Wylfa Newydd Project Site Preparation and Clearance Application

Transcription

1 ENERGY WORKING FOR BRITAIN Wylfa Newydd Project Site Preparation and Clearance Application Planning Statement

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3 Table of Contents 1 Introduction 1 Site Preparation and Clearance Proposals... 1 Background to SPC Application... 2 The Applicant... 2 Planning Application Contents... 2 Planning Statement Contents Site Location and Description 5 Application Site... 5 Surrounding Area The Proposals 7 Introduction... 7 Details of Proposals... 8 Public Rights of Way (PRoW) Restoration National Policy and Need 17 Introduction EN Conclusion Planning Policy and Guidance Framework 19 Introduction Development Plan National Level Local Level Planning Assessment 24 Introduction Assessment of Benefits Assessment of Impacts Planning Balance and Conclusion Mitigation 48 Page i

4 Introduction Principles Environmental Management Plan Site Restoration Conclusion Summary and Conclusions 50 List of Tables Table 3.1 Work Packages... 8 Appendices Appendix A: Work Package Strategy Appendix B: Planning Policies Appendix C: Draft Planning Conditions Appendix D: Section 106 Heads of Terms Appendix E: Figures Page ii

5 1 Introduction Site Preparation and Clearance Proposals 1.1 This Planning Statement has been prepared by Horizon Nuclear Power Wylfa Limited (Horizon) in support of a full planning application for submission to the Isle of Anglesey County Council (IACC) for site preparation and clearance proposals (the SPC Proposals), associated with construction of the Wylfa Newydd nuclear power station. 1.2 The SPC Proposals comprise a range of works and activities including site establishment works, site clearance works, diversion of a watercourse, ground improvement works and topsoil works (together the SPC works) and proposals for methods of working and temporary public rights of way (PRoW) and road closures and diversions associated with the SPC works. 1.3 The SPC Proposals represent the first substantive phase of development required for construction of the new power station and associated works. The undertaking of these works will facilitate the transition to later phases of the development and ultimately allow the operation of the power station to commence as early as possible. The Description of Development, summarising the SPC Proposals is as follows: Preparation and clearance works for development of the Wylfa Newydd Nuclear Power Station, comprising the following activities: site establishment works (including construction site compounds with laydown area, material storage area, car parks, offices, perimeter fencing, security features and installation of associated drainage, material storage areas with perimeter fencing (including ecology fencing), installation of a new signalled crossing of the Existing Power Station access road for use by construction vehicles accessing the north of the site from the site compound, laying of haul roads, winning of rock from rock outcrop, installation of temporary construction fencing around the perimeter of the site and Public Right of Way (PRoW) corridors), and laying of security track inside the perimeter; site clearance works (including demolition of existing buildings, walls, gates, field boundaries and other above ground features, removal of vegetation, and transferring of reclaimed materials from demolition of buildings and field boundaries to material storage areas for later reuse); diversion of a watercourse, comprising realignment of a tributary to the Afon Cafnan with associated landscaping works; ground improvement works (including remediation of contaminated soils and removal of invasive non-native species); topsoil works (including targeted stripping of topsoil and placing in storage mounds with installation of associated drainage infrastructure (including settlement ponds and dosing equipment)). Development will require the temporary diversion and/or temporary closure of Public Rights of Way. 1.4 Details of the SPC Proposals are provided at Chapter 3 of this Planning Statement and Chapter 3 of the Environmental Statement. 1.5 The planning application site for the SPC Proposals (the SPC Application Site) is illustrated in figure 1.1 in Appendix E. 1.6 Horizon s intention is for the SPC works to commence in 2017, subject to planning permission being granted within the anticipated timescales. The SPC works are then scheduled to take place over a period of 24 months. Page 1

6 Background to SPC Application 1.7 Land adjacent to the existing Magnox power station (Existing Power Station) at Wylfa, west of Cemaes, on the north coast of Anglesey, is considered by the UK Government to be suitable for the construction of a new nuclear power station. Horizon proposes to construct and operate a new nuclear power station, known as Wylfa Newydd, on this land (Power Station). This Power Station would deliver approximately 2,700 megawatts of electricity, enough power for around five million homes. The Power Station, the offsite Power Station facilities and associated development are known as the Wylfa Newydd Project. The indicative areas of land and sea including the areas surrounding the Power Station site that would be used for the construction and operation of the Power Station are known as the Wylfa Newydd Development Area Nuclear power stations are classified as Nationally Significant Infrastructure Projects (NSIPs) under the Planning Act 2008 and require an order for development consent (DCO) under that Act. 1.9 The DCO decision making process prescribed by the Planning Act 2008, which includes a six month examination period, can take up to 18 months from the submission of the DCO application. Significant time benefits can be achieved by carrying out preliminary or preparatory works for Wylfa Newydd prior to when they would otherwise be able to start if they were granted through the DCO. Such preparatory works can be authorised by a grant of planning permission and government policy supports such an approach, as does emerging local policy Horizon is therefore submitting an application for planning permission to the IACC for the SPC Proposals (the SPC application) In the event the DCO is not granted or the Wylfa Newydd Project does not proceed for any reason Horizon would identify and implement appropriate restoration measures. Details of the restoration measures are set out in Chapter 3. The Applicant 1.12 This application has been prepared and submitted by Horizon. Horizon's ultimate parent company is Hitachi Ltd, a Japanese corporation and the parent company of the multinational Hitachi group of companies. Horizon is part of the Horizon Nuclear Power Limited group of companies and has premises in Gloucestershire and a site office on Anglesey. Planning Application Contents 1.13 This Planning Statement accompanies the planning application for the SPC Proposals and should be read in conjunction with other documents which together form the planning application, listed below. The documents comprise statutory requirements for all applications or applications of this type and other documents required at a local level and those agreed following discussion with IACC: Planning Application Pro-Forma; 1 This area is representative of the maximum area that would be physically affected by Power Station main construction activities and used to form the landscaped setting of the operational Power Station. Page 2

7 - Which confirms the Description of Development, provides relevant details of the site and proposal and provides completed land ownership and agricultural tenancy certificates. Site Location Plan; - Which confirms the extent of the application site and other land under control of Horizon. Application Plans and Drawings; - A number of plans and drawings which collectively demonstrate the proposals for which planning permission is being sought. Environmental Statement (and Non-Technical Summary); - Which undertakes assessment on a number of subject matters for which the SPC works could potentially have significant effects and identifies mitigation necessary to reduce any effects. Welsh Language Impact Assessment; - Which undertakes an assessment of the impact of the SPC works on the Welsh language and culture and identifies mitigation necessary to reduce any effects. Rapid Health Impact Assessment; - Which undertakes an assessment of the impact of the SPC works on health and wellbeing and identifies recommendations necessary to reduce any effects. Transport Statement; - Which confirms vehicle movements generated by the SPC works and undertakes an assessment on impact on traffic and transport and identifies mitigation necessary to reduce any effects. Design and Access Statement; - Which outlines the rationale for the design approach of the development and relevant access issues in the context of planning policy requirements. Environmental Management Plan; - Which confirms commitments for the way in which the SPC works will be undertaken to ensure environmental effects are limited, supported by a number of topic specific procedures. Pre-application Consultation Report; - Which outlines how Horizon has met its statutory requirements in relation to undertaking pre-application consultation The application is also accompanied by a Habitat Regulations Assessment Report, produced by Horizon under the terms of the Conservation of Habitats and Species Regulations 2010, which considers whether the SPC Proposals would have a significant effect on any European protected site Reference is made to these documents throughout the Planning Statement where appropriate. Page 3

8 Planning Statement Contents 1.16 This Planning Statement is prepared to support this planning application for the SPC Proposals. Its purpose is to consider and assess the anticipated effects of the proposals against relevant planning policy and guidance to consider whether the development is, on balance, acceptable in land use planning terms to determine whether planning permission should be granted The Planning Statement is structured as follows: Chapter 1: Introduction - Which sets out the application proposals, context and structure of the Planning Statement and application. Chapter 2: Site Location and Description - Which provides a description of the site and its surroundings, including confirming relevant constraints relevant to consideration of SPC works. Chapter 3: The Proposals - Which provides a description of the activities and operations which form the SPC works. Chapter 4: National Policy and Need - Which confirms the context for the application in relation to urgent need for deployment of low carbon energy generation. Chapter 5: Planning Policy and Guidance Framework - Which confirms the relevant planning policy and guidance framework which are material to the consideration of the application and relevant to consideration of the SPC works. Chapter 6: Planning Assessment - Which considers the potential positive and adverse effects of the SPC works, makes judgement of the effects against material planning policy and balances considerations to establish whether planning permission should be granted. Chapter 7: Mitigation, Planning Conditions and Section 106 Obligations - Which summarises required mitigation to ensure works can be undertaken in an appropriate manner and in compliance with planning policy and determines method for securing this. Chapter 8: Summary and Conclusions - Which provides a summary of the contents of the Planning Statement. Page 4

9 2 Site Location and Description Application Site 2.1 The application site, as shown on Site Location Plan (reference: WN012-S9-PAC-PLN ) comprises hectares (ha) of land located broadly to the south and east of the Existing Power Station operated by Magnox Limited, on the north western coast of Anglesey. The site comprises the majority of the WNDA, as shown at figure 1.1 in Appendix E. 2.2 A full description of the site location as provided in the Application Form: Land to East, South and South-West of Existing Wylfa Power Station, North-West of Tregele and West of Cemaes including Cemlyn Road, the Existing Power Station Access road and the Fisherman's car park access road. 2.3 The application site is predominantly in agricultural use, comprising fields contained by hedgerows and walls with pockets of woodland. The site also comprises a number of other features including: sections of public highway including a portion of Cemlyn Road and Existing Power Station access road (leading to the Fisherman s Car Park access road); other on-site tracks and roads, including existing haul roads; existing buildings, including Horizon site offices, the Wylfa Sports and Social Club, six residential dwellings, supporting facilities for the Existing Power Station and agricultural buildings; several watercourses, including the Afon Cafnan; a network of Public Rights of Way and permissive footpaths, including a portion of the Wales Coast Path; and overhead electricity lines and pylons. 2.4 The Existing Site Plan outlining the features within the application site is provided at figure 2.1 in Appendix E. 2.5 The SPC works have the potential to affect a number of designated features within the SPC Application Site, including: Tre r Gof Site of Special Scientific Interest (SSSI), which is entirely within the SPC Application Site, located towards its northern extent; Cae Gwyn SSSI adjacent to the SPC Application Site; Cemlyn Bay to the west, which forms part of the Ynys Feurig, Cemlyn Bay and The Skerries Special Protection Area (SPA) and the Cemlyn Bay Special Area of Conservation (SAC); Anglesey Area of Outstanding Natural Beauty (AONB), which covers a section of the SPC Application Site at its western extent; Special Landscape Area (SLA), which covers the remainder of the SPC Application site not subject to AONB designation; Page 5

10 Flood Zone C2, which covers a section of the SPC Application Site at its western extent adjacent to the Afon Cafnan watercourse; and Three pockets of Ancient Woodland, comprising a total of 1.14ha. Surrounding Area 2.6 The settlement of Cemaes lies adjacent to the eastern extent of the SPC Application Site and Tregele is to the south east. The A5025 also runs along the south eastern boundary. The application site is also near to the coast at its northern and north western extent, although the boundaries are generally set in from the coastline itself. The Existing Power Station operated by Magnox Limited adjoins the site to the north. 2.7 Land elsewhere in the vicinity of the site is generally in agricultural use largely comprising fields managed as grazing pasture contained by hedgerows and stone walls with a network of roads and rural lanes and small clusters of residential dwellings and farmsteads. 2.8 The surrounding area also comprises a number of designated features for which assessment of impact resulting from the SPC works is necessary. Anglesey AONB, which is partially located within the SPC Application Site and also extends to the west and south west and is also located beyond Cemaes to the north east; SLA, which covers all nearby land outside of the settlements and is not subject to AONB designation; Ynys Feurig, Cemlyn Bay and The Skerries SPA, which is located to the west of the SPC Application Site; the Cemlyn Bay SSSI and SAC, which is located to the west of the SPC Application Site; the Grade II Listed Cestyll Gardens Registered Park and Garden of Special Historic Interest, which abuts the north western boundary of the SPC Application Site; the Cae Gwyn SSSI, which is located to the south of the SPC Application Site; Cemaes Conservation Area, located in the centre of the settlement to the east of the SPC Application Site, including a Grade II Listed Building; Proposed Candidate Wildlife Sites, which are located to the north west of the SPC Application Site and abutting the northern boundary; a Regionally Important Geological Site, which abuts the northern boundary of the SPC Application Site; the North Anglesey Marine / Gogledd Môn Forol possible SAC, which is proposed to encompass much of the north Anglesey coast, including around the SPC Application Site; Anglesey Terns / Morwenoliaid Ynys Môn potential SPA, which is proposed to encompass much of the seaward coast of Anglesey, including around the SPC Application Site; and Page 6

11 2.9 Two proposed candidate Wildlife Sites; Wylfa Head and Trwyn Pencarreg, are also included within the wider ecological study area. Constraints located both within and in the vicinity of the SPC Application Site are shown at figure 2.2 in Appendix E. 3 The Proposals Introduction 3.1 A summary description of the SPC works is provided below. This chapter should be read in conjunction with the plans and drawings accompanying the planning application and Chapter 3 of the Environmental Statement. For ease of reference, relevant plans and drawings to particular works are identified throughout this chapter. 3.2 As the SPC works are preparatory works to facilitate the construction of the Power Station, this application seeks consent for what is essentially a construction phase only, with no subsequent operational period. Once undertaken, the SPC works will be followed either by further phases of construction, secured through the DCO, or, in the event that the DCO is not granted or the Wylfa Newydd Project does not proceed, a scheme of restoration would be implemented to return the SPC Application Site to an acceptable condition. 3.3 The proposed SPC works are summarised below. Not all operations would themselves require planning permission, but are either necessary to prepare the SPC Application site for other works which do or are required mitigation of the effects of undertaking such works: Site establishment works, comprising: - Construction site compounds with laydown area, material storage area, car parks; and offices, perimeter fencing, security features and installation of associated;drainage; - Material storage areas with perimeter fencing (including ecology fencing); - Installation of a new signalled crossing of the Existing Power Station access road;for use by construction vehicles accessing the north of the site from the site compound; - Laying of internal haul roads; - Winning of rock from rock outcrop area; - Installation of temporary construction fencing around the perimeter of the site and public right of way (PRoW) corridors; and - Laying of security track inside the perimeter fence. Site clearance works, comprising: - Demolition of existing buildings, walls, gates, field boundaries and other above ground features; - Removal of vegetation; and - Transferring of reclaimed materials from demolition of buildings and field boundaries to material storage areas for later reuse. Diversion of a watercourse, comprising: Page 7

12 - Realignment of a tributary to the Afon Cafnan with associated landscaping works. Ground improvement works, comprising: - Remediation of contaminated soils; and - Removal of non-native invasive species. Topsoil works, comprising: - Targeted stripping of topsoil and placing in storage mounds with installation of associated drainage infrastructure (including settlement ponds and dosing equipment). 3.4 The Proposed Indicative Site Plan following completion of all SPC works is shown at drawing number WN012-S9-PAC-PLN and at figure 3.1 in Appendix E. 3.5 The works will also include the translocation of protected species (such as water vole and amphibians) to an off-site receptor site (in accordance with relevant mitigation and conservation licences). Translocation will be undertaken predominantly alongside site clearance activities and involve the erection of ecology fencing. 3.6 In the interests of public health and safety, undertaking these activities and operations associated with this application will require the temporary diversion and/or temporary closure of PRoW and public highways within and around the SPC Application Site, including the Wales Coast Path, the Fisherman s Car Park access road and Cemlyn Road, at such time as they would be affected by the SPC works. Details of Proposals 3.7 Horizon is seeking to secure planning permission based on conditions relating to a number of Work Packages which comprise groups of activities and operations forming the SPC works. The rationale for this approach is outlined in the Work Package Strategy at Appendix A of this statement. The description of works below is split into these Work Packages for ease of reference: Work Package A B C D Table 3.1 Work Packages Activities / Operations Establishment of Main Site Compound (including associated drainage works) Erection of temporary construction fencing Formation of a signalled road Clearance of above ground features (including building demolition, wall removal, vegetation removal etc.) Formation of haul roads Winning of rock from rock outcrop (including associated drainage works) Establishment of material storage areas Establishment of satellite compounds Diversion of a watercourse Page 8

13 Work Package E F G Activities / Operations Removal of invasive non-native species Removal of contaminated materials Stripping and mounding of topsoil (including associated drainage works) Formation of a perimeter security track Work Package A 3.8 The layout of works comprising Work Package A are detailed in drawing no. WN012-S9- PAC-PLN Establishment of Site Compound 3.9 The contractor appointed to undertake the SPC works would utilise the existing compound due south of the existing Wylfa Sports and Social Club premises (Main Site Compound). This would be enlarged and upgraded to allow the provision of fencing and site security facilities, an area for material handling and storage and a secure parking area for plant and machinery. The security facilities would ensure that all visitors and/or workers associated with the SPC Proposals could be security cleared centrally The Main Site Compound would provide offices in temporary portacabin structures, as well as welfare and mess facilities, a fuel store and parking for office-based staff and the site workforce Perimeter security fencing up to 3m in height, would also be installed around the compound, meeting standards set by the Centre for Protection of National Infrastructure. Appropriate levels of lighting would be provided and designed to minimise light spillage. The compound area would be surfaced using a top layer of crushed and screened rock The location and size of the compound is shown at drawing no WN012-S9-PAC-PLN- 0007, together with an indicative layout, demonstrating sufficient areas for car parking for site operatives, welfare facilities, material handling, material storage and plant parking The Main Site Compound will require the installation of drainage equipment. Drawing number: WN012-S9-PAC-PLN provides detail of the drainage arrangements, with water discharged to the outfall at Porth-Y-Pistyll. Installation of Perimeter Fence 3.14 For security and health and safety purposes, the SPC Application Site will be enclosed by a perimeter fence, which will be capable of being moved to accommodate temporary, short-term footpath and road closures. The fencing will also be erected along PRoW corridors. The fence will be either be wire mesh affixed to a base which sits upon the ground with maximum 3m height or deer fencing fixed into the ground. The locations at which the fencing is provided will be confirmed in advance of works and depend on matters such as ground conditions or exposure to wind. Indicative examples of the fencing are provided at drawing number WN012-S9-PAC-PLN with final detail, including colour and base type to be confirmed in advance of Work Package A works commencing. Page 9

14 3.15 Where PRoW corridor fencing would be crossed by an internal haul road or security track, gates will be installed to ensure safety for footpath users and to give them priority. Final details of which will be provided before relevant works are undertaken. Installation of road crossing 3.16 In order to enable vehicular access to those parcels of land either side of the access road to the Existing Power Station, it is necessary to construct a new road crossing. This would allow Heavy Goods Vehicles (HGVs), plant and other vehicles to move around the site and permit safe access from the area of the Main Site Compound to the northern section of the SPC Application Site Details of the crossing are shown at drawing number WN012-S9-PAC-PLN This crossing would only be used by construction vehicles travelling between the sections of the site dissected by the road. All construction vehicles required to enter and exit the site via the Main Site Compound This crossing would incorporate all necessary signage (in both Welsh and English) to ensure safe passage of vehicles and pedestrians as appropriate and be controlled by a system of traffic lights. Priority would be given to traffic movements to and from the Existing Power Station facility The crossing will be signalled to ensure safety for vehicles using the public highway. Vehicles will only be held on the public highway at such time construction vehicles are required to cross. Work Package B 3.20 The layout of works comprising Work Package B are detailed in drawing no. WN012-S9- PAC-PLN Laying of internal haul roads 3.21 Where appropriate, existing haul roads would be utilised and extended as necessary. New haul roads would be provided to allow access to the areas designated for materials storage, soil strip and mounding. It is proposed that, where applicable, geotextile or a type of bog matting is used where localised lengthening of haul roads is required, e.g. between the existing haul roads and the soil storage areas south of the existing Magnox access road. Final details of the tracks and the material used in each location is to be confirmed in advance of Work Package B works commencing. Surface Clearance Works 3.22 Details of the vegetation clearance and other activities are contained within the SPC preliminary Materials Management Plan (MMP) and Site Waste Management Plans, as part of a wider SPC Environmental Management Plan (EMP) prepared to accompany the planning application. These works would be carried out in accordance with these plans Vegetation clearance activities would include some of the trees, shrubs and hedges which make up road and field boundaries throughout the SPC Application Site. The works would incorporate a range of ecological and related measures and take account of the breeding bird season. In order to minimise effects on species present on the SPC Application Site it is proposed that field boundary structures in sensitive locations would be dismantled using a combination of hand and machine clearance. In addition, where possible, some trees and shrubs would be retained around the site boundary. Page 10

15 3.24 Up to 43 buildings and a number of other structures currently on-site will need to be demolished. These include the existing Magnox Alternative Emergency Control Centre and District Survey Laboratory, the Wylfa Sports and Social Club premises as well as a number of empty dwellings. Other, more general, site clearance works would include taking down of walls, gates and field boundaries Materials would be stored at the locations around the site described below for either reuse or subsequent removal to an appropriate facility. Work Package C 3.26 The layout of works comprising Work Package C are detailed in drawing no. WN012-S9- PAC-PLN Winning of Rock 3.27 In order to reduce the need to import stone, hard-core and similar materials, it is proposed to utilise an existing rock outcrop to provide these for use on-site. An area of rock, comprising two distinct outcrop features has been identified, located approximately 150m north of the Tre'r Gof SSSI and 30m south of the Cemaes Bay Regionally Important Geodiversity Sites at the closest point The outcrop features stand out from the adjacent grassland, the larger one to the southeast, at its maximum extending to approximately 5m high, 35m wide and 110m long, and the smaller north western outcrop, extending to around 2m high, 30m wide and 45m long. The larger outcrop covers an area of approximately 3,500m2, while the smaller one is approximately 1,600m Where applicable, topsoil would be stripped to allow access to the rock using an excavator and bucket and set aside. Approximately 5,700m 3 of rock would be removed either by hydraulic hammers or low level blasting techniques. Rock would be processed adjacent to the rock source using on-site mobile crushing and screening plant. The crushed and screened rock would then be loaded onto dump-trucks for distribution throughout the SPC Application Site. Drawing number WN012-S9-PAC-PLN details the extent of the rock winning A section of the rock-winning area would be used for the temporary storage of materials from building and other demolitions from around the SPC Application Site A system of drainage would be provided to ensure that run-off from the rock outcrop, processing and material storage area is not contaminated by suspended solids from the crushing/screening and other activities. Details of which are provided at drawing number WN012-S9-PAC-PLN-00018, indicating the proposed arrangements including a settlement pond and flocculent dosing equipment and discharge into Porth Wylfa. Material Storage Areas 3.32 In addition to the Main Site Compound and the rock-winning area described above, a further area for material storage would be located to the west of the SPC Application Site. The stored materials would include stone from walls and other demolitions, gateposts and pillars together with materials associated with the SPC works themselves such as bog matting for haul roads and pipes for drains, etc. Suitable security fencing would be provided for the storage areas. This storage area will be bounded by a temporary construction fence of the same final design as that used along the SPC Application Site Page 11

16 boundary and PRoW corridors, details of which will be provided in advance of works commencing for this Work Package. Satellite Compounds 3.33 Two remote 'satellite' compounds would be used (one to the east of the site and one to the west). The sites identified are to be located on hard standing from the site of previous property demolitions and would be utilised for the secure storage of plant, rather than have all vehicles return to the Main Site Compound at the end of each working day. Each compound would incorporate appropriate surface treatment. It is not proposed that the satellite compounds will be illuminated. The compounds will be bounded by secure fencing of maximum 3m height. Indicative examples of this fencing are detailed at Drawing Number WN012-S9-PAC-PLN with final details to be provided in advance of Work Package C commencing. The compounds will also require the installation of fence-mounted infrared security cameras. Work Package D 3.34 The layout of works comprising Work Package D are detailed in drawing no. WN012-S9- PAC-PLN Watercourse Diversion 3.35 It is proposed that the existing small watercourse, located to the north of Caerdegog Isaf be realigned as part of the SPC Proposals. The works, as shown on drawing number WN012-S9-PAC-PLN involve the formation of a new channel, with an average width and depth of approximately 0.8m and 0.2m respectively. It would incorporate a gravel bed using locally won stone designed to mimic the existing watercourse The watercourse has been designed to encourage a range of features to develop along its course (including a wetland area, berms and a natural low flow channel) and provide potential habitat for wildlife (including water vole). It would be formed with an irregular sinuous planform and is not anticipated to actively erode its banks and therefore move its course, due to the very low river energies anticipated. Additionally, the final design will incorporate an area of flood plain to comply with the Welsh Government's Technical Advice Note 15 on Development and Flood Risk, and in doing so would ensure no increase in flood risk The watercourse realignment is anticipated to include the following steps: vegetation (including shrubs and trees) identified for retention to be protected from damage using suitable temporary fencing, and vegetation identified for removal as part of the SPC works to be removed prior to the start of watercourse realignment works; excavation/stripping of topsoil from the area identified as the proposed channel realignment route; realigned watercourse to be excavated and allowed to establish vegetation cover before flows are diverted; construction of upstream and downstream tie-in sections using soft bank protection; and Page 12

17 backfilling of the redundant watercourse with clean uncontaminated material as dug from excavation on-site The redundant section of watercourse to be removed will be filled and grassed. Indicative landscaping is shown on the proposals, with final details to be provided in advance of works being undertaken All works will be undertaken in accordance with a detailed methodology, to be secured through the planning permission. The methodology would ensure the works are undertaken in a manner which protects ecological interest. Work Package E 3.40 The location of works comprising Work Package E are detailed in drawing no. WN012-S9- PAC-PLN Remediation of Contaminated Soils 3.41 Within the area of the SPC Application Site various clusters of contamination in the form of asbestos and various hydrocarbon deposits have been identified. These areas would be remediated, in accordance with the MMP and Soil Management Plan, during SPC works prior to the stripping of soils Soil remediation would be undertaken by a specialist contractor and involve affected areas being physically demarcated, fenced-off and subject to relevant air monitoring as required. This would involve the formation of a temporary compound in accordance with the MMP and Site Waste Management Plan. Soils containing asbestos would be segregated and tested for suitability for use as per the MMP requirements. Those soils below set thresholds would either be reused on-site, or if unsuitable, they would be removed for disposal at a suitably licensed facility A preliminary Soil Management Strategy has been prepared and accompanies the planning application for the SPC Proposals. It is based upon best practice guidance and focusses on control measures to mitigate the impact on soils. Removal of Non-Native Invasive Species 3.44 The SPC Application Site also contains a number of areas where Invasive Non-Native Species (INNS) (e.g. Japanese Knotweed) are present. These areas have been the subject of specialist treatment over several years to help prevent the spread of INNS throughout the SPC Application Site The management of INNS would be undertaken by a specialist contractor and involve affected areas being physically demarcated and fenced-off. The works will be undertaken in accordance with a prescribed methodology for Japanese Knotweed and a separate methodology for other INNS, as set out in the Wylfa Invasive Non-native Species Strategy which will be secured through the planning permission. Work Package F 3.46 The layout of works comprising Work Package F are detailed in drawing no. WN012-S9- PAC-PLN Page 13

18 Stripping and Mounding of topsoil 3.47 Approximately 343,400m 3 of topsoil would be removed in phases from various areas around the SPC Application Site and stored in mounds at a number of locations Soils would be transported to and stored in mounds (up to 2m in height with one in two side slopes) formed to the west of the A5025 opposite Tregele and to the north of the dwellings situated between the Existing Power Station site access and Cemaes. Sections through each mound are shown at drawing number WN012-S9-PAC-PLN The Soil Management Plan will identify the different types and location of stockpiles, dependent on their originating agricultural land classification and intended use during construction and landscaping Mounds would be seeded to accord with the preliminary Soil Management Strategy, which outlines the proposed measures and standards of work which would be applied during completion of the works associated with the SPC Proposals. Topsoil is a valuable resource and it is intended to re-use soils around the SPC Application Site A drainage system is required to manage potential runoff from the rock outcrop, the targeted topsoil strip and topsoil mound areas, and take surface water flow from the contractor's compound to existing permitted discharge points. Drainage will be provided in advance of these works as as show on drawing number WN012-S9-PAC-PLN The drainage infrastructure would consist of channels and headwalls and include a number of ponds to allow attenuation and settlement of suspended solids. Dosing equipment would help remove finer sediments and ensure that discharges into watercourses meet sediment loading and discharge criteria. Work Package G Security Track 3.52 A security track, allowing passage by 4 x 4 vehicles will be formed inside the perimeter fence as shown at drawing no. WN012-S9-PAC-PLN The track would be laid in a geotextile or type of bog matting, the final detail of which would be confirmed in advance of the works being undertaken. Public Rights of Way (PRoW) 3.54 Horizon will need to divert or temporarily close footpaths and roads in order to carry out the SPC works and to keep members of the public safe when works are being carried out. Horizon will apply to the IACC (as Highways Authority) for temporary footpath closures under section 14(1) of the Road Traffic Regulation Act In submitting the application Horizon will set out the reasons for the closures and the proposed alternative diversion routes where possible. Temporary closures or diversions would be for an initial period of up to six months. It is likely that in some instances Horizon will need to apply for further six month extensions to the closures from the Welsh Government. The current proposal is for Horizon to obtain three separate closure orders to cover areas to the east of the road to the Fisherman's car park, to the west of the Fisherman's car park and a separate order to address the diversion of the footpaths that form the route of the Wales Coast Path. Where diversions are required the alternative route would be available prior to the closure of the existing route. Separate orders will be required for the closure/restrictions to access to Cemlyn Road and the road to the Fisherman's car park. Page 14

19 3.55 It is anticipated that, where feasible, footpath links would be maintained and temporary closures kept to a minimum to avoid disruption. There would be times when construction activities would result in the need to close or divert routes within the SPC Application Site due to health and safety requirements and this would be scheduled to minimise the effect on recreational users. Where required, a system of fencing, gates and signage would be used to ensure that footpath users are separated from on-site works to ensure their health and safety The planned diversion route for the Wales Coast Path during the SPC works would be identified and suitably sign posted. In addition, it is intended that where possible, public access to Wylfa Head would be maintained The road to the Fisherman's car park and Cemlyn Road would also need to be closed temporarily to undertake vegetation clearance along the highway boundary, with the road to the Fisherman's car park being closed at certain times of day when rock winning activities are taking place. These closures would be kept to a minimum and are required primarily for health and safety reasons It is anticipated that the majority of works associated with these activities would be carried out over the full 24 month period of the SPC works, with a rolling programme of footpath closures, the majority of which will be of less than six months duration. This is primarily due to the nature of the SPC Proposals which take place across the site at varying times. The DCO application will seek the permanent closure of some roads and footpaths affected by the Wylfa Newydd Project. Once a Nuclear Site Licence has been granted it will be necessary to close all of the footpaths and roads within the designated area. This will impact on parts of the SPC Application Site. Restoration 3.59 Should the later phases of the development to construct the new Power Station not subsequently be subject to a successful application for DCO, or the development not proceed for other reasons within a prescribed timeframe, a process of restoration would be undertaken to return the site to remove SPC works and return the site to an agreed state, which is as similar as practicable to its existing state This would mean that all SPC works had been implemented and would need to be appropriately restored. In reality this may not be the case as all SPC works may not have been undertaken when any decision not to proceed with the Project is taken The restoration works, if required to be undertaken and assuming the maximum restoration scenario, would take approximately 12 months, followed by an agreed aftercare period to ensure suitable landscape maintenance. The works required to complete the restoration would include the following activities: removal and restoration of site compounds, materials storage, crushing plant areas and fencing; removal of new haul roads; topsoil stripped areas restored to original depth from the temporary stockpiles and seeded with pasture grass mix; Page 15

20 topsoil stockpiles to be graded to original levels, cultivated and seeded with pasture grass mix; areas of former gardens, woodland, buildings and sports pitches which may require additional treatment prior to restoration to pasture; formation of field boundaries; sedimentation ponds to be backfilled, topsoiled and restored to pasture; rationalisation of site drainage; scheme of landscape planting implemented; and Public rights of way to be re-opened, where they had been temporarily closed or diverted The landscaping scheme delivered under a restoration scenario would include the replacement of topsoil, restoration of field boundaries, landscape planting and other works designed to return the site to a condition resembling its former condition (although demolished buildings would not be reinstated). In addition, the landscaping restoration scheme would be designed to enhance both the landscape character and biodiversity of the area and allow a productive agricultural after-use for the majority of the site The requirement to restore the site, including the funding of such works, will be secured through the planning permission (outlined at Chapter 7 and Appendix D of this Statement). Page 16

21 4 National Policy and Need Introduction 4.1 This application is for SPC Proposals which are preparatory works to facilitate the construction of the Power Station. The Power Station is an NSIP. 4.2 The primary planning policy documents for NSIP projects are National Policy Statements (NPS). Of relevance to the Wylfa Newydd Project are the Overarching NPS for Energy (EN-1) and NPS for Nuclear Power Generation (EN-6), both designated by the UK Government in The application for a DCO for the Power Station, will be determined in accordance with the NPS unless the adverse impacts of doing so would outweigh the benefits. 4.3 Advice from UK Government 2 has confirmed that NPSs can be a material consideration for Local Authorities in exercising any role they have in relation to NSIPs, including where considering applications for planning permission for preliminary or preparatory works on site ahead of the main DCO for nuclear projects EN-1 and EN-6 are therefore material considerations in the determination of this application for SPC works. A summary of relevant provisions of EN-1 and EN-6 is provided below. EN This NPS summarises the wider UK policy context regarding energy and climate change and outlines the need for new low carbon energy production in the UK. Part 3 of EN-1 confirms that this need is urgent and that without significant amounts of new large scale energy infrastructure, the objectives of the UK s energy and climate change policy cannot be fulfilled. 4.5 The NPS highlights that the urgent need for new energy generation is such that deployment of significant new capacity is required within years, as 22GW of existing electricity generating capacity will be lost in coming years (representing one quarter of capacity). Further to this, energy consumption is expected to increase and potentially double by As such, 59GW of new electricity generation is identified as being required by The NPS indicates that new nuclear power, as a low carbon source of energy, should be free to contribute as much as possible towards meeting this identified need by In this context of urgent need for energy development, NPS EN-1 advises the decision maker to start with a presumption in favour of granting consent to applications for energy NSIPs where this would provide low carbon energy in required timescales, and for substantial weight to be given to considerations of need in determining applications. Obtaining planning permission for the SPC Proposals, rather than including them in the DCO application, serves to reduce the Wylfa Newydd Project programme. This in turn allows the earlier generation of power by the Power Station, addressing the urgent need for low carbon energy detailed in NPS EN-1. 2 Local Authorities Role in New Infrastructure Consenting Process for Nationally Significant Infrastructure Projects: letter from Chief Planner (DCLG) and Chief Executive, 16 July Page 17

22 EN EN-6 provides policy guidance specifically for nuclear power generation proposals. The urgency for increased supply of energy by this technology, in the context of general need outlining NPS EN-1, is strongly emphasised. 4.8 The NPS identifies Wylfa as a potentially suitable location for a new nuclear power station to be deployed by 2025 to meet the identified and urgent need for low carbon energy. The objective of the Wylfa Newydd Project is to construct the new nuclear power station at this location (and accordingly, to undertake the SPC works to prepare the site for the construction of the Power Station). 4.9 The urgent need for low carbon energy such as nuclear power is clearly set out in NPS EN-6. Granting planning permission for the SPC works, ahead of the DCO ultimately allows for power generation to begin at the Power Station faster than would otherwise be possible. It is therefore considered that obtaining planning permission for these works is supported by national guidance Conclusion 4.10 As previously confirmed, the separation of SPC works from those to be consented under the DCO is a vital component to facilitate the construction and ultimate operation of the Power Station as early as possible. This SPC application is therefore fundamental to facilitating the timely construction of the Wylfa Newydd Project. This will contribute to the UK s urgent and confirmed need for new low carbon energy generation, providing estimated 2,700MW of low carbon energy The NPSs are a material consideration for the SPC application. Accordingly, this application should also to be afforded the same presumption in favour of granting consent as the DCO application for the construction and operation of the Power Station This is further considered in Chapter 6. Page 18

23 5 Planning Policy and Guidance Framework Introduction 5.1 This chapter sets out the planning policy framework relevant to the consideration of the application for the SPC Proposals. A summary of the documents, their purpose and their status is provided below. Policies relevant to the SPC Proposals contained within these documents are provided in full at Appendix B. 5.2 The basis for determining planning applications is set out at Section 38(6) of the Planning and Compulsory Purchase Act 2004, which states: If regard is to be had to the development plan for the purposes of any determination to be made under the planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise. Development Plan 5.3 The adopted development plan for Anglesey currently comprises the following documents: Ynys Môn Local Plan, 1996 (YMLP); and Gwynedd Structure Plan, 1993 (GSP) 5.4 Other planning policy and guidance which form material considerations for this application and are relevant to the SPC Proposals are: National Level NPS EN-1, 2011; NPS EN-6, 2011; Planning Policy Wales: Edition 8, 2016 (PPW); Technical Advice Notes (TAN): - TAN 5: Nature Conservation and Planning, TAN11: Noise, TAN12: Design, TAN14: Coastal Planning, TAN15: Development and Flood Risk, TAN16: Sport, Recreation and Open Space, TAN18: Transport, TAN 20: Planning and the Welsh Language, 2013 Local level New Nuclear Build at Wylfa: Supplementary Planning Guidance, 2014 (Wylfa SPG); Stopped Ynys Môn Unitary Development Plan, 2005 (Stopped UDP); Page 19

24 Emerging Anglesey and Gwynedd Joint Local Development Plan (Composite Plan, April 2016) (Emerging JLDP); Other Supplementary Planning Guidance (SPG): - Planning and the Welsh Language SPG, Parking Standards SPG, A summary of the contents of these documents and their status is provided below, with the exception of NPS EN-1 and NPS EN-6, for which relevant provisions are summarised at Chapter 4. Advice from UK Government 3 has confirmed that NPSs can be a material consideration for Local Planning Authorities in exercising any role they have in relation to NSIPs, including where considering applications for planning permission for preliminary or preparatory works on site ahead of the main DCO for nuclear projects. 5.6 Consideration is given by Horizon to the weight to be applied to individual policies and guidance within the planning policy framework in assessing the proposals at Chapter 6. Development Plan 5.7 The GSP and YMLP form the current development plan for Anglesey. The GSP, adopted in 1993, sets out the strategic framework for development in Anglesey for the period 1991 to 2006 and the YMLP, adopted in 1996, provides more detailed planning policies to support the broader framework of the GSP covering the period 1991 to 2001 and has the overarching purpose to safeguard and strengthen communities by promoting policies which help improve the local economy. 5.8 Given their dates of adoption, neither of the plans contain policies which directly consider the development of a proposed new nuclear power station at Wylfa, or works to facilitate its delivery. 5.9 While these documents comprise the extant development plan, it is important to note that the periods they were intended to cover have now expired. Policies and provisions contained within these plans can therefore be considered out of date In circumstances where policies within the development plan are outdated, PPW at Paragraph is instructive. This confirms that local planning authorities should give policies decreasing weight in favour of other material considerations, such as national planning policy, in the determination of individual applications, including the presumption in favour of sustainable development. Policies within the YMLP and GSP should be considered in this context. National Level Planning Policy Wales, Edition 8 (2016) 5.11 The 8 th edition of PPW was published in January This document provides the land use planning policies of the Welsh Government, translating the commitment to 3 Local Authorities Role in New Infrastructure Consenting Process for Nationally Significant Infrastructure Projects: letter from Chief Planner (DCLG) and Chief Executive, 16 July Page 20

25 sustainable development into the planning system so the Government can play an appropriate role in moving towards sustainability The policies cover all matters which can be material in the consideration and determination of planning applications and are supported by the various TANs and other Welsh Government Circulars and policy clarification letters. Due to its recent publication, PPW can be considered to contain an up to date representation of Welsh Government Policy and, as such, significant weight must be applied to its provisions, with weight afforded to policies contained within other material planning documents based on consistency with PPW. Technical Advice Notes 5.13 A number of TANs, listed above, are material considerations with respect to the preparation, consideration and determination of this planning application. These advice notes are prepared to be read alongside PPW, providing more detailed, topic specific, guidance on how national policy will be realised The eight TANs identified as being relevant to the SPC Proposals have been adopted between 1997 and While this may indicate certain documents are now outdated, their retention by the Welsh Government as part of the national planning policy framework indicates they remain broadly accurate to the current policy requirements. As such, due weight can be given to their guidance and provisions. Local Level New Nuclear Build at Wylfa: Supplementary Planning Guidance (2014) 5.15 The Wylfa SPG was published by IACC in Its purpose is for IACC to provide advice on important local direct or indirect matters relevant to the Wylfa Newydd Project in response to national and local policies and strategies IACC s Vision for Wylfa Newydd is confirmed as: The New Nuclear Build at Wylfa is a positive driver for the transformation of the economy and communities on Anglesey, providing sustainable employment opportunities, improving the quality of life for existing and future generations and enhancing local identity and distinctiveness The Wylfa SPG, while not forming part of the development plan, represents the most up to date adopted guidance and position of IACC in relation to the Wylfa Newydd Project. Given its direct relevance to the Wylfa Newydd Project and, accordingly, this SPC application, its provisions represent an important material consideration. Guidance contained within the Wylfa SPG can therefore be given according weight in determination of the application. It is however understood that the SPG is currently being revised by IACC and that this currently expected to be published in March Stopped Ynys Môn Unitary Development Plan (2005) 5.18 The Stopped UDP was prepared with the intention of replacing the extant development plan. This document underwent independent examination and was subject to an Inspector s Report. However, IACC resolved to stop work on the document and not Page 21

26 progress towards adoption in December 2005, in order to start work on the Local Development Plan Despite the Stopped UDP not proceeding to formal adoption, the advanced stage the document had reached in the process of adoption prior to IACC deciding to cease its further progression, means its provisions can be considered a material consideration in the determination of planning applications. The weight to be afforded to relevant policies within this document should be based on consistency with current national planning policy. Emerging Joint Local Development Plan 5.20 The Emerging JLDP covers the local authorities of IACC and Gwynedd Council. Once adopted, the JLDP will replace the extant development plans for both authorities and form the basis for land use planning in these areas. The JLDP is intended to cover the period 2011 to The overall vision of the JLDP is: By 2026, Anglesey and Gwynedd will be recognised for their vibrant and lively communities that celebrate their unique culture, heritage and environment and for being places where people choose to live, work and visit The JLDP considers the Wylfa Newydd Project stating; The New Nuclear Station at Wylfa is a positive driver for the transformation of the economy and communities on Anglesey, providing sustainable employment opportunities, improving the quality of life for the existing and future generations and enhancing local identity and distinctiveness It recognises that the Wylfa Newydd Project will require significant private sector investment, especially in infrastructure, bringing major economic, social and environmental opportunities. The JLDP also includes policies relating to Wylfa Newydd, including Policy PS9 which outlines the factors which will be taken into account when considering various components of the project The Deposit Draft of the Emerging JLDP incorporating Focussed and Minor Changes (made following public consultation undertaken during 2015), was submitted to Welsh Government in March Horizon has made representations and further representations on the JLDP. It has also engaged extensively with the JPPU and agreed a comprehensive statement of common ground (SOCG) with it. Among other things, the SOCG agrees that Policy PS9 Wylfa Newydd Project Associated Development should be amended to include a new criterion which recognises the need for early works, as follows: Early or preparatory works for the development of the nuclear power station shall demonstrate that they are necessary to ensure the timely delivery of the Wylfa Newydd Project or are designed to provide mitigation for the effects of the construction or operation of the Wylfa Newydd Project. Any early or preparatory works must be accompanied by a strategy to enable the sites to be reinstated or remediated to an acceptable standard should the Project not be consented or constructed and how the costs of undertaking such reinstatement or remediation will be secured, including through bonding. Page 22

27 5.25 Examination of the JLDP took place in September 2016 with the Inspector s Report currently expected in March On this basis, the JLDP is scheduled for adoption in spring With regard to emerging plans, PPW at paragraph confirms that the weight to be given to the document in development management decisions will depend on the stage it has reached in preparation and examination, but confirms this does not necessarily increase as the plan progresses towards adoption. It is outlined that local planning authorities must consider carefully the underlying evidence and background to policies to determine the weight to be afforded with national planning policy as a material consideration. It is also noted that certainty regarding the content of the JLDP will only be achieved once the Inspector s Report is published. Assessment of the SPC Proposals against Emerging JLDP policies should therefore be undertaken in this context. Other Supplementary Planning Guidance 5.27 IACC has published a number of other SPGs which are material in the consideration of planning applications. The guidance of relevance to the SPC Proposals is the Planning and the Welsh Language SPG, published in 2007, and the Parking Standards SPG, published in The Planning and the Welsh Language SPG outlines the appropriate form of assessment of Welsh language in supporting planning applications The Parking Standards SPG confirms expected levels of vehicle parking relating to development comprising various types of land use Planning Obligations SPG (Section 106 Agreements), published in 2008, sets out the circumstances and actions required by developers when they enter into a planning obligation (also known as a Section 106 agreement) Design in the Urban and Rural Built Environment SPG, published in 2008, provides advice on the design of development in the urban and rural environment and highlights the importance of well-designed development. Page 23

28 6 Planning Assessment Introduction 6.1 This Chapter demonstrates consideration of potential impacts resulting from the SPC Proposals, both beneficial and adverse. 6.2 In undertaking this assessment, the effects of the SPC Proposals identified in accompanying planning application documents have been used and considered against material planning policy requirements. 6.3 Following consideration of anticipated impacts arising from the development, any identified adverse effects and potential non-compliance with planning policy requirements which cannot be eliminated by mitigation are considered, and balanced, against the benefits resulting from (or facilitated by) the SPC Proposals. Assessment of Benefits Facilitating Low Carbon Energy Generation 6.4 Consideration is given at Chapter 4 of this statement to the urgent need for new low carbon energy generation to replace lost energy generating capacity, meet increasing demand and move the UK towards a low carbon energy mix summarised and confirmed in NPS EN-1 and NPS EN The SPC Proposals are a fundamental component of facilitating the construction of Wylfa Newydd Project as early as possible. The inclusion of the SPC works within the DCO for the Power Station, instead of a planning application would increase the overall construction period by months and therefore the programme benefits of undertaking the SPC works would be delayed and/or lost. This development therefore supports the NPS policy requirement and, as such, assists in meeting the requirements of wider UK Government policy in this regard. 6.6 Refusal of planning permission would adversely affect the speed in which the Wylfa Newydd Project could proceed, likely delaying its deployment and generation of 2,700MW of low carbon energy. In such circumstances, the Wylfa Newydd Project would not be capable of realising the identified benefits of meeting identified need for new energy generation as early as possible and within the timeframes required by NPS EN-1 and NPS EN-6. As advised in the NPS, such a delay would expose the UK to a potential shortfall of energy generating capacity and increase the risk of the UK being locked into a higher carbon energy mix. 6.7 As instructed by NPS EN-1 and NPS EN-6, the support given to meeting policy requirements of early deployment by undertaking the SPC works in advance of later phases of development should be given substantial weight in favour of this development being granted planning permission. Facilitating Economic Benefits 6.8 Both NPS EN-1 and NPS EN-6 state that applicants should describe existing socioeconomic conditions and that any likely local or regional-level effects should be considered. Page 24

29 6.9 TAN 23 highlights that the economic benefits associated with development may be geographically distributed far beyond the area where the development is located. Consequently, it is essential that the planning system recognises, and gives due weight to, the economic benefits associated with new developments PPW includes planning policies, to promote quality, lasting, environmentally sound and flexible employment opportunities for a low-carbon economy, and to protect and, where possible, improve people s health and wellbeing. Chapter 7 (Economic Development) sets out the Welsh Government s objectives for economic development, including: promoting quality, lasting, environmentally-sound and flexible employment opportunities; supporting initiative and innovation and avoiding placing unnecessary burdens on enterprises (especially small and medium sized firms), so as to enhance the economic success of both urban and rural areas and help businesses to maximise their competitiveness; and promoting a low carbon economy and social enterprises The Economic Renewal: A New Direction (Welsh Government, 2010) sets out the role the Welsh government can play in providing the best conditions and framework to enable the private sector to grow and flourish. This document states that, Our vision for economic renewal is of a Welsh economy built upon the strengths and skills of its people and natural environment; recognised at home and abroad as confident, creative and ambitious; a great place to live and work. The approach to economic renewal is organised under five key priorities as follows: investing in high-quality and sustainable infrastructure; making Wales a more attractive place to do business; broadening and deepening the skills base; encouraging innovation; and targeting the business support offered Policy PO7 in the Stopped UDP states that developments which provide a diverse, highquality and sustainable tourism industry will be permitted. Policy EP4 in the Stopped UDP states that proposals that increase or diversify the range of employment opportunities will be permitted where they are of a scale and type compatible with the surrounding area or do not cause significant harm A key aim of the YMLP is to safeguard and strengthen communities by promoting policies which help to improve the local economy. This is to be achieved by developing policies that would identify opportunities for investment and job creation primarily by allocating enough land in the place Strategic Policy 3 in the GSP facilitates and promotes employment opportunities at a suitable scale and at suitable locations throughout the County taking note of:..the economic development opportunities of the A55 improvements and other improvements in communication; the need for integrated development by local authorities and development agencies to find suitable opportunities across the whole County; and directing attention towards the regeneration of a number of towns and other communities in the County. Page 25

30 6.15 Policy B1 in the GSP states that employment generating developments that increase employment opportunities, which do not create unacceptable changes to the environment, and are acceptable to the local planning authority in terms of location, siting, scale, design, access and landscaping will be permitted The Wylfa SPG contains a number of Guiding Principles are detailed which are relevant to the socio-economic assessment. These include: GP1: IACC will require the Wylfa NNB project promoter to support the delivery of the Energy Island Programme and Anglesey Enterprise Zone, maximising the economic opportunities available to the Island s local communities; GP2: Local job creation and skills development through the implementation of an Employment and Skills Strategy, which should include the maximisation of local labour provision; GP5: Supporting the visitor economy and ensuring that the construction and operation of the NNB and any associated developments do not adversely affect the value and importance of tourism to the Island. One of the key elements of the island s tourism offer being the quality and diversity of its natural and historic environments. This includes the 125 mile coastline and the numerous beaches linked by the Wales Coast Path; and GP6: Maintaining and Enhancing Community Facilities and Services, including education, healthcare and leisure facilities The Wylfa Newydd Project as a whole represents a significant investment into the local economy. The Wylfa SPG at paragraph recognises the project is a major investment with the potential to support Anglesey s economy and the economies of the wider North Wales region. The Emerging JLDP also confirms that the Councils and their partners acknowledge the likely significant economic opportunities deriving from the Wylfa Newydd Project The projected investment associated with the Wylfa Newydd Project has been set out by Horizon 4. The SPC Proposals would, in themselves, constitute a 20 million investment, and the main construction period of the Wylfa Newydd Project approximately 200 million. Once operational, there will be major local economic benefits which would be derived throughout the entire lifetime of the Wylfa Newydd Project. The operational period would generate 850 permanent jobs and nearly 20 million invested annually into the Anglesey economy through wages. This represents a 2% increase in workplace Gross Value Added over baseline levels, which is equivalent to the total growth between 2008 and 2013 being injected into the Anglesey economy every year. Further to this, based on income multipliers for the electricity sector, these direct operational wages are expected to generate additional income in the local economy worth 31.5 million, creating a total income of over 50 million annually to the Anglesey economy Undertaking the SPC works early and in advance of later phases means that the Wylfa Newydd Project can move to its operational phase as early as possible and the benefits associated with the operational phase of the power station can therefore be realised in an earlier timeframe. 4 House of Commons Welsh Affairs Committee The Future of Nuclear Power in Wales: Response from Horizon Nuclear Power. Page 26

31 6.20 The SPC works would result in an economic benefit in themselves due to investment required to undertake the project and opportunities for the local supply chain. However, more significantly, granting planning permission for this application would facilitate the significant and long term contribution to economic prosperity in Anglesey and the wider north Wales region from the operational phase being realised earlier. This benefit should accordingly be given further weight in favour of granting planning permission. Summary of Benefits 6.21 Taken together, the above matters must be afforded substantial weight in favour of the SPC Proposals in determining whether planning permission should be granted. Including the SPC works in the DCO application would result in a months increase in the construction period, delaying the generation of urgently required low carbon electricity, contrary to national policy However, it is recognised that these substantial benefits must be balanced against any other effects resulting from the SPC works to determine whether these would be experienced to such an extent that, as a result of the works, the adverse impacts would outweigh the benefits. Assessment of the impacts of the development against planning policy requirements on those matters identified as material considerations is undertaken below. Assessment of Impacts Introduction 6.23 In order to determine the overall acceptability of the SPC works, assessment against planning policy is undertaken below on all matters deemed material to the consideration of this planning application. These matters are: Welsh language; Landscape and Visual Amenity; Design; Ecology; Cultural Heritage; Socio-Economic; Traffic and Transport; Residential Amenity (including noise and vibration, air quality, health and wellbeing); Soils and Geology; Surface Water and Groundwater; Public Access and Recreation; and Energy Conservation This Planning Statement uses the assessments contained within accompanying supporting application documents in order to make judgements against planning policy. The Environmental Statement contains assessments on a number of topic areas covering the majority of the above material considerations. The Transport Statement, Welsh Page 27

32 Language Impact Assessment, Rapid Health Impact Assessment and Design and Access Statement are also used to make judgements against those specific issues. Welsh Language Policy Context 6.25 With regard to the development plan and Welsh Language, YMLP General Policy 1 requires the needs and interests of Welsh language to be taken into account when considering planning applications and the GSP Strategic Policy 5 recognises Welsh language as a material consideration in assessing applications and confirms that development will be implemented in a manner which ensures the aim of safeguarding and nurturing the use of the Welsh language is achieved. These policies are accompanied by the Welsh Language SPG, which sets out the approach for assessing impact on Welsh language in planning applications The Wylfa SPG, with regard to the Wylfa Newydd Project, advises at GP13 that it is essential for such development to maintain and where possible strengthen Welsh language Other material local planning policy and guidance contains similar provisions and Strategic Policy PS1 of the emerging JLDP also confirms the IACC and Gwynedd Council will promote and support the Welsh language The above provisions are consistent with current national planning policy, in which PPW and TAN 20 confirm the Welsh Government supports and encourages the Welsh language to flourish across Wales. The policies can therefore be given due weight in consideration of this application. Assessment 6.29 The planning application is accompanied by a Welsh Language Impact Assessment, which undertakes an appropriate assessment of the effect of SPC Proposals in this regard. The Assessment confirms that the SPC Proposals would either have a neutral or positive effect on the Welsh language, with only one overall adverse effect identified relating to some localised effects may be experienced by tourists (in terms of disturbance and enjoyment of their visit) which could have a minor adverse effect on tourism business owners. However, this is expected to be limited to areas in close proximity to the SPC Application Site and is not expected to affect tourism across Anglesey as a whole The effects identified are prior to the implementation of mitigation and/or enhancement measures proposed by Horizon, comprising of the engagement and promotion the appropriate use of the local supply chain to support local employment opportunities and businesses, requiring sub-contractors to develop a Welsh Language Policy (where one is not currently in place), and encouraging sub-contractors to offer apprenticeships to local young people and to support the local supply chain The reason for this conclusion is due to: the relatively limited scale of workforce, which will number 80 at peak construction; their local origin of the workers' (with the majority of workers expected to be drawn from the Anglesey and North Wales area); and, the local spend generated in the economy and the associated benefits for local businesses and the supply chain. It is therefore considered the SPC Proposals would protect and maintain the interests of Welsh language and culture and therefore comply with the requirements Page 28

33 of planning policy in this regard. This matter is therefore neutral in consideration of the overall planning balance. Landscape and visual Amenity Policy context 6.32 YMLP General Policy 1 requires development to take into account any site or area of landscape interest. This policy also requires consideration of adequate and appropriate landscaping. GSP Policy D31 also states that there is presumption again the development of open spaces which are an essential part of the character or function of a settlement. YMLP Policy 32 confirms that applications which result in the the loss of trees, hedgerows, stone walls, cloddiau and other traditional landscape features will be refused, unless acceptable proposals are included for their replacement. The Development Plan refers to the existing designation of SLA across much of the application site. Ynys Môn Local Plan Policy 31 requires development in such areas to have particular regard to the special character of the surroundings and Gwynedd Structure Plan Policy D3 states that development should only be permitted if it is capable of being satisfactorily integrated into the landscape. With regard to development in proximity of the coast, YMLP Policy 36 states that development will not be permitted where it would harm the character of the coast and GSP Policy D5 confirms a presumption against along the coast where it would conflict with its character. Furthermore, GSP Policy D11 seeks to protect the nature and quality if linear landscape areas, including river valleys The Wylfa SPG also requires Wylfa Newydd Project development to not have significant adverse impacts on SLAs or LCAs. The Stopped UDP Policy GP1 also requires development to safeguard and enhance the integrity and continuity of the environment, including landscape features. With regard to other material local policy and guidance, Stopped UDP Policy EN1 and the Emerging JLDP require development to fit into its surroundings without significant harm to local character areas With specific regard to AONBs, both the Ynys Môn Local Plan (Policy 30) and Gwynedd Structure Plan (Policy D1) require particular priority to be given to their protection or enhancement. Stopped UDP Policy EN2 contains a similar provision to the development plan. The Wylfa SPG GP20 requires the development associated with Wylfa Newydd to not have significant adverse impacts on important landscapes, including AONB. The special protection of AONB, consistent with the above policy, is confirmed in national policy. PPW 5 also confirms that major development should not take place in AONB except in exceptional circumstances These policies must be read in the context of current national policy, which recognises the regard required to be had for landscape and visual amenity considerations, including local designations, but states that local designations should not unduly restrict acceptable development The emerging JLDP proposes to remove the SLA covering the SPC Application Site. While the importance to respect local landscape character is recognised, the requirements of national policy further indicate the development plan and other policies in this regard should be given more limited weight in this respect. This is reflected in the revised wording of emerging Policy PS16 in the Statement of Common Ground between: 5 Para , Chapter 5, Planning Policy Wales (Edition 8, January 2016) Page 29

34 Isle of Anglesey County Council and Gwynedd Council and Horizon Nuclear Power Wylfa Limited. Both parties agree that an amendment will be proposed to change Policy PS16 to clarify that proposals that have a significant adverse effect on Plan area s distinctive natural environment, countryside and coastline will be refused, unless the need for and benefits of the development in that location clearly outweighs the value of the site or area and national policy protections for that site or area. Assessment 6.37 The nature of the SPC Proposals will mean the development will inevitably impact upon visual amenity. Works such as the formation of topsoil storage mounds, storage areas for material, removal of walls and other clearance, realignment of watercourse, erection of fencing will result in localised change to the landform. The landscape and visual assessment in the Environmental Statement, confirms that visual effects of the works would be experienced in local views up to 1km from the SPC Application Site, with no significant effects in middle and long distance views. The assessment also concludes there would be no effect on coastal cliffs and the shoreline in the vicinity of the SPC Application site With respect to the AONB, the clearance works and temporary fencing in the portion of the site subject to this designation would have an adverse effect but the extent of works in this area is limited with no stripping of topsoil or settlement ponds in this area. Similar effects would be experienced on the SLA, but with additional works taking place within this area. The LCAs local to the site would be directly affected by the proposals as there would be localised changes to the landform and have an urbanising effect. However such effects on rural character are reduced by the presence of the Existing Power Station to the north Whilst there would be effects resulting from the development, a number of measures designed to mitigate impacts would be secured through the planning permission. This includes the enhancement of existing field boundaries and vegetation on the edge of the site, seeding of topsoil mounds and retaining stone walls and other material for re-use around the site. A visually recessive colour will be chosen for the buildings within site compounds and drainage equipment The adverse effects in these terms, with according conflict with policy requirements are therefore reduced through the design of the proposals and proposed mitigation measures. The residual short-term adverse effects in with regard to visual impacts and, specifically in relation to effect on the Anglesey AONB, should therefore be given moderate weight in consideration of whether to grant planning permission. Design Policy context 6.41 Good design is recognised as an important feature by the relevant planning policies. YMLP Policy 42 confirms IACC will favour proposals for development which promotes a high quality of design, while GSP Policies D4 confirms location, siting and design will be material consideration of all applications and D29 seeks to ensure new development exhibit a high standard of design and are suitably sited in the townscape or landscape. Page 30

35 6.42 GP20 of the Wylfa SPG requires all development related to the Wylfa Newydd project to adopt high quality design principles. The Stopped UDP at Policy GP2 and Emerging JLDP at Policy PCYFF2 also promote high quality design and set out criteria for achieving this PPW contains similar provisions, confirming that good design is central to achieving sustainable development. Assessment 6.44 The accompanying Design and Access Statement sets out the approach to design for this application. As noted, this application is for a number of activities and operations forming the construction phase rather than to result in an operational period which would be used and experienced in the long term. As such, not all design policies are relevant to the SPC Proposals. However, the principles of good design in terms of siting of development and its appearance have been included within the works as far as practicable. The temporary construction fence has been kept to a minimum necessary height of no more than 3m Horizon has taken good design aims as far as possible in developing the proposals. The proposals are therefore acceptable in this regard and in compliance with planning policy insofar as they it is relevant. Ecology Designated sites Policy Context 6.46 With regard to sites designated for their ecological value relevant to SPC Proposals, YMLP Policy 33 confirms the council will refuse to permit any development that will unacceptably affect either directly or indirectly any SSSI. GSP Policy D10 requires flora and fauna to be safeguarded, particularly SSSI and SPA. GSP Policy D14 also encourages the protection of broad leaved woodland The Wylfa SPG GP20 contains similar provisions for Wylfa Newydd related development requiring such development to not have significant adverse impacts on the condition of any SSSI, or the integrity of any SAC or SPA The Stopped UDP largely repeats the development plan requirements in this regard. Policy EN5 confirms development will not be permitted where it would adversely affect the integrity of SPA, SAC. Policy EN6 refers to SSSI and confirms special scrutiny for development likely to have a detrimental effect on such sites, with applications not being permitted unless the reasons for the development clearly outweigh the value of the site. Policy EN7 confirms development will not be permitted where it would cause unacceptable harm to Ancient Woodland or a site of importance for nature conservation. Emerging JLDP Policy PS16 confirms the Councils will have regard to the relative significance of the designations in considering weight to be attached to acknowledged interests. The amended version of emerging Policy PS16 in the Statement of Common Ground between: Isle of Anglesey County Council and Gwynedd Council and Horizon Nuclear Power Wylfa Limited confirms that proposals that have a significant adverse effect on Plan area s distinctive natural environment, countryside and coastline will be refused, unless the need for and benefits of the development in that location clearly outweighs the value of the site or area and national policy protections for that site or area. Page 31

36 6.49 The Emerging JLDP is consistent with PPW in this regard as PPW requires sites to be protected relative to their importance. International responsibilities and obligations for SSSI, SAC and SPA will be met, with such sites protected from damage and deterioration (there is a presumption against development likely to damage a SSSI in policy PS16. With regard to Ancient Woodland, PPW recognises that such areas should be protected from development that would result in significant damage. Assessment 6.50 With regard to Tre r Gof SSSI, which is located within the application site, no works will be carried out inside the designated area which is delineated by a fence. An approximate 100m buffer to the east of the Tre r Gof SSSI has been identified to ensure that there is no soil strip or topsoil storage within the buffer and any new drainage within the buffer is limited. Furthermore, drainage channels with associated sediment ponds are proposed to be excavated to facilitate the removal of rainwater/surface water from the site and mitigate against the potential pollution and sedimentation of water courses. A flocculent treatment system would be installed to treat water post-settlement, with dosing equipment located adjacent to the settlement ponds. Further mitigation measures to limit dust and air pollution and hydrological change and to manage sediment and response to incidents and emergencies will be secured through the EMP. Subject to these measures, the proposals are predicted to result in changes in air quality and habitat degradation having negligible effects, and hydrological effects are not predicted to significantly affect the Tre r Gof SSSI, in accordance with planning policy requirements in this regard. Other SSSIs in the vicinity of the site would not be adversely affected given their location in relation to the SPC works and the scale of these works. Effects on SSSI do not therefore weigh against the development being granted planning permission Assessment of impact on the SAC and SPA in the vicinity of the SPC Application Site has concluded that there would not be any significant adverse effects on the integrity of the designation. The proposals would therefore safeguard these ecological features as required by relevant planning policy The SPC works exclude the clearance of the three areas of Ancient Woodland within the SPC Application Site. These areas would be retained except for the removal of a small number of tree limbs in the most northerly area of woodland to allow construction vehicles to access the northern portion of the site. The SPC works will be undertaken in an appropriate manner and subject to an EMP which identifies the ancient woodland as a designated site which requires protection. As such the SPC works, would not have a significant adverse effect on these areas and therefore accord with relevant planning policy Potential effects on the proposed Wylfa Head Candidate wildlife site relate to changes to air quality and habitat loss as a result of the SPC works. However, such effects are considered to be minor and would be further reduced by the undertaking of works in accordance with procedures relating to management of dust and air quality and ensuring ecological compliance. The SPC works are not predicted to result in any residual effects to the proposed candidate Trwyn Pencarreg County Wildlife Site The proposals would therefore protect the value of these candidate wildlife sites as required by planning policy. Page 32

37 Protected Species Policy Context 6.55 With regard to protected species YMLP Policy 1 requires wildlife species of significance to be taken into account when determining applications. The Wylfa SPG GP20 requires Wylfa Newydd related development to not have significant adverse impacts on species protected by legislation and key habitats and species. The Emerging JLDP Policy PS16 confirms that internationally, nationally and locally protected species will be safeguarded. However, the amended version of this policy in the Statement of Common Ground between: Isle of Anglesey County Council and Gwynedd Council and Horizon Nuclear Power Wylfa Limited considers the need for and benefits of the development in the proposed location and requires the decision make to weigh this against the value of the site or area in question, and national policy protections for that site or area These policies are consistent with the requirements of PPW which confirms the presence of protected species is a material consideration and that development must conform to any relevant statutory provisions. Assessment 6.57 A number of species afforded protection, principally the Conservation of Habitats and Species Regulations 2010 (as amended) and the Wildlife and Countryside Act 1981 (as amended), have been identified in the application site. It is recognised that works such as vegetation clearance, removal of above ground features, stripping of topsoil and laying of haul road and security tracks have the potential to cause mortality and injury to species. Furthermore, noise and vibration resulting from undertaking the SPC works would potentially be experienced by such species In recognition of this, a receptor site for translocated species to the south west of the application site has been secured by Horizon and its use for these purposes will be secured through the planning permission. Species subject to trapping translocation comprise common lizard, adder, great crested newt and water vole. Clearance works will also be undertaken in a directional manner to encourage species towards this area. Further measures such as the undertaking of clearance works outside of breeding seasons and demolishing buildings in accordance with a prescribed methodology to avoid effects on bats would be captured in the EMP and secured through the planning permission. Measures to limit dust and air quality emissions will also reduce potential effects on protected species With this mitigation, there would not be significant adverse effects on protected species, with the exception of the chough, and there would be compliance with statutory provisions. The chough would be subject to disturbance effects limited to minor adverse levels and a moderate adverse effect result from habitat loss. As such, the proposal meets planning policy requirements in this regard. Page 33

38 Cultural Heritage Archaeology Policy Context 6.60 General Policy of the YMLP confirms that archaeological interest will be taken into account in determining planning applications. YMLP Policy 39 and GSP Policy D15 set out graded protection of archaeological assets, giving greatest protection to Scheduled Ancient Monuments The Stopped UDP Policy GP1 confirms development must safeguard and enhance the integrity of archaeological sites. Archaeology is considered further in Policy EN12 which confirms preservation of Scheduled Ancient Monuments and protection of unscheduled sites which merit protection. Emerging JLDP Policy PS17 confirms that proposals which preserve and enhance Scheduled Ancient Monuments, their setting and significant views into and out of them will be granted. Policy AT4 in the Emerging JLDP sets out protection of non-designated sites and confirms the proposals which affect locally important archaeological remains will only be granted if the need for the development overrides the significance of the remains The above policies are consistent with PPW in regard to protection of Scheduled Ancient Monuments. However PPW confirms that protection of other remains need to be weighed against other factors including need for the development. The above policies should therefore be applied to the SPC works in this context. Assessment 6.63 There are no Scheduled Ancient Monuments within the SPC Application Site or that would be affected by the SPC works, and therefore there would be no impact on the archaeological features afforded most protection in planning policy The Cultural Heritage Chapter of the supporting Environmental Statement does however determine that there are archaeological remains within the SPC Application Site that can be considered high value. As such, mitigation involving measures such as strip map and sampling, photographic surveys, topographic surveys and a programme of reporting finds are considered necessary to limit the amount of information potentially lost by the SPC works. This mitigation approach is consistent with the guidance in Understanding the Archaeology of Landscapes, a guide to good recording practice (English Heritage, 2007), the Photographic Survey for Planning Purposes guidance from Gwyneth Archaeological Planning Service (2015), and Understanding Historic Buildings, a guide to good recording practice (English Heritage, 2006). This mitigation is considered to represent a proportionate approach in consideration of archaeology and, subject to this being secured through the planning permission, would meet planning policy in this regard. Physical Assets Policy Context 6.65 Policy 41 of the YMLP and D22 of the GSP are concerned with protection on listed buildings and/or buildings of special architectural or historic interest and their setting from inappropriate development. YMLP Policy 40 and GSP Policy D26 are concerned with the protection of conservation areas and their setting from inappropriate development. Page 34

39 6.66 The Wylfa SPG GP22 requires cultural heritage assets and their settings to be conserved or enhanced as a result of the Wylfa Newydd development Policies EN12 and EN13 of the Stopped UDP confirm the same protection as outlined in development plan polices. Furthermore, Policy EN10 confirms a presumption in favour of the protection, conservation and restoration of parks and gardens of special historic interest and their setting. Emerging JLDP Policy PS17, supported by Policy AT1, confirms that proposals which preserve and enhance listed buildings, conservation areas and registered Historic Landscapes, Park and Gardens, their setting and significant views into and out of them will be granted. Assessment 6.68 The SPC works would not physically affect any statutory physical heritage assets, including listed buildings, conservation areas or registered park and garden. However, a number of such assets are present in the vicinity of the site for which the development would affect their setting. Consideration is given in Cultural Heritage Chapter of the supporting Environmental Statement which finds that any such impacts on the setting would be limited and not cause significant harm to their value by reason of affecting their setting. The effects have been limited by designing the proposals to ensure impacts are limited. This includes limiting the height of topsoil mounds to 2m and material storage to 3m and to avoid topsoil strip within the essential setting of the Cestyll Garden Registered Garden The residual significance resulting from the SPC works would be minor and negligible effects with regards to archaeological remains (though the effect on one archaeological remain is unknown), historic buildings, Cemaes Conservation Area and historic landscape types and is considered to comply with relevant planning policy. Socio-Economic Policy Context 6.70 NPS EN-1 and NPS EN-6 confirm that applicants should describe existing socioeconomic conditions and that any likely local or regional-level effects should be considered PPW includes planning policies, to promote quality, lasting, environmentally sound and flexible employment opportunities for a low-carbon economy, and to protect and, where possible, improve people s health and well-being. Chapter 4 (Planning for Sustainability) of PPW sets out the Welsh Government s objectives for achieving sustainable development and Chapter 7 (Economic Development) confirms the Welsh Government s objectives for economic development, i.e. development of land and buildings for activities that general wealth, jobs and incomes TAN 23 highlights that the geographical distributed of economic benefits associated with development may be far beyond the area where the development is located. Consequently, TAN23 confirms that it is essential that the planning system recognises, and gives due weight to, the economic benefits associated with new developments Economic Renewal: A New Direction (Welsh Government, 2010) clarifies the role the Welsh government can play in providing the best conditions and framework to enable the private sector to grow and flourish. Page 35

40 6.74 Several policies within the Emerging JLDP requires proposals to accord with a number of criteria relating to socio-economic impacts Emerging JLDP Strategic Policy PS5 states that development will be supported where it is demonstrated that it is consistent with the principles of sustainable development. It should; accord with national planning policy and guidance; alleviate causes of climate change; give priority to effective use of land; protect, support and promote the use of Welsh Language; protect and improve the quality of the natural environment and reduce the effect on local resources and water used Emerging JLDP Strategic Policy PS9 specifically concerns proposals for National Significant Infrastructure Projects and Associated Developments. This policy require consideration to be given to the nature, scale, range and possible impact of any development. It confirms that local economic and community benefits are where feasible need to be maximized, through agreement of strategies for procurement, employment, education, training and recruitment with the Council at an early stage of project development. This policy states that early or preparatory works for the development of the new Power Station shall demonstrate that they are necessary to ensure the timely delivery if the project. In order to minimise the impact and maximise re-use of existing facilities and materials, opportunities have been taken where feasible to integrate the requirements of the Project with the proposed decommissioning of the Existing Power Station The Stopped UDP also contains several policies which relate to socio-economic considerations of development. Policy PO7 states that developments which provide a diverse, high-quality and sustainable tourism industry will be permitted. Policy TO14 states that areas that contribute to the community in terms of recreational or visual amenity will be protected from development. Policy EP4 states that proposals that increase or diversify the range of employment opportunities will be permitted where they are of a scale and type compatible with the surrounding area or do not cause significant harm The aim of this YMLP is to safeguard and strengthen communities by promoting policies which help to improve the local economy. This would be achieved by developing policies that would identify opportunities for investment and job creation primarily by allocating enough land in the place. It also encourages improvements to physical infrastructure, the conservation the environment and the provision of new housing for the needs of the existing population Strategic Policy 3 in the GSP seeks to facilitate and promote employment opportunities at a suitable scale and at suitable locations throughout the County taking note of, the economic development opportunities of the A55 improvements and other improvements in communication; the need for integrated development by local authorities and development agencies to find suitable opportunities across the whole County; and directing attention towards the regeneration of a number of towns and other communities in the County Strategic Policy 6 notes the need to consider the scale, rate and phasing of development to ensure existing communities are not swamped by change. Policy B1 confirms that employment generating developments that increase employment opportunities, and which do not create unacceptable changes to the environment, and are acceptable to the local planning authority in principle. Page 36

41 6.81 The Guiding Principles in the Wylfa SPG are considered relevant to the socio-economic assessment of the SPC Proposals and include: GP1: IACC will require the Wylfa NNB project promoter to support the delivery of the Energy Island Programme and Anglesey Enterprise Zone, maximising the economic opportunities available to the Island s local communities; GP2: Local job creation and skills development through the implementation of an Employment and Skills Strategy, which should include the maximisation of local labour provision; GP5: Supporting the visitor economy and ensuring that the construction and operation of the NNB and any associated developments do not adversely affect the value and importance of tourism to the Island. One of the key elements of the island s tourism offer being the quality and diversity of its natural and historic environments. This includes the 125 mile coastline and the numerous beaches linked by the Wales Coast Path; and GP6: Maintaining and Enhancing Community Facilities and Services, including education, healthcare and leisure facilities Whilst the Welsh Language and Culture are important socio-economic considerations, these are covered in a separate section at paragraph of this Statement and are further investigated in the Welsh Language Impact Assessment submitted in support of this application. Assessment 6.83 In terms of residual effects, the SPC Proposals are expected to result in the safeguarding of jobs over a temporary period and are not expected have an effect on tourism levels on the Isle of Anglesey. There is sufficient capacity in the surrounding transport network to mean that transport effects have not been considered in more detail within the impact assessment. As no effects are assessed as significant, no mitigation measures are proposed Given that no significant socio-economic effects have been identified as a result of the SPC Proposals, and the development will result in some benefits such as the safeguarding of jobs over a temporary period, it is considered that the application meets the requirements of the relevant planning policies. Traffic and Transport Policy Context 6.85 As a consequence of the small number of vehicles generated by the SPC Proposals, Traffic and Transportation has been scoped out of the Environmental Statement. In order to assume a conservative worse-case traffic scenario, rather than using the 24 month construction period identified within the Environmental Statement, the assessment of Traffic and Transportation was compressed into a 20 month timescale. By reducing the traffic and transport programme, the Average Annual Daily Traffic (and peak hourly flows) will be higher. The accompanying Transport Statement has subsequently used this 20 month period With regard to the development plan, Policy 1 in the YMLP requires the effect on pedestrian and vehicular travel patterns to be taken into account in considering Page 37

42 applications. GSP Policy FF2 seeks to balance movement of traffic with the need to conserve the environment. Both YMLP Policy 26 and GSP Policy FF12 require appropriate parking to be provided GP14 of the Wylfa SPG confirms assessment of potential impacts on road infrastructure is required and seeks to ensure highway improvements are provided where appropriate to minimise congestion, ensure safety and minimise environmental impacts Stopped UDP Policy GP1 confirms the requirement for development to provide adequate vehicular access, safe and adequate roads leading to the site and for the highway network to be capable of accommodating the traffic generated. Policy TR10 requires proposals to comply with parking standards. The Emerging JLDP Policy TRA4 requires safe and convenient provision in development for road users PPW requires the impacts on travel demand, the level and nature of public transport provision, accessibility to a range of transport modes and opportunities to promote active travel to be taken into account. Assessment 6.90 The accompanying Transport Statement considers the effects of the SPC Proposals on the public highway network. It is estimated that, over the estimated five month period of peak construction, the SPC works would generate 180 vehicle movements per day). This comprises of 55 cars into and out of the SPC Application Site in the AM and PM hours respectively (Monday to Saturday); and 35 HGVs into and out of the SPC Application Site in the AM and PM hours respectively (Monday to Friday). All HGVs and the majority of private vehicles would travel to and from the SPC Application Site using the A5025 to Valley and junction 3 of the A55.. Vehicles travelling from outside Anglesey would use the Britannia Bridge The Transport Statement considers this relatively limited traffic generation would not significantly affect the anticipated baseline conditions of these roads. Therefore the highway network is capable of accommodating the generated traffic. Whilst the vehicle movements can be accommodated by the road network, a Travel Plan will be developed which will promote measures to reduce the number of vehicles, such as car sharing and use of alternative modes of transport The use of public highway by construction vehicles undertaking the SPC works will be subject to management arrangements to ensure public safety. A road crossing forms part of the SPC Proposals to ensure the Existing Power Station access road can be crossed by construction vehicles safely. In certain circumstances there will be short-term, temporary roads closures where work takes place in the vicinity of the highways or they are required for a period on a more intensive basis, including a portion of Cemlyn Road and Existing Power Station access road leading to the Fisherman s Car Park access road The accompanying Design and Access Statement considers access matters relating to the SPC Proposals. All vehicles accessing the site will do so from the Existing Power Station access road. Parking is provided for a total of 59 cars, including two spaces for disabled users, which is considered acceptable for the proposed level of workers with the implementation of car sharing or use of other modes of transport by workers The SPC Proposals therefore comply with planning policy requirements with regard to highways impacts. Page 38

43 Residential Amenity Policy Context 6.95 With regard to effect on residential amenity generally, YMLP General Policy 1 requires the effect on residential amenities and nuisance problems to be taken into account in determination of applications. GSP Policy D20 confirms a presumption against development which will increase levels of odour or pollution or introduce major noise or nuisance problems The Wylfa SPG at GP7 requires identification of potential health impacts and appropriate mitigation measures and confirms associated developments should not be proposed where construction activities would give rise to unacceptable impacts on air quality, noise/vibration and light pollution and the amenity of the existing residents, visitors, businesses and construction workers The Emerging JLDP Policy PCYFF1 confirms that planning permission will be refused where the development would have an unacceptable impact on the health, safety or amenity of occupiers of local residencies, other land and property uses or characteristics of the locality due to increased activity, disturbance, vibration, noise, dust, fumes, litter, drainage, light pollution or other forms of pollution or nuisance The above requirements reflect the provisions of PPW, which requires amenity to be protected, and includes a requirement to undertake careful assessment of likely noise levels and to prevent light pollution. Assessment 6.99 In terms of the impact of SPC works in terms of noise and vibration, the Noise and Vibration Chapter of the Environmental Statement confirms that, time limited significant effects in this regard will be experienced by residential properties at Tregele, the west of Cemaes and properties on the A5025 between the two settlements as a result of plant items working to form topsoil mounds and the use of dump trucks on internal haul roads. Activities such as rock fracturing will not having a significant impact in terms of vibration. However, the proposed working hours will ensure effects at most sensitive times would be restricted and further mitigation measures to be captured in a plan for management of noise will mean that impacts on noise and vibration will be limited as far as possible. It is determined however that there may possibly be residual noise impacts experienced by nine residential properties following this mitigation, although such effects are considered to be minor and restricted to less than 20 weeks of activity in total. Therefore, while the SPC works would comply with planning policy for the majority of activities and residential properties, the potential limited non-compliance relating to these properties over a maximum 20 week period needs to be considered in the overall planning balance A vibratory roller would not be used within 10m of an occupied property or any other occupied receptor; hence, the assessment of realistic worst case effect focuses on receptors more than 10m from the SPC Application Site boundary Nine residential properties lie within 17m of the SPC Application Boundary and could therefore experience vibration levels of 5-10mm/s. A further 40 residential properties lie within 17-55m and would be predicted to experience vibration levels of 1-5mm/s, which are considered to be of a small magnitude. Page 39

44 6.102 The vibration effects from the use of rollers within the SPC Application Site at local residential receptors at distances of less than 55m from the SPC Application Site have also been identified as giving rise to moderate effects, even when taking into account the embedded and additional mitigation measures detailed. However, any such effects would only occur for a matter of hours at most. No other potentially significant residual vibration effects have been identified. With regard to air quality effects as a result of the SPC works, the Environmental Statement identified the main potential impacts being the generation of dust from demolition and earthwork activity on potential receptors in the vicinity, including residences, workplaces and schools within Cemaes, Tregele, isolated properties and users of recreational resources around the application site. However, it is determined that undertaking of the SPC works in accordance with an Air Quality Management Plan would mean effects from dust emissions would be not significant at these receptors. A procedure for the management of dust and air quality forms part of the EMP submitted with this application and, subject to this being secured through the planning permission, the SPC works would not have an unacceptable impact in this regard and comply with the planning policy requirements. Soils and Geology Agricultural Land Policy Context With regard to agricultural land, YMLP General Policy 1 requires IACC to take into account the protection of best and most versatile agricultural land 6 when considering applications and GSP Policy D5 encourages the retention of farming use of land of grade 1, 2 and 3a The Wylfa SPG requires development associated with the Wylfa Newydd Project to minimise loss of best and most versatile land Other material local planning policy contains similar provisions. The Stopped UDP Policy GP1 instructs that development will permitted where it protects best and most versatile agricultural land, while Emerging JLDP Policy PCYFF1 states that planning permission will be refused where the proposed development would have an unacceptable adverse impact on the best and most versatile agricultural land The strong protection for best and most versatile agricultural land outlined above is consistent with PPW, which advises that such land should be conserved as a finite resource for the future, with considerable weight to be given to protecting such land from development. PPW also instructs that best and most versatile land should only be developed if there is an overriding need for the development. Assessment The SPC Application Site contains a total of 18.7ha of best and most versatile land, of which just 2.68ha of such land would be subject to topsoil stripping. This loss of best and most versatile land would in principle be contrary to the policies noted above. However, it is important to consider this application in the context of being the first phase of the construction of a new power station, the construction of which would meet a significant 6 Land which has an Agricultural Land Classification of Grade 1, 2 or 3a (3b, 4 and 5 other possible classifications) Page 40

45 and urgent need for generation of low carbon energy, with the SPC works ensuring the Wylfa Newydd s contribution to meeting this need is realised as early as possible Furthermore, if the development were to not proceed, the best and most versatile land which will not be subject to topsoil stripping would return to agricultural use as part of the restoration works. The relatively small amount of best and most versatile land which will be subject to topsoil strip would also be returned to this use. The Soil Management Plan, appended to the Environmental Statement, outlines processes to be undertaken to mitigate the potential for degradation of soils following stripping and mounding. On this basis, best and most versatile land within the SPC Application Site would be protected in the long term Subject to the SPC works being followed by later phases of the Wylfa Newydd Project development, the SPC works would result in the loss of 18.7ha of best and most versatile agricultural land. However, such a relatively minor loss is not considered to represent an unacceptable adverse impact in this regard. Therefore, while there is a slight inconsistency with planning policy, the weight to be applied to this loss is tempered by the small amount of such land to be lost and when considered against the need for the development. This matter is considered in the overall balancing of material considerations. Land Contamination and Invasive Species Policy Context PPW advises that consideration of applications should take into account the potential hazard of contamination and remedial measures where required. The Stopped UDP Policy SG1 requires proposals on land which is known to be contaminated to be accompanied by a site investigation report and detailed proposals for removal The Wylfa SPG at GP20 seeks to ensure the Wylfa Newydd Project remediates contaminated soils Policy PCYFF1 in the Emerging JLDP confirms that proposals should include provision for the appropriate management and eradication of invasive species. Assessment The SPC Proposals include the remediation of contaminated soils within the SPC Application Site and treatment of non-native invasive species as a key component of preparing the site for future phases of development and procedures for these actions would be secured by a procedure contained within the EMP. As such, the proposal would improve ground conditions with works undertaken a safe and appropriate manner. While the works include the remediation of known areas of contamination and where invasive species are present, the works elsewhere will also be undertaken in accordance with an Unexpected Contamination Plan which will set out measures of how the works will proceed where this is encountered This confirms that these matters have been taken into account in developing the SPC application. The remediation of contaminated soils and the eradication of invasive species will provide a minor to major beneficial effect and complies with the relevant planning policies. Page 41

46 Surface and Groundwater Flood Risk Policy Context YMLP Policy 1 confirms that the potential for increased danger of flooding will be taken into account in considering planning application and Policy 28 confirms the Council will refuse applications in areas liable to tidal inundation or river flooding, which would involve the loss of natural flood plain, which would increase the risk of flooding to other areas or would harm or impair the maintenance or management of river and sea defences. The Wylfa SPG GP21 confirms that Wylfa Newydd Project must include measures to control surface water runoff The Stopped UDP Policy SG2 states that development will only be permitted where it would not result in a risk to human life in areas of flood risk or in flooding either on or off site. The policy also confirms that development in the flood plain will only be permitted exceptionally. Policy SG6 confirms that proposals which would have an unacceptable adverse impact on the water runoff will not be permitted. The Emerging JLDP Policy PS6 confirms that, in order to adapt to effects of climate change, proposals will only be permitted where they are located away from flood risk areas, and aim to reduce the overall risk of flooding PPW, supported by TAN15, confirms that flood risk is a material consideration in the determination of planning applications and that new development can be justified where it would not increase potential adverse impacts of flood risk. Assessment The SPC works which affect ground conditions include the installation of drainage equipment in order to manage water flows in a sustainable manner and therefore limit potential for flood risk within the site and elsewhere. In order to ensure the SPC works do not increase the potential for increasing flood risk, a restriction on the timing of the works within channels or floodplains to the summer months will be applied. Furthermore, a Flood Risk Management Plan will be secured through the planning permission Subject to these measures being implemented, the SPC works will not increase flood risk and be in accordance with TAN15 requirements and other relevant planning policy. Water Quality Policy Context YMLP confirms at Policy 1 the need to protect the quality of surface, underground and coastal waters. The Wylfa SPG GP20 requires the release of potentially polluting substances to air, water or land to be minimised The Emerging JLDP Policy PCYFF1 confirms that planning permission will be refused where the proposed development would have an unacceptable adverse impact on the quality of ground or surface water A Water Framework Directive (WFD) compliance assessment has been completed for the SPC Proposals to ensure demonstrate accordance with the Water Framework Directive (WFD) (Directive 2000/60/EU). The WFD assessment considers the impacts on WFD Page 42

47 water body catchments and concludes that there are unlikely to be any significant effects at a water body scale. Assessment Without mitigation the SPC works could potentially affect ground conditions but the inclusion of drainage equipment to support the rock winning and topsoil stripping and mounding will reduce effects on water quality. The drainage works will include flocculent dosing equipment which will manage the sedimentation contained within water discharged into existing watercourses and the sea. The proposals will not affect water quality as the drainage equipment will be installed in advance of the relevant works being undertaken A number of buffer zones are specified around specific watercourses as embedded mitigation covering SPC works including vegetation clearance, haul road access and wall demolition. The buffers zones include: a 15m buffer zone along the Nant Cemlyn and Nant Cemaes where it crosses the SPC Application Site; a 15m buffer around watercourses draining into Tre'r Gof SSSI; and a 15m buffer zone along the Afon Cafnan and its main tributary (Nant Caerdegog Isaf) to the point of its proposed realignment within the SPC Application Site. For the river realignment, SPC works would be undertaken under a risk assessment method statement approach with relevant approval and consents for works from Natural Resources Wales For other watercourses, which include drainage ditches, existing culverted watercourses, field drains and ponds within the SPC Application Site, no buffer zone would exist and SPC works would be undertaken in accordance with relevant management plans and best practice Further to this, measures to limit the risk of pollution resulting from SPC works are included in the EMP, including the procedure for management of sedimentation and for emergency preparedness and response The SPC works would not have an unacceptable adverse impact on the quality of surface and groundwater, by virtue of the installation of the drainage equipment and works being undertaken in accordance with a prescribed methodology to limit potential for pollution. Overall, taking into account the effects of embedded and additional mitigation, no significant effects are anticipated to the water environment. The SPC Proposals are therefore considered to comply with relevant planning policy requirements regarding water quality. Public Access and Recreation Public Access Policy Context Both YMLP Policy 37 and GSP Policy CH12 support additional provision of pedestrian and cycle access to the coast and countryside, including giving priority to the development of a coastal footpath, but do not consider development which may impact upon such provision. Page 43

48 6.129 With regard to Wylfa Newydd development GP20 of the Wylfa SPG specifically confirms such development should not have a significant adverse impact on the Wales Coast Path and GP26 requires access to the Wales Coast Path to be maintained and enhanced Emerging JLDP policy PS4 confirms that, where possible, PRoW and cycle networks should be safeguarded, improved, enhanced and promoted Paragraph in PPW confirms the need to protect the PRoW network as a recreational and amenity resource and to promote the national cycle network. Assessment PRoW, including the Wales Coast Path, and the Copper Trail cycle route which are contained within and pass through the SPC Application Site. will be retained in their current routes at all times when this is possible during the SPC works, with public safety maintained by the erection of temporary fencing. In this respect the proposals would not safeguard these provisions In terms of amenity, although occasional sections of PRoWs could be subject to noise levels marginally above 65dB(A), users would experience noise levels well below 65dB(A) for the majority of the time, and the average noise levels experienced would be well below 65dB(A). The sensitivity of PRoW is considered to be lower than that of residential properties, as users are mobile and would experience the noise effects for a matter of minutes rather than several hours or days PRoW users walking sections of path up to 17m from a vibratory roller would experience medium magnitude effects at most. Users walking 17-55m from the roller would experience small magnitudes of effect, which would be considered as minor. Users walking at distances of more than 55m would experience negligible magnitudes of effect The requirement to temporarily close or divert these routes during the works would however have an impact on their users at such measures are in place. However, the application includes a procedure for the management of PRoW which sets out how the closure and diversion will be managed, ensuring these are only in place at such time it is necessary to undertake the works in the interests of public safety and open on their proper route as soon as practicable following those works being completed. This would reduce effects in this regard. Furthermore, in recognition of the elevated status of the Wales Coast Path, access to Wylfa Head will be maintained at all times during the works from Cemaes, maintaining this recreational resource. Furthermore, in the event restoration is required all routes would be reinstated to their current alignment While Horizon has sought to minimise the effects of the SPC works where feasible, there remain some residual effects in respect of public access and recreation. However the majority of these effects are would be temporary, although lasting for more than one season.in recognition of these effects Horizon considers it necessary to enhance recreational provision in the vicinity of the site, the terms of which can be agreed and secured through the planning permission. This enhancement of recreational provision will ensure that this SPC application would not have a net harmful effect on public access and would comply with planning policy requirements. Horizon will apply to the IACC (as Highways Authority) for temporary footpath closures under section 14(1) of the Road Traffic Regulation Act In submitting the application Horizon will set out the reasons for the closures and the proposed alternative diversion routes. Page 44

49 6.137 Temporary closures or diversions would be for an initial period of up to six months. It is likely that in some instances Horizon will need to apply for further six month extensions to the closures from the Welsh Government. The current proposal is for Horizon to obtain three separate closure orders to cover areas to the east of the road to the Fisherman s car park, to the west of the Fisherman s car park and a separate order to address the diversion of the footpaths that form the route of the Wales Coast Path. Where diversions are required the alternative route would be available prior to the closure of the existing route. Separate orders will be required for the closure/restrictions to access to Cemlyn Road and the road to the Fisherman s car park. Community Facilities Policy Context Policy 16 in the YMLP confirms that planning permission will be refused where a proposal would lead to the loss of public or private open space which has significant recreational, amenity or wildlife value The Stopped UDP at Policy TO12 confirms the loss of private and public sports facilities swill not normally be permitted unless there is an underuse or excess supply, or provision is made for an equal or better alternative site.to14 of the Stopped UDP also confirms areas of amenity space which contribute to the community will be protected from development The Emerging JLDP contains a requirement to sustain and enhance community facilities at Policy ISA2. The policy confirms the loss of existing community facilities will be resisted in usual circumstances. Policy ISA4 also confirms that the loss of existing open space with significant recreational, amenity or wildlife value will be resisted unless there is a surplus of supply, the long-term requirement for the facility has ceased or alternative provision to the same standard can be offered. Assessment The SPC works include the demolition of the Wylfa Sports and Social Club and clearance of associated external areas, which have historically been used as sports pitches While the club was constructed and originally operated as a private facility for workers at the Existing Power Station, its use has evolved to now include an element of community use, which comprises Anglesey Central Lions Club, local rainbows and brownies and a local weight lifting club. Therefore, the demolition of this building would result in the loss of community facilities, but the Wylfa Sports and Social Club is one of many sports and social facilities on the island. It is also important to consider that the Wylfa Sports and Social Club would have closed in any case even if the SPC application were not to be made. The Wylfa Sports and Social Club is currently funded by Magnox, but this is due to stop at the end of As a result, the community use will cease in this location, regardless as to whether this planning permission is made or granted The associated sports pitches to the club do not have any formal use and no sports teams use the facilities. There is some evidence of infrequent informal use however, but this is not considered to represent a significant use of the facilities The overall loss of community use, whilst conflicting with planning policy, should be considered in the context of the impeding withdrawal of funding by Magnox in 2018, and in the context of the overall development. Page 45

50 Energy Conservation Policy Context YMLP General Policy 1 requires energy conservation to be taken into account when considering planning applications. GSP Policy C8 confirms that consideration of whether proposals makes a positive contribution to energy conservation will be a material consideration of determining planning applications Wylfa SPG GP18 confirms that contribution to climate change should be minimised by the Wylfa Newydd Project. Emerging JLDP Policy PS5 is concerned with sustainable development and recognises energy conservation as a key component of this The above considerations are consistent with PPW which confirms the importance of new development minimising energy consumption Assessment With regard to the SPC Proposals themselves, a number of measures are included which are designed to reduce energy consumption as a result of the works. Primarily this relates to limiting vehicles movements and associated CO2 emissions. Winning of rock on site, which will be crushed and used to form haul roads within the site substantially reduces the number of vehicle movements associated with the works as, not winning rock on site, would mean that all required stone for the haul roads would be required to be delivered to the site in HGVs. Furthermore, the storage of material reclaimed from demolition and clearance on site will avoid significant road movements to transport these to an off-site location and the re-use of such materials will mean further vehicle movements to deliver new materials is not required Therefore, given the context of the SPC Proposals and the way in which the SPC works themselves will be undertaken, this application includes measures which will positively contribute to energy conservation and contribute to minimising effects of climate change, complying with policy requirements in this regard. Planning Balance and Conclusion On consideration of above matters, it can be seen that, by virtue of the mitigation proposed by Horizon, the works would have relatively limited adverse effects. Those matters for which an adverse impact has been identified and where the requirements of planning policy have not been met are listed below: Short-term, localised visual effect, including on the Anglesey AONB, the Community of Tregele, A5025 users and PRoW users; A maximum 20 week period during which nine residential properties would experience significant noise effects; Increase in noise at Wylfa Head caused by the SPC works, primarily from rock winning would reduce the tranquillity of this area; and The site ceasing to be used for agricultural purposes, which comprises 18.7ha best and most versatile agricultural soils across the whole site, of 2.7ha will be subject to topsoil strip These matters however, whilst weighing against the granting of planning permission, need to be considered in the wider context of the application. This is emphasised by Page 46

51 PPW, which confirms that consideration of impacts of effects need to be undertaken in the context of need for the proposed development The clear and urgent need for significant increase in the generation of low carbon energy, and the contribution this application would have in the Wylfa Newydd Project assisting in meeting this need as confirmed in policy is identified at Chapter 4 and outlined above. The contribution of this application to the earlier realisation of the economic benefits associated with the Wylfa Newydd Project is also outlined It is considered the substantial weight to be applied in favour of granting permission as a result of the benefits facilitated by the SPC Proposals, in this instance, outweigh those identified residual impacts which would not meet planning policy requirements On the basis of the above, and by virtue of the mitigation proposed, it is considered that planning permission should be granted for the SPC Proposals forming this planning application The methods in which mitigation would be secured are outlined in Chapter 7. Page 47

52 7 Mitigation Introduction 7.1 This Chapter sets out the approach to mitigation required in order to undertake the SPC works in a manner which would reduce effects of the development and result in the works being undertaken in an appropriate manner. The requirement for this mitigation is identified in the application supporting documents which assess impacts of the SPC works. It is important to note however that, where possible, mitigation has been incorporated into the design of the SPC works. 7.2 Where necessary, additional mitigation will be secured either by conditions imposed on the planning permission or obligations contained within a legal agreement secured under the terms of Section 106 of the Town and Country Planning Act 1990 (Section 106 Agreement). A draft list of conditions is provided at Appendix C of this statement and draft s.106 Heads of Terms at Appendix D. Principles 7.3 Determination of required mitigation is evidence and impact led, based on the assessments which support the planning application. Where appropriate, mitigation will be secured based on the Work Packages principle, the strategy for which is outlined at Appendix A of this statement. It is however recognised that certain provisions will relate to all works regardless of work package. These are identified within the draft list of conditions at Appendix C. 7.4 The approach has been informed by the Towards a Common Approach on Community Benefits arising from the Wylfa Newydd project document. This joint position statement between Horizon and IACC refers to the Wylfa Newydd Project as a whole sets out the key principles of how community benefits will be optimised, including to make a clear distinction between matters requiring mitigation as a result of impact the works and voluntary community benefits (which cannot be taken into account when determining planning applications). This document is provided at Appendix E of this statement. Planning Conditions 7.5 The draft list of conditions at Appendix C has been prepared based on requirements identified following assessment of impacts associated with SPC works. This list is provided for discussion with IACC and stakeholders and will be subject to ongoing negotiation during consideration of the application. 7.6 The conditions are prepared in the context of statutory requirements, which confirm conditions should only be imposed where they satisfy six tests that conditions should be 7 : Necessary; Relevant to planning; Relevant to the development to be permitted; Enforceable; 7 Circular ref: WGC 016/2014: The Use of Planning Conditions for Development Management Page 48

53 Precise; and Reasonable Planning Obligations 7.7 The Heads of Terms are provided for discussion with IACC and stakeholders and, as with planning conditions, will be subject to ongoing negotiation during consideration of the application. 7.8 The Heads of Terms, and any Section 106 Agreement must comply with the requirements of the Community Infrastructure Levy Regulations 2010 (as amended), which confirms that planning obligations may only be a reason to grant planning permission where they are: Necessary to make the development acceptable in planning terms; Directly related to the development; Fairly and reasonably related in scale and kind to the development. Environmental Management Plan 7.9 The EMP accompanying this application sets out the high level procedures to be undertaken on site to ensure necessary mitigation is incorporated into the works. The EMP is supported by a number of subject specific procedures. The contents of this document are outlined at figure 7.1 in Appendix E The procedure and commitments in the EMP will be secured through the planning permission and will inform detailed Construction Environmental Management Plans to be prepared by the Contractor(s) and submitted and approved in advance of works being undertaken. Site Restoration 7.11 A particular requirement relevant to this application is the potential requirement for restoration of the site in the event that DCO is not granted or the Wylfa Newydd Project does not proceed for any reason. Details of the potential form of restoration is provided at Chapter 3 of this Planning Statement The requirement to undertake restoration can be secured by a condition imposed on the planning permission. A suggested wording for the condition is provided at Appendix C To ensure appropriate funds are available in respect of restoration, appropriate obligations will be included in the Section 106 Agreement, and is included as a draft Heads of Terms listed at Appendix D. The mechanism to secure the funds and the sum required will be subject to discussion and negotiation in advance of determination of the planning application. Conclusion 7.14 Subject to the imposition of suitable planning conditions and securing suitable planning obligations through the Section 106 Agreement, the effects of the proposal would be appropriately mitigated such that any residual effects are outweighed by the benefits which the SPC Proposals facilitate. Page 49

54 8 Summary and Conclusions 8.1 This Planning Statement has been prepared by Horizon to support an application seeking planning permission for the SPC Proposals. 8.2 The SPC Proposals represent the first substantive phase of development required for construction of the Wylfa Newydd Project. The undertaking of the SPC works will facilitate the transition to the main construction of the Wylfa Newydd Project and ultimately allow the operation of the Power Station to commence as early as possible. 8.3 The context in which this planning application is made is assessed above and it is demonstrated there is a significant and urgent requirement for new energy generation from low carbon sources, with significant new deployment required by The SPC Proposals are a key component of delivering the Wylfa Newydd Project as early as possible to assisting in meeting national policy aims to delivery urgent low carbon energy. This should be given substantial weight in favour of the SPC application being granted. 8.4 The SPC Proposals will also facilitate the earlier realisation of economic benefits to Anglesey and the north Wales region associated with the operational phase of the Wylfa Newydd Project and this should also weigh in favour of the granting planning permission. 8.5 Assessment of the impacts of the SPC Proposals on matters identified as material to the determination of the application has shown that, with appropriate mitigation, effects are largely very minor. Inconsistencies with development plan and other planning policy requirements are only present in relation to time-limited and localised visual effects, timelimited noise effects to nine properties and the loss of a relatively limited amount of best and most versatile agricultural land. As such, there is no substantial conflict with planning policy and, taken as a whole, the impacts of the SPC Proposals do not weigh against granting planning permission. 8.6 The methodology for securing mitigation is outlined, together with provision of draft conditions to be imposed on any planning permission and draft Heads of terms outlining suggested obligations included within a Section 106 Agreement. Securing of the required mitigation in an appropriate manner would ensure that residual effects of the development are reduced as far as possible. 8.7 Taking the above matters into account, the SPC Proposals are acceptable in planning terms and those matters in which there is inconsistency with the development plan and relevant planning policy are outweighed by other material considerations which are in favour of the proposal proceeding. 8.8 Planning permission for the SPC Proposals should therefore be granted. Page 50

55 Appendix A: Work Package Strategy A.1 As set out at Section 3 of this Planning Statement, Horizon is seeking the conditions and obligations imposed on any planning permission to be granted on the basis of Work Packages. A.2 Work Packages in this context refer to the separation of activities and operations comprising the SPC works into discrete groupings. These groupings are shown within the table below: Work Package A B C D E F G Activities / Operations Establishment of Main Site Compound (including associated drainage works) Erection of temporary construction fencing Formation of a signalled road crossing Clearance of above ground features (including building demolition, wall removal, vegetation removal etc.) Formation of haul roads Winning of rock from rock outcrop (including associated drainage works) Establishment of material storage areas Establishment of satellite compounds Diversion of a watercourse Removal of invasive non-native species Removal of Contaminated materials Stripping and mounding of topsoil (including associated drainage works) Formation of a perimeter security track A.3 This approach has been developed by Horizon on the basis that the scope of works does not lend itself to phasing either on a sequential or geographical basis. However, Horizon wishes to avoid standard conditions and obligations associated with planning permissions that would limit any works taking place in advance of all conditions precedent being satisfied for all activities. A.4 In the event that a planning permission was granted incorporating a standard approach, the SPC works would not be capable of commencing in appropriate timeframes and the public benefits associated with securing consent for these works separately to the main works in terms of facilitating earlier construction and operation of the Power Station (as summarised at Chapter 4 and 6 of this Statement) would not be realised. A.5 The approach to imposition of conditions relating to Work Packages has be undertaken following consideration that certain impacts are related to particular activities and operations. As such, the requirement to provide further information on a particular matter can be applied to Work Packages where this information would be relevant only, and not on those Work Packages where this would not be relevant. This would allow those Page 51

56 excluded Work Packages to commence in advance of such further detail being provided and approved. A.6 It is important to note that, while there is not a final sequential phasing of the development, a number of the activities and operations which form the SPC works would logically follow a certain sequence (i.e. where commencement of an activity is dependent on another having taken place). Page 52

57 Appendix B: Planning Policies Gwynedd Structure Plan 1993 Strategic Policy 3 To facilitate and promote employment opportunities at a suitable scale and at suitable locations throughout the County taking particular note of: i. the economic development opportunities of the A55 improvements and other improvements in communication ii. the need for integrated development by local authorities and development agencies to find suitable opportunities across the whole County iii. directing attention towards the regeneration of a number of towns and other communities in the County. Strategic Policy 5 To recognise that the Welsh language is a material consideration in assessing the implications of development in Gwynedd. This will be implemented in a manner which ensures that the aim of safeguarding and nurturing the use of the Welsh language in Gwynedd is achieved Strategic Policy 6 In the light of the other elements of this strategy, special consideration will be given to the scale, rate, and phasing of development. Other agencies will be encouraged to do the same, in order that existing communities are not 'swamped' by change Policy B1 EMPLOYMENT GENERATING DEVELOPMENTS WHICH INCREASE EMPLOYMENT OPPORTUNITIES, WHICH DO NOT CREATE UNACCEPTABLE CHANGES TO THE ENVIRONMENT, AND ARE ACCEPTABLE TO THE LOCAL PLANNING AUTHORITY IN TERMS OF LOCATION, SITING, SCALE, DESIGN, ACCESS AND LANDSCAPING WILL BE PERMITTED Page 53

58 Policy C8 IN DETERMINING A PLANNING APPLICATION IT WILL BE A MATERIAL CONSIDERATION FOR THE LOCAL PLANNING AUTHORITY WHETHER THE PROPOSAL MAKES A POSITIVE CONTRIBUTION TO ENERGY CONSERVATION BY THE NATURE OF THE DEVELOPMENT ITSELF, ITS LOCATION AND THE DESIGN ELEMENTS, AND THE CHOICE OF MATERIALS USED Policy CH12 TO DEVELOP A NETWORK OF WAYMARKED PUBLIC FOOTPATHS BRIDLEWAYS AND CYCLEWAYS THAT CAN MEET THE NEEDS OF THE FOLLOWING: i. INTENSE LOCAL USE OF LINKS AND CIRCUITS IN VILLAGES AND TOWNS ii. SHORT AND MEDIUM DISTANCE WALKS RELATED TO CAR PARKS, RECREATIONAL SITES AND PICNIC AREAS THEREBY ENHANCING OPPORTUNITIES FOR INFORMAL RECREATION iii. OPPORTUNITIES FOR MEDIUM AND LONG DISTANCE WALKING, CYCLING AND RIDING ROUTES iv. OPPORTUNITIES FOR ACCESS BY SPECIAL NEEDS GROUPS, e.g. DISABLED AND HANDICAPPED v. TO ENSURE THAT ALL RIGHTS OF WAY ARE SIGNED Policy D1 IT IS THE POLICY OF THE COUNTY COUNCIL TO PROTECT AND ENHANCE THE ENVIRONMENT OF GWYNEDD AND IN PARTICULAR OF i. THE SNOWDONIA NATIONAL PARK ii. LLYN AND YNYS MON AONBs iii. HERITAGE COAST Policy D3 OUTSIDE OF THE SNOWDONIA NATIONAL PARK AND THE Page 54

59 AREAS OF OUTSTANDING NATURAL BEAUTY LOCAL PLANNING AUTHORITIES WILL IDENTIFY LANDSCAPE CONSERVATION AREAS, INCLUDING THOSE SHOWN ON THE KEY DIAGRAM, IN ORDER TO CONSERVE THEIR ATTRIBUTES AND THEY WILL HAVE PARTICULAR REGARD TO THE SPECIAL CHARACTER OF EACH LOCALITY WHEN CONSIDERING PROPOSALS FOR DEVELOPMENT. IN ORDER TO MINIMISE ITS IMPACT, DEVELOPMENT WILL ONLY BE PERMITTED IF IT IS CAPABLE OF BEING SATISFACTORILY INTEGRATED INTO THE LANDSCAPE Policy D4 CAREFUL LOCATION, SITING AND DESIGN WILL BE A MATERIAL CONSIDERATION IN THE DETERMINATION OF ALL APPLICATIONS FOR DEVELOPMENT IN ORDER TO MINIMISE ANY ADVERSE IMPACT ON THE ENVIRONMENT. WHERE APPROPRIATE, PLANNING APPLICATIONS SHOULD BE ACCOMPANIED BY A COMPREHENSIVE ENVIRONMENTAL STATEMENT IN ACCORDANCE WITH THE RELEVANT LEGISLATION. Policy D5 THERE WILL BE A PRESUMPTION AGAINST PROPOSALS TO DEVELOP SITES ALONG THE COASTLINE OUTSIDE THE MAIN SETTLEMENTS WHICH WOULD CONFLICT WITH ITS LANDSCAPE CHARACTER AND NATURE CONSERVATION VALUE Policy D10 TO ENSURE THAT THE COUNTY'S HERITAGE OF WILD FLORA AND FAUNA AND GEOLOGICAL AND PHYSIOGRAPHIC FEATURES ARE SAFEGUARDED, PARTICULARLY NNR'S, SSSI'S, RSPB RESERVES, WETLANDS, RAMSAR SITES, Page 55

60 SPECIAL PROTECTION AREAS (UNDER EC BIRD DIRECTIVE 74/409), LOCAL NATURE RESERVES AND OTHER AREAS OF HIGH NATURE CONSERVATION INTEREST Policy D11 THE NATURE AND QUALITY OF LINEAR LANDSCAPE AREAS SUCH AS RIVER VALLEYS AND ESTUARIES WILL BE PROTECTED Policy D14 THE PROTECTION, MAINTENANCE AND EXPANSION OF BROAD LEAVED WOODLANDS WILL BE ENCOURAGED SO AS TO BENEFIT THE NATIVE WOODLAND FAUNA AND FLORA, AND TO CONSERVE THE QUALITIES OF THE LANDSCAPE Policy D15 IN CONSIDERING PROPOSALS FOR DEVELOPMENT THE PLANNING AUTHORITIES WILL ENSURE THAT: i. SCHEDULED ANCIENT MONUMENTS AND THEIR SETTINGS WILL BE PRESERVED INTACT AND ii. AREAS OF ARCHAEOLOGICAL IMPORTANCE AND UNSCHEDULED ARCHAEOLOGICAL SITES (INCLUDING THOSE IMPORTANT SITES WHICH ARE PRESENTLY UNKNOWN BUT WHICH MAY BE DISCOVERED DURING THE PLAN PERIOD) AND THEIR SETTINGS WHICH ARE CONSIDERED TO BE OF SUFFICIENT REGIONAL, LOCAL OR ACADEMIC INTEREST TO MERIT PRESERVATION, WILL BE PRESERVED AND PLANNING PERMISSION WILL BE REFUSED iii. FOR ARCHAEOLOGICAL SITES NOT MERITING PRESERVATION, PLANNING CONSENT WILL BE WITHHELD UNTIL PROVISION HAS BEEN MADE BY THE DEVELOPER FOR AN APPROPRIATE Page 56

61 ARCHAEOLOGICAL RESPONSE BEFORE AND DURING THE DEVELOPMENT, EITHER THROUGH WRITTEN LEGAL AGREEMENT OR THROUGH THE ATTACHMENT OF CONDITIONS TO ANY PLANNING CONSENT iv. FOR ARCHAEOLOGICAL SITES OF UNKNOWN IMPORTANCE AND AREAS OF HICH ARCHAEOLOGICAL POTENTIAL PROVISION WILL BE MADE FOR INVESTIGATION BEFORE AND DURING DEVELOPMENT v. SCHEMES FOR DEVELOPMENT OF VISITOR AND EDUCATIONAL FACILITIES AT AND MANAGEMENT OF APPROPRIATE ARCHAEOLOGICAL SITES WILL BE ENCOURAGED PROVIDED THEY COMPLY WITH THE ABOVE Policy D20 THERE WILL BE A PRESUMPTION AGAINST DEVELOPMENT WHICH WILL: i. DISCHARGE EFFLUENT IN A MANNER WHICH IS LIKELY TO IMPAIR THE QUALITY OF COASTAL, RIVER, INLAND OR GROUND WATER ii. INCREASE LEVELS OF AIR OR ODOUR POLLUTION iii. INTRODUCE MAJOR NOISE OR VIBRATION NUISANCE iv. OVERLOAD THE SEWER NETWORK BEYOND ACCEPTABLE LEVELS v. OVERLOAD ANY EXISTING SEWAGE DISPOSAL FACILITY BEYOND ACCEPTABLE LEVELS Policy D22 ANY DEVELOPMENT OR REDEVELOPMENT IN CLOSE PROXIMITY TO A 'LISTED BUILDING' AND HAVING A BEARING ON ITS SETTING AND CHARACTER WILL BE CAREFULLY CONTROLLED Page 57

62 Policy D26 ALL DEVELOPMENT IN PROXIMITY TO A DESIGNATED CONSERVATION AREA HAVING A BEARING ON THE SETTING OF THE AREA WILL BE CAREFULLY CONTROLLED SO AS TO PROTECT THE CHARACTER AND APPEARANCE OF THAT AREA Policy D29 LOCAL PLANNING AUTHORITIES WILL SEEK TO ENSURE THAT NEW DEVELOPMENTS OR ALTERATIONS TO EXISTING BUILDINGS EXHIBIT A HIGH STANDARD OF DESIGN AND ARE SUITABLY SITED IN THE TOWNSCAPE OR LANDSCAPE. Policy D31 THERE IS A PRESUMPTION AGAINST THE DEVELOPMENT OF OPEN SPACES WHICH ARE AN ESSENTIAL PART OF THE CHARACTER, OR FUNCTION OF A SETTLEMENT Policy FF2 THROUGH CAREFUL ALIGNMENT LANDSCAPING AND DESIGN DETAIL OF IMPROVEMENTS OF COUNTY ROADS, THE COUNTY COUNCIL WILL SEEK AN OPTIMUM BALANCE BETWEEN THE NEED TO PROVIDE FOR THE EXPEDITIOUS MOVEMENT OF TRAFFIC AND THE NEED TO CONSERVE THE ENVIRONMENT OF THE COUNTY, PARTICULARLY RECOGNISING THE IMPORTANCE OF THE LANDSCAPE OF THE SNOWDONIA NATIONAL PARK, THE LLYN AND YNYS MON AREAS OF OUTSTANDING NATURAL BEAUTY AND SUBJECT TO OVERRIDING SAFETY CONSIDERATIONS. THE COUNTY COUNCIL URGES THE SECRETARY OF STATE FOR WALES TO APPLY THIS POLICY TO THE DESIGN OF TRUNK ROADS Policy FF12 THE COUNTY COUNCIL WILL RELATE THE PARKING PROVISION TO BE REQUIRED IN CONNECTION WITH ALL Page 58

63 FORMS OF DEVELOPMENT, REDEVELOPMENT OR CHANGE OF USE TO THE APPROPRIATE CURRENT STANDARDS. THESE STANDARDS WILL BE RELATED TO THE TYPE AND DENSITY OF THE PROPOSED DEVELOPMENT, ITS LOCATION AND THE ABILITY OF THE SURROUNDING HIGHWAY NETWORK TO CATER FOR INCREASED TRAFFIC FLOWS Ynys Môn Local Plan 1996 General Policy 1 The Council will determine planning applications in accordance with policies and proposals in this Plan. In considering planning applications, the Council will take into account : The needs and interests of the Welsh language. Access for disabled people. Energy conservation. The effect on pedestrian and vehicular travel patterns including the use of public transport, public rights of way and cycling. The need to ensure that foul sewers and sewage treatment facilities of adequate capacity and design are or will be available to serve the development. Pollution or nuisance problems. The need to protect the quality of surface, undergound and coastal waters. The need to ensure that adequate water resources exist or can be made available without detriment to existing users. The increased danger of flooding. The effect on any site or area of ecological, landscape, scientific, archaeological or architectural interest or a wildlife species of significance. Page 59

64 Policy 16 Recreation & Community Facilities The extent to which siting, scale, density, layout and appearance, including external materials, fit in with the character of the area. Adequate and appropriate landscaping. The effect on residential amenities. The need to ensure that vehicular access, the roads leading to the site and parking provisions are safe and adequate. Safeguarding of mineral reserves. Protection of the best and most versatile agricultural land. Development proposals which would lead to the loss of public or private open space will be refused where the open space has significant recreational, amenity of wildlife value. Policy 26 Car Parking Proposals for development will be expected to incorporate adequate and appropriate amounts of on site parking. Policy 28 Tidal Inundation and River Flooding The Council will refuse applications for development :- i. In areas liable to tidal inundation or river flooding. ii. Which would involve the loss of natural flood plain. iii. Which would increase the risk of flooding to other areas. iv. Which would harm or impair the maintenance or management of river and sea defences. Policy 30 Landscape Within the Area of Outstanding Natural Beauty (which includes defined Heritage Coast) shown on the Proposals Map, the Council will give priority to the protection and enhancement of the landscape when considering planning applications. Policy 31 Landscape With the exception of the AONB, and that land which falls within the settlement boundaries as defined in the Plan, the island is Page 60

65 designated as a Special Landscape Area. Proposals for development in the Special Landscape Area will be expected to have particular regard to the special character of their surroundings. In considering the landscape impact of any proposal, the Council will need to be satisfied that the development can be fitted into its surroundings, without unacceptable harm to the general landscape character, before planning permission is granted. Policy 32 Landscape The Council will refuse applications which result in the loss of trees, hedgerows, stone walls, 'cloddiau' and other traditional landscape features unless acceptable proposals are included for their replacement. Appropriate management of these features will be encouraged generally and particularly by the imposition of conditions on planning permissions where appropriate, the use of planning obligations and by entering management agreements with landowners and developers where appropriate. Policy 33 Policy 36 Nature Conservation Coastal Development The Council will refuse to premit any development that will unacceptably affect either directly or indirectly, any notified or proposed Site of Special Scientific Interest (SSSI), Local Nature Reserve (LNR), or Marine Nature Reserve (MNR). Development will not be permitted in the undeveloped areas on and ajoining the coast where the nature or scale of the development would harm the character of the coast. Proposals in such areas will be considered in terms of :- Page 61

66 i. The need for a costal location. ii. Effects on features of :- a) landscape significance; b) nature conservation or historic value; c) tourism, recreation or general amenity value. iii. Potential effects on the marine environment. iv. Risk, including flooding, erosion and land instability. Policy 37 Public Access Proposals encouraging pedestrian access to the coast and countryside will be permitted provided it can be demonstrated that they are not damaging to nature conservation. The Council will give priority to the development of a Coastal Footpath Network and links from this to leisure facilities and population centres inland. Policy 39 Archaeology The Council will use its planning powers to ensure that Scheduled Ancient Monuments and their settings are retained intact. Unsheduled archaeological sites and their settings of sufficient importance to merit preservation will also be protected. Where proposals affect other unscheduled archaeological remains which do not merit preservation, provision will be made for an appropriate archaeological response. Schemes for the development of visitor and educational facilities on sutiable sites will be permitted provided that the archaeological site is not put at risk. Policy 40 Conservation of Buildings The character and appearance of all designated conservation areas will be protected from unsympathetic development. Enhancement of their characters will be achieved by carrying out improvements and permitting high quality new development. The Council will define and designate additional Conservation Areas within other areas of special architectural or historic interest where it is considered Page 62

67 Stopped Ynys Môn Unitary Development Plan 2005 Policy 41 Conservation of Buildings necessary to preserve and enhance the character and appearance of those areas. Buildings of special architectural and historic interest and their settings will be protected from unsympathetic development, alterations or demolition. Appropriate uses which help to preserve their character and fabric will be permitted. Policy 42 Design The Council will favour proposals for development which promote a high quality of design. In considering proposals, the Council will take into account : i. How well the development fits in with its surroundings. ii. The quality of its layout, design and external finishes. iii. The provisions made for landscaping and for the protection of existing trees on a site. iv. The provision made for pedestrian access and circulation. v. The extent to which the proposal, by nature of its siting and design, promotes energy conservation and reduces the opportunity for crime. vi. The extent to which proposals meet the need to minimise artificial light pollution into the sky and beyond the boundaries of the site. Employment Policy EP4 Other Employment Opportunities and Rural Diversification Proposals which increase or diversify the range of employment opportunities, including rural diversification, will be permitted where they are of a scale and type compatible with the surrounding area or do not cause significant harm. Sites will not be permitted where there are: Page 63

68 i. Suitable 'brownfield' opportunities available in the area concerned and / or; ii. Suitable allocated land is available in the area concerned. Environment Policy EN1 Environment Policy EN2 Landscape Character Areas of Outstanding Natural Beauty There must be adequate scope, within the site curtilage for subsequent expansion and intensification, without exceeding the capacity of the locality. Development will be required to fit into its surroundings without significant harm to the Landscape Character Areas. Within the Area of Outstanding Natural Beauty (which includes defined Heritage Coast), the Council will give priority to the conservation and enhancement of the landscape. The acceptability of development proposals will be evaluated in terms of i. intrusive impact on the landscape character and visual qualities of the designated areas and, ii. the effectiveness of any mitigation measures that are proposed and, iii. the necessity of the development and the availability of alternative locations outside the designated area. Applications for major development and will be subject to the most rigorous examination and include an assessment of : i. the need for the development in terms of national considerations and the public interest, and the impact of permitting it or refusing it upon the local economy; ii. the cost of and scope for developing outside the designated Page 64

69 area or meeting the need for it in some other way; iii. any detrimental effect on the environment and landscape, and the extent to which that could be moderated. Environment Policy EN5 International Sites Any construction or restoration should be carried out to high environmental standards. Development will not be permitted where it would adversely affect either directly or indirectly the integrity of a site, or proposed sites of European importance for nature conservation, including Special Protection Areas, Special Areas of Conservation, and Ramsar Sites, including potential or candidate or listed sites awaiting designation. The Authority will need to be satisfied that : i. there is no alternative solution ii. there are imperative reasons of overriding public interest for the development or land use proposed. Where development is permitted the authority will consider the use of conditions or planning obligations to ensure the protection and enhancement of the site's nature conservation interest. Developments not directly connected with or necessary to the management of a European site, a proposed European site or a RAMSAR site which are likely to have significant effects on the site (either individually or in combination with other plans or projects) will be subject to the most rigourous examination. Page 65

70 Environment Policy EN6 National Sites Development that is likely to result in damage or have a detrimental effect on a Site of Special Scientific Interest will be subject to special scrutiny and will not be permitted unless the reasons for the development clearly outweigh the value of the site itself. Environment Policy EN10 Landscapes, Parks and Gardens Where development is permitted the authority will consider the use of conditions or planning obligations to ensure the protection and enhancement of the site s nature conservation interest. There will be a presumption in favour of the protection, conservation, restoration of parks and gardens of special historic interest and their settings included in the volume of the CADW/ICOMOS Register of Landscapes, Parks and Gardens of Special Historic Interest in Wales. Environment Policy EN12 Archaeological Sites and the Historic Environment. There will be a presumption in favour of protecting two historic landscapes on Ynys Mon which are included in the second part of the Register and Information about these will be taken fully into account in assessing the implications of development which has more than local impact on these landscapes. The Council will use its planning powers to ensure that Scheduled Ancient Monuments and their settings are retained intact and preserved for future generations. Unscheduled Archaeological Sites and broader historic landscapes Page 66

71 which merit protection for their historic interest and significance will also be protected. Opportunities to record, investigate, and properly manage, understand and enhance the historic environment will be permitted. Where proposals affect other unscheduled archaeological remains which do not merit preservation, provision will be made to encourage, develop or provide further opportunities to record, investigate, properly manage, understand or enhance the historic environment. Schemes for the development of visitor and educational facilities on suitable sites will be permitted provided that the archaeological site is not put at risk. Environment Policy EN13 Conservation of Buildings A representative sample of industrial archaeological sites will be retained and protected from development and from derelict land reclamation schemes. The character and appearance of all designated conservation areas will be protected from unsympathetic development. Enhancement of their characters will be achieved by carrying out improvements and permitting suitably designed new development. Buildings of special architectural and historic interest and their settings will be protected from unsympathetic development, alterations or demolition. Appropriate uses which help to preserve their character and fabric will be permitted. Page 67

72 General Policy GP1 Development Control Guidance Development will be permitted where it :- i. [deleted by Inspector s Recommendation & PC28] ii. makes adequate provision for people with disabilities and the requirements of disability legislation iii. accounts for the effect on pedestrian and vehicular travel patterns including the use of public transport, public rights of way and cycling; iv. minimises pollution or nuisance problems, and has regard for sustainable waste management; v. ensures water resources exist or can be made available without detriment to other users; vi. does not cause significant harm to people, general amenity, residential amenity and the environment; vii. has adequate vehicular access and the roads leading to the site are safe and adequate and the highway network can accommodate the traffic generated; viii. does not sterilise mineral resources; ix. protects the best and most versatile agricultural land x. safeguard and enhance the integrity and/or continuity of the environment, including archaeological sites, landscape features and corridors such as stone walls, cloddiau, hedgerows, trees, ponds and rivers. General Policy GP2 Design New development should promote a high quality of design and take into account all of the following criteria :- i. how well the development fits in with the character of its surroundings and respects the site and its setting; ii. the quality of its layout, design; use of local distinctive materials or materials of equivalent characteristics, roofing Page 68

73 and other external finishes; iii. that the form, proportion; density and scale of the development is in harmony with its surroundings; iv. the provision made for boundary details, for landscaping and the protection of existing trees on a site; iva. the current nature conservation value of the site and the contribution landscaping proposals make to enhancing biodiversity; v. the integration of highway and traffic safety considerations along with pedestrian, public transport and cycle movements ; vi. the extent to which the proposal, by nature of its siting and design promotes energy conservation and water saving measures; vii. the need to reduce crime; viii. the extent to which the proposal meets the need to minimise artificial lighting pollution into the sky and beyond the boundaries of the site; ix. the links between public and private spaces around developments; x. the use of bilingual signage. Infrastructure Policy SG1 Contaminated Land The Council will also look for the application of sustainable principles in design including waste water usage within the site, minimisation of waste and energy management. Proposals to develop land known or suspected of being contaminated will need to be accompanied by :- Page 69

74 Infrastructure Policy SG2 Development and flooding i. a site investigation report (including a risk assessment) in order to establish the nature and extent of contamination, ii. detailed proposals in line with best practice for the removal, containment or otherwise rendering harmless such contamination, to a suitable standard for the proposed after use of the site. Development (including the raising of land) will only be permitted where: a) it would not result in risk to human life and damage to property within the Areas of Indicative Flood Risk defined on the proposal Maps; and/or b) it would result in flooding, including tidal inundation, either on or off site, or adversely affect flood management or maintenance schemes. Infrastructure Policy SG6 Surface Water Run off In areas of flood plain currently unobstructed, where water flows in time s of flood, built development will only be permitted wholly exceptionally and will be limited to essential transport and infrastructure. Proposals for development which would result in an unacceptable adverse impact on the water environment due to additional surface water run-off will not be permitted. Proposals for development which include disposal of surface run off water by means of soakaway will only be considered subject to criteria. Page 70

75 Proposals for development which include disposal of surface water run off by means of soakaway will be evaluated in terms of satisfactory soil properties, geotechnology hydrogeology reviewed alongside the hydraulic design of the soakaway. Part One Policy PO7 Tourism Developments which provide a diverse, high quality and sustainable tourism industry will be permitted. Policy EN7 Local Cites Development will not be permitted where it would cause unacceptable harm to a Local Nature Reserve, Ancient Woodlands and ancient woodland sites that have been replanted/regenerated, a site of Importance for Nature Conservation or a Regionally Important Geological / Geomorphological Site unless it can be demonstrated that there are reasons for the proposal which clearly outweigh the need to safeguard the site. Tourism Policy TO12 Protection of Sports Facilities Where proven environmental, economic or social need necessitates the loss or damage of all or part of a site developers will be expected to create a suitable replacement habitat and to make provision for future management The loss to other development of private and public sports facilities will not normally be permitted unless there is an under used excess supply or provision is made for an equal or better alternative site. Tourism Policy TO14 Amenity Space Areas of amenity space which contribute to the community in terms of recreational or visual amenity, will be protected from development. Transport Policy Park Standards Proposals for development will be expected to comply with parking Page 71

76 TR10 standards for both motor vehicles and bicycles. New Nuclear Build at Wylfa: Supplementary Planning Guidance In exceptional circumstances, developments may be permitted if it can be demonstrated that parking requirements can be satisfactorily met off-site, either by direct provision or through payment of commuted sums Paragraph The Wylfa NNB Project is a major investment with the potential to support Anglesey s, and the wider North Wales region s, economies and complement the Welsh Government s aim of securing the transition to a low carbon economy. The North Wales Economic Ambition Board identifies the project as a strategic priority to enable economic rebalancing in North Wales with an opportunity to also address some of the economic issues associated with peripherality on Anglesey. The County Council has responded to the opportunities presented by the Wylfa NNB and other projects through the establishment of the Energy Island Programme (EIP). The EIP aims to create a centre of excellence for the production, demonstration and servicing of low carbon energy initiatives as well as highlighting the part inward investment can play to improve local transport infrastructure, housing, tourism and leisure facilities, training and skills. GP1 Supporting the Anglesey Energy Island Programme and Anglesey The County Council will require the Wylfa NNB project promoter to support the delivery of the Energy Island Programme and Anglesey Enterprise Zone, maximising the economic opportunities available to the Island s local communities. This could be achieved through a combination of measures including: Page 72

77 Enterprise Zone Investment in research and development with a particular focus upon low carbon technologies; Support for education and training in low carbon technology and support services including for the retaining of former Wylfa employees; Promotion of opportunities in renewable (including low carbon) energy generation; Ensuring that employment, supply chain and procurement opportunities are advertised and accessible locally; Provision of local labour agreements; Establishment of a Corporate Hub on the Island; Contributions to support for training and up-skilling in lower carbon technologies; Supporting the promotion of inward investment with a focus upon the establishment/attraction of companies involved in low carbon technology on Enterprise Zone sites; and Identifying opportunities for collaboration with other Enterprise Zones in North Wales. The DCO and Town and Country planning applications should be accompanied by socio-economic assessments. These assessments must include consideration of the construction and operation phases of the Wylfa NNB Project and the cumulative effects of development in combination with other major development proposed on the Island. Where potentially significant negative effects are identified, Page 73

78 GP2 Local Job Creation and Skills Development the County Council will require that mitigation measures specific to these effects are identified and implemented. Where effects cannot be mitigated, compensation proposals should be identified. The County Council expect the Wylfa NNB project promoter to prepare and implement an Employment and Skills Strategy. This should set out to achieve the following: Provide timely support to existing education institutions and local education provision with an emphasis on the promotion of Science, Technology, Engineering and Mathematics. This may include the expansion of facilities to capitalise on the benefits associated with the Wylfa NNB Projects and offset any adverse impacts on existing provision; Support the development of the Energy Island Programme Vocational Academy and market apprenticeship opportunities to local people; Complement the work of skills agencies and existing local and regional initiatives which currently include the Reach the Heights Projects, the Isle of Anglesey Community Education Partnership and the Shaping the Future programme; Make best use of a NNB visitor centre of educational purposes; Facilitate and support the re-training of staff employed at the existing Magnox nuclear power station so that they are able to benefit from alternative employment opportunities associated with the Wylfa NNB Project; Support the Island s disadvantaged communities and local young people including through local training initiatives and outreach Page 74

79 programmes so that they are able to benefit from employment opportunities associated with the Wylfa NNB Project; Ensure that the local construction workforce other skilled workers have access to job opportunities during the construction of the NNB and to find alternative employment post-construction; Ensure and facilitate the on-going training of workers employed at the NNB power station and associated developments in respect of the Welsh language and implement measures to promote the use of the Welsh language in workplace; Maximise local labour provision through local employment contracts and labour agreements, employment initiatives, procurement of business and services that employ local people and advertisements of positions. This should include the establishment of a labour market for Welsh speakers; Support local businesses where staff are lost to the NNB project. This should include training in skill areas where there is a recognised shortage, to increase the overall pool of people available. All planning application for relevant associated development will be expected to demonstrate how the aims of the Employment and Skills Strategy will be delivered by the proposed development. The level of detail provided in support of any planning application should be proportionate to the scale and type of development proposed. The project promoted should also ensure that job opportunities at both the NNB power station site and associated development sites Page 75

80 GP5 Supporting the Visitor Economy are easily accessible by sustainable transport modes, particularly to the Island s most deprived and hard to reach communities. The Wylfa NNB project promoter should ensure that the construction and operation of the NNB and any associated developments do not adversely affect the value and importance of tourism to the Island. It is the County Council s view that a detailed assessment of potential effects associated with NNB and, where appropriate, associated developments on tourism (both alone and in combination with other proposals) should be submitted with the DCO application and Town and Country planning applications received by the County Council. As a minimum, the detailed assessments should consider the impacts of proposals on: Transport, including traffic disruption, congestion and journey times; The amenity of tourists, including noise and visual impacts; The Island s image and visitor perception of the nuclear industry; Access to the Island s natural and built environment assets, including Public Rights of Way (including how development can support delivery of statements of action contained within the Council s Rights of Way Improvement Plan ); Landscape/townscape character and views to/from natural and built environment assets; The Island s culture, identity and distinctiveness; The Island s tourist attractions/facilities; and Tourism accommodation (see also GP12). Page 76

81 Where there is potential for adverse impacts, mitigation and/or compensation measures informed by the actions contained in the Isle of Anglesey Destination Management Plan and agreed between the Wylfa NNB project promoter and the County Council should be identified and implemented to protect and enhance the Island s visitor economy. These measures could include: The protection and enhancement of the Island s natural and built environmental assets (see also GP20 and GP21); Maintenance and enhancement of access to the coast allied with improvement to the Wales Coast Path; Maintenance and strategic improvements to the Public Rights of Way Network, cycle routes and walking trail networks; International, national, regional and local destination marketing in liaison with Visit Wales, the Destination Management Plan Partnership and the County Council, including activities designed to address negative perceptions of the NNB; Promotion of the Island s key tourist destinations; Provision/enhancement of infrastructure to support tourism including transportation infrastructure for tourism such as rail and port facilitates; and Improvements to the tourism human resource, linked with wider training and skills development (including in respect of the Welsh language). Page 77

82 Any measures implemented to protect and enhance the Island s visitor economy should meet the requirements of GP20 and GP21 and help the tourism potential of the Island to be met without adverse effects on any European or national designated nature conservation sites (or their interest features), particularly with regard to visitor pressure. GP6 Maintaining and Enhancing Community Facilities and Services It is the County Council s aspiration for a proposed visitor centre at Wylfa to be a key tourist attraction, both complementing and enhancing the Island s existing offer. A visitor centre should be accessible by public transport and be of exemplar design that reflects the low carbon concept which underpins the Energy Island Programme. The Wylfa NNB project promoter should ensure that community services and facilities, including education, health care and leisure facilities and emergency services are in place to accommodate the construction and operational phases of the NNB and associated developments. New services and facilities provision should be sustainable, integrated and provide a lasting legacy benefit to the Island s communities. More specifically, the County Council will expect the project promoter, in liaison with key service provides and informed by assessment(s) of supply and demand to: Provide new, relocated or enhanced community facilities, services and infrastructure to meet the needs of construction and Page 78

83 GP7 Protecting Health operational workers and to mitigate any adverse impacts on existing provision resulting from the NNB Project either alone or in combination with other proposals; Ensure that new or relocated community facilities and services are available to the public and allow for a permanent legacy use including ensuring that such facilities and services can be maintained beyond the construction phase; Deliver community facilities and services in locations that are accessible by modes of sustainable transport to both workers and the wider public and that reflect the County Council s spatial strategy (as defined in the emerging JLDP); Ensure that new community facilities and infrastructure prioritise the use of suitable previously developed land, incorporate high quality design and protect and enhance the Island s built and natural environment; and Ensure that opportunities to complement existing initiatives on the Island, as well as investment generated by other major investment proposals, are realised. The Wylfa NNB project promoter should undertake comprehensive assessments of the health and amenity impacts of the construction and operation of the NNB and, where appropriate, associated developments. Assessments should take account of potential cumulative effects. In accordance with NPS EN-6, the project promoter should work with the County Council and the Betsi Cadwaladr University Health Board to identify any potentially significant health impacts and appropriate Page 79

84 mitigation measures. Mitigation measures are likely to relate to: The provision of information on health risks to local communities, visitors and businesses; The physical design of the new development (including consideration of screening, containment and layout to minimise impacts of sensitive receptors); Mitigation for affected receptors (including insulation to reduce noise impacts) or compensation where mitigation is not practicable; Measures including the restriction of construction working hours and traffic management; and Monitoring of potential impacts including in respect of noise, air quality and light pollution. Associated developments should not be proposed where construction or operational activities would give rise to unacceptable impacts on air quality, noise/vibration and light pollution and the amenity of existing residents, visitors, businesses and construction workers. Careful consideration should be given to the location of construction worker accommodation in order to ensure that the health and amenity of workers is not adversely affected by current or proposed future adjacent land uses. Page 80

85 In order to address any potential adverse impacts on health arising from associated developments, the County Council will seek to impose planning conditions as appropriate. These conditions could cover, inter-alia: Total number of daily vehicle movements and movements during peak periods; Weight limits on construction traffic; Routing of traffic; Construction/operation hours; Sequencing of construction operations; Noise, dust and odour management; and Community consultation on issues/activities likely to significant impact upon amenity. The Wylfa NNB project promoter should ensure the health and wellbeing of its workers. Measures may include, for example: Preparation of a Corporate Health Policy; Implementation of a Code of Conduct for Construction Workers (see GP6) The dissemination of health and safety information to workers; The provision of facilities and services to meet the specific needs of the NNB workforce. Page 81

86 GP13 Maintaining and Strengthening Welsh Language and Culture The County Council considers it essential that the Wylfa NNB Project maintains and, where possible, strengthens Welsh language and culture as an important part of the Island s social fabric and community identity. It is the Country Council s view that a detailed assessment of linguistic (including cumulative) impacts should be submitted by the project promoter with the DCO application and that this assessment considers fully the important linkages between Welsh language and culture and the future of the Island s communities, economic development and service provision. The County Council will also expect a Welsh Language Statement (including a report of pre-application consultation with the Welsh Language Commissioner) to be submitted with all relevant associated development applications and a more detailed Welsh Language Impact Assessment with larger proposals, in accordance with the thresholds set out in Supplementary Planning Guidance: Planning and the Welsh Language (2007). Pro-active measures agreed between the project promoter and the County Council should be implemented to mitigate potential adverse impacts on, and strengthen, Welsh language and culture. These measures, which should be set out in a Welsh Language Strategy developed by the project promoter, could include: The establishment of labour market for Welsh speakers and local labour contracts; Marketing to attract skilled Welsh speaking former residents back Page 82

87 to Anglesey; Establishment of new, and support to existing, Welsh language centre; Language induction and lessons for construction and operational workers and their families; Support for the provision of school places in Welsh medium schools; Development of Welsh learning actions plans for non-welsh speaking members of the NNB workforce; Cultural and language initiatives/projects to encourage the use of the Welsh language within communities; Measures and agreed targets related to the use of the Welsh language in the workplace; The provision of community services and facilities (including youth services) in the medium of the Welsh language; The provision of affordable housing to meet local needs (see GP10); Language and cultural awareness initiatives; and Provision of bilingual signs. All planning application for associated development will be expected to demonstrate how the Welsh Language Strategy will be delivered by the proposed development. GP14 Transport Based upon a sufficiently robust profile of demand for construction materials, plant and equipment (including AILs), Wylfa NNB project Page 83

88 promoter should define a logistical approach to deliveries to the main NNB site and associated development sites which maximises the use of rail and sea (waterborne) transport modes. The use of rail and waterborne transport modes should be prioritised in accordance with national planning policy and the need for road transport minimised. The approach should be set out in a detailed Transport Plan that clearly identifies the rationale for the selected methods and how the modal splits will be achieved. The Transport Plan should clearly indicate where alignment with existing transport plans and strategy will be achieved. The project promoter should make best use of existing infrastructure provision and enhance provision in order to deliver a legacy benefit. The County Council will also expect the project promoter to pursue opportunities to deliver co-ordinated investment in infrastructure, taking into account other major strategic investments on the Island. In the event that any major new transport proposal are required to support the construction and operation of the Wylfa NNB Project, they should be subject to assessment using the NATA/WelTAG methodology. Any proposals should be sustainably designed and constructed and seek to conserve and, where possible, enhance the Island s built and natural environment including through prioritising the use of suitable brownfield land. The Council will expect proposals to be in place prior to the commencement of activities that would otherwise lead to negative effects. The proposals should also deliver a post build legacy benefit for the Island s communities and economy. Page 84

89 Where the use of road transport is required, the project promoter should assess potential impacts on the highway infrastructure (both alone and in combination with other proposals) and ensure that highway improvements are provided where appropriate to minimise congestion, ensure safety and minimise environmental impacts associated with noise, air quality and severance. The project promoter will be expected to prepare Green Travel Plans for both development at the main NNB site and associated developments. Long distance travel by car to the main NNB site should be minimised and it is expected that thorough consideration will be given by the project promoter to the requirement for, and locations of, facilities including Park and Ride, Park and Share, freight consolidation and Corporate Hub to minimise the volume of road traffic that will utilise parts of the road network where congestion and/or environmental impacts may occur. A Traffic Management Plan will be required which sets out how adverse impacts on key parts of the network will be mitigated (including, but not necessarily limited to, the A55, A5 and A5025). Through appropriate travel planning, the project promoter should identify how the maximisation of sustainable transport access to the NNB and associated development sites will be achieved. Measure to be considered include; The strategic location of worker accommodation to minimise the Page 85

90 GP18 Mitigating Climate Change need for worker travel by private car; Restriction on the number of car parking spaces at the main NNB site; Encouragement of walking and cycling opportunities including provision of new, and enhancement of existing, pedestrian and cycle paths in line with existing strategies where appropriate; and Improvement to public transport services, particularly bus and rail provision. The Wylfa NNB project promoter should seek to minimise the contribution of the NNB Project to climate change including through the preparation and implementation of a Carbon Management Plan. Proposals should incorporate measures to enhance sustainable design and construction including: The re-use of buildings and materials, including at the existing Magnox nuclear power station; The use of sustainably sourced construction materials with low embedded carbon; Incorporation of energy efficiency measures in the layout and design of new buildings; Retrofitting of existing buildings to enhance energy efficiency, where appropriate; Facilitates which encourage the re-use and recycling of wastes; and Page 86

91 The use of water efficient products and design. In order to reduce greenhouse gas emissions associated with energy use, proposals should incorporate on-site renewable energy provision where viable (or, where not viable, contributions to reduce emission off-site will be expected). Proposals should seek to enhance sustainable travel in order to reduce associated greenhouse emissions (see GP14). GP20 Conserving and Enhancing the Natural Environment All planning applications for associated development will be expected to demonstrate how the Carbon Management Plan will be delivered by the proposed development. The Wylfa NNB project promoter should seek to ensure that the Island s unique and distinctive natural environment is conserved and, where possible, enhanced. In particular, the County Council expects the project promoter to demonstrate that the Wylfa NNB Project, either alone or in combination with other proposals such as electricity transmission infrastructure, would not have significant adverse impacts on: The integrity of Natura 2000 sites such as Cemlyn Bay Special Area of Conservation and the Ynys Feurig, the Skerries and Cemlyn Bay Special Protection Areas; The condition of Sites of Special Scientific Interest; Page 87

92 Species protected by European and/or national legislation; Key habitats and species, including those identified in the Anglesey Local Biodiversity Action Plan; The ecological functionality of nature conservation sites and their connectivity with the wider landscape; Regionally Important Geological and Geomorphological Sites and the Geopark status of parts of Anglesey; Important landscapes including the Anglesey Area of Outstanding Natural Beauty and Heritage Coast; Local landscape character with reference to Special Landscape Areas and Landscape Character Areas; Seascape with reference to Seascape Character Areas; and The Wales Coast Path. Where adverse impacts cannot be avoided, the County Council expects appropriate mitigation and/or compensation measures to be implemented. These measures should take into account guidance and actions contained in relevant existing and emerging plans and programmes and should be agreed with the County Council, Natural Resources Wales and other bodies as appropriate. Possible mitigation and compensation measures may include: Minimising disturbance during the construction or operation of the main NNB site and associated development, taking into account best practice; Minimising the area of land required to facilitate construction; Page 88

93 Maximising the use of previously developed land and minimising the loss of the best and most versatile agricultural land; Remediation of contaminated land; The adoption of high quality design principles; Minimising the release of potentially polluting substances to air, water or land including though adoption of Environmental Management Plans; Restoration of habitats following the completion of construction works; On or off-site habitat creation or enhancement to compensate for temporary or residual effects arising from the Wylfa NNB Project; and Landscaping schemes and provision of green space. GP21 Conserving the Water Environment Wherever possible, the County Council will expect the project promoter to explore opportunities to enhance the Island s natural environment and ecosystem services including through the provision of green and blue networks or infrastructure. The Wylfa NNB project promoter will be expected to demonstrate that the construction and operation of the NNB and associated developments, either alone or in combination with other proposals, would not have an adverse impact on water quality, riparian habitats and aquatic species (including migratory fish populations) or commercial and recreational users. Where the potential for adverse impacts is identified, measures Page 89

94 should be implemented to mitigate these impacts. Such measures could include: Surface water runoff control from construction sites and protection of the receiving environment, including soils/water pathways through the incorporation of Sustainable Drainage Systems into the design of new developments; Adoption of Best Available Techniques to address impacts associated with discharges such as cooling waters from the nuclear power station; The implementation of Environmental Management Plans; Implementing water efficiency measures to reduce water demand arising from new developments; and Securing the provision of appropriate water supply and wastewater infrastructure to meet demand arising from the construction and operation of the main NNB site and associated developments, in accordance with GP15. Proposals should progress, where relevant, the actions of the Western Wales River Basin Management Plan (2009) and take full account of coastal change and the policies of the West of Wales Shoreline Management Plan (2012) (in accordance with GP19). The project promoter will also be expected to work in partnership with Natural Resources Wales, Welsh Water and coastal communities as appropriate to support the objectives of the Integrate Coastal Zone Management Strategy for Wales (2007). Page 90

95 GP22 Conserving and Enhancing the Historic Environment The Wylfa NNB project promoter will be expected to seek to ensure that the Island s designated cultural heritage assets and their settings (including important views to and from sites/features) are conserved and enhanced. These assets include: Beaumaris Castle as part of The Castles and Town Walls of Edward I in Gwynedd World Heritage Site; Scheduled Monuments and other nationally significant archaeological remains; Listed Buildings; Registered Historic Landscapes, Parks and Gardens; Conservation Areas; and Candidate Registered Battlefields. All of the Island s cultural heritage assets, including those that are undesignated and of regional or local significance, are recorded on the regional Historic Environment Record (HER). The dynamic nature of the archaeological resource means that new sites are constantly discovered and added to the record. The project promoter should assess the archaeological potential of areas affected by development proposals to inform a Historic Environment Strategy, in accordance with Planning Policy Wales (Chapter 6) and Welsh Office Circular 60/96. The County Council expects that the DCO application and any associated development applications will be accompanied by an assessment of historic environment impacts (including cumulative Page 91

96 effects), the scope of which should be agreed with the County Council in advance. A staged programme of archaeological work should be implemented to ensure that all archaeological remains impacted upon by development proposals will be subject to an appropriate level of investigation and recording. The findings of such investigations should be deposited with the regional HER and disseminated to the wider community. GP26 Wylfa NNB Main Site Key Development Principles The project promoter should explore opportunities, in liaison with the County Council, Cadw and other relevant bodies, to enhance the Island s cultural heritage assets including through the sympathetic renovation and re-use of buildings identified as being at risk or by improving public access to assets. Opportunities for interpretation, presentation, outreach and education should be explored on site and through liaison with local schools and museums. The Wylfa NNB project promoter, as part of the preparation of the DCO application or applications to other bodies for associated development within the main site, will be encouraged/expected to: Minimise impacts on local community cohesion, health and Welsh language and culture through: o Limiting construction worker accommodation at the main site to that which is essential and supported by a robust justification of need; o The preparation of a detailed Welsh Language Impact Assessment to inform the identification of appropriate measures to reduce adverse effects on Welsh Page 92

97 language and culture; o The provision of services and facilities, integrated within existing settlements and at a scale appropriate to their location, to meet the needs of construction workers and which can also be used by the local community during the construction of the power station and be made available post construction/operation as a permanent legacy benefit; o Adopting measures to promote community safety including the preparation of a Code of Conduct for Construction Workers and a community Safety Management Plan; and o Undertaking a comprehensive assessment of the health and amenity impacts of the construction and operation of the NNB to inform the identification of appropriate mitigation and compensation measures. Promote sustainable resource use through: o The management of waste in accordance with the waste hierarchy; o The use of sustainably, locally sourced construction materials; o Incorporation of energy efficiency measure in the layout and design of new buildings; o The use of water efficient products and design; and o Provision of on-site renewable energy infrastructure. Avoid adverse effects on water resources and water quality during construction and operation; Page 93

98 Ensure that development is resilient to flood risk including storm surge and tsunami; Adopt appropriate mitigation, and where appropriate compensation, so as to avoid adverse impacts on: o The integrity of Natura 2000 sites (or their interest features) including Cemlyn Bay SAC, Ynys Feurig, Cemlyn Bay and The Skerries SPA, Menai Strait and Conwy Bay SAC, Liverpool Bay SPA, Lavan Sands SPA and Puffin Island SPA (where development at the main site, either alone or in-combination with other proposals, gives rise to the likelihood of significant effects on a Natura 2000 site then Appropriate Assessment will be required) o The condition of SSSIs including Tre r Gof SSSI; o Ancient Woodland; and o Key habitats and protected species, including those identifies in the Anglesey Local Biodiversity Action Plan Minimise landscape and visual impacts including in respect of the Anglesey AONB and Heritage Coast, historic assets and residential and recreational receptors. Where it has been demonstrated by the Wylfa NNB project promoter that the impacts are unavoidable, appropriate levels of mitigation and compensation should be provided; Maintain and enhance access to the coast allied with improvement to the Wales Coast Path; Identify landscape treatments, habitat creation, flood risk management and Public Rights of Way connections and Page 94

99 improvements that integrate appropriately with the surrounding area. Landscape and green infrastructure works and enhancements that extend beyond the power station main site boundary could potentially mitigate and compensate the impacts of the project and provide enhancements where appropriate; Where development is temporary, to reinstate and/or create new hedgerows, agricultural land, grassland, woodland, water features and scrubland as soon as is reasonably practicable in order to minimise landscape and visual impacts and to compensate for impacts on these natural features. The project promoter should also work in partnership with the County Council, local communities and other stakeholders when developing the masterplan for the main site in order to identify and minimise potential adverse impacts and enhance benefits associated with the construction and operation of the new nuclear power station. The project promoter should work in partnership with Magnox (and other project promoters appropriate) to explore opportunities to mitigate cumulative adverse impacts and maximise benefits from decommissioning activities and construction of the NNB. Those opportunities that the County Council would expect the project promoter and Magnox to assess include, not are not limited to: Utilising existing infrastructure and land at the Magnox site to Page 95

100 support the Wylfa NNB projects; Measures to reduce disturbance-related impacts such as noise and emission to air from construction activity and HGV movements; Enhancement of existing, or provision of new, habitat to offset cumulative impacts on biodiversity; Measures to reduce cumulative impacts on landscape character and seascape; The re-use of waste and materials generated by either the decommissioning works or construction of the NNB Project; The re-training and up-skilling of the existing nuclear power station workforce and local contractors in order to prevent the outmigration of skills and reduce adverse impacts related to the closure of the existing nuclear power station; A joint assessment of the impact of the Wylfa NNB Project and decommissioning activities on community services and facilities, infrastructure and the local housing market and the implementation of measures to address any adverse impacts within the settlements that are affected including through additional provision; Measures to address cumulative impacts on the Welsh language and culture, informed by a joint Welsh Language Impact Assessment; and Preparation of a Joint Transport and Traffic Management Plan(s) including proposals for joint investment in any transport infrastructure and services necessary to support both projects and Page 96

101 the joint use of transportation infrastructure. Emerging Anglesey and Gwynedd Joint Local Development Plan (Composite Plan) April 2016 Strategic Policy PS1 Welsh Language and Culture The Councils will promote and support the use of the Welsh Language in the Plan area. This will be achieved by: 1. Requiring a Welsh Language Statement, which will set out how the proposed development will protect, promote and enhance the Welsh language, where the proposed development falls within one of the following categories: a) Retail, industrial or commercial development employing more than 50 employees and/ or with an area of 1000 sq m or more; or b) Residential development which will individually or cumulatively provide more than the indicative housing target set out for the settlement in Policies TAI 14 18; or c) Residential development of 5 or more housing units on allocated or windfall sites that doesn t propose to provide an adequate range of sizes and types of housing units; 2. Requiring a Welsh Language Impact Assessment, which will set out how the proposed development will protect, promote and enhance the Welsh Language, where the proposed development: a) involves a windfall site; and b) will attract or accommodate significant numbers of people than originally anticipated in the Plan s policies and proposals; Page 97

102 Strategic Policy PS4 Sustainable Transport, Development and Accessibility 3. Using appropriate mechanisms to ensure that suitable measures that mitigate negative impacts are provided or a contribution is made towards them mitigating those impacts; 4. Refusing proposals that due to its size, scale or its location, would cause significant harm to the character and language balance of a community; 5. Requiring Encouraging all operational signage by public bodies and by commercial and business companies to be bilingual; 6. Encouraging the use Expect that of Welsh place names are used for new developments, house and street names. Development will be located so as to minimise the need to travel. The Councils will support improvements that maximise accessibility for all modes of transport, but particularly by foot, cycle and public transport. This will be achieved by securing convenient access via footways, cycle infrastructure and public transport where appropriate, thereby encouraging the use of these modes of travel for local journeys and reducing the need to travel by private car. The Council will endeavour to improve accessibility and seek to change travel behaviour. This will be achieved by working with our partners to: 1. Maintain an appropriate public transport service, recognising alternative ways of maintaining travel opportunities; 2. Maintain and improve stations, infrastructure and services Page 98

103 on the main Railway Lines including access to disabled people and other rail-related improvements; 3. Where possible safeguard, improve, and enhance, and promote the public footpaths and public rights of way (including footpaths, bridleways and byways) and cycleway networks to improve safety, accessibility (including disabled people) by these modes of travel and to increase health, leisure, wellbeing and tourism benefits for both local residents and visitors; 4. Support schemes that will improve park and ride / share facilities for areas of employment, new development and freight transfer facilities; and other rail-related improvements 5. Allocating or safeguarding land where appropriate to facilitate the key strategic transport schemes. The Councils will also require appropriate transport infrastructure elements to be delivered as part of major infrastructure development schemes either in kind or through section 106 obligations. Strategic Policy PS5 Sustainable Development Planning obligations or other appropriate mechanisms for development on all major development sites will be sought to mitigate their impact on the Plan area s transportation system in accordance with Strategic Policy PS2 in addition to promoting an integrated transport system. Development will be supported Proposals will only be permitted where it is demonstrated that they are consistent with the principles Page 99

104 of sustainable development. All proposals should are required to: 1. Accord with national planning policy and guidance in accordance with Policy PCYFF1; 2. Alleviate the causes of climate change and adapting to those impacts that are unavoidable in accordance with Strategic Policy PS6; 3. Give priority to effective use of land and infrastructure, prioritizing wherever possible the reuse of previously developed land and buildings within the development boundaries of Sub Regional Centre, Urban and Local Service Centres, Villages or in the most appropriate places outside them in accordance with Strategic Policy PS15, PS10 and PS11; 4. Promote greater self-containment of Centres and Villages by contributing to balanced communities that are supported by sufficient services; cultural, arts, sporting and entertainment activities; a varied range of employment opportunities; physical and social infrastructure; and a choice of modes of travel; 5. Protect, support and promote the use of the Welsh language in accordance with Strategic Policy PS1; 6. Preserve and enhance the quality of the built and historic environment assets (including their setting), improving the understanding, appreciation of their social and economic contribution and sustainable use of them in accordance with Strategic Policy PS17; 7. Protect and improve the quality of the natural environment, its landscapes and biodiversity assets, including Page 100

105 understanding, and appreciating them for the social and economic contribution they make in accordance with Strategic Policy PS16; 8. Reduce the effect on local resources, avoiding pollution and incorporating sustainable building principles in order to contribute to energy conservation and efficiency; using renewable energy; reducing / recycling waste; using materials from sustainable sources; and protecting soil quality; 9. Reduce the amount of water used and wasted; reducing the effect on water resources and quality; managing flood risk and maximizing use of sustainable drainage schemes; and progressing the objectives of the Western Wales River Basin Water Management Plan. Proposals should also where appropriate: 10. Meet the needs of the local population throughout their lives in terms of their quality, types of tenure and affordability of housing units in accordance with Strategic Policy PS13; 11. Promote a varied and responsive local economy that encourages investment and that will support our Centres, Villages and rural areas in accordance with Strategic Policy PS10; 12. Support the local economy and businesses by providing opportunities for lifelong learning and skills development in accordance with Strategic Policy PS10; 13. Reduce the need to travel by private transport and Page 101

106 Strategic Policy PS6 Alleviating and Adapting to the Effects of Climate Change encourage the opportunities for all users to travel when required as often as possible by means of alternative modes, placing particular emphasis on walking, cycling and using public transport in accordance with Strategic Policy PS4; 14. Promote high standards of design that make a positive contribution to the local area, accessible places, that can respond to future requirements and that reduce crime, antisocial behaviour and the fear of crime in accordance with Policy PCYFF2 15. Promote co-location of developments to optimise opportunities for renewable energy where appropriate. In order to alleviate the effects of climate change proposals will only be permitted where it is demonstrated that they have fully taken account of and responded to the following: 1. The energy hierarchy: i. Reducing energy demand; ii. Energy efficiency; iii. Using low and zero carbon energy technologies energy wherever practical and viable and consistent with the need to engage and involve communities, protect visual amenities, the natural, built and historic environment and the landscape. 2. Reducing greenhouse gas emissions, help to reduce waste and encourage travel other than by car. In order to adapt to the effects of climate change, proposals will only be permitted where it is demonstrated with appropriate evidence that Page 102

107 Strategic Policy PS9 Wylfa Newydd Project Associated Development they have fully taken account of and responded to the following: 3. Implementing sustainable water management measures in line with the objectives in the Western Wales River Basin Management Plan; 4. Locating away from flood risk areas, and aim to reduce the overall risk of flooding within the Plan area and areas outside it, taking account of a 100 years and 75 years of flood risk in terms of the lifetime of residential and nonresidential development, respectively, unless it can be clearly demonstrated that there is no risk or that the risk can be managed (in line with Policy PCYFF1); 5. Be able to withstand the effects of climate change as much as possible because of its high standards of sustainable design, location, layout and sustainable building methods (in line with Policy PCYFF2); 6. Safeguarding the best and most versatile agricultural land and promoting allotments, support opportunities for local food production and farming in order to reduce the area s contribution to food miles; 7. Providing additional carbon management measures such as natural shelter and cooling and provide In their role either as determining authorities for associated development, or as consultees for a DCO application for Wylfa Newydd and applications to other bodies, and within the provisions of national policy, when assessing and responding to emerging proposals for Wylfa Newydd and its associated or ancillary developments nuclear related development including that associated with or ancillary to the existing or proposed Wylfa Page 103

108 Newydd, the Councils will seek to ensure compliance, where appropriate or relevant, with the following criteria: 1. Any relevant policies included in the Plan, and any relevant supplementary planning guidance should shape the approach to the development of the nuclear power station and proposals for nuclear related development and any associated development or infrastructure; and 2. In order to minimise impact and maximize re-use of existing facilities and materials, opportunities have been taken where feasible to integrate the requirements of the Wylfa Newydd Project with the proposed decommissioning of the existing power station; and 3. Highways and transport proposals for the Wylfa Newydd Project form part of a robust transport and logistics plan the integrated traffic and transport strategy that has regard to Strategic Policy PS4 and any relevant detailed Policies in the Plan and minimizes adverse transport impacts to an acceptable level, including those arising during the construction and, operation and decommissioning and restoration stages. Proposals should where feasible make a positive contribution to transportation policy objectives in the locality, and should include multi-modal solutions and investment that encourages travel by public transport, walking and cycling; and 4. The accommodation requirements of construction workers should be met in a way that minimizes impact on the local Page 104

109 housing market, including the ability of those on low incomes to access the private rented sector, affordable housing and other housing services, or not result in unacceptable adverse economic, social, linguistic or environmental impacts. Proposals should form part of a robust construction workers accommodation strategy that has regard to the Plan s Spatial Strategy and any relevant policies in the Plan; and 5. The siting and design of associated development should be informed by a consideration of legacy uses, so that investment in elements such as infrastructure, buildings, ecological and landscape works brings long term benefits. Where appropriate, delivery plans should be agreed for legacy uses during the preapplication process that will inform the approach to the design and layout of the associated development sites, as well as the framing of a S106 and/or other agreements and CIL payments (if applicable); and 6. The scheme layout and design and the scale of green infrastructure proposed should avoid, minimise mitigate or compensate for visual, landscape and ecological impacts on the local and wider area, as well as on cultural and historic aspects of the landscape, both in the short and longer term. Proposals will be expected to be commensurate with the scale of the development, and the extent of its impact; an 7. Any proposal for development, including all associated ancillary and induced development, must be screened in accordance with accompanied by a project level Habitats Regulations Assessment, which meets the Page 105

110 requirements of the Conservation of Habitats and Species Regulations 2010 (as amended) and where required be accompanied by an appropriate assessment; and 8. The provision of promoter s procurement, employment, education, training and recruitment strategies and delivery plans should be agreed with by the Council at an early stage of project development, with an objective to maximize employment, business and training opportunities for the local communities both in the short and longer term; and 9. Where community infrastructure is provided for construction workers, for example park and ride facilities, shops, healthcare and sports and leisure facilities, where feasible this should be sited and designed so that it can be made available for community use during the construction phase and ultimately, where appropriate, serve a community legacy use. Where there would be additional impacts or demands on existing community facilities the Council will seek either appropriate contributions for off-site facilities or upgrading existing facilities. Legacy use of any additional facilities provided should be considered where that is appropriate; and 10. Proposals should include appropriate measures for promoting social cohesion and community safety; and 11. The burden and disturbance borne by the community in hosting a major national or regional nuclear related infrastructure project should be recognised; and appropriate packages of voluntary community benefits provided by the developer will be sought to offset and compensate the community for the burden and disturbance imposed by Page 106

111 hosting the project; and 12. Any proposal (outside a DCO) to treat, store or dispose of Very Low level, Low Level or Intermediate Level Waste or to treat or to store spent fuel arising from the existing nuclear power station or any future nuclear development within or outside the Plan area, in an existing or proposed facility on or off the nuclear site would need to: i. Be strongly justified; ii. Demonstrate that the planning impacts are acceptable; and iii. Demonstrate that the environmental, social and economic benefits outweigh any negative impacts. Policy PS16 Conserving and Enhancing the Natural Environment It is possible that as the project develops, due to unforeseen consequences resulting from the construction and operation of the Wylfa Newydd Project, the Councils may require additional information from, or works to be carried out by the developer and may, as a result, seek to re-negotiate any mitigation or compensation package in order to off-set any additional impacts or burdens borne by the community affected. The developer should build in review mechanisms to monitor the full range of impacts, and to review the adequacy of mitigation or compensation measures and to make adjustments as necessary. The Councils will manage development so as to conserve and enhance the Plan area s distinctive natural environment, countryside and coastline, and proposals that have an adverse affect on them will be refused. When considering permitting an application the Page 107

112 Policy PS17 Preserving and Enhancing Heritage Assets Planning Authorities will ensure that they are: 1. Safeguarding the Plan area s habitats and species, geology, history and landscapes; 2. Protecting and enhancing sites of international, national, regional and local importance and, their settings in line with National Policy; 3. Having regard to the relative significance of the designations in considering the weight to be attached to acknowledged interests in line with National Policy; 4. Protecting and enhancing biodiversity within the Plan area and enhancing and/or restoring networks of natural habitats in accordance with the Local Biodiversity Action Plan and Policy AMG4; 5. Protecting and enhancing biodiversity through networks of green/ blue infrastructure; 6. Safeguarding internationally, nationally and locally protected species; 7. Protecting, retaining or enhancing the local character and distinctiveness of the individual Landscape Character Areas (in line with Policy AMG2) and Seascape Character Areas (in line with Policy AMG3); 8. Protecting, retaining or enhancing trees, hedgerows or woodland of visual, ecological, historic cultural or amenity value. In seeking to support the wider economic and social needs of the Plan area, the Local Planning Authorities will preserve and, where appropriate, enhance its unique heritage assets. Page 108

113 Policy AT1 Conservation Areas, World Heritage Sites and Registered Historic Landscapes, Parks and Gardens Proposals that will preserve and enhance the following heritage assets, their setting and significant views into and out of the building/area will be granted: 1. Scheduled Ancient Monuments and other areas of archaeological importance (in line with Policy AT4). 2. Listed Buildings and their curtilages. 3. Conservation Areas (in line with Policy AT1). 4. Beaumaris Castle and Caernarfon Castle and Town Walls World Heritage Sites (in line with Policy AT1). 5. Candidate World Heritage Sites. 6. Registered Historic Landscapes, Parks and Gardens (in line with Policy AT1). 7. Buildings of architectural/ historic/ cultural merit which are not designated or protected (in line with Policy AT3). Proposals within or affecting the setting and/ or significant views into and out of Conservation Areas, World Heritage Sites and Registered Historic Landscapes, Parks and Gardens shown on the Constraints Map must, where appropriate, have regard to: 1. Adopted Conservation Area Character Appraisals, Conservation Area Plans and Delivery Strategies. 2. World Heritage Site Management Plans. 3. The Register of Landscape, Parks and Gardens of Special Historic Interest in Wales. 4. Other detailed assessments adopted by the Local Planning Authority. Development proposals should be supported by a Heritage Impact Page 109

114 Assessment, where appropriate. Policy AT4 Protection of Non-Designated Archaeological Sites Proposals which may affect sites that are of potential national archaeological importance or are of acknowledged local heritage importance including sites of industrial archaeology that are not scheduled will: 1. Be assessed in terms of the intrinsic importance of the site and the potential extent of harm. 2. Require, where appropriate, either an archaeological assessments and/ or field evaluation by an archaeological body or a professionally qualified archaeologist in order to determine the archaeological impact of the proposed development before the Planning Authority determines the application. A proposal which affects locally important archaeological remains will only be granted if the need for the development overrides the significance of the archaeological remains. Policy ISA2 Community Facilities Where proposals are acceptable, a site a site a condition will be attached to the permission stating that no development should take place until an agreed programme of archaeological work has taken place. The Plan will help sustain and enhance community facilities by: 1. Granting the development of new community facilities, provided that: Page 110

115 i. they are located within or adjoining development boundaries or they are located outside development boundaries but within clusters where the proposal will provide an essential facility to support the local community; ii. in the case of new buildings, that the local community s needs cannot be satisfied through the dual use of existing facilities or the conversion of existing buildings; iii. where the proposal is for a facility being relocated, it can be demonstrated that the existing site is no longer suitable for that use; iv. the proposal is of an appropriate scale and type compared to the size, character and function of the settlement. v. the proposal is easily accessible by foot, cycle and public transport The provision of new or enhanced multiuse community facilities, including the co-location of healthcare, school, library and leisure facilities in accessible locations will be encouraged. 2. Resisting the loss or change of use of an existing community facility unless: i. a suitable replacement facility can be provided by the developer either on or off site, and within easy and convenient access by means other than the car, or Page 111

116 Policy ISA4 Policy TRA4 Safeguarding Existing Open Space Managing Transport Impacts ii. it can be demonstrated that the facility is inappropriate or surplus to requirements, or iii. in the case of a commercially operated facility: there is evidence that the current use has ceased to be financially viable, and that it could not reasonably be expected to become financially viable and no other suitable community use can be established, and there is evidence of genuine attempts to market the facility, which have been unsuccessful. Proposals that will lead to the loss of existing open space including any associated facilities which has significant recreational, amenity or wildlife value will be refused unless they conform to the following criteria: 1. There is an overall surplus of provision in the community; 2. The long term requirement for the facility has ceased; 3. Alternative provision of the same standard can be offered in an area equally accessible to the local community in question; 4. The redevelopment of only a small part of the site would allow the retention and enhancement of the facility as a recreational resource. Where necessary appropriate safe and convenient provision will be sought in conjunction with proposals for: 1. Pedestrians, including people with prams and/or young Page 112

117 children; 2. Disabled people with mobility impairments and particular access needs; 3. Cyclists; 4. Powered two-wheelers; 5. Public transport; 6. Vehicular access and traffic management within the site and its vicinity; 7. Car parking and servicing; 8. Coach parking; and 9. Horse-riders. Proposals that would cause unacceptable harm to the safe and efficient operation of the highway, public transport and other movement networks including pedestrian and cycle routes, public rights of way and bridle routes, will be refused. The degree of unacceptable harm will be determined by the local authority on a case by case basis. Policy PCYFF1 Development Criteria A proposal should demonstrate its compliance with: 1. Must comply with all relevant policies in the Plan; 2. Must comply with national planning policy and guidance. Proposals should 3. give priority to sites will be approved within defined development boundaries or the built form of identified Page 113

118 clusters listed in the settlement framework set out in Strategic Policy PS15, unless a rural location is essential or there is a specific locational requirement, subject to detailed material planning considerations; 4. Should make the most efficient use of land, including achieving densities of a minimum of 30 housing units per hectare for residential development (unless there are local circumstances or site constraints that dictate a lower density); 5. Must provide appropriate amenity space to serve existing and future occupants; 6. Should have regard to the generation, treatment and disposal of waste; 7. Includes, where applicable, provision for the appropriate management and eradication of invasive species; Additionally, planning permission will be refused where the proposed development would have an unacceptable adverse impact on: 8. Prominent public views into, out of, or across any settlement or area of open countryside; 9. Vehicular access to and from the highway network and public transport, cycling and pedestrian infrastructure (in line with Policy TRA4); 10. The highway network as a result of the volume and type of traffic generated from a proposal (in line with Policy TRA4); 11. The health, safety or amenity of occupiers of local residences, other land and property uses or characteristics of the locality due to increased activity, disturbance, Page 114

119 Policy PCYFF2 Design and Place Making vibration, noise, dust, fumes, litter, drainage, light pollution, or other forms of pollution or nuisance; 12. The quality of ground or surface water; 13. The best and most versatile agricultural land 14. Land safeguarded allocated for other development/ uses, or impairs the development and use of adjoining land. All proposals will be expected to demonstrate high quality design which fully takes into account the natural, historic and built environmental context and contributes to the creation of attractive, sustainable places. Innovative and energy efficient design will be particularly encouraged. Proposal, including extensions and alterations to existing buildings and structures will only be permitted provided they conform to all of the following criteria, where relevant: 1. It complements and enhances the character and appearance of the site, building or area in terms of siting, appearance, scale, height, massing and elevation treatment; 2. It respects the context of the site and its place within the local landscape, including its impact on important principal gateways into Gwynedd or into Anglesey, its effects on townscape and the local historic and cultural heritage and it takes account of the site topography and prominent skylines or ridges; 3. It utilises materials appropriate to its surroundings and incorporates hard and soft landscaping and screening where appropriate, in line with Policy PCYFF3; 4. Important local features (including buildings, amenity areas, Page 115

120 green spaces and green infrastructure, biodiversity and ecological connectivity) are retained and enhanced as far as possible, in line with Policy PCYFF3; 5. It achieves and creates attractive, safe places and public spaces, taking account of 'Secured by Design' principles (including where appropriate natural surveillance, visibility, well lit environments and areas of public movement); 6. It plays a full role in achieving and enhancing a safe and integrated transport and communications network promoting the interests of pedestrians, cyclists and public transport and ensures linkages with the existing surrounding community; 7. It uses resources, including land and energy, as efficiently as possible by: i. Making the best and most efficient use of the land available through being of appropriate density taking into account the character and appearance of the area; ii. Not preventing Precluding the reasonable use of other adjacent land because of the layout and form of the development; iii. Developing brownfield land in preference to greenfield land where possible; iv. Minimising building exposure while maximising solar gain. 8. Its drainage systems are designed to limit surface water runoff and flood risk and prevent pollution; 9. The layout and design of the development achieves Page 116

121 Statement of Common Ground between: Isle of Anglesey County Council and Gwynedd Council and Horizon Nuclear Power Wylfa Limited August 2016 Strategic Policy PS9 Wylfa Newydd Related Project Associated Development inclusive design by ensuring barrier free environments, allowing access by all and making full provision for people with disabilities; 10. Where practical, include infrastructure for modern telecommunications and information; 11. Be legible, providing a sense of place; 12. Encourage active frontages at ground level where development is non-residential; 13. It helps create healthy and active environments, and considers the health and well-being of future users. (Note: The parties have agreed that should a suite of Wylfa specific policies not be included the principles of WNP4 are not fully addressed in the current policy and an addition to Policy PS9 would be of benefit). In their role either as determining authorities for associated development, or as consultees for a DCO application for Wylfa Newydd and applications to other bodies, and within the provisions of national policy, when assessing and responding to emerging proposals for Wylfa Newydd and its associated or ancillary developments nuclear related development including that associated with or ancillary to the existing or proposed Wylfa Newydd, the Councils will seek to ensure compliance, where appropriate or relevant, with the following criteria: 1. Any relevant policies included in the Plan, and any relevant supplementary planning guidance should shape the approach to the development of the nuclear power station and proposals for nuclear related development and any associated development or infrastructure; and Page 117

122 2. In order to minimise impact and maximize re-use of existing facilities and materials, opportunities have been taken where feasible to integrate the requirements of the Wylfa Newydd Project with the proposed decommissioning of the existing power station; and 3. Highways and transport proposals for the Wylfa Newydd Project form part of a robust transport and logistics plan the integrated traffic and transport strategy that has regard to Strategic Policy PS4 and any relevant detailed Policies in the Plan and minimizes adverse transport impacts to an acceptable level, including those arising during the construction and, operation and decommissioning and restoration stages. Proposals should where feasible make a positive contribution to transportation policy objectives in the locality, and should include multi-modal solutions and investment that encourages travel by public transport, walking and cycling; and 4. Early or preparatory works for the development of the nuclear power station shall demonstrate that they are necessary to ensure the timely delivery of the Wylfa Newydd Project or are designed to provide mitigation for the effects of the construction or operation of the Wylfa Newydd Project. Any early or preparatory works must be accompanied by a strategy to enable the sites to be reinstated or remediated to an acceptable standard should the Project not be consented or constructed and how the costs of undertaking such reinstatement or remediation will be secured, including through bonding. 5. The accommodation requirements of construction workers Page 118

123 should be met in a way that minimizes impact on the local housing market, including the ability of those on low incomes to access the private rented sector, affordable housing and other housing services, or not result in unacceptable adverse economic, social, linguistic or environmental impacts. Proposals should form part of a robust construction workers accommodation strategy that has regard to the Plan s Spatial Strategy and any relevant policies in the Plan; and 6. The siting and design of associated development should be informed by a consideration of legacy uses, so that investment in elements such as infrastructure, buildings, ecological and landscape works brings long term benefits. Where appropriate, delivery plans should be agreed for legacy uses during the preapplication process that will inform the approach to the design and layout of the associated development sites, as well as the framing of a S106 and/or other agreements and CIL payments (if applicable); and 7. The scheme layout and design and the scale of green infrastructure proposed should avoid, minimise mitigate or compensate for visual, landscape and ecological impacts on the local and wider area, as well as on cultural and historic aspects of the landscape, both in the short and longer term. Proposals will be expected to be commensurate with the scale of the development, and the extent of its impact; and 8. Any proposal for development, including all associated ancillary and induced development, must be screened in accordance with accompanied by a project level Habitats Page 119

124 Regulations Assessment, which meets the requirements of the Conservation of Habitats and Species Regulations 2010 (as amended) and where required be accompanied by an appropriate assessment; and 9. The provision of promoter s procurement, employment, education, training and recruitment strategies and delivery plans should be agreed with by the Council at an early stage of project development, with an objective to maximize employment, business and training opportunities for the local communities both in the short and longer term; and 10. Where community infrastructure is provided for construction workers, for example park and ride facilities, shops, healthcare and sports and leisure facilities, where feasible this should be sited and designed so that it can be made available for community use during the construction phase and ultimately, where appropriate, serve a community legacy use. Where there would be additional impacts or demands on existing community facilities the Council will seek either appropriate contributions for off-site facilities or upgrading existing facilities. Legacy use of any additional facilities provided should be considered where that is appropriate; and 11. Proposals should include appropriate measures for promoting social cohesion and community safety; and 12. The burden and disturbance borne by the community in hosting a major national or regional nuclear related infrastructure project should be recognised; and appropriate packages of voluntary community benefits provided by the developer will be sought to offset and compensate the Page 120

125 community for the burden and disturbance imposed by hosting the project; and 13. Any proposal (outside a DCO) to treat, store or dispose of Very Low level, Low Level or Intermediate Level Waste or to treat or to store spent fuel arising from the existing nuclear power station or any future nuclear development within or outside the Plan area, in an existing or proposed facility on or off the nuclear site would need to: i. Be strongly justified; ii. Demonstrate that the planning impacts are acceptable; and iii. Demonstrate that the environmental, social and economic benefits outweigh any negative impacts. Strategic PS16 Conserving and Enhancing the Natural Environment It is possible that as the project develops, due to unforeseen consequences resulting from the construction and operation of the Wylfa Newydd Project, the Councils may require additional information from, or works to be carried out by the developer and may, as a result, seek to re-negotiate any mitigation or compensation package in order to off-set any additional impacts or burdens borne by the community affected. The developer should build in review mechanisms to monitor the full range of impacts, and to review the adequacy of mitigation or compensation measures and to make adjustments as necessary. (Note: The parties agree that an amendment will be proposed amending Policy PS16, as show in the cell to the right. The Councils will manage development so as to conserve and enhance the Plan area s distinctive natural environment, countryside Page 121

126 and coastline, and proposals that have an significant adverse eaffect on them will be refused unless the need for and benefits of the development in that location clearly outweighs the value of the site or area and national policy protections for that site or area. When considering permitting an application the Planning Authorities will ensure that they are: 1. Safeguarding the Plan area s habitats and species, geology, history and landscapes; 2. Protecting and enhancing sites of international, national, regional and local importance and, their settings in line with National Policy; 3. Having regard to the relative significance of the designations in considering the weight to be attached to acknowledged interests in line with National Policy; 4. Protecting and enhancing biodiversity within the Plan area and enhancing and/or restoring networks of natural habitats in accordance with the Local Biodiversity Action Plan and Policy AMG4; 5. Protecting and enhancing biodiversity through networks of green/ blue infrastructure; 6. Safeguarding internationally, nationally and locally protected species; 7. Protecting, retaining or enhancing the local character and distinctiveness of the individual Landscape Character Areas (in line with Policy AMG2) and Seascape Character Areas (in line with Policy AMG3); 8. Protecting, retaining or enhancing trees, hedgerows or woodland of visual, ecological, historic cultural or amenity value. Page 122

127 NPS EN-1, Overarching National Policy Statement for Energy Planning Policy Wales (Edition 8) July 2011 Paragraph This Part of the NPS explains why the Government considers that, without significant amounts of new large-scale energy infrastructure, the objectives of its energy and climate change policy cannot be fulfilled. However, as noted in Section 1.7, it will not be possible to develop the necessary amounts of such infrastructure without some significant residual adverse impacts. This Part also shows why the Government considers that the need for such infrastructure will often be urgent. The IPC should therefore give substantial weight to considerations of need. The weight which is attributed to considerations of need in any given case should be proportionate to the anticipated extent of a project s actual contribution to satisfying the need for a particular type of infrastructure. Paragraph Given the level and urgency of need for infrastructure of the types covered by the energy NPSs set out in Part 3 of this NPS, the IPC should start with a presumption in favour of granting consent to applications for energy NSIPs. That presumption applies unless any more specific and relevant policies set out in the relevant NPSs clearly indicate that consent should be refused. The presumption is also subject to the provisions of the Planning Act 2008 referred to at paragraph of this NPS. January 2016 Paragraph The weight to be attached to an emerging LDP (or revision) when determining planning applications will in general depend on the stage it has reached, but does not simply increase as the plan progresses towards adoption. When conducting the examination, the appointed Inspector is required to consider the soundness of the whole plan in the context of national policy and all other matters which are material to it. Consequently, policies could ultimately be Page 123

128 amended or deleted from the plan even though they may not have been the subject of a representation at deposit stage (or be retained despite generating substantial objection). Certainty regarding the content of the plan will only be achieved when the Inspector delivers the binding report. Thus in considering what weight to give to the specific policies in an emerging LDP that apply to a particular proposal, local planning authorities will need to consider carefully the underlying evidence and background to the policies. National planning policy can also be a material consideration in these circumstances (see section 3.1.2). Paragraph It is for the decision-maker, in the first instance, to determine through monitoring and review of the development plan whether policies in an adopted LDP are outdated for the purposes of determining a planning application. Where this is the case, local planning authorities should give the plan decreasing weight in favour of other material considerations such as national planning policy, including the presumption in favour of sustainable development (see section 4.2). Paragraph In National Parks or AONBs, special considerations apply to major development proposals which are more national28 than local in character. Major developments should not take place in National Parks or AONBs except in exceptional circumstances. This may arise where, after rigorous examination, there is demonstrated to be an overriding public need and refusal would be severely detrimental to the local economy and there is no potential for locating the development elsewhere or meeting the need in some other way. Any construction and restoration must be carried out to high environmental standards. Consideration of applications for major Page 124

129 developments should therefore include an assessment of: the need for the development, in terms of national considerations, and the impact of permitting it or refusing it upon the local economy; the cost of and scope for providing the development outside the designated area or meeting the need for it in some other way; any detrimental effect on the environment and the landscape, and the extent to which that could be moderated. Paragraph Local authorities should seek to protect and enhance the rights of way network as a recreational and environmental resource. They are also encouraged to promote the national cycle network, long distance footpaths, bridleways, canals, and the use of inland waters and disused railways as greenways for sustainable recreation. Page 125

130 Appendix C: Draft Planning Conditions TO BE COMPLETED FOLLOWING DISCUSSION WITH IACC IN ADVANCE OF APPLICATION SUBMISSION Page 126

131 Appendix D: Section 106 Heads of Terms TO BE COMPLETED FOLLOWING DISCUSSION WITH IACC IN ADVANCE OF APPLICATION SUBMISSION Page 127

132 This page is intentionally blank for double-sided printing Page 128

133 Appendix E: Figures Figure 1.1 Wylfa Newydd Development Area and Site Preparation and Clearance Application Site Page 129

134 Figure 2.1 Existing Site Plan Page 130

135 Figure 2.2 Environmental Constraints Page 131