirements of TAN15. However, due to the constrained
topography of the authority with regards to sources of flooding, and the fact that 85% of
the population of Conwy lives within coastal areas, the Council recognises that it has a
responsibility to maintain the vitality of its settlements through new development. Therefore
the SFCA was undertaken to demonstrate that the consequences of flooding are
sufficiently understood and can be managed in an acceptable and sustainable way to
permit development within areas of low risk in order to satisfy identified local needs.
Allocated sites within the LDP have been assessed against the requirements of TAN 15.
The majority of these sites were found to be acceptable without any further assessments
required. However, a small number of sites were found to be at risk from flooding and the
relevant TAN15 justification test applied. Through further assessment it was considered
that these sites could be successfully managed against flooding where relevant mitigation
measures can be implemented.
52
The evidence base used to assess and justify the allocation of the flood risk sites is
deemed to be sound. However, where additional information is required following the
representation(s) received to the revised deposit plan, this will be the responsibility of
either the LPA prior to formal submission and/or the developer prior to submitting a
planning application. For instance, the EAW may deem the assessment and mitigation
levels proposed for some sites in this SFCA as unsatisfactory and request that further
assessment work or a FCA be undertaken prior to carrying the site forward. Should these
sites be found to be unsuitable for development following further requested assessment,
then contingency sites and/or sites considered as part of the Alternative Site
Representations consultation will be considered to ensure an adequate provision of
housing land within the county borough.
53