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No Comments 2.1 The Planning and Compulsory Purchase Act 2004 makes it a requirement for local planning authorities in Wales to prepare aLocal Development Plan (LDP) for their areas. The Isle of Anglesey County Council and Gwynedd Council have decided to prepare a single Plan (the Plan) for Anglesey and Gwynedd Planning Authority areas.

No Comments 2.2 When the Plan is adopted, it will replace the Development Plans shown in the table below. It will also replace the Anglesey Unitary Development Plan (that was stopped in 2005), and Interim Planning Policies, which currently are material planning considerations for determining planning applications by the Isle of Anglesey County Council.

Table 4: List of Development Plans that will be Replaced after Adopting the Plan
Isle of Anglesey Planning Authority Area Gwynedd Planning Authority Area
  • Gwynedd Structure Plan (1993)
  • Anglesey Local Plan (1996)
  • Gwynedd Unitary Development Plan (2009)

No Comments 2.3 Once the Plan is adopted, the majority of decisions on planning applications in the two Planning Authority areas will be based on the contents of the Plan.

The Benefit of Joint Working

View Comments (1) 2.4 The Plan will deal with Anglesey and Gwynedd but parts of Gwynedd within the Snowdonia National Park will not be included. Map 1 shows the Plan area. It is neither a sub-regional nor a formal administrative area but whilst every area has its own special character, both Councils believe that there is a strong cross-boundary relationship between them in terms of function, economy, infrastructure and policy. This means that collaboration on a development plan makes planning and economic sense.

(For illustration purposes only)

No Comments 2.5 Working together will enable both Councils to tackle complex issues together and it may provide a stronger voice for them when discussing issues with their partners. A review of information available has shown important cross-boundary issues which provide a robust base for preparing a Plan for the area in question. These are:

  • Jobs - The demand for and supply of jobs create strong travelling patterns between Anglesey and north Gwynedd.
  • Jobs - decommissioning work at Trawsfynydd (over 650 workers) and the electricity generation and decommissioning work at Wylfa (over 600 workers) completed during the Plan period - projects that employ workers from across the Plan area.
  • Wales Spatial Plan (2008) - identifies 6 Zones, which were developed by the Area Groups following extensive collaboration and research. Each Zone approached the issue in different ways, which reflects their agreed regional priorities. The Plan area lies within 2 of the 6 Zones and further information can be seen in Chapter 3 of the Deposit Plan.
  • Anglesey Energy Island Programme - a collaborative approach between a number of stakeholders in the public and private sectors (including the UK Government and the Welsh Government) to place Anglesey at the forefront in terms of energy research and development, generating and servicing, which will be a means of influencing major infrastructure projects bringing economic and social benefits to the Island and north west Wales.
  • Road and Railway networks - Important elements of the road and railway networks cross the administrative boundaries of both areas.
  • Cross- boundary Housing Market Areas which have common influences.
  • Shopping - Bangor's influence as a sub-regional shopping centre.
  • Infrastructure - the capacity of the road network, energy transmission network, the sewerage treatment network and works and water supply.
  • Landscape - the relationship across the Menai Strait.

What is the purpose of the Plan?

No Comments 2.6 It will state what the strategy and aims for development and land use will be in the area covered by the Anglesey and Gwynedd Planning Authorities and it will include policies used to implement these strategies and aims over a period of 15 years (2011 to 2026). The Plan will have a significant influence on development of the whole area and individual communities. It will provide guidance regarding the location of new houses, employment opportunities, leisure and community facilities and where these will be provided in the area. The Plan will be used to determine which developments will receive permission in the future by the Councils and where.

View Comments (2) 2.7 It is a requirement for the Plan to be 'sound', i.e. showing good judgment and that it can be trusted. The matters that are important to the area must be examined, based on evidence regarding the economy, the society and the environment and fair consideration must be given to practical alternative options. The Plan will be measured against the Tests of Soundness. These deal with the contents of the Plan as well as its preparation process. The Tests are reproduced in Appendix 1.

The process of preparing the Plan

View Comments (1) 2.8 The process of preparing the Plan is shown in Figure 2.

(For illustration purposes only)

No Comments 2.9 The Plan has been assessed against the Tests of Soundness. These deal with the content of the Plan's policy, along with the processes for producing it.

No Comments 2.10 The Plan has developed over the last 3 years. A summary is provided below of the 13 key stages in the process.

No Comments 2.11 Delivery Agreement - This establishes the timetable for preparing the Plan as well as a public participation plan showing the who, how and when for public participation and consultation. The first one was approved in December 2011. It has by now been updated (December 2014) to reflect the latest situation regarding preparing the Plan.

View Comments (1) 2.12 Evidence - reviewing and developing the evidence base (a continuous process) which includes information and social, economic and environmental trends, to give a comprehensive and sound foundation for developing the strategy, policies and designations.

No Comments 2.13 Pre-deposit Participation and Consultation on the Preferred Strategy Document - this stage entailed identifying and assessing the main matters and strategic options (2011 - 2012). It was followed by a period of preparing the Preferred Strategy (2012 - 2013) and then submitting that document for public consultation (May 2013).

View Comments (1) 2.14 Preparing the Deposit Plan and public consultation - the comments on the Preferred Strategy were considered, and the evidence reviewed in order to prepare the Deposit Plan. This Deposit Plan shows the strategic vision, objectives and policies in detail, to guide the development of land and buildings up to 2026. It will be available for inspection and comment during February and March 2015 (date to be confirmed). After the public consultation, the Councils will advertise and ask for comments on the Alternative Sites Register, namely sites submitted by developers/landowners and so on during the public consultation process on the Deposit Plan.

No Comments 2.15 Submitting the Plan and Examination in Public - The Council will consider comments received during the public consultation stages and report on the consultation as a whole. The report will summarise the main matters raised. An independent Planning Inspector will then choose which matters need to be considered during the Examination in Public. The purpose of this will be to assist the Inspector to reach a conclusion regarding the soundness of the Plan, using the established tests of soundness. It is anticipated the Examination in Public will happen in April 2016.

No Comments 2.16 The Inspector's Report - The report will say whether the Plan is sound or not and may give information about the mandatory amendments and the reasons for them. It is foreseen this report will be published in autumn 2016.

No Comments 2.17 The Plan Adopted and Implemented by the Councils - This will have to happen within 8 weeks of receiving the Inspector's Report. It is foreseen the Plan will be adopted in December 2016. Then it will replace the development plans of both Councils, the Anglesey Unitary Development Plan that was stopped and the Interim Policies.

No Comments 2.18 Monitoring - The strategy, objectives and policies of the Plan will be monitored annually. The conclusions of the monitoring work will be shown in an annual report, sent to the Government of Wales and published and available in recognised public locations.

No Comments 2.19 Full review - The Plan will be reviewed in full every 4 years unless the annual Monitoring Report states differently.

What is in the Deposit Plan?

No Comments 2.20 The rest of the Deposit Plan is as follows:

Chapter 3 - Policy Context (national, regional and local)

It is an important element of the Plan process that the Plan considers, but does not repeat, the policy context provided by a range of local, regional and national plans, strategies and programmes. This part gives a brief summary of the key local, regional and national policy documents that have influenced the work of preparing the Plan. Topic Paper 2 gives more information. It notes some new forces or drivers of change that, together with the Spatial Profile, have influenced the Vision, Objectives and Strategy.

Chapter 4 - Spatial Profile

The Spatial Profile notes key social, economic and environmental matters in the Plan area, noting matters that are common to Anglesey and Gwynedd, or matters unique to either Anglesey or Gwynedd. The matters were noted and revised through the pre-deposit consultation/engagement process, and the combined encompassing exercise of the Sustainability Appraisal/Strategic Environmental Assessment. It ends by giving the main characteristics of the Plan's vision, objectives and strategy.

Chapter 5 - Vision and Objectives

The Plan provides a land use framework that is of assistance in achieving the Single Integrated Plan and Strategic Plans for both Councils. After considering the visions at the root of these Plans and the matters requiring attention, the Deposit Plan gives the general vision for the Plan area. A series of 18 strategic objectives was developed for developing the Plan's policy. The objectives are involved with key themes:

  • Distinctive, vibrant, healthy and safe communities
  • Living sustainably, including alleviating the effects of climate change and adapting to them
  • Economy and regeneration
  • Housing
  • The natural and built environment

Chapter 6 - The Strategy

A strategy describing what is intended for development. It is a basis for a series of strategic policies that in turn are a basis for detailed policies (where required). It combines the Plan's settlement hierarchy and explains the role of the Service Centres, Service Villages, Villages and Clusters. The spatial implications of the Strategy are to be seen in a Key Diagram. The Strategy describes the level of housing, employment and retail growth, and how these interact with each other, providing the ingredients required to create communities that are more balanced in terms of age and more vibrant, that will in turn be a way of supporting and strengthening the Welsh language and culture.

Chapter 7 - Managing Growth and Development

This part notes the Strategic and Detailed Policies. They aim to ensure that new development in the Plan area contributes towards achieving the Plan's Vision, Objectives and Strategy.

Chapter 8 - Monitoring and Implementation

This part of the Development Plan provides a link with Topic Paper 1 on the Register of Candidate Sites, which outlines the essential infrastructure and planning requirements for providing all the housing and employment sites allocated, in an effective and timely way. After adopting the Plan, the Council will be required to prepare an Annual Monitoring Report noting, if it happens that some policies are not being implemented, what the reasons are for that and suggesting suitable changes to the Plan to cope with the situation. This chapter includes the key targets and information about how the Plan is monitored.

No Comments 2.21 The Plan also includes:

The appendices contain information ancillary to the main body of the Deposit Plan, and they are referred to throughout the main document where appropriate.

Proposals Map
The Proposals Map shows the geographical location and extent of the development policies and specific sites that are allocated or designated in the Deposit Plan.

Constraints Map
The Constraints Map shows the geographic location and extent of the restrictions on development created by legislation or processes outside the development plan process.

No Comments 2.22 The evidence base forming the basis for the Plan is in a number of documents. These are listed in Appendix 2: Schedule of Key Documents.

How can you participate in the public consultation on the Deposit Plan?

No Comments 2.23 You can submit observations on the Deposit Plan during the 6 weeks public consultation period. Details about the public consultation period can be seen in the statutory notice on the Councils' websites and in the public places where this document can be viewed.

No Comments 2.24 Separate consultations will be held on the Sustainability Appraisal (SA) and the Habitats Regulation Assessment note alongside this consultation. Separate submissions should be submitted as explained in the documents themselves.

Submitting on-line observations

No Comments 2.25 Follow the instructions on the Council's website to see the on-line version of this document to make your observations. This is the Councils' preferred method in order to make the process of assessing these observations as effective and efficient as possible.

No Comments 2.26 Observations can also be submitted by using the appropriate form and sending it to the following address

If you don't have access to a computer

No Comments 2.27 You may submit your observations in writing. You must use the appropriate observations form and send it to the address below. You must ensure that any observations clearly states to which part / paragraph of the Plan you are referring and that it includes your contact details - your name, address, telephone number and any e-mail details, so that we will be able to contact you should we have any questions. You can see copies of the Plan at local public libraries in Gwynedd and Anglesey, Council Offices in Bangor and Llangefni, Siop Gwynedd, where you can also receive assistance to see the information kept on the Plan website.

No Comments 2.28 Should a document be required in a different language, in large print or in a different format then do not hesitate to contact us as soon as possible.

How can you contact us?

No Comments 2.29 The contact details of the Joint Planning Policy Unit is as follows:

By e-mail:

By writing to: Gwynedd and Anglesey Joint Planning Policy Unit, 1st Floor Bangor City Council Offices, Ffordd Gwynedd, Bangor, Gwynedd LL57 1DT

Over the phone: 01766 771000 and ask for the Joint Planning Policy Unit

Our website address: or

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