1.1. An area characterised by a diversity of landscapes and habitats, extending from the boundary of Ysgol y Garnedd, over a hillcrest overlooking a Menai Strait panorama, to the centre of Brewery Fields & Eithinog open land.
1.2. It also incorporates a corner of woodland - perhaps a third of an acre - and part of the catchment area of the wetland near Ysgol y Garnedd, including shallow ditches and seasonal pools, to the edge of the significant wet orchid meadow.
1.3. It impinges on about an acre of the Landscape Conservation area, including the key ridge and viewpoint in the northern field, which is a skyline feature from the Anglesey Area of Outstanding Natural Beauty between Porthaethwy/Menai Bridge & Pont Britannia (the most well-known Menai Strait prospect).
1.4. The southern field, part of which is subject to seasonal flooding (see 1.2.), is mainly unimproved grassland, with scrub encroachment from the northern and eastern boundaries. A shallow ditch runs along the eastern clawdd. Large numbers of common spotted orchids grow here periodically (dependent perhaps in part on grazing levels). Because of the hedgerow and ridge north, it is isolated visually from the other open land.
1.5. More than half of the northern field would be lost. The field consists mainly of species-rich unimproved grassland sloping down westwards, with two interesting gorse-encircled rocky outcrops just outside the area earmarked for development.
1.6. There is considerable blackthorn scrub along the mature southern hedgerow of the northern field, most of which hedge also falls within the area to be developed. This hedgerow was identified in a botanical survey as a significant habitat and wildlife corridor.
1.7. Development of Eithinog 2, in particular the northern field, would virtually separate the important wetlands and wet woods near Ysgol y Garnedd from the rest of the open land.
1.8. Apart from two defined public footpath along opposite ends of the area,
which would be unlikely to be affected, informal footpaths cross the area, in
particular the northern field. Two of these were submitted to Gwynedd Council
for inclusion on the definitive map as long ago as 1995. These are well established,
and have seen continuous unhindered public use for more than 30 years.
Possible objections to development of Eithinog 2:-
2.1. Species-rich unimproved grassland, as in both fields, is increasingly uncommon. It is a habitat regarded as threatened and deserving of protection by the CCW, as is the area of wet woodland also to be affected.
2.2. Wildlife corridors would be virtually cut between the important wetland near Ysgol y Garnedd and the rest of the retained open land, especially important in the case of amphibians and disturbance-prone wildfowl such as snipe and mallard. Small island nature reserves surrounded by development and land of low biological value, such as this, do not fare well in practice.
2.3a. Although the area of woodland and wetland near Ysgol y Garnedd to be developed has been reduced, it still comes right to the edge of the important wet orchid meadow, and crosses shallow ditches feeding into the area. Secondary damage from construction will undoubtedly destroy much valuable habitat in addition to the earmarked area, including most probably this meadow.
2.3b. Another part of the catchment area of the Ysgol y Garnedd wetland will be lost, increasing the tendency for the pools in the alder carr to dry out in summer, to the detriment of breeding amphibians.
2.4. Most of the mature hedgerow crossing the area WSW to ENE, earmarked as a significant habitat and wildlife corridor in a botanical survey, falls within the proposed development area. As it crosses diagonally the likely orientation of the development, inevitably only a few of the mature trees at most will be able to be retained.
2.5. The Consultative Draft of Gwynedd Council's new Unitary Development Plan sets guidelines for development land. Development of the area 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,
and being inconsistent with the stated emphasis on preserving visual amenity
from and to the Anglesey Area of Outstanding Natural Beauty (1.2.18).
The upper part of the northern field is prominent on the skyline above the Menai
Strait from the Area of Outstanding Natural Beauty (AONB) between Porthaethwy/Menai
Bridge and Pont Britannia,
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 northern field, which includes a hillcrest with
an incomparable wide panorama across fields and woods, and over the Menai valley,
to the Anglesey AONB, is notable; the area is one of the most used by the community,
being near Ffordd Penrhos,
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, which will include the key ridge and a total of about
one acre of Landscape Conservation Area (LCA), will dominate the LCA below.
Serious secondary effects such as litter and habitat disturbance are likely,
and the nearby rocky outcrops, which are host to locally-scarce species of lichen
and mosses, as well as whitebeam and stonecrop, may become degraded.
4. On account of damaging effect on views into and out of the Anglesey AONB. Also, development which is too prominent along the edge of the Anglesey AONB should usually be rejected. Emphasis is placed on importance of views from roads, public rights of way and other public areas. Development should only occur where the need for the development outweighs the need to protect the AONB's setting (2.B.3.4).
See 1. and 2. above; the hillcrest in the northern field is on the skyline of the much-photographed Menai Strait landscape viewed from the roadside lay-by between Porthaethwy/Menai Bridge and Pont Britannia, within the Anglesey AONB,
5. On account of unacceptable impact on the character and quality of landscape
of a Landscape Conservation Area (Policy B10).
As 3. above,
6. 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, woodland, seasonal wetland and hedgerows 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.
7. 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).
Pipistrelle bats - a protected species - have used the area to hunt.
8. 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 area'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 across the open areas. The ecological value of the wetland was emphasised by a CCW assessment. Snipe, amphibians, spotted orchids, mallard, grasshopper warbler, wetland flora and fungi may certainly be amongst the species affected, and more sporadic use by visitors such as short-eared owl made unlikely. The landscape, ecological and community value (close to Ffordd Penrhos) should certainly outweigh the benefits of development in any impartial assessment,
9. 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.