gypsy and traveller site selection process · a) a residential gypsy and traveller site in...

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Gypsy and Traveller Site Selection process

Supporting Documents

1) Initial Criteria 2) Information on Initial Site Identification and Assessment 3) Cabinet report April 2018. Technical site summary analysis & Valuations 4) Cabinet April 2018. Site summaries. 5) Cabinet Oct 2018. Site summaries (Search for Transit Provision).

Public Call for Land / Review of Local Authority land,

known public sector land, land for sale, additional land suggestions

Review of 22 sites (2) against criteria (1)

Further appraisal of 5 sites for transit and residential

provision leading to selection of 2 preferred sites(3 &4)

One preferred site not available to progress further

as land owners not willing to sell. Review of previous list and any new land opportunities

Further consideration of three sites and the

remaining preferred site for the purpose of the transit provision. (5 & 6)

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Section 1: Initial Criteria

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1. Initial Selection Criteria

Using the guidance and site requirements provided in Welsh Government’s Draft Circular ‘Planning for Gypsy, Traveller and

Showpeople Sites’ (February 2017), guidance document ‘Designing Gypsy and Traveller Sites’ (May 2015), and national/local planning policies, the following criteria were identified against which suggested sites have been assessed:

Physical & environmental constraints:

Flood risk Pontcysyllte Canal & Aqueduct World Heritage Site & buffer zone Clwydian Range & Dee Valley Area of Outstanding Natural Beauty Green Barrier Protected habitats & species Topography Health & safety Provision for on-site amenities Historic Landscape, Parks & Gardens ‘Best & Most Versatile’ agricultural land (i.e. grades 1-3a) Built environment designations (e.g. Listed Buildings etc) Mineral reserves areas

Highways & access: Site access Highways capacity Footways & footpaths

Sustainability: Access to centres of employment Access to facilities & services Public transport facilities

Planning policy: LDP allocated use Relationship to development boundary & settlement pattern

Ownership: Local authority, public body or privately owned

Proximity to neighbouring uses:

Distance, scale and type of neighbouring properties

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Section 2: Information on Initial Site Identification and Assessment

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Gypsy & Traveller Site provision project

Report on site identification and assessment process

February 2018

1. Introduction 1.1 This report sets out the process followed to date in identifying a site/s

to meet the accommodation needs of Gypsies and Travellers in Denbighshire.

2. Background

2.1 The assessment of Gypsy and Traveller accommodation needs, and the

duty to make provision for sites where the assessment identifies need, became statutory requirements under the Housing (Wales) Act 2014.

2.2 Following Cabinet approval on 24th January 2017, Denbighshire’s

assessment was submitted to Welsh Government and was subsequently approved by the Cabinet Secretary for Communities and Children on 28th March 2017. Following approval, there is a requirement for the Council to publish the assessment on the Council’s website and address the recommendations of the approved assessment.

2.3 The Gypsy & Traveller Accommodation Assessment concluded that

there is a need for:

a) a residential Gypsy and Traveller site in Denbighshire of 6 pitches to meet the needs of Gypsy and Traveller households in the County and,

b) a transit site for 4-5 pitches to provide for Gypsies and Travellers travelling through the County.

The Assessment recommended that the residential site should be delivered as a priority, in advance of transit provision.

3. Identification of sites

3.1 The following steps were undertaken to identify potential land for

consideration as a part of the site selection process:

• A public ‘call for sites’ exercise started on 13th September and closed on 8th November 2017, with the public, planning agents and landowners being invited to submit candidate sites. A total of 311 potentially interested parties were contacted, including

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neighbouring Local Authorities and City, Town & Community Councils both within and adjoining Denbighshire. A media briefing was held with coverage in the written press and on social media both at the start and towards the end of the ‘Call for Sites’ process and a range of information has been provided on dedicated webpages. However no sites were submitted as part of this process.

• All LA owned land, known WG and other public sector sites were

considered although only a small number of these sites made it through to the detailed appraisal as potentially available or appropriate due to most having existing active uses or being generally unacceptable for development due to constraints or location.

3.3 In total, 22 sites went through to the detailed appraisal process.

4. Site Assessment

4.1 Using the guidance and site requirements provided in Welsh

Government’s Draft Circular ‘Planning for Gypsy, Traveller and Showpeople Sites’ (February 2017), guidance document ‘Designing Gypsy and Traveller Sites’ (May 2015), and national/local planning policies, the following criteria were identified against which suggested sites have been assessed:

Physical & environmental constraints:

Flood risk Pontcysyllte Canal & Aqueduct World Heritage Site & buffer zone Clwydian Range & Dee Valley Area of Outstanding Natural Beauty Green Barrier Protected habitats & species Topography Health & safety Provision for on-site amenities Historic Landscape, Parks & Gardens ‘Best & Most Versatile’ agricultural land (i.e. grades 1-3a) Built environment designations (e.g. Listed Buildings etc) Mineral reserves areas

Highways & access: Site access Highways capacity Footways & footpaths

Sustainability: Access to centres of employment

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Access to facilities & services Public transport facilities

Planning policy: LDP allocated use Relationship to development boundary & settlement pattern

Ownership: Local authority, public body or privately owned

Proximity to neighbouring uses:

Distance, scale and type of neighbouring properties

Detailed appraisal process:

4.2 A multi-disciplinary officer group representing Planning and Property &

Estates Services appraised the sites against the detailed criteria above. A minimum site size of 0.5ha was also applied, in order to accommodate the required number of pitches and necessary additional amenity buildings and infrastructure. Sites were also considered for their suitability as residential or transit sites, due to the differing characteristics of each. A Red-Amber-Green rating system was used to present each site’s performance against the detailed criteria. This was to provide a visual summary however, the narrative against each criteria, provided the information for decision-making.

3.5 The site appraisal process highlighted some areas where further

detailed investigations may be required on certain sites should they progress, and these will be addressed through the next stage of feasibility studies to be carried out on the shortlisted sites. Additional criteria to be addressed through the feasibility study stage will include provision of utilities, site availability and financial viability, in addition to more detailed design considerations.

3.6 It is important to note that none of the 22 sites appraised fulfilled all

the criteria and therefore have been prioritised based on best fit. 3.7 The following three sites fell below the minimum site size threshold

and therefore were not appraised any further: • Land rear of Ffordd Talargoch, Meliden • Gasworks Lane, Prestatyn • Land by former Kwiksave office, Warren Drive, Prestatyn.

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Efail y Waen Farm, Aberwheeler Site Description: Consists of three parcels of agricultural land in and adjoining the hamlet of

Aberwheeler.

Criteria RAG Commentary Size Each of the three parcels is

sufficiently large enough to accommodate the required number of pitches.

Outside of flood zone Sites are outside of flood zone. Outside of WHS & buffer zone

Sites are outside of WHS and buffer zone.

Outside of AONB One of the three parcels is adjoining the AONB boundary.

Outside of Green Barrier

Sites are outside of Green Barrier designation.

No protected habitats & species

No protected habitats or species on sites.

Topography Sites are sufficiently flat for development.

Highways access & capacity

Site 1: The road leading to the site is a narrow country lane which could cause problems for large vehicles passing. Short passing places are available and would need to be assessed to ensure they are of an adequate size to allow vehicles accessing the site to pass. A public right of way crosses the site which should be discussed with Denbighshire’s Public Rights of Way Officer. Sites 2/3: If possible, a new access off the B5429 to be avoided. The B5429 is a heavily trafficked high speed road. Provision of pedestrian links into the village to be considered.

Access to centres of employment

Sites are located in a hamlet outside of the north of the county and A55 corridor.

Access to facilities & services

No school, shop or health facility within 2km of the sites.

No health & safety hazards

No known health & safety hazards.

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Provision of on-site play area, storage & parking

Site is sufficiently large enough to accommodate required pitches and play area, storage and parking.

Proximity to neighbours

Adjacent to hamlet. Impacts would depend upon the location of the pitches within the available sites.

Outside of Historic Landscape, Parks & Gardens

Located within Landscape of Outstanding Historic Interest – non-statutory designation.

Not located on BMV agricultural land

Grade 1 agricultural land.

No built environment designation

No built environment designation.

Outside of mineral reserves area

Sites are within minerals safeguarding area (sand and gravel).

Public transport to site

Limited bus service to Aberwheeler.

Footpaths / footways to site

No pedestrian paths to the sites.

Not allocated for other use

Sites are within open countryside but not allocated for any other use.

Within / adjoining development boundary

Sites are within open countryside.

Ownership DCC ownership. Site type suitability: Residential Transit X Distance from main travelling

routes and access/highways constraints limit the site’s suitability for transit use.

Conclusion Site is subject to some constraints and is located away from main areas of employment, services, facilities and travelling routes.

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Kinmel Camp, Bodelwyddan Site Description: Brownfield site previously used as Ministry of Defence training camp.

Criteria RAG Commentary Size Site is sufficiently large enough to

accommodate the required number of pitches.

Outside of flood zone Site is outside of flood zone. Outside of WHS & buffer zone

Site is outside of WHS and buffer zone.

Outside of AONB Site is outside of AONB designation.


Site is outside of Green Barrier designation.


No protected habitats or species on site.

Topography Site is sufficiently flat for development.


Highways Authority comments not sought as site was discounted on other reasons.


Site is located within the A55 corridor in proximity to main settlements.


School, shop and health facility within 2km of the site.


Possible contamination from previous use.




Site is adjacent to industrial and commercial uses.


Site is outside of Historic Landscape, Parks & Gardens designations.


Site is previously developed land.




Site is outside of mineral reserves areas.


No public transport to the site.


No pedestrian paths to the site.

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Site is not allocated for other use.


Site is within the Bodelwyddan development boundary.

Ownership MoD ownership. Intentions for the disposal of the land are unknown and site purchase could be a lengthy process.

Site type suitability: Residential Transit Close to main travelling routes

with potentially suitable highways access.

Conclusion Site is in MoD ownership and the future intentions for the site, including the likelihood of sale and any eventual purchase cost, are unknown.

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Clawdd Poncen, Corwen Site Description: Greenfield site adjoining Clawdd Poncen residential development.





Outside of AONB Site is outside of AONB Outside of Green Barrier



No protected habitats or species on site.



Site is accessed by a wide adopted residential road. Good access to and from the site onto the B5437. Good pedestrian links are in place. Estate access road to the right off the end of Clawdd Poncen is un-adopted. The location of the access will need to take this into account.


Site is located in a main town outside of the north of the county and A55 corridor.


School, shop and health facility within 2km of site.


No known health & safety hazards.




Site adjoins residential uses on three sides.


Site is outside of Historic Landscape, Parks & Gardens designations.





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Site is outside of mineral reserves areas.


Limited bus service to site.


Pedestrian paths to the site.


Site not allocated for any other use.


Site is outside but adjoining Corwen development boundary.



Conclusion Site is located away from main travelling routes and main areas of employment. Site is also located within existing residential development, which may impact on negatively on both groups of residents. The availability of the site is unknown as there is currently and alternative use being investigated.

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Former Meifod Quarry, Henllan Site Description: Greenfield site adjoining Henllan.




Outside of WHS and buffer zone.

Outside of AONB One of the three parcels is adjoining the AONB boundary.


Outside of Green Barrier designation.


No protected habitats or species.



No objection in principle. The existing access to the site may need altering to accommodate larger turning vehicles. The existing 30mph zone may be extended to reduce the speed of vehicles entering the village. Pedestrian links into the village to be considered.


Site is located in a village outside of the north of the county and A55 corridor.


School and shop within 2km.


Contamination from previous quarry/landfill use – extent unknown.




Site adjoins residential use on edge of the settlement.


Outside of Historic Landscape, Parks & Gardens designations.



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Within minerals safeguarding area (limestone).


No bus service to site.


No pedestrian paths to the site.


Not allocated for any other use.


Site is outside but adjoining Henllan development boundary.



Conclusion Site is located away from main areas of employment, services, facilities and travelling routes. There is also an unknown cost associated with remediation of contaminated land.

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Plas Deva caravan site, Meliden Site Description: Former touring caravan site, currently vacant. Allocated for housing in LDP,

previous permission has expired.





Outside of AONB Site is adjoining the AONB boundary.


Outside of Green Barrier designation.


Tree Preservation Order on part of the site.



Site previously had planning for residential development and construction of new vehicular access. Location of existing bus stop to be taken into account when locating a new access. Would suggest that the existing access is closed off and new access formed.


Site is located in the north of the county close to main settlements.




No known health and safety hazards.




Site is bounded by residential and commercial uses on three sides.




Previously developed land.



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Outside of minerals reserves area.


Bus service to site.


Footways to site.


Allocated for housing.


Site is within the Meliden development boundary.

Ownership Private ownership. Site type suitability: Residential Transit X Proximity to residential uses may

limit the site’s suitability for transit use.

Conclusion Site is allocated for housing in the adopted LDP, which is likely to result in a significant purchase cost. The site is also located in close proximity to large residential areas and commercial uses, which may impact on negatively on both groups of residents.

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Pydew Farm, Prestatyn Site Description: Greenfield site in agricultural use.





Outside of AONB Site is outside of AONB. Outside of Green Barrier

Site is within Green Barrier designation.


No protected species and habitats on site.



An application for a touring caravan site was submitted in 2015 (45/2015/0662) which was to utilise the existing junction access off Ffordd Ffynnon. The highway authority did not look favourably on the location of the access and existing arrangement. While the development was of a much larger scale than the one proposed, the concerns raised will need to be taken into account.










Few neighbouring properties in the immediate area.




Located on grade 3a agricultural land.

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No public transport to site.


PROW, no footways to site.


Not allocated for other use.


Site is outside the Prestatyn development boundary.



Conclusion Site is subject to highways constraints and is located within an area of Green Barrier, where built development would be strongly opposed.

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Land adjoining Ysgol Clawdd Offa, Prestatyn Site Description: Greenfield site in agricultural use.



Outside of flood zone Site lies entirely within C1 flood zone.

Outside of WHS & buffer zone


















Site is adjoining primary school and residential uses.




Shown as ‘urban’ on predictive ALC map.






Limited public transport to site.


Footways to site.

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Site is outside but adjoining the Prestatyn development boundary.

Ownership Private ownership. Site type suitability: Residential Transit X Distance from main travelling


Conclusion Site lies within C1 flood zone, which presents a significant risk to a highly vulnerable use.

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Dyffryn Teg, Rhuallt Site Description: Greenfield site in agricultural use.











Formation of a new access into this site would cause concern. Dyffryn Teg is a narrow road with poor alignment. Swept path analysis may show whether sufficient space is available for the vehicle movements required.




No facilities/services within 2km.






Site is adjoining residential uses.




3b agricultural land.






Very limited bus service.

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Footway on opposite side of Dyffryn Teg estate road.


Site is allocated for residential development.


Site is within the development boundary.

Ownership DCC ownership. Site type suitability: Residential Transit X Conclusion Site is located close to travelling routes and

main areas of employment, facilities and services. Site is subject to some highways constraints and is close to existing residential development, which may impact on negatively on both groups of residents.

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Mast site, Rhuallt Site Description: Greenfield site, adjoining mobile telecommunications mast.


accommodate the required number of pitches but there may be limited scope for future expansion due to neighbouring uses.















Potential noise impacts due to proximity to A55.




Some adjoining residential and commercial uses.




Grade 3a agricultural land.








Footway to site entrance.

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Site is outside, and distant from, the development boundary but is located adjoining a smaller cluster of existing buildings.

Ownership Private ownership. Site type suitability: Residential Transit X Conclusion Site may have limited scope for future

expansion and is likely to be subject to noise impacts due to close proximity to A55. The site is in private ownership and not currently marketed for sale, therefore availability and cost are unknown.

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Pant Ifan Newydd, Rhuallt Site Description: Greenfield site in agricultural use.



Outside of flood zone Site lies outside of flood zone. Outside of WHS & buffer zone








No concerns from a highways standpoint. Existing access into the site to be investigated to ensure meets relevant standards if used as the site access. Formation of a new site access to be in accordance with TAN 18.










Site is adjoining residential uses.




Site is located across 3a and 3b agricultural land.




Outside of mineral reserves area.



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Footway to site boundary.




Not located within/adjoining development boundary but site is a large infill plot within the settlement pattern of Rhuallt.


main areas of employment, facilities and services. Site is close to existing residential development, which may impact on negatively on both groups of residents.

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Land off Rhuddlan ‘Triangle’, Rhuddlan Site Description: Recreation/nature reserve site.



Outside of flood zone Site lies entirely within C1 flood zone.




Site is outside of Green Barrier.


Site has protected habitat (Clwyd estuary and adjacent fields) and species (wading birds).







School, GP surgery and supermarket within 2km.


Potential noise impacts due to proximity to A525




Adjoining some residential and commercial uses.




Grade 3b agricultural land.


Within Rhuddlan Conservation Area.




Public transport passing site.


Footways to site.

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Allocated as Recreation & Public Open Space and is in use a nature reserve.


Outside but in close proximity to Rhuddlan development boundary.

Ownership DCC ownership Site type suitability: Residential Transit Conclusion Site lies within C1 flood zone, which presents

a significant risk to a highly vulnerable use. Site is also currently in use as a recreation/wildlife site.

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Land adj. Marsh Road, Rhyl Site Description: Wildlife/recreation site.



Outside of flood zone Perimeter of site is within C1 flood zone – potential issues around access/egress.






Majority of the site is designated as a wildlife site due to mud flats and wading birds.







School, GP surgery and supermarket within 2km.


Possible ground contamination related to historic landfill use.




Close to large residential area.










Limited public transport to site.

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Footway to site.


Site is a designated wildlife site and allocated for recreation and open space.


Site is adjoining the development boundary.

Ownership DCC ownership. Site type suitability: Residential Transit X Conclusion Perimeter of the site lies within C1 flood

zone, which presents a significant risk to a highly vulnerable use. Site is also currently in use as a recreation/wildlife site.

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Greengates Farm (East), St Asaph Site Description: Greenfield site in agricultural use.











There is limited scope for an access other than off Cwttir Lane. Cwttir Lane is narrow in places with a number of bends which doesn’t lend itself well to locating a suitable access. An access would need to be located so as to not negatively impact the existing highway network. Passing places may need to be provided.




School and GP surgery within 2km. Local shopping facilities in St Asaph.


Possible noise impacts from A55, historic/existing land uses.




Limited number of residential properties nearby.







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No footways to site.


Site not allocated for any use. Underground/overhead cabling will constrain location of development within the site.


Outside of development boundary.

Ownership DCC ownership. Site type suitability: Residential Transit Conclusion Site is located close to travelling routes and

main areas of employment, facilities and services. Site may be subject to highways constraints, and potential noise impacts from A55, dependent upon development location within the site.

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Greengates Farm (West), St Asaph Site Description: Greenfield site in agricultural use.











Site has limited scope for an access other than through the existing business park infrastructure. Formation of a new access to be in accordance with TAN 18.




No facilities within 2km.


Possible noise impacts from A55. Some historic land uses in areas (unknown filled ground). Health & safety consultation zone to part of the site. Overhead/underground cabling may constrain location of development within the site.




Site is adjoining St Asaph Business Park – commercial and business uses.





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No public transport to site – closest service is to business park.


No footways to site.


Site is allocated for employment use – potential extension to business park.


Not within/adjoining development boundary but site is adjacent to developed area of St Asaph Business Park.


main areas of employment, facilities and services. Site may be subject to highways constraints, and potential noise impacts from A55, dependent upon development location within the site. Site is allocated for employment use in the LDP, as an expansion of the existing business park.

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Land adj. A55, St Asaph Business Park Site Description: Greenfield site in agricultural use.

Criteria RAG Commentary Size Site meets the minimum size

threshold but roads to boundary and shape would restrict layout and opportunities for future expansion.






No protected habitats and species on site.



No highways issues. Formation of a new access to be in accordance with TAN 18.


Site is located in the north / A55 corridor of the county.


No facilities within 2km of the site.


Likely noise impacts from proximity to A55.


Site meets the minimum size requirements but layout and design may be constrained due to road boundaries and shape.


Limited number of neighbouring properties.


Site is outside of, but adjoining, Historic Park & Garden designation (Bodelwyddan Castle).






Site is within a minerals safeguarding area (limestone).



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No footway to site. Public right of way from site to St Asaph Business Park.




Site is located outside development boundary and separated from Bodelwyddan development boundary by the A55.

Ownership Site is in private ownership (multiple owners).

Site type suitability: Residential Transit Conclusion Site is located close to travelling routes and

main areas of employment, facilities and services. Site may be subject to noise impacts from A55 and future expansion may be restricted due to size. The site is in private ownership and not currently marketed for sale, therefore availability and cost are unknown.

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Former Pilkingtons site, St Asaph Business Park Site Description:

Brownfield site, some uses on boundary of site, remainder is cleared and vacant.













Site is located in the north of the county close to main towns.


No facilities within 2km of site.


Site is located within Health & Safety consultation zone due to previous uses/filled land.




Some neighbouring commercial uses, low number of residential uses nearby.


Site is outside of Historic Landscape, Parks and Gardens.


Shown as grade 3a agricultural land but site has been previously developed.




Site is outside of mineral reserves area.


Some bus services to St Asaph Business Park.

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Footway from site to bus stop and beyond to business park.


Site is allocated for employment and / or waste management uses in LDP.


Site is not within or adjoining a development but is within the allocated area of St Asaph Business Park.

Ownership Site is in private ownership. Site type suitability: Residential Transit Conclusion Site is located close to travelling routes and

main areas of employment, facilities and services. Site is allocated for employment and/or waste management uses in the LDP. The site is in private ownership and not currently marketed for sale, therefore availability and cost are unknown.

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Rhyl Rugby Club, Waen Site Description:

Currently used as sports pitches and clubhouse, with associated parking area.













Site is located in the north of the county in proximity to main towns.




















Not footpaths / footways to site.



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Site is located outside of any development boundary.

Ownership Site is in private ownership. Site type suitability: Residential Transit Conclusion Site is located away from services and

facilities. The site is in private ownership and is being marketed for sale.

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Oakleigh House, Waen Site Description:

Vacant site with some derelict buildings. Extant permission for touring caravan site.

































Not footpaths / footways to site.

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facilities. The site is in private ownership and is being marketed for sale.

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Land adj. A55, Waen Site Description:

Greenfield site in agricultural use.

















Likely noise impacts from proximity to A55.










No built environment designation but mapping indicates Roman road across southern part of the site.






Footway to one side of side forming southern boundary.

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Site not allocated for other use.




facilities and is likely to be subject to noise impacts due to close proximity to A55. The site is in private ownership and is not currently marketed for sale, therefore availability and cost are unknown.

4. Recommendations 4.1 The following table provides a recommendation for each site, based on the

assessments above:

Site Name Recommendation Efail y Waen Farm, Aberwheeler Discount Kinmel Camp, Bodelwyddan Discount Clawdd Poncen, Corwen Discount Former Meifod Quarry, Henllan Discount Land rear of Ffordd Talargoch, Meliden Discount Plas Deva caravan site, Meliden Discount Gasworks Lane, Prestatyn Discount Pydew Farm, Prestatyn Discount Land by former Kwiksave office, Warren Drive, Prestatyn

Discount

Land adj. Ysgol Clawdd Offa, Prestatyn Discount Dyffryn Teg, Rhuallt Proceed Mast site, Rhuallt Discount Pant Ifan Newydd, Rhuallt Proceed Land off Rhuddlan ‘Triangle’, Rhuddlan Discount Land adj. Marsh Road, Rhyl Discount Greengates Farm (East), St Asaph Proceed Greengates Farm (West), St Asaph Discount Land adj. A55, St Asaph Business Park Proceed Former Pilkingtons site, St Asaph Business Park Proceed Rhyl Rugby Club, Waen Discount Oakleigh House, Waen Discount Land adj. A55, Waen Discount

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Section 3: Cabinet report April 2018.

Appendix 3 - Technical site summary analysis & Valuations

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Gypsy & Traveller Accommodation

Assessment of Potential Sites – Technical Development

1.0 Study Parameters 1.1 DCC Design & Construction have been instructed to undertake a further assessment of the potential of five sites identified by DCC Planning Department as potentially suitable for the location of both Transit and Residential type Gypsy and Traveller site accommodation.

1.2 As part of the study undertaken by the planning department site constraints that would rule out development as Gypsy and Traveller accommodation were identified and sites were discounted on that basis. No further sites have been assessed as part of this study and fundamental issues, such as the risk of fluvial flooding have not been reassessed.

1.3 For the purposes of this study indicative layouts have been developed to provide an indication of the size of site required and likely access points. The layouts do take into account constraints that have been identified from a desktop analysis of the sites but there are likely to be significant discrepancies between desktop information and actual physical features on site and hence further physical surveys will be required of sites deemed worthy of further consideration.

1.4 Contour mapping is based on Ordnance Survey information and whilst this has been considered in the selection of potential sites the indicative layouts do not take into account adjustments that may be necessary to accommodate the contours within the site. An allowance has been made in the defined site areas for adjustments to levels and this would need to be verified by further detailed design work.

1.5 No assessment of ecological features or the impact of protected species has been made on any of the sites. It is understood that a survey for Great Crested Newts would be required at Greengates Farm and possibly the former Pilkington’s site due to the proximity of existing ponds but this could also apply to other sites and further Phase 1 Ecological surveys would be required to highlight the extent of further physical surveys required.

1.6 No assessment of archaeological features has been undertaken but the Rhuallt and Pilkington sites are close to the line of Roman Roads marked on ordnance sheets. Further desktop assessments would be required to determine whether any physical investigation is required for any of the sites.

1.7 No assessment of potential contamination has been made but it is unlikely that this would be an issue on the previously undeveloped sites. The planning history for the former Pilkington’s site does indicate that there has been storage of hazardous materials on the site and the assumption must be that a significant degree of survey work and potential remediation would be required. It may be that the threshold for remediation would be lower for the transit site than the residential

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site as it is not envisaged that garden areas will form part of the brief but this would need to be developed further as part of the risk assessment incorporated in a Phase 1 Environmental Survey.

2.0 Potential Sites under consideration

2.1 The following sites will be considered further in this report:

Site Location 1 – St Asaph - Green Gates Farm (East)

Site Location 2– St Asaph - Former Pilkington’s Site

Site Location 3– Rhuallt – Pant Ifan Newydd

Site Location 4– Rhuallt – Dyffryn Teg

Site location 5 – Land off A55 (West of St Asaph Business Park)

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3.0 Site Analysis

3.10 Site Location 1 St Asaph - Green Gates Farm (East)

3.11 Size of Site Approx. 130,520sqm

3.12 Site Description

The site consists generally of gently undulating farmland which falls away towards a watercourse running along the western boundary. The farmland is classified as Grade 3A or 3B. The land is sub-divided by several field boundaries consisting of well-maintained low native species hedging and is bounded to the south and east by well- maintained low native species hedging to Cwttir Lane. There are also a number of mature Oak trees which appear to follow the line of a former hedgerow. To the

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northern boundary there is native hedging bounding an adjoining property and there is an access track providing access to Green Gates Farm. There is a particularly well improved substantial property, Bryn Coed, bounded by garden walls inset into the eastern boundary.

The British Geological Survey has indicated that there is potential for Ground Water flooding of the site which may indicate a cover of boulder clay and which may require measures to attenuate surface water generated by the development e.g. swales. This may require a greater land take than would otherwise be required. The Envirocheck report also indicates a low risk of flooding adjacent to the watercourse and across the site near the boundary with Bryn Coed and this would need to be investigated further.

Adjacent to the south eastern corner of the site there are several utility company compounds including a major electricity sub-station, gas plant and sewage pumping station.

There are easements over the site catering for access to major underground power supplies and there are also a number of High Voltage overhead cables running across the site that are likely have associated wayleaves or easements. The estimated location of service zone easements have been indicated on the site proposals.

3.13 Highways The eastern portion of the Green Gates Farm site is bounded by Cwttir Lane which runs from the junction with the B5381, at the entrance to the former Pilkington’s site and terminates at the A55. There is no longer an access to or an exit from the A55 and hence Cwttir Lane is now a cul-de-sac (for motorised vehicles). Currently this section of public highway is not covered by a speed restriction and hence the national speed limit of 60mph applies. The carriageway width varies between approximately 4.2 and 5.5 metres and there is a sharp bend to the immediate south of the site with an inner radius of approximately 11metres. The existing highway is not to the standard that would be constructed if new infrastructure was provided to serve this type of development. Initial consultation with the highway authority indicates that the likely requirement for improvement for this scale of development would be the provision of passing places which should be fairly easily achieved but this would need to be assessed further with documented evidence from traffic speed surveys. There are currently no footways to Cwttir Lane. If widening of the carriageway would be required that would be possible where the DCC owned site bounds the carriageway but if improvements were required to the section of Cwttir Lane between the B5381 and the site and improvement to the sharp bend to the south of the site that would require the purchase of third party land. Generally if 30mph speed restrictions are introduced street lighting is also required and this may not be appropriate to this area but if traffic surveys indicate that speeds are acceptably low this may not be an issue.

3.14 Drainage There is a gravity foul sewer running approximately along the line of Cwttir Lane and subject to approval from Dwr Cymru Welsh Water to connect to it that would overcome a significant hurdle to developing the site.

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3.15 Site Proposals A major determinant on a suitable location within the site for the proposed facility is the provision of a suitable access. It has been assumed that a visibility splay is to be provided with an X dimension of 2.4metres and a Y dimension of 90metres. If a traffic survey was undertaken and traffic speeds can be proven to be lower than 30mph this might be reduced to 70metres or less subject to the agreement by the Highway Authority. General guidance recommends that any barrier to the site entrance is set back from the road sufficiently to allow the longest vehicle using the site to be able to pull off the highway. As the proposed development will by its nature involve use by long vehicles the indicative layouts show a pull in of approximately 16metres with a 10metre radius.

3.16.1 Transit Option

The location of the proposed transit site has been determined by a combination of the desire to minimise the distance of travel along Cwttir Lane and the fact that the portion of the site closest to the B5381 is unusable due to the extent of easements and assumed wayleaves. Visibility splays can be provided but would entail the removal of a substantial length of native hedging, requiring the appropriate planning approval and assessment of the effect on local ecology. There is a pedestrian and cycle link, Heol Esgob, running from Cwttir Lane to St Asaph just opposite the proposed site.

3.16.2 Residential Option

Based on the initial sizing of the indicative layout there is insufficient space, once easements and wayleaves have been taken into account, to provide a stand-alone residential option with access directly from Cwttir Lane to the southern part of the site (south of Bryn Coed) without significant expenditure of extended on site carriageway. An alternative location is indicated which allows provision of the required visibility splays but fits within existing field boundaries to minimise unnecessary destruction of habitat. This is the flattest part of the site and hence there would be a minimum of remodelling of levels to accommodate the requirements of the proposed development. The viability of this site would depend on the extent of highway improvements required by the highway authority.

3.16.3 Combined Option 1

Combined Option 2

Combined Option 3

An option has been illustrated to develop a combined Transit and Residential site minimising the travel distance along Cwttir Road and avoiding easements and wayleaves on the site. The disadvantage of this option is that the land slopes more significantly towards the western boundary and there would be a greater degree of remodelling of levels required. The owner of Bryn Coed could also argue that their privacy/outlook was further compromised.

An alternative, subject to further consideration of the highways issues would be to provide a combined site further along Cwttir Lane with the advantage of a flatter site. Development of this site would also follow more closely the current development pattern of small holdings accessed from Cwttir Lane and would intrude less on open land.

A further option that has been put forward is to provide access to a potential combined site to the west of the site via an extension to the existing road network serving the business park.

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The logic behind this proposal is that a new road system would be required to open up the Greengates Farm West site to development and hence there might be an economy in highways infrastructure by utilising it for access to the proposed travellers’ site. In reality the topography of the site and the culverting of the existing watercourse could make this option more expensive than the provision of passing places to Cwttir Lane. In addition, the generation of travellers’ traffic on the business park road infrastructure may be at odds with the aspirations for the business park. There could also be additional costs associated with levelling the site and providing a foul drainage connection.

It is anticipated that the highways authority would prefer a single access to a combined site but this would require further evaluation and discussion with the relevant parties. A general point which would apply to any combined site is that the access, security and privacy of the residential site would need to be carefully considered and the issues reviewed to determine whether a combined site would prejudice use of the residential element of the development.

3.17 Advantages • In DCC ownership. • Availability of foul drainage (assumed) • Sufficient space for any option (Transit/Residential/Combined) • Flexibility of location within the site. • Unlikely to be contaminated site.

3.18 Disadvantages • Outside the settlement boundary and hence the principle of development is not established (although planning authority have put forward the site)

• Possible highway improvements • Loss of productive farmland/habitat • No footway currently to provide access to B3581 (potential bus stop)

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3.20 Site Location St Asaph - Former Pilkington’s Site St Asaph

3.21 Size of Site Approx.60,941 sqm


The site is a vacant development site previously occupied by Pilkington, although there has been recent development of the north east corner of the site by Edina as a power generation plant. A planning application has been submitted on behalf of Anwyl to provide a new site access from the B5381 with a view to the site being developed as a business park. It is also noted that the site that has been outlined in the previous planning study does not include the whole of the site. There is a further small area to the west of the drain running through the site.

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3.23 Highways The site is bounded to the south by the B5381 and to the east by Cwttir Lane. The existing main access to the site is at the junction of the B5381 and Cwttir Lane. There was formerly an access to what is assumed to be a car park from Cwttir Lane. There are similar issues in relation to access from Cwttir Lane as indicated in relation to Green Gates Farm (3.14) but the extent of any highway improvements would be much less on this site as it is closer to the B3581 and any widening required could probably be assimilated into the site access/visibility splay work to the site. A condition of planning for the gas generation plant is the installation of a passing place on Cwttir Lane. This has not yet been installed but subject to appropriate coordination this could also serve a Gypsy & Traveller site.

3.24 Drainage There is a foul sewer indicated to the north east corner of the site and it would be a reasonable assumption that there is suitable drainage available given the previous use of the site.

3.25 Site Proposals

Similar issues relating to site access apply as at Green Gates Farm. There is a major gas pipeline indicated running parallel to Cwttir Lane but the previous car park access crossed the pipeline and hence the assumption is that it would be possible to provide a new site access from Cwttir Lane. Subject to approval from the highway authority access from Cwttir Lane would enable a small part of the site to be developed without prejudicing development of the remainder of the site although further investigation of utility services would be required to determine how the remaining site would be served.


The proposed transit site has been indicated adjacent to the new power plant site. The location has been determined by the requirement to segregate the new vehicular access from the vehicular access to the new power plant but also to leave space for a passing place on Cwttir Lane.


The proposed residential site would take up the site frontage to Cwttir lane between the existing building near the B5381 junction and the new power plant site.

3.25.3 Combined Option

A combined option has not been indicated as it is considered that a development of the size indicated in this study would impinge significantly on the business park proposed for the remainder of the site.

3.26 Advantages • Previously developed ‘Brownfield ‘land and hence the principle of development is established and it minimises impact on the environment

• Highways access is better than Green Gates Farm • Sufficient space on the site for any option (but the option for the combined

site may not satisfy likely users and would impinge on the remaining site). • Connections should be available to all utilities at minimal cost. • Proximity to B5381 which is a bus route.

3.27 Disadvantages

• In private ownership requiring additional funding for site purchase. • No footway available on Cwttir Lane/B5381. • Remediation likely to be necessary for residential use.

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3.30 Site Location

Rhuallt – Pant Ifan Newydd

3.31 Size of Site

Approx. 63,849sqm


The site consists of gently sloping agricultural land classified as very good quality (Class 2). The boundaries are planted with native species hedging that is well maintained with

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individual field boundaries also planted with native species hedges. There are some mature trees interspersed in the hedging, particularly along the highway frontage and further work would be required to determine the impact of the removal of any of those trees. There are substantial residential properties located to the eastern and western boundaries fronting the highway with the land open to the rear and falling away towards the A55. The British Geological Survey has indicated that there is potential for Ground Water flooding of the site which may indicate a cover of boulder clay and which may require measures to attenuate surface water generated by the development e.g. swales. This may require a greater land take than would otherwise be required. The Envirocheck report has also identified a low risk of fluvial flooding primarily to the southern portion of the site but there is also a small area of potential flood risk running from the public highway and bisecting the site in a north/south direction and this would need to be further evaluated. There are High Voltage overhead cables running across the site that are likely to have associated wayleaves or easements. The estimated location of service zone easements have been indicated on the site proposals.

3.33 Highways The site is bounded to the north by the B5429 which is a wide carriageway incorporating a cycle way and a footway to the site boundary. There is not currently a speed restriction on this portion of the highway and hence the national speed limit of 60mph applies but there is a 40mph speed restriction approximately 175metres to the east of the site and it is assumed that it would be reasonable to apply for a traffic order to extend the 40mph speed restriction to the east of the site if the site was to be developed.

3.34 Drainage No mains sewers are indicated adjacent to the site and the council housing at Dyffryn Teg appears to be served by a private sewage plant. This issue would need to be evaluated further as there could be significant hurdles in obtaining approval from Natural Resources Wales to discharge to a water course.

3.35 Site Proposals

It has been assumed that a visibility splay is to be provided with an X dimension of 4.5 metres and a Y dimension of 120metres. This would result in the site access being located towards the centre of the highway frontage, somewhere near where the existing field access is located. There is a public house located on the opposite side of the highway with two accesses to the highway and consultation with the highway authority would be required to determine an acceptable location for the new access.


The proposed transit site is indicated with access towards the centre of the street frontage and an area extending to the western boundary identified as a suitable location. This part of the site is slightly flatter and the site access could be staggered as far as possible from the entrance to the public house opposite.


The proposed residential site is indicated with access towards the centre of the site and the site extending towards the property to the western boundary but, depending on where the agreed site access is located this proposal could equally be handed to occupy the site extending towards the western boundary.


The area for the combined site option would need to be enlarged sufficiently to accommodate the easement/wayleave zone for existing overhead HV cables and for a landscape buffer zone between sites. This arrangement could also be handed depending on the location agreed for the site entrance. The proposals have been worked to fit within existing field boundaries indicated on ordnance survey plans but it appears that some of these existing boundaries have been removed.

3.36 Advantages

• Highways access is very good (subject to Highway Authority approval) • Within DCC Ownership

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• Sufficient space on the site for any option with potential to provide a significant buffer between transit and residential sites.

• Connection should be available to electrical network at minimal cost. • Proximity to B5429 which is assumed to be a bus route. • Footway/cycleway access to the site. • Potential to provide significant buffer to adjoining properties.

3.37 Disadvantages

• Method of sewage disposal to be determined. • Loss of good agricultural land/land with a potential development value.

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Site Location 4

Rhuallt – Dyffryn Teg

Size of Site Approx. 8996sqm


The site consists of a small area of relatively level rough grassland bounded to the western edge by a low native species hedge and to the southern boundary by native species hedging interspersed with mature trees. There is a fenced off area to the

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southern boundary containing sewage treatment plant. To the eastern boundary there is a wire fence segregating the site from the public highway. There are overhead HV cables running across the site and a zone has been indicated on the proposals for likely wayleaves/easements. There is a pole mounted transformer feeding an underground electrical supply to the sewage treatment plant. It is assumed that this cable can be re-routed around a proposed development. Directly opposite the site on the eastern boundary is a row of semi-detached houses that overlook the site.

3.43 Highways Access to the site via Dyffryn Teg is very poor considering the type of vehicles that would need to access the proposed developments on a regular basis. The junction of Dyffryn Teg and the B5429 is poor with restricted visibility, a narrow carriageway and a hairpin bend close to the intersection. Dyffryn Teg itself is a narrow cul-de-sac serving a limited number of residential properties. There is insufficient information on the ordnance survey plans to determine whether the junction could be adequately improved and this would need to be investigated further if the site is to be considered. It would be possible to widen the section of carriageway adjacent to the site to a suitable standard but there would be a pinch point near the existing junction where the boundary fence to a substantial private property impinges on the space required.

3.44 Drainage There does not appear to be a public sewer accessible from the site and further investigation of this issue would be required if the site is considered further.

3.45 Site Proposals


The transit site option has been located to the southernmost portion of the site as this would move it away from the existing residential properties preserving as far as possible their outlook across open land. There is also a potential advantage in providing the site access at the existing right angle bend of Dyffryn Teg as visibility would be improved.


The relative narrowness of the site determines a linear solution to the residential option. It is anticipated that the existing carriageway would be widened and anew footway provided with the communal play area located in the space remaining between the existing highway and the new site access. A one way system could be provided to the proposed site road to maximise manoeuvring space for the large vehicles and caravans that would access the site.


The site is not large enough to accommodate a combined option.

3.46 Advantages

• Within DCC ownership • Within the settlement boundary and hence a presumption in favour of

residential development • Connection should be available to electrical network at minimal cost. • Proximity to B5429 which is assumed to be a bus route. • Footway/cycleway access to the site.

3.47 Disadvantages

• Very poor highways access • Potential issues providing foul drainage

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3.48 Planning Issues

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Site Location 5

Land off A55 (West of St Asaph Business Park)

Size of Site Approx. 8592sqm


The site consists of a relatively small triangle of gently sloping agricultural land bounded to the north by the A55 and to the south east by a minor road and to the south west by

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an access road to the A55. There are native species hedgerows to the boundaries with the hedging bordering the A55 left untrimmed to provide a natural screen. The land falls towards a watercourse that bisects the site and it is understood this divides the site into two separate ownerships. The Envirocheck report indicates that there is a low flood risk where the watercourse is culverted under the A55. There is also an underground gas pipeline that splits the larger ownership into two further areas and an allowance has been made for easements on the proposals. The land falls within a mineral protection zone but initial dialogue with the LA minerals officer indicates that this is unlikely to be an issue on this site. The site is within the setting of a historic park and garden requiring consultation with CADW but there is scope to screen the development with landscaping to minimise the impact on the historic park.

3.53 Highways There is a reasonably wide access road running along the southern boundary of the site which does not appear to have a speed restriction and there are no footways.

3.54 Drainage There is no foul sewer indicated in the vicinity of the site. 3.55 Site Proposals


The proposed site access point is located to accommodate a visibility splay with X dimension of 2.4 metres and Y dimension of 90metres. This assumes that a traffic order could be introduced to limit speeds to 30mph but it should be noted that this may require street lighting which could impact on the historic parkland setting. The site layout has been arranged so that living/sleeping accommodation can be located as far as possible from the A55 to limit road noise but traffic noise surveys would need to be undertaken to confirm that acceptable noise levels can be achieved in the living accommodation and external amenity areas.


It is unlikely that this site is suitable for the residential option due to size constraints and likely road noise from the A55.


The site is not considered large enough to accommodate a combined option.

3.56 Advantages

• Minimal impact on existing residential property • Good access to the A55

3.57 Disadvantages

• Not within DCC ownership • Poor pedestrian links to existing settlements

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VALUATION REPORT

Land For Proposed Residential and Transit Sites

February 1st 2018

Valuation and Estates – Strategic Assets

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VALUATION REPORT: LAND FOR PROPOSED RESIDENTIAL AND TRANSIT TRAVELLER

SITES

AUTHOR: MANAGER OF VALUATION AND ESTATES, STRATEGIC ASSETS

DATE: 1ST FEBRUARY 2018

1.0 INTRODUCTION

1.1 Instructions

We have been instructed to undertake valuations of 5 proposed traveller sites within Denbighshire, to include both Denbighshire owned and third party land. The valuation will provide any loss of value to Council land as a result of these proposals, or alternatively the cost of purchasing third party sites as well as any other valuation considerations and comments.

1.2 The Subject of the Valuation:

2.0 - Land at Dyffryn Teg, Rhuallt 3.0 - Pant Ifan Newydd, Rhuallt 4.0 - Greengates (East), St Asaph 5.0 - Land adjoining A55 St Asaph 6.0 - Former Pilkington’s site, St Asaph 7.0 – Summary Schedule of cost to the Council

1.3 Purpose of the Valuation

(A) Council Owned sites

The purpose of this Valuation Report is to provide indicative values to the Council of land loss in respect of the 3 proposed sites. The valuation will include a value of the loss of land to the Council, and any impairment/depreciation of value on adjoining retained land.

In circumstances where part of a site is required, a before and after valuation is undertaken and difference recorded, when a whole site is required a single valuation of the while site is provided.

(B) 3rd Party Sites

The purpose of this report is to provide an indication of the cost of purchasing these sites, potential issues and any future value or opportunities.

1.4 Date of Inspection

Various

1.5 The Basis of the Valuation:

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Market Value (MV); The estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm’s length transaction, after proper marketing and where the parties had each acted knowledgeably, prudently and without compulsion.”

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2.0 LAND AT DYFFRYN TEG, RHUALLT

2.1 Situation and Location

The land is located within Rhuallt, a small village located close to the A55, the village is approximately 5 miles south of Prestatyn and 2 miles east of St Asaph. Within the village there is number of small businesses, a restaurant and caravan park. The site is well located for access to the A55. There is public transport links to the village.

The land is situated centrally in the village, to the east of the site is an adopted highway known as “Dyffryn Teg” and of a mixture of private and Denbighshire owned local authority housing are located across this road. To the west and south of the site is agricultural land, and to the North is a residential property which fronts the B5429.

2.2 Description:

The total land area is approximately 1.98 acres (0.8 Ha) as shown in red on the attached plan, of this area 1.4 acres is allocated for Housing in the Local Development Plan. The remainder of the site is not allocated and outside of the Development Boundary but may be utilised as open space.

The land is presently used for grazing, with part of the site licenced for use as a garden. To the south of the site is a Council owned sewerage works that serves the existing housing estate, this is at full capacity. The site is relatively level and is accessed off Dyffryn Teg.

2.3 Services:

We have not carried out searches in relation to the services available and have assumed for the purposes of this valuation that the property is connected, or capable of being connected without undue expense, to the public services of electricity, water and telephones. We are aware that there is a capacity issue with sewerage which has prevented some developments coming forward in the village.

2.4 Limitations of the Inspection

For the purpose of this valuation a visual inspection only has been undertaken from the highway.

2.5 Environmental Considerations

The site is outside of any flood zones.

We are not instructed to undertake or commission an environmental assessment to establish whether contamination exists or may exist. Whilst we have not undertaken any detailed investigations into the past and present use of the subject property or of any adjoining property at the time of inspection we noted that the subject property was not being used for any activity other than agricultural use. Adjacent land use is residential/agricultural.

We did not observe evidence of potential and actual contamination on the property which we consider likely to affect our valuation. For the purpose of this valuation report we have assumed that no contamination exists in relation to the property sufficient to effect value.

2.6 Town and Country Planning

Part of the site (1.4 acres) is allocated as Residential for 12 houses within the Local Development Plan and is with the village development boundary.

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2.7 Tenure

Denbighshire County Council has full freehold title.

Part of the site is subject to a garden licence which will be terminable upon one months’ notice, the majority of the site is subject to a grazing licence which the Council will be able to terminate upon a months’ notice.

There is a wayleave for overhead cable between DCC and Electricity Distribution of North Wales and District Limited

2.8 Valuation

We are of the opinion that the current Market Value (MV) of the freehold interests of the above property subject to the comments, assumptions and recommendations herewith contained is in the sum of:

Total site Valuation: Approximately

2.9 Valuation Comments and assumptions

It is assumed that the whole site would be required to facilitate this proposal. The site has not been brought forward for development previously due to the lack of capacity for additional public sewerage in the village and works deeded to improve the junction with Dyffryn Teg and the main road.

The above value does not reflect the potential costs of road improvement works or additional sewerage capacity.

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3.0 PANT IFAN NEWYDD, RHUALLT 3.1 Situation and Location

The land is located at Rhuallt, just outside the village and located close to the A55, the village is approximately 5 miles south of Prestatyn and 2 miles east of St Asaph. The site is well located for access to the A55. Within the village there is number of small businesses, there is a public house and a caravan site opposite this land.

The site benefits from good direct access off the B5429. There is public transport links to the village.

3.2 Description:

The total land area is approximately 15.75 acres (6.38 Ha) as shown in red on the attached plan, the land is grade 2 agricultural land and outside of the existing Development Boundary. The site is presently used for agricultural purposes. The land is gently sloping and has a number of matures trees and established hedgerows on site.

The land is fronted by the B5429 to the North, to the North East and west of the site are residential areas and to the South the land is wooded and provides a buffer to the A55.

3.3 Services:

We have not carried out searches in relation to the services available and have assumed for the purposes of this valuation that the property is connected, or capable of being connected without undue expense, to the public services of electricity, water and telephones. We are aware that there is are capacity issues locally with sewerage in the village.





We are not instructed to undertake or commission an environmental assessment to establish whether contamination exists or may exist. Whilst we have not undertaken any detailed investigations into the past and present use of the subject property or of any adjoining property at the time of inspection we noted that the subject property was not being used for any activity other than agricultural use. Adjacent properties appear to be predominantly residential.

We did not observe evidence of potential and actual contamination on the property which we consider likely to affect our valuation.


The site is not allocated within the current LDP, however the location of the site so close to the village would suggest that in the medium term this may come forward as a future development site (see comments 3.9).

3.7 Tenure

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The land is let under a Farm Business Tenancy, terminable .

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There is a wayleave for overhead cable between DCC and Electricity Distribution of North Wales and District Limited

3.8 Valuation


Existing site Valuation: approximately

Site valuation with traveller site

The loss to DCC as a result of developing a traveller site on this site is in the region of


The site is not allocated within the LDP, however, given the close proximity to the village and established residential use on each side of the land DCC would retain the site for any potential long term development value, although issues with mains sewerage would need to be resolved.

The valuation is on the basis of half of the site coming forward for redevelopment in approximately 10 years. The existence of a traveller site on the land will blight any future residential development of the remaining site.

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4.0 GREENGATES, ST. ASAPH 4.1 Situation and Location

This site is located behind St. Asaph Business Park, close to the A55 as shown in red on the attached plan. The Business Park is a major centre for employment within Denbighshire and includes a range of industrial and office based employment, including the Optic Centre. North Wales Police and the Fire Service headquarters are also close by. There will be public transport links serving the business park.

To the West of the site is the remainder of Greengates farm, comprising of approximately 40 acres which is presently used for agricultural use but is allocated as Employment Land within the Local Development Plan. To the South West is a timber yard, a large scale electric sub-station and Gas Plant.

The site presently accessed off Cwttir Lane, a minor road which runs along the east of the site and narrows towards the north to a single carriageway, there are a small number of residential properties located on this road. There are proposals to access this site from the West from a new road system that would open up access to develop DCC’s employment land.

4.2 Description:

The total land area is approximately 23.8 acres (13.27 Ha), the land is grade 3b agricultural land and is presently used for agricultural purposes. The land is gently sloping and has a number of matures trees and established hedgerows on site.

The site is subject to 2 major easements shown shaded blue on the attached plan, both prevent any structures or buildings being constructed on the maintenance strips and any excavation below 0.6 m, other works are permitted subject to the consent and any specification required by the Grantees.

4.3 Services:

We have not carried out searches in relation to the services available and have assumed for the purposes of this valuation that the property is connected, or capable of being connected without undue expense, to the public services of electricity, water and telephones.





We are not instructed to undertake or commission an environmental assessment to establish whether contamination exists or may exist. Whilst we have not undertaken any detailed investigations into the past and present use of the subject property or of any adjoining property at the time of inspection we noted that the subject property was not being used for any activity other than agricultural use. However nearby sites have been used for industrial uses.

We did not observe evidence of potential and actual contamination on the property which we consider likely to affect our valuation. For the purpose of this valuation report we have assumed that no contamination exists in relation to the property sufficient to effect value.

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The site is not allocated within the LDP for any future development, however the land to the south and West is all allocated as Employment Land.

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4.7 Tenure


The land is let under a Farm Business Tenancy, terminable .

There are 2 major easements which run through the site, as shown in Blue on the attached plan, there are also wayleaves for overhead lines affecting the site.

4.8 Valuation


Total site Valuation: approximately

Site value with traveller site (assumed land take up to 1Ha)

The loss to DCC as a result of developing a traveller site on this site is in the region of


The site is not allocated within the LDP, the existence of the easements limits any future alternative use of the land.

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5.0 LAND ADJOINING A55, BODELWYDDAN 5.1 Situation and Location

This site is located alongside the A55 opposite the rear entrance to Bodelwyddan Castle. The road is accessed along an unclassified road from the St Asaph Business park junction, it then serves as a slip road directly on the A55.

The nearest village is Bodlewyddan, approximately 1 mile away with the primary hospital that serves Denbighshire, we are not aware of any public transport serving this site.

The A55 runs along the North of the site, where there is a buffer of woodland.

5.2 Description:

The total land area is approximately 1.75 acres (0.71Ha) as shown in red on the attached plan, the land is grade 2 agricultural land and is presently used for grazing. The land is gently sloping and has a watercourse which runs along the west of the site. There is an additional area of land to the West which is also in 3rd party ownership (with multiple owners).

The site was originally acquired by the Welsh Government for to the widening of the A55, it would have been surplus to requirements and sold back to the previous landowners.

5.3 Services:






We are not instructed to undertake or commission an environmental assessment to establish whether contamination exists or may exist. Whilst we have not undertaken any detailed investigations into the past and present use of the subject property or of any adjoining property at the time of inspection we noted that the subject property was not being used for any activity other than agricultural use and in connection with previous Highways works.

We did not observe evidence of potential and actual contamination on the property which we consider likely to affect our valuation.

For the purpose of this valuation report we have assumed that no contamination exists in relation to the property sufficient to effect value.


The site is within a “designated Historic Park and Gardens Essential Setting” in relation to its close vicinity to Bodelwyddan Castle. CADW would therefore need consulting on any proposed development.

5.7 Tenure

3rd Party Ownership. We have no information on any existing tenancies, etc.

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5.8 Valuation

We are of the opinion that the current Markey Value (MV) of the freehold interests of the above property subject to the comments, assumptions and recommendations herewith contained is in the sum of:

Valuation of land through negotiation: Approximately

Total cost including CPO and Public Inquiry:


The owner has not been approached about the sale of the land, we can assume that as they would have acquired the land back off the WG after the A55 scheme that they would want to retain this land. We have provided figures for the purchase through negotiation and the cost in relation to a CPO and public inquiry.

Please be aware that the Planning Inspectorate may not necessarily award a CPO in the Council’s favour, especially if it can be demonstrated that the Council has other land nearby which may be suitable. A CPO process can take up to 2 years to complete

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6.0 FORMER PILKINGTON SITE, ST ASAPH 6.1 Situation and Location

This site is located on Glascoed Road, which serves the St Asaph Business Park, close to the A55. The Business Park has a number of major occupiers including, North Wales Police, Glyndwr University and Betsi Cadwaladr University and has good public transport links.

The nearest centre is St Asaph, approximately 1 mile away with schools and local shops.

The site has good road frontage to the South, east of the site is predominantly agricultural, the west of the site is office and light industrial, to the north of the site is a major substation and gas works.

6.2 Description:

The total land area is approximately 18 acres (7.3Ha) as outlined in red on the attached plan, and is a brownfield site. The Pilkington’s Glass factory was previously located on the site and was demolished in approximately 2008.

The site is generally level and is presently being actively marketed by Agents as available serviced employment land plots of between 1 to 18 acres (subject to Planning). Given the proposed use of the land I would consider the owner would be unlikely to dispose of part of this site for the purpose of a Gypsie Traveller site and would require the Council to purchase the whole of the site.

The Council could then either try and dispose of the remainder of the site, slightly devalued given the other use on site or consider the development of the remainder of the site.

6.3 Services:






We are not instructed to undertake or commission an environmental assessment to establish whether contamination exists or may exist. Whilst we have not undertaken any detailed investigations into the past and present use of the subject property or of any adjoining property at the time of inspection we note the property has had planning permission for storage and use of hazardous material and allocated for waste management within the LDP.

For the purpose of this valuation report we have assumed that no contamination exists above what is expected in a brownfield site in relation to the property. We would recommend an environmental survey and should major contamination be present this valuation would be amended to take into account any abnormal costs.


The site is within a designated Employment Area and Waste Allocation site.

6.7 Tenure

81

3rd Party Ownership. Actively being marketed with Agents.

6.8 Valuation

We are of the opinion that the current Market Value of the freehold interest of the above property subject to the comments, assumptions and recommendations herewith contained is approximately:

Valuation of land to purchase:

Value of remaining site to DCC once traveller site developed:

Cost to the Council


The owner has not been approached about the sale of the land, however the land is on the market and it is reasonable to assume that only a sale of the whole site would be considered, due to concerns about negative values on his remaining site if a Traveller site was located on part.

Further investigations would be needed in respect of contamination on this site, which would be reflected in a final value.

The remaining site could be placed back on the market by DCC at a reduced value, or the site utilised/developed for a variety of uses by DCC, subject to Planning.

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83

7.0 SUMMARY OF COST TO THE COUNCIL

7.1 Schedule

Site

Summary of cost to Denbighshire County Council

Dyffryn Teg

Pant Ifan Newydd

Greengates East

Land Adjoining A55

Pilkington’s Site

84

Section 4: Cabinet Report - April 2018. Summary of 5 sites

85

Pant Ifan Newydd - Rhuallt

Land ownership – DCC Owned Pro Con

Negotiation with 3rd party landowner not required – Expedites the programme for delivery

High quality agricultural land with potential for future residential development, subject to allocation in a future Local Development Plan.

Loss of land value to DCC - (at residential development rates, assuming future allocation for residential use)

Development Potential Pro Con

Infrastructure (utilities) anticipated to be available

Outside area of flood risk.

Site contamination arising from previous uses is not anticipated

Highways access acceptable in principle.

Potential for future expansion of the site if required

Greenfield site outside the development boundary

Greenfield site which may have ecological interest – further studies and possible mitigation measures may be required. Lack of foul drainage – package cesspit/package treatment works required representing a high abnormal cost for a small development

Impact on Locality Pro Con

Large site with potential to mitigate the visual impact of any development from neighbouring properties through screening and landscaping.

Site is located away from the main residential area of the village

Relatively high - 48 residential and 2 business properties located within 500m

Predominantly residential area – objections are likely from surrounding properties. Close proximity to the existing residential community increases the likelihood of ongoing conflict

Possible impacts on restaurant/caravan site business directly opposite the site.

Recommendation – Discount this site due to the loss of potential future value and likelihood of significant level of objections/judicial review and potential ongoing conflict between the settled and traveller communities if developed for a Gypsy & Traveller site

86

Land at Dyffryn Teg - Rhuallt



Greenfield site designated within LDP for Housing

Loss of land value to DCC


Infrastructure (utilities) anticipated to be available



Within the development boundary set out in the LDP therefore the principle of development is established

Greenfield site which may have ecological interest – further studies and possible mitigation measures may be required. Lack of foul drainage – dedicated treatment works/ cesspit/existing package treatment plant upgrade required increasing costs significantly for a small development

Works required to highway access from main road (B5429) potentially increasing development costs significantly for a small development


Relatively high - 65 Residential and 3 business properties located within 500m

Predominantly residential area – objections are likely from surrounding properties. Close proximity to the existing residential community increases the likelihood of ongoing conflict

Recommendation – Discount due to the loss of residential land value, potential increased development costs and likelihood of significant level of objections/judicial review and ongoing conflict between the settled and traveller communities if developed for a Gypsy & Traveller site

87

Former Pilkington Site – St Asaph Business Park

Land ownership – In Private Ownership Pro Con

Potential for refusal of sale

Relatively high value site ( . Potential part/whole acquisition costs would include diminution of value to the remaining site – potential cost to DCC

Owners pressing ahead with development proposals and unlikely to sell part of the site – would be seen to prejudice commercial viability – but developments of residential traveller sites elsewhere on employment sites has been beneficial in terms of security


Brownfield site

Infrastructure (utilities) assumed to be available

Outside area of flood risk

Drainage available

Highways access considered acceptable in principle. Scope to mitigate visual impact through landscaping and screening development

Scope for future expansion if required

Potential for site contamination issues due to previous uses, which would require remediation.


Limited impact - 5 Residential/farms plus 50 existing commercial units and allocated employment sites within 500m

Surrounding uses are predominately employment (industrial and commercial). Relatively few residential properties would limit potential conflicts.

Potential impact on tenancy rates to surrounding commercial units (but see previous note re: potential benefit of residential site);

Recommendation – Discount on site purchase cost implications

88

A55 Site – St Asaph


Relatively low land value

Limited potential for alternative uses

Potential for refusal of sale

Compulsory Purchase Order could take 2 years and increase costs to Circa

CPO could be compromised by DCC owning land within the locality (Greengates)


Large enough to accommodate transit site

Infrastructure (utilities) anticipated to be available – more detailed study required

Outside area of flood risk

Site contamination not anticipated

Highways access acceptable in principle.

Greenfield site may have ecological interest – further studies and possible mitigation measures may be required.

No foul drainage to the site – more detailed study required

Acoustic barrier may be required to mitigate noise impacts from the A55, increasing cost and impinging on available land

Limited scope for expansion


Relatively limited - 8 Residential/farm properties and 1 commercial property within 500m

Relatively remote site bounding the A55 (5 No residential Properties)

Access routes do not pass through proposed or existing developments

Is within a “designated Historic Park & Essential Setting” which would require consultation with CADW regarding design and visual impact.

Recommendation – Contact landowner to determine likelihood of sale and progress development appraisal and/or CPO success appraisal as appropriate

89

Greengates East – St Asaph



Short term Farm Business Tenancy – expires 2020 so early surrender of part of holding has minimal impact.

Loss of land value to DCC - (at commercial development rates)

Potential de-valuation of surrounding land (some DCC owned)


Existing wayleaves & Easements prejudice whole site development – but not the development of “pockets” suitable for traveller site

Mains foul drainage available

Infrastructure (utilities) available



Scope for future expansion if required

Large site with potential to mitigate the visual impact of any development from neighbouring properties through landscaping and screening.

Greenfield site outside the development boundary

Greenfield site which may have ecological interest – further studies and possible mitigation measures may be required.

Existing highways access would require upgrading with the introduction of passing places – land ownership & cost issues – detailed study required.

Limited number of highway access point would increase costs of access roads on site to facilitate geographical separation – subject to detailed costing


Relatively limited - 9 Residential/farm properties plus allocated employment land within 500m

Predominantly commercial/employment use – limited number of residential properties reduces the potential for ongoing conflict

Large site with potential to mitigate the visual impact of any development from neighbouring properties

Potential impact on commercial tenancy market – but developments of residential traveller sites elsewhere on employment estates have been considered beneficial in terms of security

Objections may be expected from

neighbouring residential properties.

Recommendation – Undertake further detailed studies and formulate development proposals with outline costs and programme

90

Section 5: Cabinet Oct 2018. Site summaries (Search for Transit Provision).

91

Oakleigh House - Waen


Currently on the market – unlikely to require CPO

Acquisition cost comparatively high – Circa £485,000.00

Potential for circa 1.3 ha of site to be incorporated as part of DCC owned Plas Coch Farm.

Potential value of additional agricultural land circa vvvvvv

Residual cost = vvvvvvv

Potential de-valuation of surrounding land.


Not located within AONB etc.

Outside development boundary but previously partially developed site with planning permission for caravan park and holiday chalets.

Access road (B5429) has several narrow stretches and tight bends but unlikely to be insurmountable.

All services assumed available on site.


No abnormal development costs associated with ground conditions/noise abatement etc. anticipated.

Scope for further expansion if required.

Would require change in planning allocation for use as a Gypsy & Traveller site.

Remote location may be a legitimate reason for refusal of residential planning permission – not on/near a scheduled bus route (distance to nearest bus stop circa 3 km.).

Unlikely to be acceptable for both sites – limited site access potential (relying on the existing single access off the highway).

Unlikely that the remaining site area would be developable for any alternative use (other than agricultural) once developed for Gypsy & Traveller use (due to the existing limited development potential in its location), therefore limited scope to increase any residual site values.


Relatively limited – 11 residential and 3 commercial properties within 500m of the site.

Located within open countryside – would require landscaping and screening.

92

Objections anticipated from surrounding building owners/users.

Recommendation – Discount due to the comparably high residual acquisition cost.

93

Mast Site – Rhuallt


Comparatively low land value (with willing sale) Site not currently on market. Previous experience is that land-owners are unwilling to sell for Gypsy & Traveller site development.

Anticipate the need for CPO with questionable chance of success given DCC land ownership in the locality.

CPO would take circa 2 years to complete – does not fit in with planning and funding deadlines.




All services assumed available on site given the adjoining uses (although capacity would need to be established).


Large enough to accommodate either transit or residential site.

No abnormal development costs associated with ground conditions/noise abatement etc. anticipated.

Comparatively close to local amenities (bus stop 780m away).

Road access to site good and access to site available (but would need upgrading).

Not within development boundary or allocated for use in the LDP – but the LDP does make allowances for development of this size & nature.

Proximity to the A55 would require significant noise remediation measures in order to justify planning approval – increasing the comparative development costs.





94

Recommendation – Discount on the basis that the likely CPO process would be too onerous and a successful outcome questionable. The time-scales required for site acquisition would put potential WG funding at serious risk. Additionally, the cost of noise mitigation would be substantial compared to other available sites.

95

Former Abattoir Site – Rhuallt

Land ownership – In shared Ownership Pro Con

DCC owns one third of the site Comparatively high site acquisition costs.

Current site value for commercial development use (taking into consideration site remediation costs) is circa and this represents the site cost to DCC lost opportunity cost and

acquisition costs).

Development of the least/non contaminated portion of this site would render development of the remaining site financially unviable – therefore there is no residual site value.




All services assumed available on site given the adjoining and previous uses.


Road access to site good and access to site available (but would potentially need new access).

The Western side of the site is considered contaminated land (residual asbestos contamination of soil and a former foot & mouth burial pit).

While the remaining portion of the site (to the East) would, with careful design, potentially provide enough space for either a residential or transit Gypsy & Traveller site, it is anticipated that enhanced investigation required for a residential development would identify further contamination and required remedial works (the contamination surveys undertaken in 2015 considered requirements to allow commercial/industrial development – with remediation costs of circa £490K).

Proximity to the A55 would require some noise remediation measures in order to justify planning approval – increasing the comparative development costs.

Close proximity of the Anaerobic Digester installation (adjoining site) may be considered justifiable reason to refuse a residential development proposal.

96

Remote location may be a legitimate reason for refusal of residential planning permission – not on/near a scheduled bus route (distance to nearest bus stop circa 1.8 km.).

Remaining site would not be developable – financially unviable.


Relatively low – 6 residential and 2 commercial properties within 500m of the site.



Recommendation – Discount due to the comparatively high acquisition costs and likely onerous development costs of remediation and acoustic mitigation. Also potential refusal of planning permission due to proximity of Anaerobic Digester site.

97

Green-gates (East) – St Asaph

Land ownership – In shared Ownership Pro Con

Owned by DCC

Comparatively low opportunity cost - based on loss of 1 hectare to develop both Gypsy & Traveller sites.

Given its location and the presence of easements across the site, there is no potential for large scale development of this sites – land value of the remaining site is not high.

Short term farm business tenancy expires

There is an opportunity cost of




All services available on site given the adjoining uses.


Size of the available site allows development away from the A55 – no additional acoustic mitigation measures are required.

No abnormal on site development costs are anticipated.

Size of site allows the development of both sites with separate entrances and distance between the sites (circa 170m between boundaries).

Scope for further expansion if required.

Comparatively close to local amenities (bus stop 860m away).

Not within development boundary or allocated for use in the LDP – but the LDP does make allowances for development of this size & nature.

Some adjustments to the highway will be required – but limited to the provision of passing places, not wholesale widening of the road. Some land ownership issues with associated cost may emerge if the passing places cannot be contained on DCC land.




98

Potential impact on commercial tenancy market of surrounding employment land.


Recommendation – given the comparatively low land cost to DCC, together with the anticipated and comparative potential and cost of development of the site(s), take forward to fee bid stage subject to the outcome of pre planning consultations and formal planning applications.