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Author Topic: Councillor Bob Llewelyn Jones Letter of Objection re: Penrhos  (Read 2764 times)

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Councillor Bob Llewelyn Jones Letter of Objection re: Penrhos
« on: Thursday 19 September 2013, 0858 »
TO- THE DIRECTOR OF PLANNING,
YNYS MON COUNTY COUNCIL,
LLANGEFNI. LL77 7TW

12TH September 2013

Dear Mr Owen,

I am sending you a copy of some of my concerns re large planning applications that are now being processed by our planning department.

PLANNING APPLICATION 46C427K/TR/EIC/ECON
A LEISURE VILLAGE AT PENRHOS COASTAL PARK, HOLYHEAD

THE BEAUTIFUL ISLAND OF YNYS CYBI - HOLYHEAD - DEVELOPMENTS BEING PROPOSED ARE GOING TO CHANGE THE ISLAND FOREVER - A LEISURE VILLAGE AT PENRHOS COASTAL PARK - HOLYHEAD AND STRETCHING OUT TOWARDS TREADDUR BAY WITH THE PROPOSED HOUSING SCHEMES - HIGH RISE APARTMENTS AT THE NEWRY BEACH HOLYHEAD - ON TOP OF THE PLANS THAT HAVE BEEN PASSED FOR LOTS OF HOUSES IN LLAINGOCH, THE STANLEY HOSPITAL AREA, TREADDUR BAY, ON THE AND MORE IN AND AROUND THE TOWN OF HOLYHEAD.

IF YOU LIVED IN HOLYHEAD I feel that you should be concerned and made aware of the lack of public consultation into two large developments that are going through the planning process on Ynys Mon with very little in the way of information being provided for local residents to understand what is going on and what the outcome of the developments will mean for our town. The information that is available is such that you need to be a scholar in Planning Matters to be able to fully understand what is taking place - the process should be more ‘friendly’ to the ordinary resident in order for them to be part of the process - i.e. a shorter summary of what is involved and what it will mean to the local residents - this is not happening.
THESE HOUSING DEVELOPMENTS - ONE IS THE NEWRY BEACH AND THE OTHER IS PENRHOS DEVELOPMENT. How will we the local people be able to cope with the huge changes that these developments will bring about? - as you know the NEWRY BEACH application has already received outline planning permission - this much against the wishes of the local residents with over 5000 local people signing against it. We must try to ensure that the local residents have enough information in order to be able to make an important impact on the decision making process. We are talking about over 2000 houses including the holiday lodges being built in and around Holyhead in the next few years.

1. Land at Cae Glas - the building of leisure village accommodation and facilities which have been designed to be used initially as a temporary construction workers accommodation complete for Wylfa B at land at Cae Glas, Parc Cybi, Holyhead an area that had been earmarked as industrial land. A total of up to 315 lodges. These to be converted (post Wylfa B construction) into an extension to the Penrhos Coastal Park Leisure Village and the accommodation to become 315 family lodges.

2. The Leisure Village - The development will include up to 500 new leisure units including new lodges and cottages i.e. a total of 815 lodges.

3. A Park and Ride facility comprising of up to 700 car parking spaces.

4. Land at Kingsland - The erection of a residential development which has been designed to be used initially as temporary construction workers accommodation at land at Kingsland, Kingsland Road Holyhead - up to 360 new houses to be initially used as temporary construction workers accommodation - subsequently to be converted into residential development. This development goes right up to the golf club

5. A total of 1130 units of accommodation - this is including the holiday lodges.

6. Most of the development lies outside the development boundary of Holyhead defined by the Ynys Mon Local Plan and the UDP

7. The weight to be given to policies in the adopted development plan will depend on the extent to which those policies comply with the national planning policy requirements to support sustainable development. The weight afforded to the policies in the plans does not therefore depend solely on the age of the development plan, which is the approach that is advocated by the applicant in the Addendum to the Supporting Planning Statement.

8. It is anticipated that 465 full time jobs on site The Council will have to be satisfied that the economic benefits are realistic, particularly given that the development of the Cae Glas element of the leisure proposal is less certain and is dependent on the site’s initial use as a construction workers accommodation campus. Will the jobs be seasonal, will they be part time and exactly what will the work be - seems a high figure for the type of facility being provided.

9. The whole site is within an A.O.N.B. or boundary - why is it important to have the facility on the coast - what other sites have been looked at?

10. How will the Council ensure that buildings that are able to be used in the Winter will only be used as holiday accommodation?

11. The proposed use as a construction workers’ accommodation and then as a leisure village at Cae Glas is clearly at odds with the principle purpose of the area being designated as for employment opportunity and Policy EP2 is supposed to protect the site for this purpose.

The proposal at Cae Glas is therefore at odds with the purpose of the employment land allocation in the Local Plan. It is also at odds with the employment policies in the Stopped UDP.

12. In the UK the Government has a National Policy Statement that provide the primary basis for decisions taken by the Major Infrastructure Planning Unit within the Planning Inspectorate on applications it receives for Nationally important major infrastructure projects.

13. This means that in this planning application, because of the Wylfa connection, the decision may well be influenced by the N.P.S. and we are left to ponder on what influence the local electorate have on the final decision.

14. The N.P.S. does show concern regarding the effect on the local residents with such a large project being built in a rural area such as Ynys Mon. To quote - “It could change the local population dynamics and could alter the demand for services” there is no doubt this would be the case with the building of Wylfa B.

15. We can only speculate as to how many local residents will be employed on the work.

16. Can we be happy that we need to build this development and that there is an overriding need for this development in an Area of Outstanding Natural Beauty.

17. The applicant has provided evidence to demonstrate that if permission is refused there will be no long term job creation nor will any of the benefits of the scheme be delivered. I cannot see that they can say this as they are taking over land that has already been earmarked for industry and they intend building houses on it. It is not right and proper for the applicant to say this as a way of having the plans passed.

18. IT IS IMPORTANT TO UNDERSTAND THAT TO GRANT PERMISSION FOR THE HOUSING DEVELOPMENT WOULD PREDETERMINE A DECISION ABOUT THE SCALE, LOCATION OR PHASING OF THE NEW DEVELOPMENT THAT OUGHT PROPERLY TO BE TAKEN IN THE JOINT LOCAL DEVELOPMENT PLAN CONTEXT AND LOCAL RESIDENT INPUT - THIS IS STILL BEING WORKED ON.

19. WE NEED TO ASK THE QUESTION AS TO WHY ARE THE PUBLIC BEING ASKED TO HAVE AN INPUT INTO THE LDP WHEN A LARGE DEVELOPMENT SUCH AS THIS TAKES LITTLE OR NO NOTICE OF IT. THE DEPOSIT STAGE WILL NOT BE REACHED UNTIL 2014 - WHY ALL THE RUSH FOR THIS DEVELOPMENT?

20. WE SHOULD WAIT UNTIL WE HAVE THE NEW L.D.P. UNTIL WE LOOK AT THE APPLICATION - IN THAT WAY THE LOCAL RESIDENTS WOULD BE SEEN TO BE INCLUDED IN THE DECISION MAKING PROCESS.

21. Why has the applicant not looked at inland sites - no reason for the workers accommodation to be sited on the coast. The Council should be satisfied that alternative sites, further away from the protected landscape, where impacts may be less significant have been fully explored in the search for sites for the leisure uses.

22. PART OF THE LAND AT CAE GLAS IS IDENTIFIED AS WITHIN THE LOCALLY DESIGNATED GREEN WEDGE I.E. BETWEEN TREADDUR BAY AND HOLYHEAD, AS IS THE NATURE RESERVE. THE PROPOSED LODGES AND SOME ASSOCIATED FACILITIES WILL CLEARLY LEAD TO THE LOSS OF FIELD WHICH CURRENTLY RETAIN NATURAL AND UNDEVELOPED APPEARANCE. ARE WE PREPARED TO SEE BOTH THESE SEPARATE COMMUNITIES BECOME JOINED?

23. ADDITIONALLY THE PENRHOS AND PART OF THE CAE GLAS PARCELS OF LAND ARE LOCATED ON THE COAST. POLICY 36 IN THE LOCAL PLAN, POLICY D5 IN THE STRUCTURE PLAN, PART ONE POLICY 8a I the LOCAL PLAN, POLICY D5 IN THE STRUCTURE PLAN, PART ONE POLICY 8A IN THE STOPPED UDP SET OUT THE NEED TO STRICTLY CONTROL DEVELOPMENT ON THE COASTLINE OUTSIDE SETTLEMENTS. TAN 14 SETS OUT NATIONAL PLANNING GUIDANCE ABOUT DEVELOPMENT IN THE COASTAL ZONE.
24. THE COUNCIL WILL NEED TO BE SATISFIED THAT A COASTAL LOCATION IS ESSENTIAL, THAT THERE ARE NO ALTERNATIVE SITES WITHIN THE DEVELOPED COASTLINE THAT ARE AVAILABLE OR SUITABLE.

25. THE KINGSLAND PROPOSAL COULD ACCOMMODATE UP TO 1,500 CONSTRUCTION WORKERS.

26. THE PROPOSED NEW CRICKET PITCH AND FOOTBALL PITCH WILL BE FURTHER AWAY AND LESS ACCESSIBLE TO LARGE AREAS OF RESIDENTIAL PROPERTIES.

27. 160 CHILDREN ARE PROJECTED TO BE IN NEED OF EDUCATION FROM THE KINGSLAND SITE. EDUCATION SERVICES HAVE NOT BEEN CONSULTED ON THIS AS YET AND SHOULD BE SOUGHT NOW AND NOT AFTER THE APPLICATION IS CONSIDERED BY THE PLANNING COMMITTEE.

28. THE VIEWS OF THE LOCAL HEALTH BOARD ARE ESSENTIAL AND SHOULD BE OBTAINED PRIOR TO THE APPLICATION GOING BEFORE PLANNING.

29. WITH SO MANY OF THE WYLFA WORKFORCE (2,000) SO CLOSE TO HOLYHEAD IT IS INEVITABLE THAT SOME WILL INTERACT WITH THE COMMUNITY IN A NEGATIVE OR ANTI SOCIAL WAY.

30. ARE THE COMMITTEE SATISFIED THAT THE EXTENT TO WHICH THE PROPOSAL PLACES ON PUBLIC TRANSPORT, PUBLIC HEALTH, AND LEISURE FACILITIES HAS BEEN ADEQUATELY ADDRESSED.

31. POLICY 14 - LOCAL PLAN - THE LAND AT KINGSLAND HAD BEEN PUT INTO THE LOCAL PLAN AS AN AREA FOR AN ICE RINK - THE APPLICATION CLEARLY DOESN’T ACCORD WITH THE POLICY.

32. IMPACT ON THE WELSH LANGUAGE - THE JPPU HAS CONSIDERED THE REPORT AND ITS ASSESSMENT IS SET OUT IN A SEPARATE DOCUMENT. WE CAN CERTAINLY SAY THAT AN INFLUX OF THOUSANDS OF WORKERS IS NOT GOING TO HAVE A BENEFICIAL EFFECT ON THE WELSH LANGUAGE OR OUR WELSH WAY OF LIFE. WE HAVE ABOUT 12,000 PEOPLE LIVING IN OUR TOWN - TO BUILD OVER 1,130 HOUSES AND TO ADD A TOTAL INCREASE IN POPULATION THAT THIS WILL BRING MUST BE STUDIES IN DEPTH. IN ADDITION WE HAVE THE HUNDREDS OF HOUSES TO BE BUILT IN LLAINGOCH, 14 AT STANLEY HOSPITAL, AND THE HUNDREDS MORE ON NEWRY BEACH - MUST BE WELL OVER 2,000 NEW HOUSES IN TOTAL IN AND AROUND HOLYHEAD. WE ARE PRACTICALLY LOOKING AT BUILDING A NEW TOWN AND YET WE HAVE NOT CONSIDERED THE NEED FOR THE INFRASTRUCTURE TO BE ADEQUATE TO COPE WITH ALL THIS EXTRA POPULATION. IF WE HAVE I CERTAINLY HAVE NOT BEEN MADE AWARE OF IT. THE STATISTICS FOR THE LOCAL NEED FOR HOUSES IS ALREADY FULL FOR THE NEXT FIVE YEARS FOR YNYS MON WITHOUT THESE NEW APPLICATIONS. IF I AM WRONG THEN I WOULD BE HAPPY TO SEE THE FIGURES.

33. A LOT OF WHAT I HAVE WRITTEN IS TAKEN FROM THE SUMMARY OF THE JOINT PLANNING COMMITTEE BRIEFING - I.E. WHAT THE JPPU’S COMMENTS WERE REGARDING THE PENRHOS PLANNING APPLICATION.

THERE IS SO MUCH MORE TO BE LOOKED INTO PRIOR TO THIS APPLICATION BEING DECIDED ON - WE CANNOT BE SEEN AS A COUNCIL TO BE RUSHED INTO MAKING A DECISION. WE MUST ENSURE THAT THE DEVELOPMENT OS GOOD FOR THE PEOPLE OF YNYS CYBI AND YNYS MON AND NOT FOR THE GOOD OF THE DEVELOPER ALONE. WE NEED TO HAVE A PUBLIC DEBATE IN ORDER TO DECIDE ON THE WAY FORWARD BEFORE IT IS TOO LATE. I SPEAK TO A LOT OF LOCAL RESIDENTS AND THEY FEEL THAT THEY ARE NOT BEING INCLUDED IN THE PLANNING PROCESS - THEIR LOCAL REPRESENTATIVES DO NOT HAVE A VOTE ON IT EVEN IF THEY ARE ON THE PLANNING COMMITTEE.

We need to ensure that the democratic process is not being weakened and the local concerns are not being dismissed in the rush for our economic development.

R. LLEWELYN JONES

County Councillor - for the CAERGYBI WARD.