Anglesey - Island of Opportunity?

WAG planning application 19C842G Parc Cybi - beyond reproach?

It seems that someone is in an awful hurry in The Welsh Assembly Government to have permission for 200 houses (a departure application) pushed through Anglesey Councils planning committee to satisfy a deal with Anglesey Aluminium before the current year financial end. Download 12012010 Terry Stevens WAG Questions that need to be raised (echoes of WAG at Ty Mawr, Llanfairpwll) as to precisely what is the relationship between the applicant WAG and the landowner Anglesey Aluminium. What promises have been made? The Anglesey Council LDP pre-deposit draft (2006-2021) contains this site as "housing" however in the stopped UDP the Council were forced to drop housing and return the entire site to "employment" following the Planning Inspectors comments.

Why therefore has the Council changed its mind and re-introduced housing in the light of the inspectors comments? Why are WAG putting pressure on the Policy section of Anglesey Council to accept housing on the only decent employment site in Holyhead? Surely other sites could be found?

We understand that an onjection by the Economic Development Department to the potential loss of "employment" land for housing is causing a problem for WAG and Anglesey Council who wish to see the departure application for housing approved post haste. A housing and Extra Care application 34C553A at Ty'n Coed, Llangefni (for 139 houses and a 50 unit Extra Care) was determined at committee in November 2008 and in a split decision the Extra Care approved (because the Council wanted it) but the housing element was refused.

The reason for refusal was i) Prematurity in light of the LDP and ii) The Council claimed it had in excess of 5 years land supply. We believe the 5 year land supply was fabricated to show in excess of 5 years when in fact this was untrue. Analysis by the applicants shows that the Council 5 year land supply figures were fundamentally flawed. Why therefore are Anglesey Council playing games?

On 5th December 2008 Coleg Menai applied to renew their planning permission at Lon Talwrn for housing that was previously a controversial departure application that included a school, housing and roads plus a "construction centre of excellence that was contoversially approved then taken to Judicial Review because Anglesey Council by third party because Anglesey Council had misdirected itself in law. The housing element was meant to cross fund the build cost of the construction centre of excellence. Why therefore was this permission renewed by Anglesey Council in July 2009 be approved given that the reason to grant permission in the first place to fund the Construction centre of Excellence was unnecessary as it was already built.

Anglesey Council seem to descriminate against certain applicants but always gives in to pressure from WAG in any application where they are an interested party, including schools.

The score for "Anglesey Council departure applications for housing" at the moment is as follows:

1. Coleg Menai - approved because it was "a complete package"

2. StMalo - refused because "prematurity of LDP and existing 5 year land supply"

3. Parc Cybi - do you need to guess?

The simple fact is that Anglesey Council's LDP is effectively in cyberspace preventing the Island from moving forward. The only signs of encouragement, potential development at Parc Cybi is tainted by the Welsh Assembly Governments attempts to interfere with democracy at every level being the applicant, the appeals body and the lawmaker and using public funds to compete against developers in Wales thereby creating a scenario where the state is the provider at every level excluding competition. Anglesey and Wales is not a place to do business.

WAG - has Bryn Cegin become the alternative Ty Mawr, Llanfairpwll?

As rumours of the people behind YME Ty Mawr, Llanfairpwll circulate, has Bryn Cegin become the next choice for a cinema / leisure location via WAG?

Return here soon

Ty Mawr developers - are they trying to deliver a cinema in Bangor

Details are sketchy but we are awaiting confirmation of a story that the people behind the Ynys Mon Estates regional shopping and leisure development at Ty Mawr, Llanfairpwll (that was withdrawn pre public inquiry) are proposing a leisure development to incude a cinema in Bangor

Stay tuned

Labour, Plaid, Conservative - Which party can save Anglesey?

Islanders will be left with no doubt that Anglesey has been hit hard by job losses in the past few years....all of which can be listed below.

The theme has not changed ..."jobs and homes" remains a priority however neither seem to be forthcoming.

There are over 3,000 people registered with Anglesey Council as "in need of accommodation" and the delivery of affordable housing en masse has faltered.

Why is Anglesey failing on two important ares....jobs and homes?

The pre-deposit draft Local Development Plan (LDP) has been virtually put on ice since the departure of the former planning policy manager of Anglesey Council 12 months ago and precious little progress has been made since. The significance of the LDP is that it sets in stone or "casts the dye" with regard to the future of Anglesey in the period 2006 - 2021. The LDP would superseed the UDP which Anglesey Council famously stopped in December 2005 without the local members realising the significance of "stopped or abandoned" prior to adoption shortly following Planning Inspectors input. Anglesey Council now rely upon the Councils 1996 Local Plan as the ultimate planning reference document.

Without an adopted LDP, nothing is decided. Hence future housing and employment sites whilst identified have not been formally selected or adopted in the LDP. This means that we have no definative "road map" for Anglesey and everyone has to wait until the Council has finally pulled resources onto the problem.

If an automotive parts company or manufacturing company expressed desire to locate in Llangefni then where would they find 10 acres?

The Wylfa NPP phase 2 is likely to proceed with Horizon in the next few years....so what infrastructre planning and future housing is planned? How will Anglesey cope with the influx of 10,000 construction workers?

Can Anthony Ridge-Newman secure Anglesey for the Conservatives?

Welsh Assembly Government (WAG) - competes with private developers in North Wales

Readers will be aware of the name Welsh Development Agency which was "disbanded" following a reorganisation by WAG and the organisation which emerged from the ashes is "Department of Enterprise Innovations and Networks" which looks pretty much the same as WDA but re branded.

DEIN and WDA before them secured conveniently located sites along the A55 Expressway and systematically obtained planning permission for various uses including B1 Office / B2 Industrial and B8 Distribution uses.

The function of WDA during the 1980's and 1990's was to facilitate "inward investment" by pump priming the Welsh economy, securing locations and occupiers that might bring quality jobs to Wales. The WDA had limited success and controversy was never far. Starter industrial units was a speciality and perhaps WDA should never have ventured further.

Turning to the bone of contention, we have several WDA / DEIN sites along the North Wales A55 Expressway listed below.

1. StAsaph

B1 Office park location

2. Glan Conwy (sold)

Industrial

3. Bryn Cegin, Bangor

Planning permission granted for B1 / B2 / B8 undeveloped but serviced at considerable public expense.

Now JV between DEIN and private developer.

DEIN just secure permissions that private developers cannot and then use private developers to put the development together.

4. Parc Menai (part)

B1 Office park location

5. Ty Mawr, Llanfairpwll

Cited twice as unsuitable by the Planning Inspectorate for B1 offices.

Planning permission granted for regional shopping centre but application withdrawn prior to public inquiry.

6. Ty Mawr, Holyhead.

Planning permission granted for B1 / B2 / B8 undeveloped but serviced at considerable public expense.

The foregoing schemes have all been publically funded and planning permission given by local authorities that are an extension of WAG itself. Local Authorities are hardly going to argue with WAG.

However applicants are treated differently, public bodies are invariably given preferential treatment whereas private applicants are given a tough time.

DEIN are:

a) Securing permissions on controversial sites that private developers could not.

b) Have substantial influence over Local Authorities

c) Publically funded

d) Unfairly competing with private developers

e) Winning permissions and excluding private developers.

f) allowing the State to monopolise the development sector.

Clearly the State is competing with private developers and there must be legislation to prevent further state interference with the property market.

How long does this farce need to continue before people realise that the state is running everything in Wales from 2 school meals a day plus feee toothbrushes to monopolising development land.

 

Anglesey - Prison opportunity is a mirage

Given the linear coastline of North Wales is defined by the East West A55 then the latest noises are that the prison is UNLIKELY to be sited in Anglesey because alternative sites have been identified that provides a more locationally defensible site.

We believe this could site could be "land known as Greengates farm " located behind the StAsaph Business park chosen for various reasons, including:

1. Midway along A55, hence highly accessible
2. Junction location
3. Greenfield site, 70 plus acres
4. No contamination
5. Adjacent to North Wales Police Divisional HQ
6. Freehold owned by Denbighshire Council
7. Denbighshire LDP written reps deadline end of November 2009

A decision is expected imminently.

Anglesey Council awaits potential Judicial Review challenge?

Anglesey Council may have again granted a planning permission that could be seen as legally unsound where it may have misdirected itself in the eyes of the law and is therefore capable of being judicially reviewed.

This is a high profile site where it appears that the applicant has been treated differently by Anglesey Council to that of its neighbours.

Details will follow shortly....

Anglesey Farmers Market - why is it a closed shop?

Details are emerging that Anglesey Farmers Market (AFM) held at David Hughes school every three weeks is restricting the type and number of retailers which is causing concern amongs excluded parties.

We are aware that the operation, procured with the assistance of Anglesey Council Trading Standards is not providing the enterprise  "springboard" expected by budding entrepreneurs.

It seems many are being turned away and some of those who have tried to conduct their activities in alternative premises (not Council owned or run) have been told they need licenses which will cost £5,000

This matter is now being brought to the attention of the politicians in an attempt to curb officers seemingly weilding excessive power.

Any traders turned away from AFM please contact us.

Watch this space.

Anglesey - Top 10 Eyesores

On their travels, readers will be accustomed to the familiar sight of these buildings that are owned freehold by your very favorite Council.

Since their purchase by Anglesey Council some years ago, the condition of these building seem to have deteriorated further, prompting the question....."Does the Council actually have a plan for the restoration of these buildings and if so why have they not been implemented?"

Given that these buildings were acquired during the Councils previous political rule, then one has to ask....."Why were they purchased, was it because it seemed a good idea at the time?"

Perhaps the new political rulers might wish to consider a disposal however as the property market hit a high-point in 2005 then it looks like they missed the boat on achieving best values.

One to watch....