We are owners of a holiday unit at Maes Dolau Caravan Park, Bryn Lupus Road, Llanrhos and spend a considerable amount of time there and contribute to the local economy. We are dismayed that the proposed development area will completely surround the Caravan Park and destroy the tranquil location and views to the beautiful surrounding countryside.

If this development is allowed to go ahead the Park would probably have to close because of the effects of significant adverse construction and operational noise, light pollution and landscape impacts. No-one would want to stay at a caravan park in the middle of a housing estate overlooked from all sides. It would be a blow to the area and involve the loss of jobs for those who run/are employed at the site and significantly, the money generated by park occupants for the local economy. There would then be the concern that the site would end up as even more housing.

It is our understanding that not all landowners with interest in the land included within the proposed strategic site have agreed to development. There must therefore be doubt regarding deliverability of the site and we would question the appropriateness of its inclusion for consideration. It is also concerning that no assessment of submitted candidate sites has been prepared / published by CCBC and that no possible alternatives have been documented. It is therefore not possible to determine whether the strategic sites proposed are the best options available.

We are also concerned about the scale of this Strategic Development Site in
comparison to Llanrhos Village. The village will lose its identity and character with such a vast expansion. There have been hundreds of new homes built over the last decade within a few square miles and local services are already struggling to cope, particularly with regards to the aging local population. Other than the primary school, no new buildings to meet other community needs have been proposed.

The area forms an important green countryside buffer of rural character between Deganwy and Llanrhos.The loss of this green wedge means that the local settlements will start to merge and lose their sense of place - which should be the principal function of designated green wedge land. In addition, the development of
this site would result in sterilisation of prime agricultural land. This land has become an even more important resource locally given the loss of so many hectares of agricultural land already for housing. According to the proposed LDP para 3.14.3 'best and most versatile land should be conserved as a finite resource for the future' and it should be protected from significant, inappropriate or unsustainable development proposals. LDP para 3.14.4 also states that 'Considerable weight should be given to protecting such land from development because of its special importance...'

The site is located on beautiful open space beneath the historic Vardre and Deganwy Castle Scheduled Ancient Monument and will encroach onto its lower
slopes, adversely impacting the setting of, and views to, the historic site.
It will also adversely affect the setting and views from/to Ty'n-y-Coed and its historic garden areas. The area is of archaeological significance with numerous findspots in close proximity and building over this historic area would adversely affect its archaeological potential. The land is not only within the special landscape area but also the Creuddyn and Conwy Historic Landscape Area.

The proposal for a new primary school would at first seem a positive idea, however we understand that this would involve the closure of the existing Ysgol Deganwy with the creation of only around 30 additional pupil spaces - around 4 per year group. We would question the use of money to build a new school for such a small net gain, rather than improving the existing school. There is also the concern that should these additional school places not be needed in 2024 that this parcel of land would end up being yet more housing.

The proposed location of the new school is away from the area where most pupils currently reside and given the topography and unsuitable pedestrian pavement areas on Pentywyn Road, this will be likely to increase private vehicle movements on connecting roads from Deganwy to Llanrhos with associated adverse traffic, noise and air quality impacts. There would also be issues caused by school runs and
parking at school drop-off and pick-up times. We would question how this fits in with policy SP/6 'Promoting healthier places in Conwy - b. Reduce exposure of populations to air and noise pollution...'?

Initial plans of what the site could look like show the skate park and play area is hidden away from houses and any roads - we know from personal experience of
living on a similar development elsewhere that similar recreational facilities
became a centre for anti-social behaviour. We would be concerned that a poor layout for a site such as this could increase anti-social behaviour in the wider area.

We have observed issues with surface water flooding within the proposed
development area. Drainage is poor and significant ponding occurs in winter on the fields next to Bryn Lupus Road - flood waters spill over onto Bryn Lupus Road after heavy rain. The development of this land will increase surface water runoff and flood risk for surrounding areas.

On previous local developments, the properties have been priced out of reach of local people on average salaries which attracts those retiring to the area or second home owners/buy to lets. According to the proposed LDP (para 6.2.5), 'In Conwy CB employment in the high skills, high wage sectors... is relatively low, totalling just 13% of all employment compared to 25 % across Great Britain as a whole'. Who will be able to afford to move into this development and what impact will this have on the local area and already strained services etc?

The creation of such a large strategic site with such a high ratio of houses to employment land and general lack of jobs in the area would seem to be encouraging the aging of the local population or promoting the purchase of second homes / buy-to-lets rather than to provide opportunities for younger families or encourage working age people to move to the area.

Worryingly, the plans displayed by the Local Planning Authority at the exhibition at Llanrhos Old School on 12th August differed from those published in the preferred strategy sent out for public consultation - a major discrepancy which caused confusion and the whole consultation process has been clearly undermined.

Given all the above points of concern, we trust that the Llanrhos strategic site will be removed from the LDP.