Former Welsh Country Foods Abattoir Site, Lon Groes ... · 2. Jemini Hair Salon Cross Keys Bakery,...

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Former Welsh Country Foods Abattoir Site,

Lon Groes, Gaerwen, Anglesey

Hybrid Planning Application for Demolition of

Existing Buildings at Former Abattoir and

Redevelopment of Site for Industrial Estate (Class

B1/B2/B8)

Planning Statement

March 2019

Gaerwen Industrial Estate – Planning Statement

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Contents

1.0 Introduction .......................................................................................................... 1

1.1 The Proposal .............................................................................................................. 1

1.2 Structure of Statement ............................................................................................... 1

2.0 The Site and Surroundings ...................................................................................... 3

2.1 The Site ..................................................................................................................... 3

2.2 Surroundings .............................................................................................................. 4

2.3 Planning History ......................................................................................................... 6

2.4 Proposed Development ............................................................................................... 6

3.0 Pre-Application Advice ............................................................................................ 8

3.1 Local Planning Authority Pre-Application Advice ............................................................ 8

3.2 Environmental Impact Assessment – Screening Opinion ................................................ 9

4.0 Planning Policy Context ........................................................................................ 10

4.1 Introduction ..............................................................................................................10

4.2 National Planning Policy .............................................................................................10

4.3 Local Planning Policy .................................................................................................15

5.0 Material Considerations ........................................................................................ 20

5.1 Introduction ..............................................................................................................20

5.2 Principle of Development / Economic Impact ...............................................................20

5.3 Impact on Welsh Language ........................................................................................23

5.4 Ecology .....................................................................................................................24

5.5 Landscape and Visual Impact .....................................................................................26

5.6 Access / Highways / Parking Matters ..........................................................................28

5.7 Air Quality and Noise .................................................................................................30

5.8 Ground Conditions / Contamination ............................................................................31


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5.9 Drainage ...................................................................................................................32

5.10 Energy Conservation ..................................................................................................33

5.11 Other Matters ............................................................................................................34

6.0 Conclusions…………………………………………………………………………………………………………………….31

Appendix A Application Site Boundary Full Permission

Appendix B Application Site Boundary Outline Permission Appendix C Existing Site Plan

Appendix D Services & Facilities Plan

Appendix E Illustrative Site Plan


www.wyg.com creative minds safe hands 1

1.0 Introduction

1.1 The Proposal

1.1.1 On behalf of the Applicant (Amber REI Holdings Ltd), this Planning Statement has been

prepared by WYG Planning and Environment in support of a Hybrid Planning Application in

relation to the demolition of existing buildings at the site of the former Welsh Country Foods

Abattoir, Lon Groes, Gaerwen, and the redevelopment of the site for construction of an

Industrial Estate, comprising a total floorspace of circa 27,041 sqm of Class B1/B2/B8 uses.

1.1.2 In regard to the ‘hybrid’ nature of the planning application, full planning permission is sought

for the demolition of the existing buildings on the site; the construction of Unit 1 and Unit 2;

and associated site access; highways; and landscaping works to serve these units. Outline

planning permission is sought for the construction of the remainder of the site, with reserved

matters for the remaining units (and associated access; highways; and landscaping works) to

be submitted in accordance with market demand.

1.1.3 The site area for which full permission is sought totals 1.74 ha. The site area for which outline

permission is sought totals 9.88 ha (the boundary of the ‘full’ and ‘outline’ element is illustrated

on drawing ref’s. 6401-105 and 6401-106 attached at Appendix A and B for reference). A

Phasing Plan is submitted in support of the application (drawing ref. 6401-104B) which

illustrates that demolition of the existing buildings will be undertaken as the first stage of

development.

1.2 Structure of Statement

1.2.1 This Planning Statement presents the planning case for the proposed development having

regard to the site and its surroundings, the planning history, and policy context. It considers

the key policy issues and planning merits of the proposed development. It should be noted

that a Design and Access Statement is also submitted alongside the application as a stand-

alone document.

1.2.2 The statement is structured as follows:

• Section 2: provides a description of the site, its surroundings, and a summary of the

development proposed;

• Section 3: summarises the pre-application dialogue undertaken with the Isle of Anglesey

Council, including details of the Council’s EIA screening opinion.



• Section 4: outlines the relevant planning policy context, at both the national and local

level;

• Section 5: addresses the key planning considerations associated with the development

proposal;

• Section 6: provides a conclusion regarding the overall acceptability of the application.



2.0 The Site and Surroundings

2.1 The Site

2.1.1 The site is located within the settlement of Gaerwen, to the south of Lon Groes, which connects

with the A5 approximately 500m to the north. Vehicular access into the site is currently gained

directly off Lon Groes.

2.1.2 The site comprises a complex of existing buildings, formerly utilised for the purposes of an

abattoir. The site has been vacant for circa 2 years, since the abattoir ceased operation. The

existing buildings comprise large single-storey sheds and a 2-storey brick building, set amongst

concrete yards, hard standings and parking areas, as well as structures associated with an

effluent treatment works on the south-east corner of the site, and other tanks amongst the

buildings. An Existing Site Plan (drawing ref. 6401-101) is attached at Appendix C for

reference.

2.1.3 The application site encompasses the area of land currently occupied by the existing

buildings/structures/hard-surfacing areas and also extends beyond the footprint of current

built form to utilise adjacent vacant land (i.e. to the west of the abattoir building complex and

access road, adjoining the existing industrial units at Gaerwen Industrial Estate located directly

to the west of the site).

2.1.4 The total site area is approximately 11.6 ha.

2.1.5 In terms of surrounding uses, the site is located directly adjacent to the existing Gaerwen

Industrial Estate to the west, within which are located a variety of industrial uses, including

steel welding; scrap yard; gas storage; concrete suppliers; building traders; garages etc. The

existing Industrial Estate runs along the length of the application site’s western boundary,

bordered immediately by high hedge and an access track.

2.1.6 To the north of the site, beyond Lon Groes, is the residential area of Gaerwen, where a number

of associated community facilities are also located (including a school; church, shop,

takeaway). Residential dwellings are also located to the east of the site. Agricultural land

lies to the south of the site.



2.2 Surroundings

2.2.1 The site is located within a highly accessible location, within 500m of the A5, with the A55

running parallel to the north which provides a direct connection to the mainland to the east

and Holyhead to the west. The site is also accessible by public transport, being located within

approximately 550m of a bus stop on the A5, which is served by regular bus services, including

the A4 service which runs between Holyhead and Bangor. Further details regarding the public

transport services within the vicinity of the site are set out within Table 1 below.

Service/Facility Location Service

Bus Stop – Industrial Estate West

Bound

Holyhead Road X4 Bangor, 4A Bangor, 4H

Bangor

Bus Stop – Industrial Estate East

Bound

Holyhead Road X4 Holyhead, 4A Llangefni,

543 Talwrn, 42 Pentre-

Berw, 4H Llangefni, 4X

Holyhead

Bus Stop – War Memorial East Bound Holyhead Road X4 Bangor, 4A Bangor, 4H

Bangor

Bus Stop – Rhestai Rhos West Bound Holyhead Road (opposite

Church of Latter Day Saints)

4A Llangefni, X4 Holyhead,

543 Talwrn, 43 Heneglwys,

42 Pentre-Berw, 4H

Llangefni, 4X Holyhead

Bus Stop – Police Station West Bound Holyhead Road X4 Holyhead, 4A Llangefni,

543 Talwrn, 43 Heneglwys,

4H Llangefni, 42 Pentre-

Berw

Bus Stop – Police Station East Bound Holyhead Road X4 Bangor, 4A Bangor, 4H

Bangor, 43 Bangor

Bus Stop – Tafarn Newborough West

Bound

Holyhead Road (near cross

road with Chapel Street)

X4 Holyhead, 4A Llangefni,

543 Talwrn, 42 Pentre-

Berw, 43 Heneglwys, 4H

Llangefni, 4X Holyhead

Table 1: Public Transport Services within the Vicinity of the Application Site

2.2.2 In addition, there are a range of local services and facilities located within the settlement of

Gaerwen itself. These include a number of local shops, takeaways, hairdressers, local Primary

School, churches; and open space/play area facilities. The range of local services and facilities

in the area surrounding the application site is listed in Table 2 below (and is illustrated on the

Services & Facilities Plan attached at Appendix D).



Service/Facility Address

1. Gaerwen Fish and Chip Shop Maes Llwyn, Gaerwen LL60 6DA

2. Jemini Hair Salon Cross Keys Bakery, Gaerwen LL60 6DA

3. McColl’s convenience store 1 Lon Groes, Gaerwen LL60 6DD

4. Ysgol Esceifiog Lon Groes, Gaerwen LL60 6DD

5. The Church of Jesus Christ of Latter-day Saints – Place of worship

2 Rhestai Road, Gaerwen LL60 6BY

6. St. Michaels Church – Place of worship

North of Holyhead Road, north of ind. Est.

7. Chapel – Place of worship North of Holyhead Road

8. Gulf petrol filling station Ffordd Caergybi, Gaerwen LL60 6LS

9. Lees Chinese Takeaway Chapel Street, Gaerwen LL60 6DW

10. Chapel – Place of worship Chapel Street, Gaerwen

11. Nisa convenience store Ffordd Caergybi, Gaerwen LL60 6LS

12. Sports club/playing field Lon Groes, Gaerwen

13. Bennett Williams Vets Construction House, Gaerwen Industrial Estate,

Gaerwen LL60 6HR

14. Children’s play area Opposite McColl’s, Lon Groes

15. Green space/open space Opposite McColl’s, Lon Groes

Table 2: Local Services and Facilities within the Settlement of Gaerwen



2.3 Planning History

2.3.1 The site has a lengthy planning history associated with the operational works of the abattoir,

including various extensions and alterations to enable the efficient operation of the site.

2.4 Proposed Development

2.4.1 The application site has been vacant for circa 2 years since the former abattoir ceased

operation. The Applicant has taken property advice from Gerald Eve who have identified that

there is no market demand for retention of the site as an abattoir, and conversion of the

existing buildings is unfeasible. As such, it is proposed to re-use the vacant, largely brownfield

site to create a modern purpose-built Industrial Estate to serve an identified need within the

surrounding area for employment space.

2.4.2 The proposed site layout is illustrated on Drawing No. 6401-103B (attached at Appendix E

for reference). As shown on the drawing, it is proposed that a series of industrial units (14

no. individual units) are constructed within stand-alone plots off the main site access road (site

access provided off a re-positioned junction onto Lon Groes), with car-parking, servicing, and

appropriate turning space provided to each individual unit. The proposed units will be

sensitively designed, constructed of modern, energy efficient materials, and set within

appropriate landscaping.

2.4.3 Proposals for the site also include the retention of the existing boundary native hedgerows and

individual trees (maintaining a minimum buffer of 4-5m between boundary vegetation and

built form). New hedgerows, trees and amenity planting is also proposed to contribute to the

proposal integrating into the surrounding landscape, as shown on the Landscape Strategy Plan

submitted alongside the application (drawing ref. LA.01).

2.4.4 The units are designed to allow subdivision and the Applicant seeks permission for general B-

class uses on the site (i.e. B1/B2/B8) in order to provide as much flexibility for potential

occupiers as possible.

2.4.5 The scale and appearance of the proposed units has been designed in the context of the site’s

surroundings, and it considered that the scale of development is appropriate and will represent

an enhancement to the current complex of large-scale / run-down buildings. Further detail

regarding the design of the scheme is set out within the Design and Access Statement which

accompanies the application.



2.4.6 In terms of the proposed phasing of the development, demolition of the existing abattoir

buildings will take place as an initial stage. Following completion of demolition works, the part

of the site for which full planning permission is sought (i.e. Unit 1 and 2 and associated site

access/highways works) will be constructed. It is anticipated that the remainder the site (for

which outline permission is sought) will be brought forward for development in accordance

with market demand. A Phasing Plan is enclosed with the application (drawing ref. 6401-

104A).

2.4.7 A schedule of proposed units is set out in Table 3 below.

Unit No. Floorspace (sq m)

1 1,824

2 2,000

3 1,915

4 1,195

5 2,654

6 1,825

7 2,059

8 1,435

9 766

10 2,415

11 1,921

12 2,985

13 3,247

14 800

Table 3: Schedule of Proposed Units / Floorspace



3.0 Pre-Application Advice

3.1 Local Planning Authority Pre-Application Advice

3.1.1 Detailed pre-application discussions have been undertaken with the Isle of Anglesey County

Council including a pre-application meeting with planning, highways and economic

development officers. Formal pre-application advice has been received from the Authority

(dated 23rd October 2018) (Ref. PreApp/2018/153).

3.1.2 In summary, the Authority’s pre-application response confirms the acceptability of the principle

of the proposed development:

“The enquiry site is located on substantially previously development land within the settlement

boundary of Gaerwen defined under the provisions of PCYFF 1. The enquiry site is also

allocated within part of an employment area under the provisions of policy CYF 1 of the JLDP.

Policy CYF 1 states that land and units on such sites are safeguarded for employment/business

enterprises B1, B2, B8 of the Town and Country Planning (Use Classes) Order 1988 (as

amended). Gaerwen is identified as a Local Service Centre under the settlement strategy of

the JLDP which is one of the higher order settlements. The JLDP states that Local Service

Centre’s provide essential services such as employment and have a good degree of accessibility

by public transport to larger settlements. Given the considerations described above the

principle of the development is acceptable and aligns with policies encouraging the

development of previously development land and the statutory and policy presumption in

favour of sustainable development”.

3.1.3 The advice provided above is subject to the acceptability of detailed planning considerations.

Key planning considerations set out within the Authority’s pre-application response are as

follows (each of which is considered in detail in Section 4 of this statement):

• Economic Considerations

• Highway and Sustainability

• Appearance and Relationship with Surroundings

• Residential Amenity

• Ecology and Biodiversity

• Welsh Language Impact



• Drainage

• Contamination

3.2 Environmental Impact Assessment – Screening Opinion

3.2.1 In accordance with the Town and Country Planning (Environmental Impact Assessment) Wales

Regulations 2017, the Applicant submitted a request for a Screening Opinion to the Isle of

Anglesey County Council (IACC) on 4th December 2018 to confirm as to whether Environmental

Impact Assessment (EIA) would be required for the proposed development. The Applicant’s

Screening Letter concluded that whilst the proposals are Schedule 2 development, having

regard to the nature of them and the specific site circumstances, we consider there is no

requirement for EIA to be undertaken, as the development would not give rise to significant

environmental effects.

3.2.2 The LPA’s Screening Opinion was received on 31st January 2019. In summary, the Screening

Opinion determined that the proposed development is not EIA development, for the following

reasons:

• The scale of the proposed development is small in EIA terms.

• The proposed development is not within a sensitive area and there are no sensitive areas

which are affected by the proposed development.

• Given the assessed characteristics of the proposed development and that no likely

significant effects on the environment have been identified in this Scoping Opinion.



4.0 Planning Policy Context

4.1 Introduction

4.1.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that planning

applications be determined in accordance with the Development Plan unless material

considerations indicate otherwise. This section provides an overview of relevant planning

policy, at the national and local level.

4.2 National Planning Policy

The Well-Being of Future Generations (Wales) Act 2015

4.2.1 The Well-Being of Future Generations (Wales) Act 2015 (which came into force on 1st April

2016) requires “public bodies to do things in pursuit of the economic, social, environmental

and cultural well-being of Wales in a way that accords with the sustainable development

principle”. The Act sets out seven ‘well-being’ goals as follows:

• A prosperous Wales: An innovative, productive and low carbon society which recognises

the limits of the global environment and therefore uses resources efficiently and

proportionately (including acting on climate change); and which develops a skilled and

well-educated population in an economy which generates wealth and provides

employment opportunities, allowing people to take advantage of the wealth generated

through securing decent work.

• A resilient Wales: A nation which maintains and enhances a biodiverse natural

environment with healthy functioning ecosystems that support social, economic and

ecological resilience and the capacity to adapt to change (for example climate change).

• A healthier Wales: A society in which people’s physical and mental well-being is maximised

and in which choices and behaviours that benefit future health are understood.

• A more equal wales: A society that enables people to fulfil their potential no matter what

their background or circumstances (including their socio economic background and

circumstances).

• A Wales of cohesive communities: Attractive, viable, safe and well-connected

communities.



• A Wales of vibrant culture and thriving Welsh language: A society that promotes and

protects culture, heritage and the Welsh language, and which encourages people to

participate in the arts, and sports and recreation.

• A globally responsive wales: A nation which, when doing anything to improve the

economic, social, environmental and cultural well-being of Wales, takes account of

whether doing such a thing may make a positive contribution to global well-being.

4.2.2 Within the Act, sustainable development is defined as follows: “the process of improving the

economic, social, environmental and cultural well-being of Wales by taking action, in

accordance with the sustainable development principle, aimed at achieving the well-being

goals”.

4.2.3 The Act sets out that when making decisions, public bodies need to take into account the

impact they could have on people living in Wales in the future and must apply the sustainable

development principle in all decisions.

Planning Policy Wales (PPW) Edition 10 (December 2018)

Overarching Policy Objectives

4.2.4 In accordance with the Well-Being of Future Generations (Wales) Act 2015, the primary

objective of PPW, as set out at Paragraph 2.1, is “to ensure that the planning system

contributes towards the delivery of sustainable development and improves the social,

economic, environmental and cultural well-being of Wales”.

4.2.5 PPW sets out that in order to maximise well-being and the creation of sustainable places, the

concept of ‘placemaking’ should be at the heart of the planning system. It is stated at

Paragraph 2.8 that development proposals “must seek to promote sustainable development

and support the well-being of people and communities across Wales. This can be done through

maximising their contribution to the achievement of the seven well-being goals and by using

the five Ways of Working, as required by the Well-being of Future Generations Act. This will

include seeking to maximise the social, economic, environmental and cultural benefits, while

considering potential impacts when assessing proposals and policies in line with the Act’s

Sustainable Development Principle”. Paragraph 2.9 goes on to clarify that “The most

appropriate way to implement these requirements through the planning system is to adopt a

placemaking approach to plan making, planning policy and decision making”.

4.2.6 PPW defines placemaking as follows: “Placemaking is a holistic approach to the planning and

design of development and spaces, focused on positive outcomes. It draws upon an area’s



potential to create high quality development and public spaces that promote people’s

prosperity, health, happiness, and well being in the widest sense”.

4.2.7 A set of ‘national sustainable placemaking outcomes’ are outlined within PPW, which it advises

should be used to inform the assessment of development proposals. The national outcomes

are defined as follows:

• Creating and Sustaining Communities

o Enables the Welsh language to thrive o Appropriate development densities o Homes and jobs to meet society’s needs o A mix of uses o Offers cultural experiences o Community based facilities and services

• Making Best Use of Resources

o Makes best use of natural resources o Prevents waste o Prioritises the use of previously developed land and existing buildings o Unlocks potential and regenerates o High quality and built to last

• Maximising Environmental Protection and Limiting Environmental Impact

o Resilient biodiversity and ecosystems o Distinctive and special landscapes o Integrated green infrastructure o Appropriate soundscapes o Reduces environmental risks o Manages water resources naturally o Clean air o Reduces overall pollution o Resilient to climate change o Distinctive and special historic environments

• Growing Our Economy in a Sustainable Manner

o Fosters economic activity o Enables easy communication o Generates its own renewable energy o Vibrant and dynamic o Adaptive to change o Embraces smart and innovative technology

• Facilitating Accessible and Healthy Environments



o Accessible and high quality green space o Accessible by means of active travel and public transport o Not car dependent o Minimises the need to travel o Provides equality of access o Feels safe and inclusive o Supports a diverse population o Good connections o Convenient access to goods and services o Promotes physical and mental health and well-being

4.2.8 It is stated at Paragraph 2.15 of PPW that “The outcomes provide a framework which contains

those factors which are considered to be the optimal outcome of development plans and

individual developments”.

4.2.9 Paragraph 2.20 clarifies that “not every development or policy proposal will be able to

demonstrate they can meet all of these outcomes, neither can it necessarily be proved at the

application or policy stage that an attribute of a proposal will necessarily lead to a specific

outcome. However, this does not mean that they should not be considered in the development

management process to see if a proposal can be improved or enhanced to promote wider well-

being. It is for developers and planning authorities to identify these opportunities and act upon

them”.

Impact on Welsh Language

4.2.10 One of the key objectives of PPW is to “enable the Welsh language to thrive”. Paragraph 3.25

advises that “The Welsh language is part of the social and cultural fabric and its future well-

being will depend upon a wide range of factors, particularly education, demographic change,

community activities and a sound economic base to maintain thriving sustainable communities

and places. The land use planning system should take account of the conditions which are

essential to the Welsh language and in so doing contribute to its use and the Thriving Welsh

Language well-being goal”.

4.2.11 In regard to Welsh language impact assessment, Paragraph 3.29 states that “If required,

language impact assessments may be carried out in respect of large developments not

allocated in a development plan which are proposed in areas of particular sensitivity or

importance for the language”.

4.2.12 Chapter 5 (Productive and Enterprising Places) sets out that “A Vibrant Culture and thriving

Welsh Language are supported by the provision of jobs and economic activity which needs to



be strategically planned and managed. The Welsh language and culture makes a distinctive

contribution to the viability of communities”.

Economic Development

4.2.13 It is summarised at the start of Chapter 5 that “Productive and Enterprising places are those

which promote our economic, social, environmental and cultural well-being by providing well-

connected employment and economic development in pleasant surroundings. These places

are designed and sited to promote healthy lifestyles and tackle climate change by making them

easy to walk and cycle to and around, access by public transport, minimising the use of non-

renewable resources and using renewable and low carbon energy sources”.

4.2.14 Paragraph 5.4.1 specifies that “For planning purposes the Welsh Government defines economic

development as the development of land and buildings for activities that generate sustainable

long term prosperity, jobs and incomes. The planning system should ensure that the growth

of output and employment in Wales as a whole is not constrained by a shortage of land for

economic uses”.

4.2.15 PPW highlights that the importance of providing sufficient land needed by the market, stating

at Paragraph 5.4.3 that “Planning authorities should support the provision of sufficient land to

meet the needs of the employment market at both a strategic and local level”.

4.2.16 Key aims in providing employment land include:

• align jobs and services with housing and sustainable transport infrastructure, to reduce

the need for travel, and dependency on travel by car;

• promote the re-use of previously developed, vacant and underused land (5.4.13)

4.2.17 The importance of considering the relationship between employment land and surrounding

uses is set out at Paragraph 5.4.15 which states “Whilst employment and residential uses can

be compatible planning authorities should have regard to the proximity and compatibility of

proposed dwellings to existing industrial and commercial uses to ensure that both residential

amenity and economic development opportunities are not unduly compromised”.

Transport

4.2.18 A key objective of PPW is to encourage sustainable transport. It is highlighted at Paragraph

4.1.8 that “The Welsh Government is committed to reducing reliance on the private car and

supporting a modal shift to walking, cycling and public transport. Delivering this objective will



make an important contribution to decarbonisation, improving air quality, increasing physical

activity, improving the health of the nation and realising the goals of the Well-being of Future

Generations Act”.

4.2.19 PPW sets out that the planning system has a key role to play in reducing the need to travel

and supporting sustainable transport, by facilitating developments which for example “are

sited in the right locations, where they can be easily accessed by sustainable modes of travel

and without the need for a car” (Paragraph 4.1.9).

4.2.20 PPW outlines the requirement to utilise a ‘sustainable transport hierarchy’ in relation to new

development, which prioritises walking, cycling and public transport ahead of the private motor

vehicles. Paragraph 4.1.12 sets out that “The sustainable transport hierarchy should be used

to reduce the need to travel, prevent car-dependent developments in unsustainable locations,

and support the delivery of schemes located, designed and supported by infrastructure which

prioritises access and movement by active and sustainable transport”.

Technical Advice Notes (TANs)

4.2.21 Advice contained in the following TAN’s is also of relevance to the propose development.

• TAN 12 (Design)

• TAN 18 (Transport)

• TAN 20 (Planning and the Welsh Language)

• TAN 23 (Economic Development)

4.3 Local Planning Policy

4.3.1 The adopted statutory development plan for the area comprises the Gwynedd and Anglesey

Joint Local Development Plan (JLDP) adopted on 31st July 2017.

4.3.2 On the Proposals Map of the JLDP, the entirety of the application site (including the areas that

currently extend beyond existing built footprint) is located within the boundary of a

‘Safeguarded Employment Site’. Policy CYF 1 of the JLDP (‘safeguarding, allocating and

reserving land and units for employment use’) sets out that land and units on existing

employment sites are safeguarded for employment/business enterprises. The application site



is located within the boundary of the ‘C30’ safeguarded employment site (‘Gaerwen Industrial

Estate’), which is allocated in the LDP for a total of 39.5ha of B1, B2 and B8 uses.

4.3.3 The key JLDP policies of relevance in the determination of the planning application are

summarised below.

4.3.4 Policy PS 1 (Welsh language and culture) specifies the use of the Welsh language in the Plan

area will be supported and encouraged, and that a Welsh Language Statement will be required

for applications over certain development thresholds, including for: “Retail, industrial or

commercial development employing more than 50 employees and/or with an area of 1,000 sq.

m. or more”.

4.3.5 Policy PS 2 (Infrastructure and developer contributions) sets out that new development will

be required to ensure sufficient provision of essential infrastructure is either already available

or provided in a timely manner to make the proposal acceptable, by means of a planning

condition or obligation.

4.3.6 Policy PS 4 (Sustainable transport, development and accessibility) outlines that development

should be located so as to minimise the need to travel.

4.3.7 Policy PS 5 (Sustainable development) sets out that development will be supported where it

is demonstrated it is consistent with the principles of sustainable development. A series of

sustainable development criteria are set out in the policy including giving “priority to effective

use of land and infrastructure, prioritizing wherever possible the reuse of previously developed

land and buildings”, and promoting “a varied and responsive local economy that encourages

investment and that will support Centres, Villages and rural areas”.

4.3.8 Policy PS 6 (Alleviating and adapting to the effects of climate change) specifies that in order

to alleviate the effects of climate change, proposals will only be permitted where it is

demonstrated that they have fully taken account of the energy hierarchy and have addressed

the need to reduce greenhouse gas emissions, reduce waste, and encourage travel other than

by car.

4.3.9 Policy PS 13 (Providing opportunity for a flourishing economy) sets out that whilst seeking

to protect and enhance the natural and built environment, economic growth will be facilitated,



including by means of safeguarding 642.9ha of current land and units for employment and

business.

4.3.10 Policy PS 19 (Conserving and where appropriate enhancing the natural environment) states

that development will be managed so as to conserve and where appropriate enhance the

area’s distinctive natural environment, countryside and coastline.

4.3.11 Policy ISA 1 (Infrastructure provision) sets out that proposals will only be granted where

adequate infrastructure capacity exists or where it is delivered in a timely manner. Where

proposals generate a directly related need for new or improved infrastructure and this is not

provided by a service or infrastructure company, this must be funded by the proposal.

4.3.12 Policy TRA 2 (Parking standards) specifies that parking provision for all modes of transport

should be in accordance with the Councils’ Parking Standards.

4.3.13 Policy TRA 4 (Managing transport impacts) outlines that where appropriate, proposals should

be planned and designed in a manner that promotes the most sustainable modes of transport.

In addition, proposals that would cause unacceptable harm to the safe and efficient operation

of the highway, public transport and other movement networks including pedestrian and cycle

routes, public rights of way and bridle routes, will be refused.

4.3.14 Policy PCYFF 1 (Development boundaries) sets out that proposals within Development

Boundaries will be approved in accordance with the other polices and proposals of the plan.

4.3.15 Policy PCYFF 2 (Development criteria) Policy PCYFF 2 sets out the priority criteria, not

covered elsewhere in the Plan which new development will need to meet, in principle, in

achieving sustainable and appropriately located development. It is set out in this policy that

planning permission will be refused where the proposed development would have an

unacceptable adverse impact on: The health, safety or amenity of occupiers of local

residences, other land and property uses or characteristics of the locality due to increased

activity, disturbance, vibration, noise, dust, fumes, litter, drainage, light pollution, or other

forms of pollution or nuisance.

4.3.16 Policy PCYFF 3 (Design and place making) sets out that proposals will be expected to

demonstrate high quality design which fully takes into account the natural, historic and built

environmental context and contributes to the creation of attractive, sustainable places. A

number of criteria are required to be met, including for example, that the development



complements and enhances the character and appearance of the site or area in terms of siting,

appearance, scale, height, massing and elevation treatment.

4.3.17 Policy PCYFF 4 (Design and Landscaping) specifies that all proposals should integrate into

their surroundings, and that proposals that fail to show how landscaping has been considered

from the outset as part of the design proposal will be refused. The policy sets out a number

of criteria which should be considered as part of a landscape scheme, including demonstrating

how the proposed development respects and protects local and strategic views, and respects,

retains and complements any existing positive natural features, landscapes, or features on

site.

4.3.18 Policy PCYFF 5 (Carbon management) sets out that non-residential development of 1,000

sq. metres or more will be required to submit a comprehensive Energy Assessment to

determine the feasibility, including viability issues, of incorporating renewable or low carbon

technology and/ or, where appropriate, connect to renewable or low carbon technology.

4.3.19 Policy PCYFF 6 (Water conservation) outlines that proposals should incorporate water

conservation measures where practicable, including Sustainable Urban Drainage Systems

(SUDS). All proposals should implement flood minimisation or mitigation measures where

possible, to reduce surface water run-off and minimise its contribution to flood risk elsewhere.

Proposals greater than 1,000 m² or 10 dwellings should be accompanied by a Water

Conservation Statement.

4.3.20 Policy CFY 1 (Safeguarding, allocating and reserving land and units for employment use) sets

out that land and units on existing employment sites are safeguarded for employment/business

enterprises. The application site is located within the boundary of the ‘C30’ safeguarded

employment site (‘Gaerwen Industrial Estate’), which is allocated in the LDP for a total of

39.5ha of B1, B2 and B8 uses.

4.3.21 Policy AMG 3 (Protecting and enhancing features that are distinctive to the local landscape

character) outlines that a proposal will be granted provided it does not have significant adverse

impact upon features and qualities which are unique to the local landscape in terms of visual,

historic, geological, ecological or cultural aspects.

4.3.22 Policy AMG 5 (Local biodiversity conservation) sets out that proposals must protect and,

where appropriate, enhance biodiversity that has been identified as being important to the

local area, by avoiding significant harmful impacts through the sensitive location of



development and considering opportunities to create, improve and manage wildlife habitats

and natural landscape.

4.3.23 The content of the following Supplementary Planning Guidance adopted by the IACC will also

be of relevance:

• Parking Standards (2008)

• Planning and the Welsh Language (2007)

• Design in the Built and Rural Environment (2008)

• Maintaining and Creating Distinctive and Sustainable Communities (Consultation Draft

2018)



5.0 Material Considerations

5.1 Introduction

5.1.1 This section of the Planning Statement considers the principal planning and development

matters arising from the proposed development, drawing on the adopted Development Plan

and other material considerations.

5.1.2 The key planning considerations arising from the proposed development (in light of the nature

and form of the proposed development and the planning policy context outlined within the

preceding section of the Statement) are considered to be as follows:

• Principle of Development

• Impact on Welsh Language

• Ecology

• Landscape and Visual Impact

• Access / Highways / Parking

• Air Quality & Noise

• Ground Conditions

• Drainage

• Energy Conservation

5.2 Principle of Development / Economic Impact

5.2.1 In general planning policy terms, the principle of the redevelopment of the site is supported.

The settlement of Gaerwen is identified as a Local Service Centre within the settlement strategy

of the adopted Local Development Plan (LDP), which is one of the higher order settlements.

The LDP states that Local Service Centre’s provide essential services such as employment and

have a good degree of accessibility by public transport to larger settlements. In addition, the

site is located within a ‘Safeguarded Employment Site’ i.e. Gaerwen Industrial Estate (LDP site

ref. C30), within which land is safeguarded for B1, B2 and B8 uses. The acceptability of the

principle of development of B1, B2 and B8 uses on the application site (as proposed) is



therefore established, subject to detailed planning considerations (in relation to matters such

as access, parking, design, ecology, landscape etc).

5.2.2 Paragraph 6.3.26 of the LDP emphasises the Council’s overarching objective of encouraging

and promoting successful and sustainable economic development on Anglesey: “The Isle of

Anglesey County Council and Gwynedd Council through their Corporate or Strategic Plan,

taking into account the difficult economic times, aim in the long term to transform the Plan

area into an enterprising and vibrant area economically and socially. This will mean that people

of all ages are able to grasp new opportunities and choosing to stay in the area to live and

work, thus sustaining rural and urban communities, which will in turn help to promote and

support the use of the Welsh language”.

5.2.3 It is considered that the re-use of this vacant, previously-developed site (for which no market

demand exists for its former use as an abattoir) to create a modern, high-quality, purpose-

built industrial estate, will assist the Authority in ‘sustaining communities’ and achieving an

‘enterprising and vibrant area’ in accordance with the Corporate Plan. The redevelopment of

the site for employment use will also assist in off-setting the job losses brought about by the

closure of the abattoir operation on the site, creating new job opportunities for residents of

Gaerwen and surrounding settlements.

5.2.4 The Council’s note (July 2016) to the LDP Inspector providing further explanation regarding

the identification of Employment land within the JLDP states with regard to Gaerwen Industrial

Estate that the Council’s Economic and Employment Land Review Study 2012 “identified the

existing industrial estate as suffering from problems with regard to the quality of some units

whilst opportunities for some of the vacant area of land would be reliant upon a new access

road and additional services and infrastructure. The allocation of land provides policy support

for the redevelopment of existing units and for modernisation within the existing curtilage of

the estate. In addition, it includes for neighbouring parcels of land to enable future expansion”.

5.2.5 The above identifies that both the redevelopment of existing units and new development on

vacant parcels of land within C30 (such as the Applicant’s land) is appropriate and accords

with the Council’s strategy and policy.

5.2.6 In addition, as outlined within Section 3 of this Statement, the Council conclude within their

formal pre-application advice that the principle of the proposed redevelopment of the site for

an Industrial Estate is considered acceptable, and the Council’s Economic Development Unit



state that they are “supportive of seeing the site being redeveloped” and that “its size and

location can play a crucial role in servicing a number of projects on Anglesey”.

5.2.7 In terms of potential job creation, it is anticipated that a significant number of jobs will be

created during the construction phase. In order to ensure that positive impacts of the

construction phase are harnessed by the local community and surrounding population, use of

local employment and the local supply chain will be maximised. It will be ensured that local

companies are able to benefit fully from construction opportunities.

5.2.8 Utilising the HCA Employment Density Guide Third Edition (2015), the projected operational

job creation has been calculated. Utilising an employment density figure for a Class B1(c) light

industrial use (which is likely to be most representative of this site) and based on a Net Internal

Area of 24,340 sqm (assuming a benchmark 15% gross internal to net internal ratio), a total

of 489 FTE jobs are estimated to be created across the site. In addition, the proposed

development will support additional employment within the associated supply chain

(indirectly).

5.2.9 The floorspace of the proposed units varies in size, and in addition, the units are to be

constructed to allow ease of sub-division, in order to offer a range of unit sizes suitable for a

variety of potential occupiers (starter units through to grow-on and larger units).

5.2.10 It is acknowledged that the Council-owned land located to the south and west of the

application site is allocated for employment purposes under the provision of Policy CYF 1.

Accordingly, the proposed development will ensure that access can be made available to this

land through the proposed development to ensure that the implementation of this allocation

is not prejudiced (as demonstrated on the Proposed Site Layout attached at Appendix D).



5.3 Impact on Welsh Language

5.3.1 In accordance with Policy PS1 of the JLDP, a Welsh Language Statement has been prepared

by WYG on behalf of the Applicant and is submitted in support of the planning application

5.3.2 Policy PS1 specifies that a Welsh Language Statement will be required for applications over

certain development thresholds, including: “Retail, industrial or commercial development

employing more than 50 employees and/or with an area of 1,000 sq. m. or more”.

5.3.3 In a national context, the local authority areas of Gwynedd and Anglesey contain the highest

proportion of Welsh speakers in Wales (65.4% in Gwynedd and 57.2% in Anglesey, according

to the 2011 Census). However, these figures show a fall in the number of Welsh speakers

since the 2001 Census, when figures were 69% and 60.1% respectively. It is acknowledged

that this fall is notable as it brings the percentage of Welsh speakers further below the 70%

mark (the figure that the Welsh Government Welsh Language Strategy acknowledges is

required in order for the Welsh language to function as the community's everyday language).

Within the local community area of Llanfihangel Ysgeifiog (within which the application site is

located), the percentage of Welsh speakers remains above the 70% mark i.e. in 2011, 75.8%

of the population were Welsh speakers.

5.3.4 Maintaining the 70%+ level of Welsh speakers within the local community is essential in

protecting the Welsh Language (as set out as a key priority within the Isle of Anglesey County

Council Welsh Language Strategy). It is considered that the proposed development will help

retain and enhance the existing level of Welsh speakers, as the creation of a high-quality,

modern, purpose-built Industrial Estate on the site of the redundant former abattoir will assist

local people in remaining within their community through the creation of new employment

opportunities. In addition, it is the case that the proposed development will create local

employment for those people within the population cohort who typically raise children – the

development will therefore have a positive impact upon language transmission by creating

jobs to encourage the retention of the existing residents in this age group.



5.3.5 In addition to economic benefits, it is acknowledged that a deterioration in environmental

quality can assist in reducing the attractiveness of an area/community/settlement – as such,

a reduction in environmental quality may contribute to out-migration of households. This is

likely to impact on the balance of Welsh / English speaking residents, as well as the balance

of different income and social groups. As existing, the application site comprises a series of

redundant, run-down buildings, some of which are of a large-scale, contributing to the site’s

overall dilapidated state and adverse impact in terms of environmental quality. The proposed

development will replace the run-down buildings with a well-designed and high-quality

development which is set within a carefully landscaped layout. The proposal will therefore

increase the desirability of the local area as a place to live by removing the ‘eyesore’ of the

former abattoir complex, thereby assisting in maintain a socially stable and cohesive

community

5.3.6 In summary, the Welsh Language Statement confirms that the proposed development will

have an overall beneficial effect on Welsh language on the Isle of Angelsey. The proposed

development will bring about significant economic benefits, during the construction and the

operation of the Industrial Estate, in the form of generating additional employment

opportunities and supporting the local supply chain. It is expected that the employment

opportunities generated during both the construction and operation of the proposed

development can be met locally, from within the local community surrounding the application

site, and Anglesey as a whole. Given that 64.8% of the population of Angelsey who work in

‘construction’ and 51.7% of the population who work in ‘manufacturing’ are Welsh speakers,

it is anticipated that the proposal development will assist in retaining Welsh speakers who will

use the language within the workplace and local community on a daily basis.

5.3.7 The Welsh Language Statement confirms that the proposed development is acceptable in

terms of impact on the Welsh language in accordance with Policy PS 1 of the JLDP.

5.4 Ecology

5.4.1 An Ecological Appraisal and Bat Survey Report are submitted in support of the application –

the findings of which, and associated proposed mitigation and enhancement, are summarised

below.

5.4.2 The Ecological Appraisal (undertaken in August 2018) outlines that the majority of habitats

recorded on site comprise of common and widespread species, assessed as being of negligible

value. These include:



• Dense and scattered scrub: Low species diversity and commonly occurring species. No

locally distinct or declining species present.

• Ephemeral/short perennial vegetation: Low species diversity and commonly occurring

species. No locally distinct or declining species.

• Tall ruderal: Low species diversity and commonly occurring species. No locally distinct or

declining species.

• Poor semi-improved grassland: Low species diversity and commonly occurring species.

No locally distinct or declining species.

• Amenity grassland: Low species diversity and commonly occurring species. No locally

distinct or declining species.

• Ornamental planning: Does not provide naturalness within the site. Plant community is

not typical of natural or semi natural habitats within the area.

5.4.3 Habitats of greater ecological value are outlined below:

• Hedgerows: Present along or immediately adjacent to the site boundary that provide

wildlife with foraging and refuge opportunities.

• Semi Improved Neutral Grassland: considered to be of ‘local’ ecological value, although

not listed under NERC S42 or included as a LBAP habitat.

5.4.4 In regard to protected species, the Preliminary Ecological Appraisal recommended that a

further bat survey was undertaken, in order to assess ‘Building 1’ which was identified as

having low bat roost potential. A further bat survey was subsequently undertaken in

September 2019, which found no bats emerging from Building 1 (former office building).

Therefore, no further survey, licensing or mitigation is required for roosting bats.

5.4.5 The Appraisal also identified that habitats on-site are suitable for common nesting birds have

the potential to support the foraging and / or hibernation requirements of West European

hedgehogs and common toads.



5.4.6 The Ecological Appraisal recommends the following mitigation measures with regard to

protected/notable species:

• Foraging / commuting bats: All lighting systems used within the proposed development

should avoid illuminating retained hedgerows with trees along/immediately adjacent to

the site boundaries as this could potentially disrupt valuable bat commuting and foraging

areas.

• Nesting birds: It is recommended vegetation clearance / building demolition works are

avoided during the bird nesting season (March– September inclusive) or, if necessary,

preceded by a search for nesting birds by a suitably experienced ecologist. If birds are

found to be nesting in any vegetation or any of the buildings, then work on or near these

areas will not be able to legally proceed until all of the young birds have fledged.

• West European hedgehog and common toad: Individuals found should be carefully moved

off-site to prevent any potential harm that may result from works. Boundary fencing

should include gaps suitable to allow hedgehog dispersal throughout the site.

5.4.7 In terms of ecological enhancement, the Ecological Appraisal sets out a number of potential

enhancement measures – a number of which are incorporated within the scheme proposals:

• Bird boxes – 6 No. 10 Schweglar (or equivalent) swallow nest boxes to be placed on new

buildings within the proposed development.

• Bat boxes – 3 Schwegler 1FF (or equivalent) bat boxes to be placed on retained trees

within the proposed development.

• Native trees and hedgerows to be retained.

• As far as scheme viability and implementation of sustainable drainage measures allow,

areas of grassland retained within site layout.

5.4.8 The proposed development is acceptable in terms of ecological impact in accordance with

Policy AMG 3 and AMG 5 of the JLDP.

5.5 Landscape and Visual Impact

5.5.1 Notwithstanding the site’s designation as a safeguarded employment site (upon which the

proposed industrial use is policy-compliant in principle), the impact of the proposal in landscape

and visual terms (and associated landscaping proposals) has been fully considered in order to



ensure that the development integrates into its surroundings. It is considered that the

proposed redevelopment of the site will create built form of a reduced scale in comparison to

the existing abattoir complex, with the proposed development being less visually prominent

than some of the existing taller / bulkier buildings currently on the site. In addition, the

proposed industrial units are to be constructed of modern / high-quality materials, representing

an improvement in visual terms in the context of the dated / run-down abattoir complex.

5.5.2 The above is confirmed by the LPA within their pre-application response which states that “the

existing buildings on the enquiry site are a prominent and discordant feature in views from the

village and the surrounding countryside to the south…as a general principle it is evident that

any redevelopment of the previously developed site would comprise an enhancement”.

5.5.3 In response to discussions with the LPA at the pre-application stage, the site layout has been

amended in order to respond to concerns regarding the density of the proposed development,

and to retain a landscape buffer between the site boundaries and the proposed industrial units.

The buffer allows for the protection of existing hedges and trees located along the external

boundaries, as well as the enhancement of local views.

5.5.4 A Landscape and Visual Appraisal is submitted in support of the application. The Appraisal

summaries the mitigation measures incorporated into the scheme design to reduce adverse

effects on landscape and visual amenity (which are also illustrated on the Landscape Proposal

Drawing submitted alongside the application) – these include:

• Retaining the existing site boundary vegetation, which is to be protected during the

construction period.

• Additional native hedgerow is proposed along the southern boundary of the site, which

would connect to the existing and retained hedgerows.

• Proposed scattered groups of trees are proposed near the boundary of the site that

include tree species such as Acer campestre and Quercus robur to help integrate the

proposed development into the surrounding landscape whist partially filtering some views.

• Along the north boundary of the site, a tree avenue and formal hedgerow is proposed to

create a feature entrance to the site whilst partially screening and filtering some views of

the proposed development from the north, particularly for the nearby residential areas.

• Within the site, proposed trees, hedgerows and shrub planting are proposed to soften the

proposed industrial units and surrounding hardstanding areas, whilst filtering potential



views of the proposed development from the surrounding landscape, particularly from

nearby resident dwellings and public footpaths.

• Plant species rich grassland and native tree and hedgerow species to enhance the

biodiversity of the site.

5.5.5 The Landscape and Visual Appraisal concludes that:

• The site represents an opportunity to accommodate the proposed development with

associated retained boundary hedgerows and proposed tree, hedgerow, and amenity

planting.

• The proposed development is unlikely to result in unacceptable impact to the urban/

industrial landscape character and visual amenity experienced within the surrounding

landscape.

5.5.6 It is considered that the proposed development is acceptable in landscape and visual impact

terms, in accordance with Policy PS 13, PCYFF 3, PCYFF 4, and AMG 3 of the JLDP.

5.6 Access / Highways / Parking Matters

5.6.1 A Transport Assessment (TA) and Travel Plan are submitted in support of the application. In

determining the scope of the TA, WYG have consulted with Local Highway Authority’s Highway

Officers in order to agree the parameters of the assessment to be undertaken.

5.6.2 In summary, the TA concludes that the proposed development complies with relevant national

and local polices, as it is located in close proximity to existing public transport services and the

existing pedestrian / cyclist network, and complies with the local high-quality design and

parking standards

5.6.3 In terms of pedestrian accessibility, lit pedestrian footways are present on both sides of the

carriageway on Lon Groes east and west of the site, and these footways link into the existing

pedestrian footways in Gaerwen Industrial Estate and the surrounding residential streets. A

signalised pedestrian crossing is present north of the site on the A5, while a pedestrian refuge

is present at the Lon Groes/A5 junction. Dropped kerbs and tactile paving are present through

Gaerwen to enable continuous pedestrian movements.

5.6.4 In terms of cycle accessibility, the site is located within close proximity to the residential

dwellings within Gaerwen and the surrounding villages, and in addition, it located within a 20-



minute cycle of Llanfairpwll, which offers an opportunity for cycling to be used as part of a

multi-modal journey when accessing the site.

5.6.5 In terms of accessibility by public transport, there are a range of bus services available within

close proximity to the site, which provides an opportunity for site users to access the site by

bus, with direct connections to Bangor, Ysgol y Bont, Llangefni and Llanfairpwll.

5.6.6 In light of the above, it is concluded that the site is well located to integrate into the existing

pedestrian and public transport network within Gaerwen and given the location of the

development on the southern edge of Gaerwen and proximity to the existing residential areas

and surrounding villages, it is well located to maximise access by sustainable transport modes.

5.6.7 Cycle parking will be provided in secure locations with facilities that enable the bike to be

locked by the frame – cycle parking will be provided on a unit by unit basis, with provision in

accordance with the Council’s Parking Standards SPG.

5.6.8 Vehicle parking will also be provided in accordance with the standards set out in the Parking

Standards SPG, with the development proposals providing car parking at the ratio of 1 space

per 47 sqm, which is broadly in line with the B2 standard and situated between the B1 and B8

standards. This will ensure that there is no overspill parking on the local roads surrounding

the site, particularly considering that the proposals are for a mix of B1, B2 and B8 and would

not comprise of typical B1 office usage and therefore would be expected to have a lower

parking demand. A total of 573 spaces are provided within the site layout, including 38

disabled spaces.

5.6.9 During pre-application discussions with the Council, Highways Officers advised that overspill

parking on the roads/highways of industrial/business sites is a constant problem within the

Authority area, and as such, parking provision must be provided so that there is no staff,

operational or visitor parking on the roads within the site. The provision of 573 spaces will be

sufficient to accommodate the anticipated parking demand, with no overspill to surrounding

roads.

5.6.10 The main vehicle access to the site will be gained via Lon Groes, while a secondary access will

provide a link from the existing Gaerwen Industrial Estate to the site. As set out within the

TA, the main vehicular access from Lon Groes has been designed to accommodate the levels



of HGV flows expected providing sufficient carriageway widths, radii, and visibility splays (as

demonstrated on Drawing A109869-SPA01 contained within the TA).

5.6.11 Given the proposals for industrial based employment, a swept path analysis has been

undertaken to demonstrate that the proposed accesses and internal layout are appropriate to

cater for the vehicles that will use the site. The proposed layout is suitable for HGVs accessing

and egressing the site and manoeuvring within the internal road network.

5.6.12 The proposed development is forecast to generate 162 two-way trips in the AM peak hour,

with 122 arriving and 58 departing. In the PM peak hour the development is forecast to

generate 146 two-way vehicle trips with 37 arriving and 109 departing.

5.6.13 The detailed technical assessments undertaken for the development, including detailed

modelling of the local road network, show that the residual cumulative impacts of the

development will not be severe and as such the development is considered acceptable from

traffic and highway perspective.

5.6.14 A Travel Plan is also submitted alongside the Planning Application which outlines various

sustainable travel measures that can be introduced in order to incentivise site users to travel

by sustainable modes.

5.6.15 It is considered that the proposed development is acceptable in transport, highways, and

parking terms in accordance with LDP Policy TRA 2, TRA 4 and PS 4, as well as the Council’s

‘Parking Standards’ SPG (2008).

5.7 Air Quality & Noise Impact

5.7.1 The application site is located within close proximity of existing residential properties. The

nearest residential property is located to the north east (The Cottage, Erg Dewg), and

thereafter, there are properties along Lon Groes, Garth Drive and Maes Merddyn. Careful

consideration has therefore been given to the impact of the proposed development upon the

residential amenity of these properties. Accordingly, an Air Quality Assessment and Noise

Assessment has been carried out, the findings of which including proposed mitigation to

minimise impact on residential amenity, are summarised below.

5.7.2 The Air Quality Screening Assessment highlights that prior to the implementation of

appropriate mitigation measures, the potential impact significance of dust emissions associated

with the construction phase of the proposed development has potential as ‘medium’ at some

worst affected receptors without mitigation. However, appropriate site-specific mitigation



measures are recommended. It is anticipated that with these appropriate mitigation measures

in place, the risk of adverse effects due to emissions from the construction phase will not be

significant.

5.7.3 Following a review of the baseline conditions and the DMRB Screening results, it is predicted

that levels of NO2 and PM10 will not exceed their relevant annual Air Quality Objectives. The

magnitude of the effects of changes in traffic flow as a result of the proposed development,

with respect to NO2 and PM10 exposure, is determined to be negligible.

5.7.4 It is concluded that there are no valid air quality related impacts to warrant further detailed

air quality assessment, and that subject to the incorporation of appropriate mitigation (as

detailed within the Air Quality Assessment and Outline Construction Environmental

Management Plan) the proposed development is acceptable in terms of impact on air quality

during both the construction and operational phases of development.

5.7.5 A Noise Assessment has been carried out which considers the potential noise impact likely to

arise from the following potential noise sources associated with the proposed development:

new building services plant; goods deliveries; and staff car parking.

5.7.6 The noise modelling has been undertaken on the basis of the incorporation of a 2.5m noise

barrier along the north eastern boundary of the site i.e. along the boundary of the site in

closest proximity to residential receptors (as shown on Drawing SK02 included within the Noise

Assessment Report), encompassing close-boarded fence or similar.

5.7.7 The Noise Report concludes that based on the assessment undertaken within the context of

baseline and absolute noise levels, the proposed development is not expected to have a

‘significant adverse impact’ on health or quality of life.

5.7.8 It is considered that the proposed development will have no unacceptable adverse effect on

the health, safety or amenity of occupiers of local residences, or other land or property users

as a result of either noise or air quality impacts in LDP Policy PCYFF 2.

5.8 Ground Conditions / Contamination

5.8.1 A Phase 1 Geo-Environmental Assessment Desk Top Study of the site has been carried out

which concludes that due to the historical use of the site as an abattoir and the long-term

storage of waste products and waste water on the site, ground investigation will be required



to confirm ground conditions and to identify any contamination associated with the former

land use.

5.8.2 In summary, due to the nature of the previous development on the site potential risks to

human health (future site users and construction workers) have been identified associated

with the use of the site as an abattoir and the potential presence of asbestos containing

materials at the ground surface and entrained within the near surface soils. Risks to the wider

environment (groundwater, surface water) and adjacent properties are also identified if

potentially mobile contaminants are present on the site. Ground gas generation associated

with infilled ground in adjacent properties and Made Ground on site is also considered possible.

5.8.3 The Phase 1 Geo-Environmental Assessment concludes that intrusive investigation will be

required on the site to confirm ground conditions and to identify any contamination in the near

surface soils including potentially mobile contamination within these materials which may

impact shallow perched groundwater or deeper water bodies within the underlying bedrock.

Geotechnical considerations are also required to provide information to aid foundation and

pavement design for the proposed development. Any future ground investigation will also

need to include ground gas monitoring.

5.9 Drainage

5.9.1 A Drainage Strategy has been prepared for the site/proposal and a Drainage Strategy Report

(including Indicative Drainage Layout for both foul and surface water) is submitted in support

of the application.

5.9.2 In accordance with the Natural Resources Wales (NRW) Development Advice Maps, the site is

located within Flood Zone A (land having less than 1 in 1000 annual probability of river or sea

flooding). Due to the topography of the area, the risk of flooding from adjoining properties or

roads is considered to be minimal and therefore, the management of the surface water run-

off generated by the post development site will be the principal flood risk associated with this

scheme.

5.9.3 As set out within the Drainage Strategy Report, the design of a surface water drainage strategy

should seek to improve the local run-off profile by using systems that can either attenuate

run-off and reduce peak flow rates or positively impact on the existing flood profile whilst

ensuring that the key objectives of Schedule 3 of the Flood and Water Management Act 2010

are satisfied to the consent of the local SUDS Approval Body (SAB). Consultation has been



undertaken with the IACC SAB accordingly, as outlined in full within the Drainage Strategy

Report.

5.9.4 Soil infiltration testing has been undertaken on the site. Based on the soil infiltration results

and the local geology reviewed, it is concluded that full ground infiltration techniques will not

be viable for the surface water drainage and management at the application site, but that it

should be possible to use partial ground infiltration techniques in conjunction with another

surface water drainage strategy.

5.9.5 As the use of an infiltration-based drainage system as a primary strategy will not be viable,

the Drainage Strategy recommends that the surface water drainage system for the proposed

development discharges to a sewer at a location in the south east corner of the site, and that

SuDS features with partial infiltration are incorporated into the design. Discussions with the

SAB have confirmed this to be a suitable strategy (indicative proposals are shown on Drawing

5167-SK02 contained within the Drainage Strategy Report).

5.9.6 The following SuDS features are proposed for incorporation within the design:

• Three Detention Basins (utilising partial infiltration)

• Swales as a means of conveyance for access roads and where space allows for car parks

and roof water (utilising partial infiltration)

• Inclusion of Porous Paving Systems (utilising partial infiltration)

• Rainwater Butts for all units

5.9.7 It is considered that this design offers a practicable means to positively impact on the existing

flood profile whilst improving water quality of the run off in accordance with the philosophy of

Schedule 3, whilst acknowledging the site constraints of size, local topography and ground

investigation.

5.10 Energy Conservation

5.10.1 As set out in Policy PCYFF 5 of the LDP, non-residential developments with a floorspace of

over 1,000 are required to be supported by an Energy Assessment. Accordingly, an Energy

Assessment is submitted alongside the application.

5.10.2 The Energy Assessment has been prepared to illustrate the environmental aspects of the

proposed development highlighting the energy and carbon dioxide (CO2) emission profile and



assess the options available for reducing energy consumption and associated CO2 emissions

in accordance with IACC’s policies and guidelines.

5.10.3 To meet the Welsh Building Regulations Part L2A 2014 and the local planning policies for the

non-domestic buildings, a number of energy efficient measures are required, including the

incorporation of passive and active energy techniques to reduce energy and consumption

required to heat, cool, ventilate and power a building – as set out fully within Chapter 3 of the

Energy Statement which accompanies the application.

5.10.4 In addition, the Energy Statement undertakes an appraisal of renewable and LZC technologies

to identify suitable headline energy options and approaches.

5.10.5 The Energy Statement concludes that to ensure policy energy targets are met the following

solutions are recommended:

• Energy Efficiency Measures: efficient fabric design, variable refrigerant flow system to

provide heating and cooling, efficient heat recovery system, low energy lighting with

controls.

• Renewable Energy Technology: proposal of approximately 5% of floor area for each

industrial unit to be supplied with Photovoltaic Panels roof mounted to provide up to 10%

of electricity generation and reduce carbon emissions from grid connections.

5.11 Other Matters

5.11.1 Archaeology: the Gwynedd Archaeological Planning Service have confirmed that there are no

significant archaeological concerns for the scheme. The nearest scheduled monuments and

Registered Historic Park and Garden are over 1km away, and neither these nor the listed

buildings in the centre of Gaerwen appear likely to be affected by the proposal. In terms of

undesignated archaeological investigations of the greenfield may be required under condition.

5.11.2 Public Rights of Way: within the Council’s pre-application advice, it is confirmed that the

development will not have any effect on public footpath numbers 10/4, 10/5 and 26. Within

the Council’s EIA Screening Opinion, it is highlighted that there is a possible unregistered right

of ways to the east of the site – however, these routes are located outside the site boundary

and the proposed scheme will not restrict these routes.



6.0 Conclusions

6.1.1 The proposed redevelopment of the redundant and disused Welsh Country Foods Abattoir site

for the construction of an Industrial Estate (comprising circa 27,041 sqm of Class B1/B2/B8

uses) is considered to be policy compliant and both appropriate and acceptable. In particular,

it is considered that there are a number of material considerations in support of the application,

which include the following:

• The site is located within a ‘Safeguarded Employment Site’ (LDP site ref. C30) within

which land is safeguarded for B1, B2 and B8 uses – the principle of the development is

therefore established subject to detailed planning considerations.

• The re-use of this vacant, largely previously-developed site (for which no market

demand exists for its former use as an abattoir) to create a modern, high-quality, purpose-

built industrial estate, will assist the Authority in ‘sustaining communities’ and achieving

an ‘enterprising and vibrant area’ in accordance with the Corporate Plan.

• A significant number of jobs will be created during the construction phase of

development – the use of local employment and the local supply chain will be

maximised in order to ensure that positive impacts of the construction phase are

harnessed by the local community.

• It is estimated that circa 489 FTE jobs will be created across the site once the Industrial

Estate is operational. In addition, the proposed development will support additional

indirect employment within the associated supply chain.

• The proposed development will ensure that access can be made available to the

Council-owned land located to the south and west of the application site (which

is allocated for employment purposes under the provision of Policy CYF 1), ensuring that

the implementation of this allocation is not prejudiced.

• The proposed development will have an overall beneficial effect on Welsh language

on the Isle of Angelsey. The proposed development will help retain and enhance the

existing level of Welsh speakers within the local community, as the creation of a high-

quality, modern, purpose-built Industrial Estate on the site of the redundant former

abattoir will assist local people in remaining within their community through the

creation of new employment opportunities.



• Mitigation and enhancement measures are put forward in order to enhance the

beneficial effects of the proposed development on the Welsh language,

including maximising the economic benefits through a commitment to supporting the local

supply chain; sourcing construction and operation labour locally; supporting / funding

language awareness training and / or skills training appropriate to needs of employees;

as well as ensuring that the name of the new development takes into account local

linguistic heritage, and that all signage across the site is provided bilingually.

• The proposed development is acceptable in terms of ecological impact, subject to

the mitigation/enhancement measures set out within the Ecological Appraisal, including

retention of trees/hedgerow and the incorporation of appropriate landscape

buffers between hedgerows and built development.

• The proposed development is unlikely to result in unacceptable impact to the

urban/ industrial landscape character and visual amenity experienced within the

surrounding landscape, as confirmed within the Landscape and Visual Appraisal.

• The redevelopment of the site will create built form of a reduced scale in

comparison to the existing abattoir complex, with the proposed development being less

visually prominent than some of the existing taller / bulkier buildings currently on the site

and the proposed industrial units being constructed of modern / high-quality materials,

representing an improvement in visual terms in the context of the dated / run-down

abattoir/effluent complex.

• The site is well located to integrate into the existing pedestrian and public transport

network within Gaerwen and given the location of the development on the southern edge

of Gaerwen and proximity to existing residential areas and surrounding villages, it is well

located to maximise access by sustainable transport modes.

• A total of 573 car parking spaces are provided within the site layout, including 38

disabled spaces, which accords with the level of provision set out within the Parking

Standards SPG – this level of parking provision will ensure no overspill parking to

surrounding highway.

• Safe and appropriate vehicular site access is provided off Lon Groes, and the site

access and wider internal site layout have been designed to accommodate anticipated

site users (including HGV movements).



• The detailed technical assessments undertaken for the development, including detailed

modelling of the local road network, show that the residual cumulative impacts of

the development in traffic terms will not be severe, and as such the development

is considered acceptable from traffic and highway perspective.

• The proposed site layout ensures that access to the land to south of the

Application Site (i.e. Council-owned employment land) is maintained / is not

restricted in any way by the proposed development.

• A Noise Assessment has been carried out which concludes that based on the assessment

undertaken within the context of baseline and absolute noise levels, the proposed

development is not expected to have a ‘significant adverse impact’ on health or

quality of life in noise impact terms (incorporating a section of 2.5m noise barrier

along the site’s north eastern boundary).

• An Air Quality Assessment has been carried out which concludes that there are no valid

air quality related impacts to warrant further detailed air quality assessment, and that

subject to the incorporation of appropriate mitigation (as detailed within the Air Quality

Assessment and Outline Construction Environmental Management Plan) the proposed

development is acceptable in terms of impact on air quality during both the

construction and operational phases of development.

• The site is located on land identified on the TAN15 Development Advice Map as Flood

Zone A (at little or no risk of fluvial flooding). Due to the location of the site, the

risk of flooding from canals, reservoirs and tidal waters is considered to be minimal.

• Soil infiltration testing has identified that full ground infiltration techniques will not be

viable for the surface water drainage and management at the application site, but that it

should be possible to use partial ground infiltration techniques. An appropriate Drainage

Strategy is put forward incorporating SUDS measures as appropriate to the

site, and as agreed in principle with the IACC SAB.

• An Energy Assessment of the proposed development has been carried which sets out

options for reducing energy consumption and associated CO2 emissions – in summary,

the proposed Industrial Units will incorporate a range of energy efficiency

measures.

6.1.2 Having regard to the above material considerations, it is considered that the proposed

development represents an appropriate and policy compliant scheme. Accordingly, it is



therefore considered that the proposed development is acceptable, and we would respectfully

request that the application is approved.



APPENDIX A: SITE LOCATION PLAN

Tank

Abattoir

Tanks

Tank

Tanks

Tanks

WB

LON

GR

OES

GaerwenIndustrial Estate

Site Area 11.62 hectare 28.72 acres

Ordnance Survey © Crown Copyright 2014.All rights reserved. Licence Number 100052278.

15 20 25 30 35 40 45 50 metres1050

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aja architects llp

Coventry Business Park

T: 024 7625 3200

E: [email protected]

no. bydate revision

notes

W: www.aja-architects.com

F: 024 7625 3210

COVENTRY CV5 6UB

aja architects llp is a limited liability partnership registered in England No. OC326721

1170 Elliott CourtHerald Avenue

this drawing and design is the copyright of aja architects llp and must not bereproduced in part or in whole without prior written consent. contractors mustverify all dimensions on site before commencing work or preparing shop drawingsIf in doubt ASK.

Where this drawing contains any Ordnance Survey mapping material, it has beenreproduced under license number 100052278.Ordnance Survey © Crown copyright

architects

Gaerwen Ind. EstGaerwenAnglesey

Site Plan Existing

1:1000@A1,1:2000@A3 ans

aips January 2019

6401-101

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APPENDIX B: EXISTING SITE PLAN

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Phase 1



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T: 024 7625 3200


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F: 024 7625 3210

COVENTRY CV5 6UB





architects


Site Plan Demolitions

1:1000@A1,1:2000@A3 ans

aips January 2019

6401-102 A

A 18.03.19 phasing confirmed ans

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APPENDIX C: SERVICES & FACILITES PLAN

1

2

3

4

5 6 11

10

9

8

7

12

13

14

15

Service/Facility Address

1. Gaerwen Fish and Chip Shop Maes Llwyn, Gaerwen LL60 6DA

2. Jemini Hair Salon Cross Keys Bakery, Gaerwen LL60 6DA

3. McColl’s convenience store 1 Lon Groes, Gaerwen LL60 6DD

4. Ysgol Esceifiog Lon Groes, Gaerwen LL60 6DD

5. The Church of Jesus Christ of Latter-day Saints – Place of worship

2 Rhestai Road, Gaerwen LL60 6BY

6. St. Michaels Church – Place of worship North of Holyhead Road, north of ind. Est.

7. Chapel – Place of worship North of Holyhead Road

8. Gulf petrol filling station Ffordd Caergybi, Gaerwen LL60 6LS

9. Lees Chinese Takeaway Chapel Street, Gaerwen LL60 6DW

10. Chapel – Place of worship Chapel Street, Gaerwen

11. Nisa convenience store Ffordd Caergybi, Gaerwen LL60 6LS

12. Sports club/playing field Lon Groes, Gaerwen

13. Bennett Williams Vets Construction House, Gaerwen Industrial Estate, Gaerwen LL60 6HR

14. Children’s play area Opposite McColl’s, Lon Groes

15. Green space/open space Opposite McColl’s, Lon Groes

Public Transport

Service/Facility Location Service

Bus Stop – Industrial Estate West Bound Holyhead Road X4 Bangor, 4A Bangor, 4H Bangor

Bus Stop – Industrial Estate East Bound Holyhead Road X4 Holyhead, 4A Llangefni, 543 Talwrn, 42 Pentre-Berw, 4H Llangefni, 4X Holyhead

Bus Stop – War Memorial East Bound Holyhead Road X4 Bangor, 4A Bangor, 4H Bangor

Bus Stop – Rhestai Rhos West Bound Holyhead Road (opposite Church of Latter Day Saints)

4A Llangefni, X4 Holyhead, 543 Talwrn, 43 Heneglwys, 42 Pentre-Berw, 4H Llangefni, 4X Holyhead

Bus Stop – Police Station West Bound Holyhead Road X4 Holyhead, 4A Llangefni, 543 Talwrn, 43 Heneglwys, 4H Llangefni, 42 Pentre-Berw

Bus Stop – Police Station East Bound Holyhead Road X4 Bangor, 4A Bangor, 4H Bangor, 43 Bangor

Bus Stop – Tafarn Newborough West Bound

Holyhead Road (near cross road with Chapel Street)

X4 Holyhead, 4A Llangefni, 543 Talwrn, 42 Pentre-Berw, 43

Heneglwys, 4H Llangefni, 4X Holyhead



APPENDIX D: PROPOSED SITE LAYOUT

32m yard25m dia.Turning Circle Unit 1

Unit 3

36m yard25m dia.Turning Circle

min 35m yard25m dia.Turning Circle

Unit 4

Unit 540m yard25m dia.

Turning Circle

Parking34+2

2 No LevelAccessDoors



1 Storeyoffice

1 Storeyoffice

2 Storeyoffice



1 Storeyoffice



1 Storeyoffice

Parking27+2

Parking37+2

Unit 6

1 Storeyoffice

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2 Storeyoffice



Parking37+2



Parking22+2

Unit 8

1 Storeyoffice



Unit 9

2 No LevelAccess


Parking11+1

1 Storeyoffice

25m dia.Turning Circle

Unit 10

Unit 11

Unit 13

Parking24+2


2 Storeyoffice


19

19

28

Parking66+4Unit 14

Unit 12




2.5m high acoustic barrier2.5m high acoustic barrier

2.5m hig

h acou

stic ba

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Unit 2

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Rainwater AttenuationLagoon





O/H

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Unit 1 Warehouse 1,824 sq.m. 19,633 sq.ft.

Total 1,824 sq.m. 19,633 sq.ft.

Total Build 27,041 sq.m. 291,053 sq.ft.


Unit 3 Office GF 120 sq.m. 1,291 sq.ft.Warehouse 1,795 sq.m. 19,321 sq.ft.

Total 1,915 sq.m. 20,612 sq.ft.


Total 1,195 sq.m. 12,862 sq.ft.

Unit 5 Office GF 140 sq.m. 1,506 sq.ft.Office FF 140 sq.m. 1,506 sq.ft.Warehouse 2,374 sq.m. 25,553 sq.ft.

Total 2,654 sq.m. 28,565 sq.ft.


Total 2,985 sq.m. 32,129 sq.ft.

Unit 1 can be subdivided say 5 units:2 @ 451 sq.m. 4,854 sq.ft.2 @ 447 sq.m. 4,811 sq.ft.


Total 1,825 sq.m. 19,643 sq.ft.


Total 2,059 sq.m. 22,162 sq.ft.


Total 1,435 sq.m. 15,445 sq.ft.

Unit 9 Office GF 77 sq.m. 828 sq.ft.Warehouse 689 sq.m. 7,416 sq.ft.

Total 766 sq.m. 8,244 sq.ft.


Total 2,415 sq.m. 25,994 sq.ft.


Total 1,921 sq.m. 20,676 sq.ft.


Total 3,247 sq.m. 34,950 sq.ft.

Unit 14 Warehouse 800 sq.m. 8,611 sq.ft.

Total 800 sq.m. 8,611 sq.ft.

Unit 3 can be divided in 2:2 @ 956 sq.m. 10,290 sq.ft.

Unit 13 can be subdivided say 2 units:1 @ 1,899 sq.m. 20,440 sq.ft.1 @ 1,339 sq.m. 14,412 sq.ft.Option Additional subdivision:1 @ 810 sq.m. 8,718 sq.ft.2 @ 533 sq.m. 5,737 sq.ft.2 @ 439 sq.m. 4,725 sq.ft.1 @ 443 sq.m. 4,768 sq.ft.

Unit 14 can be subdivided say 2 units:2 @ 396 sq.m. 4,262 sq.ft.


Total 2,000 sq.m. 21,527 sq.ft.

Unit 6 can be divided in 2:2 @ 907 sq.m. 9,762 sq.ft.

Unit 2 can be subdivided say 5 units:2 @ 396 sq.m. 4,262 sq.ft.3 @ 392 sq.m. 4,219 sq.ft.

drawn

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drawing

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aja architects llp


T: 024 7625 3200


no. bydate revision

notes


F: 024 7625 3210

COVENTRY CV5 6UB





architects


Illustrative Site Plan

1:1000@A1,1:2000@A3 ans

aips January 2019

6401-103 B

A 06.03.19 Units 1 & 2 revised TWB 18.03.19 OA site boundary highlighted ans

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