1.1. Land sloping downwards towards the top of the Coed Gorffwysfa escarpment, to the north west/west north west of Eithinog estate.
1.2. The area comprises most of one field, and the remaining undeveloped part of another (to the north east).
1.3. The north eastern part of Eithinog 1 abuts directly onto the Landscape Conservation Area (Menai Strait Local Plan), whilst the south western field is separated from this area by a narrow strip along its length.
1.4. All of Eithinog 1 lies within the Woodland Zone (Menai Strait Local Plan).
1.5. The upper part of the south western field in particular forms part of the key Menai Strait valley ridgeline when viewed from Anglesey, and is not screened from that direction by the woodland along the escarpment below.
1.6. The new Ysgol Eithinog access road, built in 1998, bisects the north eastern part of Eithinog 1, and takes up a corner of the south western field.
1.7a. The building of the road caused the loss of about 60 metres of mature hedgerow, and, along with adjacent housing development in 1998 and 2001, resulted in the loss of mainly scrub and regenerating woodland in the north eastern part.
1.8b. Road building also affected a small amphibian-inhabited pool, and limited unimproved grassland, in the corner of the south western field.
1.9a. Accordingly, except for small areas along the margins, vegetation in the north eastern part is mostly new growth. This part is no longer of particular habitat value except as an adjunct and wildlife corridor to the surrounding undeveloped areas.
1.9b. Apart from damage to the adjacent hedgerows, the vegetation of the south western field is for the large part intact. It is characterised by species-rich unimproved grassland, hosting a diverse insect population, also small mammals (noctule and pipistrelle bats have regularly been seen using the field as a hunting area), and feeding birds such as kestrels and goldfinches. The bordering hedges are important wildlife corridors and wildlife habitats in their own right, linking the woodland with more open land south.
1.10a. Informal footpaths, some of which were submitted to Gwynedd Council for inclusion on the definitive map as long ago as 1995, cross the area. A number of these are well established, and have seen continuous unhindered public use for more than 30 years.
1.10b. It is noteworthy that the line of one of these paths was affected by development which took place in 2001. This indicates that in the event of further development, the council may not protect these routes whilst their decision is pending.
Possible objections to development of Eithinog 1:-
2.1. Menai Strait Local Plan, Woodland Zone:
6A: Generally, the local planning authority will presume against further development
in the zone where such development means the loss of healthy vegetation or prevents
its growth (my translation).
Inevitable if housing development takes place.
3.01: Urban development in key ridge situations detract to some degree from
the appearance of this zone. High priority will be given to maintaining and
re-inforcing its character.
The upper part of the south western field forms part of this key ridge. Any
development here will be very prominent from Anglesey, and given the steep gradient,
impossible to landscape with trees to shield the houses.
3.02: Objective. To provide for the maintenance and continuance of the vegetation
in the zone with the introduction of planting to consolidate the woodland character
in key ridge line locations.
6B: The local planning authority will presume against further development in...coastal
woodland zones where this appears likely to disrupt or otherwise damage the
character or quality of the landscape.
The landscape of the south western field, a hillcrest overlooking the Menai
valley above a steep hillside leading down to an ancient woodland within the
Landscape Conservation Area, is certainly of high quality and character. Severe
damage is inevitable if only from the considerable excavation necessary to develop
such steep land.
3.04. Explanation. The local planning authorities considers (sic.) that these zones are in general not capable of absorbing further development without risk of damage to the character of the landscape of the area.
2.2. Species-rich unimproved grassland, as in the south western field, is increasingly uncommon. It is a habitat regarded as threatened and deserving of protection by the CCW.
2.3. The Consultative Draft of Gwynedd Council's new Unitary Development Plan sets guidelines for development land. Development of the south western field could be in breach of several of these proposed guidelines;
1. On account of effect on visual amenity in the area of the Menai Strait (1.2.18). The upper part of the south western field is prominent on the skyline above Coed Gorffwysfa from large parts of Porthaethwy/Menai Bridge,
2. On account of damage to land of high landscape & biodiversity value,
and of similar value as community open land (2.B.1.23).
See above; the landscape of the south western field, a hillcrest overlooking
the Menai valley and steeply sloping hillside down to ancient woodland within
the Landscape Conservation Area, is notable; the area is one of the most used
by the community, being next to Eithinog estate,
3. On account of unacceptable impact on the character and appearance of a Conservation Area and its setting. This policy relates to development near to as well as within a Conservation Area, with the aim of ensuring the preservation of important views across, into and out of the areas (Policy B4; 2.B.2.9); also the relationship between buildings and open land and the quality of the open land, and not only limited to within the boundary of the Conservation Area; also the effect of the development on natural features playing an important in the setting of the Conservation Area, and views across, into and out of the area (2.B.2.11).
The proposed development within the south western field, on a steep hillside a few metres uphill of Coed Gorffwysfa (in the Landscape Conservation Area), will dominate the woodland below. Also, blackthorn scrub along the edge of the LCA next to the north eastern field would need to be removed. Serious secondary effects on the adjacent LCA such as litter and habitat disturbance are likely.
4. On account of unacceptable impact on the character and quality of landscape
of a Landscape Conservation Area (Policy B10).
As above,
5. On account of unacceptable impact on open land within a town which is important to the rural character of the area (Policy B11). This policy relates to particular character of the land, visual amenities, effect on the local landscape, the need to site the development on the land, effect on ecological value, effect on local inhabitants' amenities (2.B.3.10).
Development of this land will greatly impact community use because of longer walking distances to the remaining open land (Government Guidance on recreational land catchment area is only 400 metres). Housing development on unimproved grassland will inevitably displace most of the species present, and have a measurable effect on adjacent habitats; therefore the ecological value is bound to be greatly affected; visual amenity & character as above. There are other areas of open land, if not brown-field sites, in the Bangor area which could be developed with less damage to the environment and community amenity.
6. On account of likely disturbance or unacceptable damage, direct or indirect, to protected (at a national or European level) species or to their habitat (Policy B19). Implicit in the policy's explanation is the assumption that development should only go ahead under exceptional circumstances, and where no other suitable site is available (2.B.4.17 & 18).
Noctule and Pipistrelle bats - both protected - have used the area to hunt,
7. On account of likely disturbance or unacceptable damage, direct or indirect, to locally important species, or segmenting, causing damage or the loss of habitats important to these species, unless conservation needs are superseded by development needs (Policy B10); some of these species being noted in the Gwynedd Biodiversity Action Plan (GBAP). Serious consideration is to be given to a development's effect on wildlife before approval. (2.B.4.16). The relevant Habitat or Species Action Plans in the GBAP are to be studied when deciding a planning application (2.B.4.20). Planning approval to be given when not possible to avoid or mitigate effects from the development (by landscaping etc.) only if clear evidence can be presented showing that its benefits to the local community outweigh the need for conservation (2.B.4.21).
Although no comprehensive evaluation of the south western field's biodiversity has been undertaken, it is an integral part of a patchwork of fields, mature hedgerows, copses and wetlands where amateur naturalists have recorded close to a thousand species, including for example 21 species of butterflies. Were the recently reintroduced horse-grazing to be reduced to the optimal level, there is no doubt that a survey would identify high biodiversity and wildlife value, particularly in relation to the south western field. The landscape, ecological and community value (close to Eithinog) should certainly outweigh the benefits of development in any impartial assessment,
8. On account of the loss of an open area of leisure and amenity value ... of biodiversity, ... landscape quality and visual amenities importance (Policy CH37). See above.