Appendix 1

5.1.1

Under the new planning system the Local Development Plan is intended to be a responsive, dynamic document which has a focus on implementation and achievement in place-shaping. As such, the framework for implementation of policies and proposals and mechanisms for monitoring achievement are critical to the success of the Conwy LDP.

5.1.2 This section outlines how the LDP policies will be implemented in the context of infrastructure constraints and how the aims and objectives will be monitored. Many of the policies in the LDP will be implemented through other Development Plan Documents such as the Colwyn Bay Masterplan. The Conwy Community Strategy – One Conwy, the Local Service Board (LSB) and key partners will also play a significant role in the delivery of the policies in the LDP. The key agencies and partners likely to have a role in the delivery of the policies are identified in Table 15.

5.1.3

The presence of clear mechanisms for implementation and monitoring forms part of the test of soundness of the LDP. Monitoring helps to answer several key questions: 

• Are policies achieving their objectives?
• Have policies had unintended consequences?
• Are the assumptions and objectives behind policies still relevant?
• Are the desired outputs being achieved?

5.1.4

In order to assess the effectiveness of the policies in the delivery of development and protection of the environment, it is important that continuous monitoring and review of policies in the Local Development Plan is undertaken throughout the Plan period. Monitoring and review will take place on an annual basis through the Annual Monitoring Report (AMR). If, as a result of monitoring and review, it appears that policies and allocations are not being met and development is not coming forward in a sustainable or timely manner, the Council will be proactive in using its powers to respond to changing circumstances. The following mechanisms can be triggered:

• Actions to bring forward sites for development, wherever possible, in partnership with landowners and developers;
• Action to bring forward development sites on previously developed land;
• Use of Compulsory Purchase Orders to unlock sites;
• Working with partners to bring forward investment in infrastructure;
• Review of land allocations or policies in the Local Development Plan.

5.1.5

Implementing the phasing policies, to enable the plan, monitor and review approach will be used to guide the phasing of development and performance against the previously developed land target. Where monitoring shows that sites are not coming forward as anticipated, other sites will be brought forward in the programme, having particular regard to the priority for previously developed land. If land supply significantly exceeds estimated take up rates it may be necessary to refuse applications until the Plan is reviewed. It will also be necessary to guide windfall development, in particular where there is clear need for affordable housing, to settlements in need over the Plan period.

5.1.6

The Council will prepare Development Briefs for new major housing sites (50 dwellings or above) and employment sites (5 hectares and above) The purpose of a development brief is to inform developers and other interested parties of the constraints and opportunities presented by a site and the type of development expected or encouraged by local planning policies within this LDP. Development Briefs will be used to set out more detailed information regarding phasing of different parts of the site, where it is favourable to commence development on one part of the site in preference to another due to access or other constraints.

5.2.1

In the event that the Annual Monitoring Report identifies delivery issues in relation to the development strategy, where key policy targets are not being met, these would need to be assessed as part of the Annual Monitoring Report process and a decision reached on whether any change was required to the LDP, or through other mechanisms.

5.2.2

A key aspect of monitoring the Conwy LDP is the number of homes being built. The number of homes coming forward in Conwy, in the urban accessible locations, will need to be assessed in the Annual Monitoring Report. Other policies will also be monitored at relevant spatial levels in the settlement hierarchy, or as appropriate to the specific policy.

5.2.3

The survey results from BP/31 – ‘Capacity of the House Building Industry’ indicate that developers could build up to a maximum of 75 dwellings per annum during the Plan period on any one site and dependant on the number of developers building on site. The results of this survey have informed the phasing of sites in Table 11.

5.2.4

Whilst it is not anticipated, if the situation were to arise where delivery in the priority urban development areas could not meet the housing needs of the area, this would trigger mitigation, as highlighted in the implementation plan (Table 15), with the identification of contingency sites allowing extra capacity to be brought forward if necessary. The proposed basis for the release of contingency sites is detailed in BP/41 – ‘Release of Contingency Sites’.

5.2.5

Where infrastructure capacity issues are highlighted, developer contributions and funding will ensure delivery of the sites as detailed in the next section.

5.3.1

A key factor in the successful implementation of the LDP is the infrastructure required to bring forward development. There is widespread acknowledgement that past public under-investment has lead to pressure on a range of public utilities across the country. In Conwy, key infrastructure constraints include poor public transport in some locations, limited sewage treatment works capacity and energy supply in rural areas and the lack of open space. This follows consultation with infrastructure providers in developing the LDP.

5.3.2

Following this consultation, it is apparent that there are no capacity issues for education and health provision. The issues raised by infrastructure providers have been taken into account in the development of the LDP, however, there remain outstanding issues that lead to a requirement to phase new development in order to ensure that it is not built / occupied until the infrastructure is available.

5.3.3

Where issues are apparent with capacity, developers will be subject to meeting those capacity issues through developer contributions in line with Policies DP/4 – ‘Development Criteria’ and DP/5 – ‘Infrastructure and New Developments’. The main general constraints affecting delivery of sites are outlined below, with Tables 11 and 12 providing detail on a site-by-site basis.

5.3.4

All sites will require some works to access, in the form of constructing estate roads or junctions on to existing highways. Some sites require more significant work, which must be considered when phasing their development. This may be in the form of road widening, improving visibility at a junction or changes of levels on steeper ground.

5.3.5

A lack of services to a development site, in particular in the form of capacity constraints on sewerage networks or waste water treatment works will delay development. If the development is to go ahead, but improvements are not scheduled within Welsh Water’s Capital Investment Programme, then the cost of the necessary improvements will have to be borne by the developer.

5.3.6

If a site is at risk of flooding, it will often mean that development cannot take place, or will be restricted to those parts of the site outside the flood risk zone. On some sites, development may be allowed if mitigation methods are implemented. Further detail on flood risk within the Afon Conwy and Afon Clwyd areas can be found in BP/17 – ‘Strategic Flood Risk Assessment’.

5.3.7

Some sites are suitable for development, however, are not immediately available because of current uses on the site. If the current occupiers have a timescale for vacating the site, for example if a lease is due to expire within the Plan period, then this is shown in table 11.

5.3.8

In some circumstances, a compulsory purchase order (CPO) may be required to enable a development to proceed. In this situation, a minimum of six months should be allowed, or for more complex developments, and with objections leading to public inquiry, 12 – 18 months is a more appropriate timescale.

5.4.1

Housing provision, particularly AHLN is a key priority of this Plan. As evidenced in BP/9 – ‘Affordable Housing Viability Study’ and set out in HOU/2 – ‘Affordable Housing for Local Need’, all housing allocations and new applications will be required to achieve the required level of affordable housing Policy HOU/2 is flexible enough to encourage developers to submit evidence base where they feel that the maximum level is unviable.

5.4.2

The priority for the Council is to make affordable housing provision on-site. However, in exceptional circumstances, payment of a commuted sum will be acceptable, as detailed in Policy HOU/2. To ensure delivery of affordable housing in areas of need, commuted sums will be delivered Plan Area wide as detailed in the Council’s adopted ‘Commuted Sums Protocol’.

5.4.3

In order to ensure that approximately 6,520 (478dwellings a year) dwellings are built in the County by 2022 it is necessary to identify the varying sources of additional housing and devise policies and proposals which will facilitate its provision. A housing delivery and phasing plan has been produced for the LDP which sets out an indicative assessment of annual build rates for the period up to 2022 to demonstrate a 15 year supply for Conwy. The plan has been prepared in support of the housing policies within this LDP but will also be updated through the preparation of the Conwy Annual Monitoring Report (AMR). An element of contingency (approximately 10%) has been applied to the Plan to take account of housing development which may not come forward over the Plan period (Table 12).

5.4.4

Recent completions and projected completion rates for sites currently with planning permission provide an important contribution to the housing supply. These are demonstrated in BP/5 – ‘Housing Land Availability Study’, BP/21 – ‘Site Deliverability Assessment’ and BP/30 – ‘Phasing Plan’.

5.4.5

Table 11 which follows comprises a Housing Delivery and Phasing Plan which illustrates how the allocated housing supply will contribute to provision and when it is expected that development will occur, with priority given to Previously Developed Land in a settlement. Annual review will allow the Council to monitor progress and identify any need to intervene. The trigger points for such intervention are detailed in Policy HOU/1 and the Implementation & Monitoring Section.

5.5.1

As a result of the above capacity constraints in some areas, the priority for Previously Developed Land and AHLN delivery, there is a need to phase residential development in order to ensure that the supporting infrastructure is available. However, if the situation alters there may be opportunity to bring development forward earlier than anticipated. Further, there may be instances where the developer is able to address deficiencies to overcome the problem. More detailed site specific phasing work is set out in BP/30 – ‘Phasing Plan’.

5.5.2

The Housing Delivery and Phasing Plan, comprising the trajectory below and Table 11, show the approach taken to the phasing of new residential development. The Plan assumes that during the first part of the Plan period, dwelling completions will comprise mainly the development that already has planning permission. An explanation of the housing completion and commitment figures is available in BP/4 – ‘Housing Land Supply’ and BP/21. It is anticipated that the AHLN delivery will be less in the short term of the Plan due to commitments and greater in the medium to long term when windfall and new allocations come forward.

5.5.3

In addition to ensuring that essential site requirements come forward as a priority, the phasing plan has also been designed with the aim of ensuring a constant 5 year housing land supply.

5.5.4

While, as reference previously, the Council considers that its housing allocations in the Plan are deliverable within the Plan period, a 10% contingency has been applied to the Plan to take account of unknown constraints which may prevent some allocated sites being developed within the period.

5.5.5

Table 12, therefore, comprises a list of additional housing ‘contingency sites’ which will be held in reserve but which can be released for development on a managed basis should plan monitoring following adoption indicate that the allocated housing sites in the Plan are not coming forward for development as anticipated in the Plan.

5.5.6

Where the JHLAS demonstrates that the Council is unable to achieve a five year housing land supply, the Council will release a site (or sites) from the list of contingency sites in Table 12, to increase the housing land supply and assist in meeting the identified shortfall.

5.5.7

The release of contingency sites will be based on a range of criteria including location, size and deliverability (as detailed in Policy HOU/1) in the context of the Plan’s priorities and indicators.

Table 11 Conwy Housing Delivery and Phasing Plan: Allocated Sites

Phasing of allocated sites:

i = projected completions 01/04/2007 – 31/03/2012
ii = projected completions 01/04/2012 – 31/03/2017
iii = projected completions 01/04/2017 – 31/03/2022

URBAN DEVELOPMENT STRATEGY AREA
Site Ref	Site Name	Area (ha)	Number of units	PDL status	Planning status	i	ii	iii
Abergele
79/80/81/82/E3	Rhuddlan Rd, Tandderwen Farm	25.5	600	Green	Part of site at risk of flooding; mitigation required on parts of site as set out in the SFCA.		150	450
					Traffic management improvements may be required for all phases. Prior to development, Transport Assessments will determine if contributions are necessary towards a Traffic Improvement Scheme
					Improvements to sewerage network required. High pressure gas pipeline crosses the Southern part of the site.
481	Abergele Business Park	5	200	Brown	Traffic improvements may be required. Prior to development, Transport Assessments and then on-going annual monitoring of the traffic flows within the town will determine if contributions are necessary towards a Traffic Improvement Scheme.		200
Colwyn Bay, Rhos on Sea
217	BT Exchange	1.21	70	Brown	Lease extended on site; not available until approx. 2015.			70
494	Ysgol y Graig, Old Colwyn	1.18	30	Brown	Junction improvements required.		30
488	Lawson Road	0.53	35	Brown	No major constraints		35
67	Glyn Farm, Colwyn Bay	3.2	39	Green	New water main required		39
247	Dinerth Road, Rhos on Sea	1.81	65	Brown	Lease on site (Council owned))		30	35
71/348	Dinerth Hall Farm, Rhos on Sea	2.7	80	Green	Part of site C1 flood risk zone, therefore should be avoided as set out in the SFCA. Traffic study to assess extent of junction and access improvements. Improvements to water supply needed			80
496	Ty Mawr, Old Colwyn	12.64	255	Green	Junction improvements required with additional local parking		50	205
Conwy, Llandudno Junction, Llandudno
14	Woodland, Llandudno Junction	1.92	75	Green	Part of site C1 zone, & development in this area should be avoided, as set out in the SFCA			75
434	Plas yn dre	0.22	40	Brown	Site C1 flood risk, therefore some mitigation may be required as set out in the SFCA.		40
449	Plas Penrhyn, Penrhyn Bay	0.67	30	Brown	No major constraints		30
176	Esgyryn, Llandudno Junction Mixed use housing, employment, community facilities	9.8	120	Green	Improvements to sewerage network required including the introduction of sustainable urban drainage ponds		70	50
439	Social Club, Llandudno Junction	0.98	40	Brown	Partly in C2 flood zone; some mitigation may be required as set out in the SFCA.		40
					Sewerage network overloaded
Llanfairfechan, Penmaenmawr
31	Adjacent to Glanafon,	0.22	15	Green	Part of site C2 zone, therefore this area should not be developed as set out in the SFCA.			15
					Currently unavailable due to lease; likely to become available later in Plan period.
429	Dexter Products	0.47	15	Brown	Footway improvements to Llanerch Road are required		15
521	West Coast Building, Llanfairfechan	0.24	10	Brown	No major constraints		10
Llanrwst
287	Bryn Hyfryd, Ffordd Tan yr Ysgol	1.17	40	Green	Site is subject to flood risk; land raising required as set out in the SFCA. Drainage must be considered during the layout and design planning stage of site development to ensure adequate measures are provided for sustainable drainage systems		40
					Any development will require adequate provision be made for increase in traffic.
					Improvements needed to sewerage network and sewage works.
455	Site A, North of Llanrwst	2.06	50	Green	Improvements needed to sewerage network and sewage works.			50
458	Site D, East of Llanrwst	1.7	60	Green	Part of site in C2 & this area should not be developed, as set out in SFCA. Access through site 287 with the same requirements. Improvements needed to sewerage network and sewage works.			60
459	Site E adj. Bryn Hyfryd	1.42	50	Green	Part of site in C2 & this area should not be developed as set out in SFCA. Access through site 287 with the same requirements Improvements needed to sewerage network and sewage works.			50
RURAL DEVELOPMENT STRATEGY AREA
Main villages: Tier 1
Dwygyfylchi
56	Off Ysguborwen Road	0.5	15	Green	No major constraints		15
53	North of Groesffordd	1.12	30	Green	No major constraints but improvements to site access			30
Glan Conwy
270	Top Llan Road	4.45	80	Green	Development should involve realignment of junction.		20	60
					Improvements to sewage network required
Llanddulas
403	South of the Mill	0.83	20	Green	Access only through site 406.			20
406	Pencoed Rd	0.85	20	Green	Improvements to both vehicular and pedestrian access may be required.		20
Llysfaen
87	Adjoining former rectory,	1.04	30	Green	No major constraints		30
160	Adjoining Ysgol Cynfran	1.3	40	Green	Appropriate access design required due to proximity of Ysgol Cynfran			40
Main villages: Tier 2
Betws-yn-Rhos
92/274	Minafon	1.02	10	Green	Improvements required to sewage treatment works.		10
91/284	Ffordd Llanelwy	0.53	10	Green	Improvements required to sewage treatment works.			10
Cerrigydrudion
453	Land fronting B5105	2.51	20	Green	No major constraints		20
Dolgarrog
470	Tan y Ffordd,	1.7	15	Brown	New access will be required; works needed due to changes in level.		15
					Talybont waste treatment works need improving; low water pressure in the area.
MS25	Aluminium works	20.34	30	Brown	Part of site C1, therefore this area should be excluded from development, as set out in the SFCA. Talybont waste treatment works need improving; low water pressure in the area.			30
Eglwysbach
60	Off Heol Martin	0.64	10	Green	Part of site at C2 flood risk. This should be avoided and/or mitigation measures put in place as set out in the SFCA.			10
					Any new development will require emergency access.
					Improvements needed to sewage treatment works.
Llanfair TH
454	The Smithy	1.14	25	Brown	Improvements to access required.			25
					Sewerage network and treatment works need improvement.
Llangernyw
277	Coed Digain	1	25	Green	Some highway improvements required.			25
Llansannan
289	North of Llansannan	1.05	25	Green	Improvements needed to sewage treatment works		25

Table 12: Conwy Housing Delivery and Phasing Plan: Contingency Sites

Urban Development Strategy Area
Site Ref	Site Name	Area	Number of units	PDL	Planning status
		(ha)		status
Abergele
78	Llanfair Rd, Abergele	3	100	Green	Dependant on contributions towards a Traffic Improvement Scheme / annual monitoring of traffic flows within the town.
Colwyn Bay
67	Glyn Farm, Colwyn Bay	0.9	27	Green	New water main required
502	Llysfaen Road, Old Colwyn	0.67	20	Green	No major constraints
Conwy, Llandudno
SR43	Henryd Rd, Gyffin	0.65	10	Green	No major constraints
SR85	Nant-y-Gamar Road	1.76	60	Green	No major constraints
37/38	Off Derwen Lane, Penrhyn Bay	5.06	175	Green	Improvements to sewerage network required.
Llanfairfechan, Penmaenmawr
384	W of Penmaen Park, Llanfairfechan	2.43	45	Green	Site may be affected by possible A55 J15 changes. Some issues with ground level for access.
135	Conway Road, Penmaenmawr	0.4	15	Green	No major constraints
Llanrwst
457	Site C North East of Llanrwst	3	70	Green	Improvements needed to sewerage network and sewage works.
					Poor access.

5.6.1

Policy EMP/2 – ‘Allocation of New B1, B2 & B8 Office and Industrial Employment Development Sites’ states that the Council will plan, monitor and review the delivery of approximately 20.5 hectares of employment land (17.5 hectares in the Urban Development Strategy Area and 3 hectares in the Rural Development Strategy Area) with a contingency level of up to 1.5 hectares in the Urban Development Strategy area and 0.5 hectare in the Rural Development Strategy Area over the Plan period to meet the predicted change in population.

5.6.2

A further additional land requirement of 15.5 hectares, with a contingency of 1.5 hectares in addition, will be accommodated in the Urban Development Strategy Area to contribute to the reduction in out-commuting levels and to take account of bringing empty homes back into use.

5.6.3

It is important to note the difference between the provision of up to 22.5 hectares based on demand generated by predicted population change and up to 17 hectares based on demand generated to reduce out-commuting levels. Further explanation of these figures is provided in section 4.3 ‘The Economic Strategy’ (and associated policies) as well as Background Papers 13 – ‘Employment Land Monitoring Report’,14 – ‘Employment Land Study’ and 42 – ‘Employment Land Demand and Supply’.

5.6.4

Table 13 sets out the phasing plan for the delivery of employment land during the Plan period. As explained in BP/14, there will be greater demand and a shift towards B1 and B8 uses in the short to medium terms of the Plan period and B2 use in the longer term. The phasing of employment land has taken this factor into account, however, there are also interrelated issues regarding housing availability and infrastructure. Employment development is subject to the same restrictions outlined in the housing phasing sections (apart from Education), however, energy supply requirements are much harder to predict without knowing the precise details of business needs.

5.6.5

Conwy, in particular the Urban Development Strategy Area, experiences a high level of committed employment sites. The committed sites have all been phased for the short to medium period as the principle of development has been established and, in some cases, commenced. New sites have been split according to B1/B8 and B2 demand based on BP/14 and deliverability constraints identified in BP/21 – ‘Site Deliverability Assessment.’

5.6.6

As with the deliverability of housing sites, employment contingency sites have also been identified, outlined in EMP/2 and table 14 below. These sites are not allocated in the LDP, however, they have been identified in BP/21 and BP/41 as sites which could be developed should any site(s) in table 13 not come forward when anticipated. The release of any contingency sites will be in line with the trigger points identified in EMP/2 and the monitoring framework, which will be included in the Annual Monitoring Report. A trigger level for review of the delivery of employment land has therefore been identified and, depending on the issues and location, one of the sites in table 14 below could be brought forward during the Plan Period.

Table 13 Conwy Employment Land Phasing Plan

URBAN DEVELOPMENT STRATEGY AREA
Location	Total Land Area ha	Status	B1/B8			B2
SITES (Constructed, Under Construction, Committed and New Allocations)			Short Term 2007 - 2012	Medium Term 2012 - 2017	Long term 2017 - 2022	Short Term 2007 - 2012	Medium Term 2012 - 2017	Long term 2017 - 2022
Mochdre Commerce Park	10.5 (B1, B2 & B8)	Completed 2010/ Committed	2.5 completed			1.5 completed	6.0 total 1.5 completed	0.5 completed
Land at Ffordd Maelgwyn, Llandudno Junction	0.3 (B2)	Completed 2010				0.3 completed
Hotpoint, Narrow Lane, Llandudno Junction	3.7 (B1)	Completed 2010	3.7 completed
Former Dairy, Station Road, Mochdre	0.7 (B1 & B8)	Committed		0.7
Lynx Express, Penrhyn Avenue, Links Road, Rhos on Sea	0.13 (B1)	Committed		0.13
Llandudno ‘on line’, Conway Road, Llandudno Junction	3.2 (B1 & B2)	Committed		1.0			2.2
Unit 1, Morfa Conwy Business Park, Conwy	0.2 (B1 & B8)	Completed 2010	0.2 completed
Ty Gwyn, Llanrwst	1.54 (B1,B2 & B8)	Committed		0.4			0.3	0.84
Abergele Business Park (Phase 1)	2.0 (B1)	Completed 2010	2.0 completed
Abergele Business Park (Phase 2)	2.0 (B1)	New Allocation		2.0
Esgyryn, Llandudno Junction (Mixed use Employment/Housing site)	5.2 (B1)	New Mixed-Use Allocation		4.2	1.0
Penmaen Road, Conwy	0.5 (B1)	New Mixed-Use Allocation		0.5
North East of Former Goods Yard, Llandudno Junction	0.4 (B1)	New Allocation		0.4
The former Goods Yard, Llandudno	1.4 (B1)	New Allocation		1.4
Abergele South East (Mixed-use Housing and Employment)	2.0 (B1)	New Allocation			2.0

 

5.7.1

The Implementation Plan shows how particular policies will be implemented and which agencies will contribute towards this. In many cases the detailed implementation of the policies will be via allocations and policies as shown in Table 15 below. In other instances, an SPG, such as LDP4 – ‘Planning Obligations’ SPG, Development Briefs, and LDP10 – ‘Colwyn Bay Masterplan’ SPG, will provide more detailed implementation of the policies. However in many other cases the delivery depends on integrated working with other agencies and partnerships. Conwy County Borough Council are actively involved in several delivery partnerships such as the Local Service Board (LSB), which brings together service providers to work in a co-ordinated way.

5.7.2

A key factor to the delivery of the LDP policies is the provision of vital infrastructure required for new development. Infrastructure providers have indicated a range of constraints in Conwy (detailed in Section 5.3 and in BP/21) and development has been phased in accordance with the likely funding and programme of works anticipated at this time (see tables 11 and 12 in the previous section). If infrastructure is able to be provided ahead of anticipated timescales, or alternative supply such as renewable energy can be provided, then development may be able to be provided earlier than shown in the housing trajectory.

5.7.3

The policies on Development Criteria (DP/4) and Infrastructure and New Developments (DP/5) are key to infrastructure provision. However, in some cases utility providers need to complete a programme of facility upgrading before development can take place. At present the planning obligations protocol administered by Conwy County Borough Council provides for funding for education, library, fire hydrants and social service provision. Transport infrastructure improvements are negotiated individually, based on the transport impacts of the development. The Government is also considering the introduction of a Community Infrastructure Levy which would require the uplift of value in land on obtaining planning permission to be used for community benefits. At present the details of how such a scheme might work in practice are unclear. However, the LDP acknowledges that the way planning obligations, community benefits and infrastructure improvements are provided is likely to change during the lifetime of the Plan. These changes will be reflected in updates to the SPG on Planning Obligations, which will include AHLN contributions. This may have an impact in relation to the timing of large scale infrastructure upgrading programmes.

5.7.4

Table 15 ‘Implementation Plan’ shows how particular policies will be implemented and which agencies will contribute towards this.

Table 15 Implementation Plan

LDP Policy	Implementation Mechanism	Responsible Agencies/Partners	Dependencies	Contingencies	Risks	Mitigation
Spatial Strategy
The Spatial Strategy for Conwy	Policies in the LDP Supplementary Planning Guidance Colwyn Bay Masterplan Provision of commercial and residential development to meet the local community needs Provision of adequate infrastructure to meet the new demands Development Control Process Development Briefs	Conwy County Borough Council Conwy Local Strategic Board Welsh Government Snowdonia National Park Denbighshire County Council Gwynedd County Council Utility/Service Providers Private Developers Registered Social Landlords Local Community	The delivery of development needs is also dependent on the construction of various infrastructure requirements.	Phase development accordingly and identify Greenfield contingency sites in the LDP Undertake early review of the Preferred Strategy to assess delivery and site requirements. Phase development to ensure that supporting infrastructure is available.	There is a risk that further constraints on land within the Urban Development Strategy  Area could have an impact on delivery and take-up of Brownfield/ Greenfield sites, especially relating to overall cost of delivery Availability of Government/ Regional funding. Under current housing markets, the house building industry may decline with an impact on delivery of the LDP.	Look to the sequential test and settlement hierarchy in DP/2. Planning Obligations SPG and other developer negotiation tools to promote transparency. Development of contingency sites in line with the sequential test and settlement hierarchy. Lobbying Apply an element of contingency to the housing delivery to take account of certain sites potentially not coming forward. Reviews and Monitoring through the AMR
Development Principles
DP/1 Sustainable Development Principles	All policies in the LDP Colwyn Bay Masterplan Supplementary Planning Guidance Delivery of development needs in the most sustainable locations of the Borough Development Control process Sustainable Development Assessment provided by developers	Conwy County Borough Council Conwy Local Strategic Board Welsh Government Snowdonia National Park Denbighshire County Council Gwynedd County Council Utility/Service Providers Private Developers Registered Social Landlords Local Community	A public and private partnership approach	Phasing of Development, lobbying of government for funding and allocation of contingency sites	There is a risk that further constraints on land within  the Urban Development Strategy  Area could have an impact on delivery and take-up of Brownfield/Greenfield sites, especially relating to overall cost of delivery Availability of Government/Regional funding. Under current housing markets, the house building industry may decline with an impact on delivery of the LDP.	Ensure that the LDP is flexible enough to deal with changing circumstances and that at least priority issues, such as AHLN are delivered Look to the sequential test and settlement hierarchy in DP/2. Reviews and Monitoring through the AMR
DP/2 Overarching Strategic Approach	Policies in the LDP Supplementary Planning Guidance Delivery of development needs in the most sustainable locations of the Borough Development Control process Strategic Regeneration Area Master Plan	Conwy County Borough Council Conwy Local Strategic Board Snowdonia National Park Denbighshire County Council Gwynedd County Council Utility/Service Providers Private Developers Registered Social Landlords Local Community	Dependent on the delivery of the majority of the development needs in the Urban Development Strategy Area	Phasing of Development, lobbying of government for funding and allocation of contingency sites	Under current housing markets, the house building industry may decline with an impact on delivery of the LDP.	Sequential test policy Government Lobbying for funding to overcome the issue Apply an element of contingency to the housing and employment delivery to take account of certain sites potentially not coming forward Reviews and Monitoring through the AMR
DP/3 Promoting Design Quality and  Reducing Crime	Area Wide Policies in the LDP Supplementary Planning Guidance Design and Access Statements Green Travel Plans Implementation of Policy NTE/1 – ‘The Natural Environment’ Planning Obligations SPG	Conwy County Borough Council Private Developers Designers/Architects North Wales Police Design Commission for Wales	Dependent on the strength of the policies, viability and a partnership approach.	Design SPG Annual Monitoring of the policy to ensure delivery. Flexible policies.	Policy not being fully implemented.	Ensure monitoring through the Conwy Annual Monitoring Report (AMR) and amend the policy where appropriate to ensure design quality. Encourage pre-application discussions
DP/4 Development Criteria and DP/5 Infrastructure and New Developments	Planning Obligations SPG Three Dragons DAT Development Control decisions	Conwy County Borough Council Conwy Local Strategic Board Snowdonia National Park Denbighshire County Council Gwynedd County Council Private Developers Registered Social landlords Village and Town Community Councils Local Community Conwy and Denbighshire joint Section 106 Officer	Low Land Values and land with no constraints	Flexibility in the Developer Contributions policy to aid the delivery of needs and overcome deprivation and high unemployment. Prioritise requirements and produce developer negotiation tools to promote transparency.	High Land Values and land with significant constraints.	Flexibility in what is contributed dependent on overall site requirements and cost. Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site. Apply an element of contingency to the housing  and employment delivery to take account of certain sites potentially not coming forward Use the Three Dragons Tool Kit to undertake an early assessment of the likely contributions on and off site. Reviews and Monitoring through the AMR
DP/6 National Planning Policy and Guidance	National Guidance Development Control process All LDP policies	Welsh Government	Up to date Guidance	None	None	None
DP/7 Masterplans and Community Appraisals	Supplementary Planning Guidance Development Briefs Strategic Regeneration Area Master Plan Annual Monitoring Development Control Process All LDP policies	Conwy County Borough Council Conwy Local Strategic Board Denbighshire County Council Welsh Government Local Community Private Developers Developers/Architects Registered Social Landlords	Dependent on funding opportunities	Annual Monitoring of the policy to ensure delivery.	Availability of Government/Regional funding.	Reviews and Monitoring through the AMR Government Lobbying for funding to overcome the issue and CPO Powers
DP/8 Colwyn Bay Urban Regeneration Masterplan	Supplementary Planning Guidance Development Briefs Strategic Regeneration Area Masterplan Annual Monitoring Development Control Process All LDP policies	Conwy County Borough Council Conwy Local Strategic Board Welsh Government Local Community Private Developers Developers/Architects Registered Social Landlords	Dependent on funding opportunities	Annual Monitoring of the policy to ensure delivery.	Availability of Government/Regional funding.	Reviews and Monitoring through the AMR Government Lobbying for funding to overcome the issue and CPO Powers
The Housing Strategy
HOU/1 Meeting the Housing Need	Policies in the LDP Supplementary Planning Guidance Development Control Process Proposals map designations North West Wales Local Housing Market Assessment (LHMA) Strategic Regeneration Area Masterplan	Conwy County Borough Council Conwy Local Strategic Board Snowdonia National Park Denbighshire County Council Gwynedd County Council Private Developers Developers/Architects Registered Social Landlords Voluntary Sector	Dependent on the delivery of current permissions in the short-term and the majority of delivery in the Urban Development Strategy Area in the longer-term. Dependent on the provision of infrastructure to realise the delivery of the housing needs.	Early review of the LDP Preferred Strategy, the identification of contingency sites in the LDP and sequential test policy.	Under current housing markets, the house building industry may decline with an impact on delivery of the LDP. Constraints on site may prevent the delivery of key infrastructure and community facilities.	Contingency sites CPO Powers Flexibility in what is contributed dependent on overall site requirements and cost. Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site. Use the Three Dragon s Tool Kit to undertake an early assessment of the likely contributions on and off site. Reviews and Monitoring through the AMR
HOU/2 Affordable Housing for Local Need HOU/3 Phasing Housing Development HOU/4 Housing Density HOU/5 Housing Mix HOU/6 Exception Sites for AHLN HOU/7 Council and Government Owned Sites in the Plan Area HOU/8 Register of Land Holdings	Policies in the LDP Supplementary Planning Guidance Development Control Process Three Dragons Tool Kit North West Wales Local Housing Market Assessment (LHMA) CCBC Affordable Housing Register First Steps Register Rural Housing Enabler Studies	Conwy County Borough Council Conwy Local Strategic Board Snowdonia National Park Denbighshire County Council Gwynedd County Council Private Developers Registered Social Landlords Village and Town Community Councils Local Community Conwy and Denbighshire joint Section 106 Officer Local Government Data Unit	Dependent on funding from Registered Social Landlords/Housing Associations to ensure delivery of the high AHLN requirement	Housing policy, exception sites and early developer negotiation tools.	Under current housing markets, the house building industry may decline with an impact on delivery of the LDP.	Reviews and Monitoring through the AMR including the release of contingency sites where required Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site
HOU/9 Gypsies and Travellers	Policies in the LDP Supplementary Planning Guidance North West Wales Local Housing Market Assessment (LHMA) Completion of Gypsy and Traveller Site Search and Appraisal Submission of planning applications for site(s) Government funding for Gypsy & Traveller provision Undertake needs assessment for travelling showpeople	Conwy County Borough Council (as lead body) Local Gypsy and Traveller Organisations Local Community Developers/Architects/Agents Welsh Government Local Strategic Partnership Parish Councils	Dependent on site search & appraisal, Council agreement to progression & determination of planning application within timescale	If no Council Agreement to findings of site search/submission/ determination of planning application within timescale LPA to commence Plan Review	Lack of Council agreement to search findings / failure to submit or determine within timescales, or refusal of planning permission	Reviews and Monitoring through the AMR & early plan review to commence (with allocation of site) if LPA fail to identify a site or planning permission is not granted within timescales
HOU/10 Houses in Multiple Occupation and Self Contained Flats.	Policies in the LDP North West Wales Local Housing Market Assessment (LHMA) Strategic Regeneration Area Masterplan	Conwy County Borough Council Conwy Local Strategic Board Snowdonia National Park Denbighshire County Council Gwynedd County Council Private Developers Developers/Architects Registered Social Landlords Voluntary Sector	Dependent on up to date monitoring	None	Policy not being fully implemented.	Reviews and Monitoring through the AMR
HOU/11 Residential Care Homes and Extra Care Housing	Policies in the LDP Development Control Process North West Wales Local Housing Market Assessment (LHMA)	Conwy County Borough Council Conwy Local Strategic Board Snowdonia National Park Denbighshire County Council Gwynedd County Council Private Developers Developers/Architects Registered Social Landlords	Dependent on the identification of need	None	None	Reviews and Monitoring through the AMR
HOU/12 Re-use and adaptation of redundant rural buildings for residential use	Policies in the LDP Supplementary Planning Guidance Development Control Process Three Dragons Tool Kit North West Wales Local Housing Market Assessment (LHMA) CCBC Affordable Housing Register First Steps Register Rural Housing Enabler Studies	Conwy County Borough Council Conwy Local Strategic Board Snowdonia National Park Denbighshire County Council Gwynedd County Council Private Developers Developers/architects Registered Social Landlords Village and Town Community Councils Local Community Conwy and Denbighshire joint Section 106 Officer	Dependent on up to date monitoring and funding from Registered Social Landlords/ Housing Associations	Housing policy, exception sites and early developer negotiation tools.	Under current housing markets, the house building industry may decline with an impact on delivery of the LDP.	Reviews and Monitoring through the AMR. Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site. Use the Three Dragons Tool Kit to undertake an early assessment of the likely contributions.
Employment Strategy
EMP/1 Meeting the Employment Needs	Policies in theLDP Supplementary Planning Guidance Development Control Process Proposals Map Designations Development Briefs Strategic Regeneration Area Master Plan Business Asset Report Employment Land Monitoring Report	Conwy County Borough Council Conwy Local Strategic Board Snowdonia National Park Denbighshire County Council Gwynedd County Council Private Developers Registered Social Landlords Village and Town Community Councils Local Community Conwy and Denbighshire joint Section 106 Officer	Dependent on the delivery of current committed employment permissions.	Early review required and sequential test policy. Flexibility	Committed sites do not come forward	Ensure that there is constant review and monitoring to bring forward sites and overcome delivery constraints. Reviews and Monitoring through the AMR including the release of contingency sites where required
EMP/2 Allocation of new B1, B2 and B8 Office and Industrial Employment Development Sites EMP/3 New B1, B2 and B8 Office and Industrial Development on Non Allocated Sites	Policies in theLDP Supplementary Planning Guidance Development Control Process Proposals Map Designations Development Briefs Strategic Regeneration Area Masterplan Business Asset Report Employment Land Monitoring Report	Conwy County Borough Council Conwy Local Strategic Board Snowdonia National Park Denbighshire County Council Gwynedd County Council Private Developers Registered Social Landlords Village and Town Community Councils Local Community Conwy and Denbighshire joint Section 106 Officer	Dependent on the delivery of current committed employment permissions.	Early review required and sequential test policy. Flexibility	Flood risk issues may not be resolved on some committed sites, which will have an impact on delivery.	Ensure that there is constant review and monitoring to bring forward sites and overcome any delivery constraints. Reviews and Monitoring through the AMR
EMP/ 4 Safeguarding existing B1, B2 & B8 Office and Industrial Sites EMP/5 Office and Industrial Employment Improvement Areas EMP/6 Re-use and Adaptation of Redundant Rural Buildings	Policies in the LDP Supplementary Planning Guidance Development Control Process Proposals Map Designations Development Briefs Strategic Regeneration Area Masterplan Business Asset Report Employment Land Monitoring Report	Conwy County Borough Council Conwy Local Strategic Board Snowdonia National Park Denbighshire County Council Gwynedd County Council Private Developers Registered Social Landlords Village and Town Community Councils Local Community Conwy and Denbighshire joint Section 106 Officer	Dependent on strong policy and up to date monitoring through the AMR and the Employment Land Monitoring Report	AMR	None	Reviews and Monitoring through the AMR
Tourism
TOU/1 Sustainable Tourism TOU/2 New Sustainable Tourism and Recreational Development TOU/3 Holiday Accommodation Zone TOU/4 Chalet, Caravan and Camping Sites	Area Wide policies in theLDP Supplementary Planning Guidance Development Control Process Proposals Map Designations Tourism Strategy Bedspace Data (including survey on tourist accommodation by CCBC Corporate Research and Information Unit)	Conwy County Borough Council Chamber of Commerce Tourism Businesses Local Strategic Board Snowdonia National Park Tourist Board Welsh Government	Holiday Accommodation Zones, Strategic and Rural Tourism Areas	Monitoring of designations to ensure they are up to date and appropriate.	None	Reviews and Monitoring through the AMR
Community Facilities and Services
CFS/1 Community Facilities and Services CFS/2 Retail Hierarchy	Policies in the LDP Supplementary Planning Guidance Development Control Process Proposals Map Designations Retail Assessments Retail Study North Wales Regeneration Funding Colwyn Bay Masterplan	Conwy County Borough Council Snowdonia National Park Chamber of Commerce Private Developers Retail Businesses Local Strategic Board Town Centre Partnership Village and Town Community Councils Local Community Conwy and Denbighshire joint Section 106 Officer	Delivery of sites for Open Space.	Monitoring of designations to ensure they are up to date and appropriate.	Difficult to prevent the loss of further facilities in the rural areas	Undertake regular health checks of rural settlements to provide valuable data for development control and their decisions. Ensure regular updates of the Retail Study are undertaken to provide evidence of current demand and supply in Colwyn Bay and Llandudno Reviews and Monitoring through the AMR
CFS/3 Primary Shopping Areas CFS/4 Shopping Zones	Policies in the LDP Development Control Process Proposals Map Designations Retail Assessments Retail Study	Conwy County Borough Council Private Developers Retail Businesses Town Centre Partnerships Local Community	Up to date designations and monitoring of retail uses within the zones	AMR/Retail Study and Zone Monitoring	Pressure from other uses.	Reviews and Monitoring through the AMR / Retail Study and Zone Monitoring
CFS/5 Retail Parks	Policies in the LDP Supplementary Planning Guidance Development Control Process Proposals Map Designations Retail Assessments Retail Study	Conwy County Borough Council Private Developers Retail Businesses Town Centre Partnerships	Dependent on a strong policy and careful monitoring of retail uses within the retail parks	AMR Retail Study	Pressure from other uses.	Reviews and Monitoring through the AMR
CFS/6 Safeguarding of Community Facilities outside the sub-regional centre and the town centres	Policies in the LDP Development Control Process Proposals Map Designations Retail Assessments Retail Study	Conwy County Borough Council Private Developers Retail Businesses Town Centre Partnerships Local Community	Up to date policy. Dependent on the delivery of housing development and partnership working with relevant bodies.	Annual Monitoring Report and Village Services and Facilities monitoring.	Difficult to prevent the loss of further facilities in Conwy	Undertake regular health checks of Conwy and review the policy through the AMR and updated Retail Studies. Undertake regular health checks of rural settlements to provide valuable data for development control and their decisions.
CFS/7 Shop Front Design CFS/8 Shop Front Security	Supplementary Planning Guidance Policies in the LDP Development Control Process Proposals Map Designations Retail Assessments Retail Study	Conwy County Borough Council Private Developers Retail Businesses Town Centre Partnerships Local Community Architects	Implementation of the SPG	None	None	None
CFS/9 Safeguarding Allotments CFS/10 New Allotments	Policies in the LDP Planning Obligations SPG Development Control Process Community Facilities Assessment	Conwy County Borough Council Village and Town Community Councils Private Developers Local Community Conwy and Denbighshire joint Section 106 Officer	Up to date policy and monitoring of supply and demand.	Annual Monitoring Report, Village Services and Facilities monitoring survey and Planning Obligations SPG	Unable to prevent the loss of community facilities in the rural area.	Reviews and Monitoring through the AMR
CFS/11 Development and Open Space CFS/12 Safeguarding Existing Open Space CFS/13 New Open Space Allocations	Policies in the LDP Supplementary Planning Guidance Open Space Assessment. Development Control Process Planning Obligations SPG Open Space Assessment	Conwy County Borough Council Village and Town Community Councils Private Developers Local Community Conwy and Denbighshire joint Section 106 Officer	Up to date policy. Dependent on the delivery of housing development and partnership working with relevant bodies.	Annual Monitoring Report, Village Services and Facilities monitoring survey and Planning Obligations SPG	Unable to prevent the loss of community facilities in the rural area.	Reviews and Monitoring through the AMR Undertake regular health checks of rural settlements to provide valuable data for development control and their decisions.
CFS/14 New Burial Ground Allocations	Community Facilities Assessment Policies in the LDP Development Control Process	Conwy County Borough Council Village and Town Community Councils Local Community	Up to date policy and monitoring of supply and demand.	Annual Monitoring Report	None	Reviews and Monitoring through the AMR
CFS/15 Education Facilities	Community Facilities Assessment Primary Schools Modernisation Report Area Wide Policies in the LDP Development Control Process	Conwy County Borough Council Village and Town Community Councils Private Developers Local Community Conwy and Denbighshire joint Section 106 Officer Welsh Government	Up to date policy. Dependent on the delivery of housing development and partnership working with relevant bodies.	Annual Monitoring Report	None	Reviews and Monitoring through the AMR
The Natural Environment
NTE/1 The Natural Environment NTE/2 Green Wedges and Meeting the Development Needs of the Community NTE/3 Biodiversity NTE/4 The Landscape and Protecting Special Areas NTE/5 The Coastal Zone	Policies in the LDP Supplementary Planning Guidance Development Control Process AONB Management Plans Environmental Impact Assessments Development Control Decisions Appropriate Assessments Species Surveys Biodiversity Action Plans.	Conwy County Borough Council Snowdonia National Park Denbighshire County Council Gwynedd County Council Archaeology Local Amenity Groups Volunteer Organisations Conwy Biodiversity Partnership Countryside Council for Wales	Dependent on the developer contributions to manage, conserve and enhance sites	Planning Obligations SPG and partnership working	Policy not being fully implemented.	Use the Three Dragons Tool Kit to undertake an early assessment of the likely contributions on and off site. Reviews and Monitoring through the AMR
NTE/6 Energy Efficiency and Renewable Technologies in New Development NTE/7 Onshore Wind Turbine Development	Policies in the LDP Supplementary Planning Guidance Design and Access Statements Development Control Process Code for Sustainable Homes Assessment Energy Efficiency Grants Building Regulations	Conwy County Borough Council Private Developers Developers/Architects Registered Social Landlords	Dependent on the delivery of development, which meets the renewable energy targets of the policy.	Monitor policy through the AMR and produce early negotiation tools for developers on the Council’s requirements.	Further constraints on site which has an impact on the deliverability in financial terms.	Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site. Reviews and Monitoring through the AMR
NTE/8 Sustainable Drainage Systems NTE/9 Foul Drainage NTE/10 Water Conservation	Policies in the LDP Supplementary Planning Guidance Design and Access Statements Development Control Process Code for Sustainable Homes Assessment	Conwy County Borough Council Private Developers Developers/Architects Registered Social Landlords Natural Resources Wales	Dependent on the delivery of development	Monitor policy through the AMR and produce early negotiation tools for developers on the Council’s requirements.	Further constraints on site which has an impact on the deliverability in financial terms.	Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site. Reviews and Monitoring through the AMR
Cultural Heritage
CTH/1 Cultural Heritage CTH/2 Development Effecting Heritage Assets CTH/3 Buildings and Structure of Local Importance CTH/4 Enabling Development	Policies in the LDP Supplementary Planning Guidance Development Control Process Conservation Area Appraisals and Management Plans Urgent Works and Repairs Notices Enforcement Procedures Local list of non-listed buildings of Historic and Architectural merit	Conwy County Borough Council Snowdonia National Park Denbighshire County Council Gwynedd County Council Volunteer Organisations Archaeological Bodies Local Amenity Groups CADW	Implementation of policy and SPG	Monitor policy through the AMR and produce early negotiation tools for developers on the Council’s requirements.	Policy not being fully implemented.	Enforcement Procedures Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site. Reviews and Monitoring through the AMR
CTH/5 The Welsh Language	Policies in the LDP Supplementary Planning Guidance	Conwy County Borough Council Snowdonia National Park Denbighshire County Council Gwynedd County Council Local Amenity Groups Local Community and Businesses Welsh Language Commission	Implementation of the Welsh Language SPG	Ensure that the impact of the proposed development has been fully covered in the Community and Linguistic Statement or Impact Assessments and Mitigation Statements required, in line with policy thresholds	Policy not being fully implemented.	Reviews and Monitoring through the AMR Development Control Process
Sustainable Transport
STR/1 Sustainable Transport, Development and Accessibility STR/2 Parking Standards SPG STR/3 Mitigating Travel Impact STR/4 Non-Motorised Travel STR/6 Rail Freight	Conwy Transport Plan Policies in the LDP Supplementary Planning Guidance Development Control Process Transport Assessments Green Travel Plans Developer Contributions	Conwy County Borough Council Developers Highways Agency Transport Providers Network Rail Welsh Government	Dependent on funding and developer contributions from development.	None	Risk to raising the appropriate level of funding for larger infrastructure dependencies. High Land Values and land with significant constraints.	Developer Contributions Flexibility in what is contributed dependent on overall site requirements and cost. Undertake early consultation with statutory bodies to identify constraints and the deliverability of the site. Use the Three Dragons Tool Kit to undertake an early assessment of the likely contributions on and off site. CPO Powers Regional Transport Plan.
STR/5 Integrated Sustainable Transport System	Forydd Harbour dual-use Bridge	SUSTRANS Conwy County Borough Council Denbighshire County Council Developers Landowners	Funding	Partnership Working to establish developer contributions, SUSTRANS funding and Lottery funding.	Lack of Funding	Partnership Working to establish developer contributions, SUSTRANS funding and Lottery funding.
	Llandudno Junction Integrated Footbridge	Conwy County Borough Council Network Rail Developers Landowners Local Businesses Local Community	Funding	Partnership Working to establish developer contributions.	Lack of Funding	Partnership Working to establish developer contributions,
	Llandudno Sustainable Transport Interchange Facility	Conwy County Borough Council Network Rail Bus Companies SUSTRANS Developers Landowners Local Businesses Local Community	Funding	Partnership Working to establish funding and developer contributions.	Lack of Funding	Partnership Working to establish funding and developer contributions,
Minerals and Waste Strategy
MWS/1 Minerals and Waste MWS/2 Minerals MWS/3 Safeguarding Hard Rock and Sand and Gravel Resources MWS/4 Quarry Buffer Zones	Policies in theLDP Supplementary Planning Guidance	Conwy County Borough Council Snowdonia National Park Denbighshire County Council Gwynedd County Council North Wales Minerals and Waste Planning Local Amenity Groups Volunteer Organisations Quarry Industry Network Rail Highways Agency	The local Quarry industry to deliver demand. Up to date designations	Allocation of sites	Policy not being fully implemented.	Reviews and Monitoring through the AMR Development Control Process
MWS/5 Proposals for Waste Management MWS/6 Locations for Waste Management Facilities MWS/7 Use of Industrial Land for Waste Management Facilities MWS/ 8 Landfill Buffer Zone	Policies in the LDP Supplementary Planning Guidance Design and Access Statements Development Control Process North Wales Regional Waste Plan	Conwy County Borough Council Snowdonia National Park Denbighshire County Council Gwynedd County Council Local Amenity Groups Volunteer Organisations Developers/Architects	Dependant on the extension/ retention of existing sites. Dependant on developer contributions	Reasoning and Justification for the allocation of the Sites Planning Obligations SPG	Policy not being fully implemented.	Reviews and Monitoring through the AMR Development Control Process