Carmarthenshire LDP Site Assessment Proforma

Transcription

1 Carmarthenshire LDP Site Assessment Proforma 1. Site Details Ref: SC1/h1 Site Ref (where applicable): Location: Parc Puw, Drefach Felindre Site Area (Ha): Eisting Use* *if candidate site as proposed by respondent Potential Use* 2. Land Use/ Planning History UDP allocation? Allocated for residential development (CL1a) Relevant Planning History Various applications have been received on the site including more recently: W/15093 RM approved for 25 houses 3. Phase 1 Identification of Strategic Sites Is the Site Strategic? Yes (Site proceeds to Phase 2b) No (Site proceeds to Phase 2a as a Non-Strategic Site) The site is not considered to be strategic in nature for the following reasons: not located in a settlement defined as a Growth Area not of an appropriate size not situated at a key location in terms of transport and accessibility the site is not critical to the delivery of the strategy This does not preclude the site s consideration as a Non-Strategic Site. Epanded reasons for non identification of the site as strategic are available. 4. Phase 2a Initial Analysis Q.1 Land use allocation specific or non allocation related? Allocation (proceeds to Q.2) Non allocation (Considered through LDP policy) Q.2 Within or immediately adjoining an identified settlement in the Preferred Strategy? Yes (Site proceeds to Q.3) No (Site is dismissed) Q.3 If residential, can the site accommodate 5 or more houses (i.e. is >0.16ha in size)? Yes (Site proceeds to Phase 2b) No Considered under the review of Development Limits)

2 5. Phase 2b Further Analysis Q.4 Is the site located within or adjacent to any of the following? (If yes, site does not proceed ecept where potential for mitigation can be demonstrated) KEY DETERMINANTS No Yes Partly Adjacent Nature and Landscape Conservation Ramsar Site Special Protection Area (SPA) Special Area of Conservation (SAC) National Nature Reserve (NNR) Site of Special Scientific Interest (SSSI) Common Land or Registered Village Green Cultural Heritage Scheduled Ancient Monument or remains of national importance Flooding TAN 15 Development Advice Maps EA Flood Map - nat_floodzone3 Minerals Mineral buffer zone Q.5 Would development of the site represent or result in: General Planning Principles No Yes Tandem development Ribbon development Coalescence Development unrelated to the eisting urban form Sporadic & fragmented pattern of development (either constitute or contribute to) An illogical etension to the settlement Conflicts with eisting land use or known plans and strategies A Detrimental Impact on the Character and Setting of the settlement or its features (including views and glimpses both into and out of the settlement) A loss of areas of open space and amenity value Q.6 Additional considerations: General Does the site have an available access point with adequate visibility? Would development at the site impact upon the highway network and increase the risk to highway safety? Is it Previously Developed Land? Soil / Agricultural Land Quality No Yes?

3 Does the site contain high carbon soil e.g. peat? Does the site contain high quality agricultural land? No Yes? Q.7 Is the site located within or related to any of the following?: Nature and Landscape Conservation Local Nature Reserves (LNR) Regionally Important Geological / Geomorphological Sites (RIGS) Cultural Heritage Conservation Area No Yes Partly Adjacent Q.8 Would development at the site impact upon species/habitats of high importance? (refer to Biodiversity/Connectivity Study) Yes No Unknown Q.9 Accessibility - Is the site within a settlement with access to, or within easy reach of, the following: No Yes Rail network Highway network (A or B roads) Public transport Cycle ways and/or footpaths Q.10 Site Deliverability - Are there any infrastructure or other issues on the site that would affect its deliverability during the Plan period. Yes No Unknown 6. Additional The site is the remaining land of the residential estate known as Parc Puw and consists of relatively flat overgrown land. The site as a whole is allocated in the Carmarthenshire Unitary Development Plan for residential use. 25 dwellings have been built on part of the site allocated in the UDP, recorded in the 2010 Joint Housing Land Availability Study. The western part of the site is mainly surrounded by residential properties, while the eastern parcel of land is triangular in shape and is surrounded by residential properties on two sides and open fields on the third. It is considered that the land continues to be appropriate for residential development and as such should be allocated for residential development, suitable for 40 dwellings (based on 15 units on the remaining dwellings per hectare, and also incorporating the completed 25 dwellings as they have been completed after the base date of the Plan).

4 7. Sustainability Appraisal Score: -13 Score Summary Count Issues Low Medium High Threats No. Prospective Opportunities The main issue relates to the distance of the settlement from the nearest railway line. Opportunities: The site lies on a high frequency bus route, air quality is considered to be good in the area, the site is close to a recycling centre and close to the national cycle network and generally close to facilities such as post offices, shop and community hall. Further All sites within the villages of Waungilwen and Drefach-Felindre have produced a negative sustainability score. This appears to be due to the landscape designations adjoining the site. This site is located within the centre of the settlement, thus contributing to the social fabric of the community. See score card for further detail. 8. Technical Officer Group Dyfed Archaeological Trust Category E - This site can be allocated in the LDP as it is unlikely that historic environment interests will be adversely affected by a development proposal. Highways This refers to two distinct locations either site of an estate road. Western area access appears to be across verge and between parking areas. Visibility splays to be provided and secured. Eastern area has access to the estate cul-de-sac and a number of properties is possible here a maimum of 16No in total to be served by the eisting estate road. Site is not contiguous with the highway and may also depend on availability of CS1067 for access. Environment Agency Biodiversity & Fisheries: No known issues. Pollution Prevention: There are currently no significant water body issues. However, your Authority must ensure that this development will not cause deterioration of the water environment thus impacting on the Water Framework Directive classification. In addition we recommend consultation with DCWW to ensure that there is adequate hydraulic and biological capacity with the pumping station to serve this level of growth Flood Risk: Sites are in close proimity to the fluvial flood outline. A FCA may be required at the time of the application as our flood maps do not take into account climate change allowance and blockages of in-river structures. SuDS. Groundwater & Contaminated Land: No known issues. Note: Reference should be made to the guidance notes accompanying this proforma when interpreting its contents.

5 Carmarthenshire LDP Site Assessment Proforma 1. Site Details Ref: CS1017 Site Ref (where applicable): / SC1/h2 Location: Land opposite Geryllan, Drefach Felindre Site Area (Ha): 2.99 Eisting Use* Agricultural Potential Use* Residential *if candidate site as proposed by respondent 2. Land Use/ Planning History UDP allocation? Outside development limits Relevant Planning History D4/438 Residential development 1973 D4/ dwellings 1985 W/15446 (on part) Change of use from agricultural land to storage area for agricultural machinery sales. 3. Phase 1 Identification of Strategic Sites Is the Site Strategic? Yes (Site proceeds to Phase 2b) No (Site proceeds to Phase 2a as a Non-Strategic Site) The site is not considered to be strategic in nature for the following reasons: not located in a settlement defined as a Growth Area not of an appropriate size not situated at a key location in terms of transport and accessibility the site is not critical to the delivery of the strategy This does not preclude the site s consideration as a Non-Strategic Site. Epanded reasons for non identification of the site as strategic are available. 4. Phase 2a Initial Analysis Q.1 Land use allocation specific or non allocation related? Allocation (proceeds to Q.2) Non allocation (Considered through LDP policy) Q.2 Within or immediately adjoining an identified settlement in the Preferred Strategy? Yes (Site proceeds to Q.3) No (Site is dismissed) Q.3 If residential, can the site accommodate 5 or more houses (i.e. is >0.16ha in size)? Yes (Site proceeds to Phase 2b) No Considered under the review of Development Limits)

6 5. Phase 2b Further Analysis Q.4 Is the site located within or adjacent to any of the following? (If yes, site does not proceed ecept where potential for mitigation can be demonstrated) KEY DETERMINANTS No Yes Partly Adjacent Nature and Landscape Conservation Ramsar Site Special Protection Area (SPA) Special Area of Conservation (SAC) National Nature Reserve (NNR) Site of Special Scientific Interest (SSSI) Common Land or Registered Village Green Cultural Heritage Scheduled Ancient Monument or remains of national importance Flooding TAN 15 Development Advice Maps EA Flood Map - nat_floodzone3 Minerals Mineral buffer zone Q.5 Would development of the site represent or result in: General Planning Principles No Yes Tandem development Ribbon development Coalescence Development unrelated to the eisting urban form Sporadic & fragmented pattern of development (either constitute or contribute to) An illogical etension to the settlement Conflicts with eisting land use or known plans and strategies A Detrimental Impact on the Character and Setting of the settlement or its features (including views and glimpses both into and out of the settlement) A loss of areas of open space and amenity value Q.6 Additional considerations: General Does the site have an available access point with adequate visibility? Would development at the site impact upon the highway network and increase the risk to highway safety? Is it Previously Developed Land? Soil / Agricultural Land Quality Does the site contain high carbon soil e.g. peat? No Yes?

7 Does the site contain high quality agricultural land? No Yes? Q.7 Is the site located within or related to any of the following?: Nature and Landscape Conservation Local Nature Reserves (LNR) Regionally Important Geological / Geomorphological Sites (RIGS) Cultural Heritage Conservation Area No Yes Partly Adjacent Q.8 Would development at the site impact upon species/habitats of high importance? (refer to Biodiversity/Connectivity Study) Yes No Unknown Q.9 Accessibility - Is the site within a settlement with access to, or within easy reach of, the following: No Yes Rail network Highway network (A or B roads) Public transport Cycle ways and/or footpaths Q.10 Site Deliverability - Are there any infrastructure or other issues on the site that would affect its deliverability during the Plan period. Yes No Unknown 6. Additional The site consists of two relatively flat agricultural fields, to the north-east flows the Nant Bargod, and part of the site lies within the C2 flood risk area. The site lies in the centre of the village, close to the amenities and facilities. To allocate the whole of the site would be unacceptable as it would provide too much housing for the settlement, however, it is considered acceptable to allocate part of the site for residential development, that part closest to the centre of Drefach, suitable for 30 dwellings. 7. Sustainability Appraisal Score: -28 Score Summary Count Issues Low Medium High Threats No. Prospective Opportunities The main issue relates to the distance of the settlement from the nearest railway line, that the site lies adjacent to a historic landscape area and special landscape area.

8 Opportunities: Further The site lies on a high frequency bus route, air quality is considered to be good in the area, the site is close to a recycling centre and close to the national cycle network and close to facilities such as post offices, shops and community hall. All sites within the villages of Waungilwen and Drefach-Felindre have produced a negative sustainability score. This appears to be due to the landscape designations adjoining the site. The site is located within the centre of the settlement, thus contributing to the social fabric of the community. See score card for further detail. 8. Technical Officer Group Dyfed Archaeological Trust Category C - The proposed allocation and development of this site may impact adversely on an important heritage asset, which is unlikely to be of such importance that allocation cannot proceed. However, prior to the determination of a planning application this site should be assessed/evaluated to determine more precisely the character and etent of the heritage asset. Highways Environment Agency No observations. Biodiversity & Fisheries: No known issues. Pollution Prevention: There are currently no significant water body issues. However, your Authority must ensure that this development will not cause deterioration of the water environment thus impacting on the Water Framework Directive classification. In addition we recommend consultation with DCWW to ensure that there is adequate hydraulic and biological capacity with the pumping station to serve this level of growth Flood Risk: The proposed allocation lies partially within zone C2, as defined by the development advice maps referred to under TAN 15 Development and Flood Risk (July 2004). In accordance with TAN15, residential developments and emergency services are regarded as highly vulnerable and should not be permitted within zone C2. We would advise that the site allocation boundary is amended to eclude the flood risk area (including the access & egress) as the current allocation would be contrary to National Policy and could potentially make the plan unsound. Groundwater & Contaminated Land: No known issues. Note: Reference should be made to the guidance notes accompanying this proforma when interpreting its contents.

9 Carmarthenshire LDP Site Assessment Proforma 1. Site Details Ref: SC1/h3 Site Ref (where applicable): Location: Land at Waungilwen Road, Waungilwen Site Area (Ha): Eisting Use* *if candidate site as proposed by respondent Potential Use* 2. Land Use/ Planning History UDP allocation? Allocated for residential use (CL1c) Relevant Planning History No recent permissions. 3. Phase 1 Identification of Strategic Sites Is the Site Strategic? Yes (Site proceeds to Phase 2b) No (Site proceeds to Phase 2a as a Non-Strategic Site) The site is not considered to be strategic in nature for the following reasons: not located in a settlement defined as a Growth Area not of an appropriate size not situated at a key location in terms of transport and accessibility the site is not critical to the delivery of the strategy This does not preclude the site s consideration as a Non-Strategic Site. Epanded reasons for non identification of the site as strategic are available. 4. Phase 2a Initial Analysis Q.1 Land use allocation specific or non allocation related? Allocation (proceeds to Q.2) Non allocation (Considered through LDP policy) Q.2 Within or immediately adjoining an identified settlement in the Preferred Strategy? Yes (Site proceeds to Q.3) No (Site is dismissed) Q.3 If residential, can the site accommodate 5 or more houses (i.e. is >0.16ha in size)? Yes (Site proceeds to Phase 2b) No Considered under the review of Development Limits)

10 5. Phase 2b Further Analysis Q.4 Is the site located within or adjacent to any of the following? (If yes, site does not proceed ecept where potential for mitigation can be demonstrated) KEY DETERMINANTS No Yes Partly Adjacent Nature and Landscape Conservation Ramsar Site Special Protection Area (SPA) Special Area of Conservation (SAC) National Nature Reserve (NNR) Site of Special Scientific Interest (SSSI) Common Land or Registered Village Green Cultural Heritage Scheduled Ancient Monument or remains of national importance Flooding TAN 15 Development Advice Maps EA Flood Map - nat_floodzone3 Minerals Mineral buffer zone Q.5 Would development of the site represent or result in: General Planning Principles No Yes Tandem development Ribbon development Coalescence Development unrelated to the eisting urban form Sporadic & fragmented pattern of development (either constitute or contribute to) An illogical etension to the settlement Conflicts with eisting land use or known plans and strategies A Detrimental Impact on the Character and Setting of the settlement or its features (including views and glimpses both into and out of the settlement) A loss of areas of open space and amenity value Q.6 Additional considerations: General Does the site have an available access point with adequate visibility? Would development at the site impact upon the highway network and increase the risk to highway safety? Is it Previously Developed Land? Soil / Agricultural Land Quality Does the site contain high carbon soil e.g. peat? No Yes?

11 Does the site contain high quality agricultural land? No Yes? Q.7 Is the site located within or related to any of the following?: Nature and Landscape Conservation Local Nature Reserves (LNR) Regionally Important Geological / Geomorphological Sites (RIGS) Cultural Heritage Conservation Area No Yes Partly Adjacent Q.8 Would development at the site impact upon species/habitats of high importance? (refer to Biodiversity/Connectivity Study) Yes No Unknown Q.9 Accessibility - Is the site within a settlement with access to, or within easy reach of, the following: No Yes Rail network Highway network (A or B roads) Public transport Cycle ways and/or footpaths Q.10 Site Deliverability - Are there any infrastructure or other issues on the site that would affect its deliverability during the Plan period. Yes No Unknown 6. Additional The site is located off the eastern flank of the road from Drefach-Fellindre to Waungilwen. It is currently allocated for residential development in the Carmarthenshire Unitary Development Plan. The site consists of part of a wider agricultural field, currently laid to grass, which currently has high hedgerow facing the road. The site is linear, and is bounded by a residential property to the north west, storage for agricultural machinery to the south east of the site, and further agricultural fields to the east of the site. It is considered appropriate to maintain the allocation on this site as it s development would round of the settlement at this location, and would be suitable for 5 dwellings. 7. Sustainability Appraisal Score: -11 Score Summary Count Low Medium High Threats No. Prospective Opportunities

12 Issues The main issue relates to the distance of the settlement from the nearest railway line. Opportunities: The site lies on a high frequency bus route, air quality is considered to be good in the area, the site is close to a recycling centre and close to the national cycle network and generally close to facilities such as post offices, shop and community hall. Further All sites within the villages of Waungilwen and Drefach-Felindre have produced a negative sustainability score. This appears to be due to the landscape designations adjoining the site. This site is located within the centre of the settlement, thus contributing to the social fabric of the community. See score card for further detail. Note: Reference should be made to the guidance notes accompanying this proforma when interpreting its contents.

13 Carmarthenshire LDP Site Assessment Proforma 1. Site Details Ref: Various see last page Site Ref (where applicable): / SC1/h4 Location: Opposite Springfield (CL1e) Site Area (Ha): 0.71 Eisting Use* *if candidate site as proposed by respondent Potential Use* 2. Land Use/ Planning History UDP allocation? Allocated for residential use for 6 units (CL1e) Relevant Planning History W/19978 outline application submitted for residential use, pending. W/ application submitted for residential use, pending. Other applications on the site have been withdrawn. 3. Phase 1 Identification of Strategic Sites Is the Site Strategic? Yes (Site proceeds to Phase 2b) No (Site proceeds to Phase 2a as a Non-Strategic Site) The site is not considered to be strategic in nature for the following reasons: not located in a settlement defined as a Growth Area not of an appropriate size not situated at a key location in terms of transport and accessibility the site is not critical to the delivery of the strategy This does not preclude the site s consideration as a Non-Strategic Site. Epanded reasons for non identification of the site as strategic are available. 4. Phase 2a Initial Analysis Q.1 Land use allocation specific or non allocation related? Allocation (proceeds to Q.2) Non allocation (Considered through LDP policy) Q.2 Within or immediately adjoining an identified settlement in the Preferred Strategy? Yes (Site proceeds to Q.3) No (Site is dismissed) Q.3 If residential, can the site accommodate 5 or more houses (i.e. is >0.16ha in size)? Yes (Site proceeds to Phase 2b) No Considered under the review of Development Limits)

14 5. Phase 2b Further Analysis Q.4 Is the site located within or adjacent to any of the following? (If yes, site does not proceed ecept where potential for mitigation can be demonstrated) KEY DETERMINANTS No Yes Partly Adjacent Nature and Landscape Conservation Ramsar Site Special Protection Area (SPA) Special Area of Conservation (SAC) National Nature Reserve (NNR) Site of Special Scientific Interest (SSSI) Common Land or Registered Village Green Cultural Heritage Scheduled Ancient Monument or remains of national importance Flooding TAN 15 Development Advice Maps EA Flood Map - nat_floodzone3 Minerals Mineral buffer zone Q.5 Would development of the site represent or result in: General Planning Principles No Yes Tandem development Ribbon development Coalescence Development unrelated to the eisting urban form Sporadic & fragmented pattern of development (either constitute or contribute to) An illogical etension to the settlement Conflicts with eisting land use or known plans and strategies A Detrimental Impact on the Character and Setting of the settlement or its features (including views and glimpses both into and out of the settlement) A loss of areas of open space and amenity value Q.6 Additional considerations: General Does the site have an available access point with adequate visibility? Would development at the site impact upon the highway network and increase the risk to highway safety? Is it Previously Developed Land? Soil / Agricultural Land Quality Does the site contain high carbon soil e.g. peat? No Yes?

15 Does the site contain high quality agricultural land? No Yes? Q.7 Is the site located within or related to any of the following?: Nature and Landscape Conservation Local Nature Reserves (LNR) Regionally Important Geological / Geomorphological Sites (RIGS) Cultural Heritage Conservation Area No Yes Partly Adjacent Q.8 Would development at the site impact upon species/habitats of high importance? (refer to Biodiversity/Connectivity Study) Yes No Unknown Q.9 Accessibility - Is the site within a settlement with access to, or within easy reach of, the following: No Yes Rail network Highway network (A or B roads) Public transport Cycle ways and/or footpaths Q.10 Site Deliverability - Are there any infrastructure or other issues on the site that would affect its deliverability during the Plan period. Yes No Unknown 6. Additional A number of representations have been received in relation to this site. The site is allocated in the UDP, suitable for 6 dwellings and a number of applications have been forthcoming in recent years on the site which have generated considerable local opposition. There is currently no valid planning permission on the site, it s only status is that it is allocated for residential use in the UDP. The site is a level, grassed field located in the centre of the village. The site is largely surrounded by dwellings on it s south and eastern sides and by fields to the north-west. The land slopes downwards to the north of the site. The field has strong, mature hedgerows. The main objections submitted by the respondents relate to the following issues, and are discussed in turn below: Coalescence Impact on biodiversity Increase in traffic Increase in population Surface water problems Public Rights of Way Welsh language

16 Coalescence It is considered that the allocation of the site would not lead to coalescence of two areas of the village and would not damage the character of the area, it would round off the settlement in this area. Biodiversity An ecological survey was submitted at the request of the Countryside Council for Wales as part of the recent planning application. The survey identified the site as poor quality semi-improved field with areas of enrichment. A further, more detailed survey was subsequently undertaken as the site was considered to be a Biodiversity Action Plan habitat which resulted in the applicant submitting an amended plan to safeguard the north western part of the site from development for biodiversity reasons. It is therefore considered that there is no need to amend the site area as the biodiversity interests on the site can be safeguarded as part of any planning permission on the site. Traffic No concerns have been raised about any increase in traffic by the Head of Transport who was consulted as part of the planning application. Should the planning application be approved, the Head of Transport has recommended conditions to be imposed on any planning permission relating to visibility, parking facilities, the provision of a footway and road widening. Increase in population Population projections undertaken as part of the initial LDP work show an increase in the County s population during the plan period. The preferred LDP strategy defines a structured settlement framework with growth/development distributed in a manner which reflects the hierarchical standing of settlements. The allocated sites in Waungilwen during the Plan period are considered appropriate to meet the LDP s preferred strategy. Surface water The recent planning application proposes to use a series of ponds to control the surface water discharge rate at the north western end of the site before travelling under the road to the river. The system of ponds or Sustainable Drainage Systems is encouraged in national policy. The Environment Agency raised no objection to this method of surface water disposal on the site and are satisfied, subject to the imposition of conditions. Public right of way Objectors state that a public footpath traverses the site, this is not the case, it does go through the site known as Opposite Spingfield which lies opposite ths site. Any footpath can be incorporated into a scheme. Welsh language Planning conditions can be implemented at the planning application stage to mitigate any demonstrated adverse affects, however, it is considered that the numbers proposed on this site would not have a detrimental affect on the Welsh language in the area. Welsh language impact assessments were submitted as part of the recent application, although these related to a larger number of units proposed on the site, one submitted by the applicant and one by the objectors. Both assessments came out with differing scores and were referred to the Welsh Language Board for comment. The Board concluded that by providing some affordable units on the site (although based on a significantly larger number) this would provide a greater opportunity for the eisting balance of Welsh speakers and no-welsh speakers to continue. Some other issues were raised by objectors, however, these are determined to be issues that are not of material planning consideration. In conclusion, the site is an established and appropriate allocation and it is considered to be suitable for the allocation of 6 residential units. 7. Sustainability Appraisal Score: -34 Score Summary Count Issues Low Medium High Threats No. Prospective Opportunities The main issue relates to the distance of the settlement from the nearest railway line, that the site lies adjacent to a historic landscape area and special landscape

17 area. Opportunities: The site lies on a high frequency bus route, air quality is considered to be good in the area, the site is close to a recycling centre and close to the national cycle network and generally close to facilities such as post offices, shop and community hall. Further All sites within the villages of Waungilwen and Drefach-Felindre have produced a negative sustainability score. This appears to be due to the landscape designations adjoining the site. This site is located within the centre of the settlement, thus contributing to the social fabric of the community. See score card for further detail. 8. Technical Officer Group Dyfed Archaeological Trust Category E - This site can be allocated in the LDP as it is unlikely that historic environment interests will be adversely affected by a development proposal. Highways Environment Agency Planning permission eists for this site. No observations Biodiversity & Fisheries: Looks like BAP habitat. Survey required. Pollution Prevention: There are currently no significant water body issues. However, your Authority must ensure that this development will not cause deterioration of the water environment thus impacting on the Water Framework Directive classification. In addition we recommend consultation with DCWW to ensure that there is adequate hydraulic and biological capacity with the pumping station to serve this level of growth Flood Risk: We have provided comments regarding this site as part of recent planning consultations. Our advice is still relevant in respect of flood risks. SuDS. Groundwater & Contaminated Land: No known issues. CCW The eclusion of this site is recommended due to the high ecological interest of the unimproved grassland. Note: Reference should be made to the guidance notes accompanying this proforma when interpreting its contents.

18 Candidate Sites submitted against site Candidate Proposed Use Site ref CS0367 To remain the same CS0568 To remain the same infinitum CS CS0571 To remain the same infinitum CS0574 To remain the same infinitum CS0576 To remain the same infinitum CS0578 To remain the same infinitum CS CS0581 To remain the same infinitum CS0584 To remain the same infinitum CS0586 To remain the same infinitum CS0588 To remain the same infinitum CS0590 To remain the same infinitum CS0592 To remain the same infinitum CS0594 To remain the same infinitum CS0826 To remain the same infinitum CS0827 To remain the same infinitum CS0829 To remain the same infinitum CS0833 To remain the same infinitum CS0835 To remain the same infinitum CS0839 To remain the same infinitum CS0841 To remain the same infinitum CS0843 To remain the same infinitum CS0844 To remain the same infinitum CS0845 To remain the same infinitum CS0846 To remain the same infinitum

19 Carmarthenshire LDP Site Assessment Proforma 1. Site Details Ref: Various see last page Site Ref (where applicable): / SC1/h5 Location: Land at Arwel (CL1b) Site Area (Ha): 1.05 Eisting Use* *if candidate site as proposed by respondent Potential Use* 2. Land Use/ Planning History UDP allocation? Allocated for residential use for 11 units (CL1b) Relevant Planning History W/18601 outline application submitted for residential use, pending. W/ application submitted for residential use, pending. Other applications on the site have been withdrawn. 3. Phase 1 Identification of Strategic Sites Is the Site Strategic? Yes (Site proceeds to Phase 2b) No (Site proceeds to Phase 2a as a Non-Strategic Site) The site is not considered to be strategic in nature for the following reasons: not located in a settlement defined as a Growth Area not of an appropriate size not situated at a key location in terms of transport and accessibility the site is not critical to the delivery of the strategy This does not preclude the site s consideration as a Non-Strategic Site. Epanded reasons for non identification of the site as strategic are available. 4. Phase 2a Initial Analysis Q.1 Land use allocation specific or non allocation related? Allocation (proceeds to Q.2) Non allocation (Considered through LDP policy) Q.2 Within or immediately adjoining an identified settlement in the Preferred Strategy? Yes (Site proceeds to Q.3) No (Site is dismissed) Q.3 If residential, can the site accommodate 5 or more houses (i.e. is >0.16ha in size)? Yes (Site proceeds to Phase 2b) No Considered under the review of Development Limits)

20 5. Phase 2b Further Analysis Q.4 Is the site located within or adjacent to any of the following? (If yes, site does not proceed ecept where potential for mitigation can be demonstrated) KEY DETERMINANTS No Yes Partly Adjacent Nature and Landscape Conservation Ramsar Site Special Protection Area (SPA) Special Area of Conservation (SAC) National Nature Reserve (NNR) Site of Special Scientific Interest (SSSI) Common Land or Registered Village Green Cultural Heritage Scheduled Ancient Monument or remains of national importance Flooding TAN 15 Development Advice Maps EA Flood Map - nat_floodzone3 Minerals Mineral buffer zone Q.5 Would development of the site represent or result in: General Planning Principles No Yes Tandem development Ribbon development Coalescence Development unrelated to the eisting urban form Sporadic & fragmented pattern of development (either constitute or contribute to) An illogical etension to the settlement Conflicts with eisting land use or known plans and strategies A Detrimental Impact on the Character and Setting of the settlement or its features (including views and glimpses both into and out of the settlement) A loss of areas of open space and amenity value Q.6 Additional considerations: General Does the site have an available access point with adequate visibility? Would development at the site impact upon the highway network and increase the risk to highway safety? Is it Previously Developed Land? Soil / Agricultural Land Quality Does the site contain high carbon soil e.g. peat? No Yes?

21 Does the site contain high quality agricultural land? No Yes? Q.7 Is the site located within or related to any of the following?: Nature and Landscape Conservation Local Nature Reserves (LNR) Regionally Important Geological / Geomorphological Sites (RIGS) Cultural Heritage Conservation Area No Yes Partly Adjacent Q.8 Would development at the site impact upon species/habitats of high importance? (refer to Biodiversity/Connectivity Study) Yes No Unknown Q.9 Accessibility - Is the site within a settlement with access to, or within easy reach of, the following: No Yes Rail network Highway network (A or B roads) Public transport Cycle ways and/or footpaths Q.10 Site Deliverability - Are there any infrastructure or other issues on the site that would affect its deliverability during the Plan period. Yes No Unknown 6. Additional A number of representations have been received in relation to this site. The site is allocated in the UDP, suitable for 11 dwellings, four of which have already been built. A number of planning applications have been forthcoming in recent years on the site which have generated considerable local opposition. There is currently no valid planning permission on the site, it s only status is that it is allocated for residential use in the UDP. The site is a gently sloping, grassed field located in the centre of the village. The site is largely surrounded by dwellings on it s north, north-west and north eastern sides and by fields to the south-west. The land slopes downwards from the south-western end towards the roadside. Where the field abuts agricultural land, there are strong, mature hedgerows. The main objections submitted by the respondents relate to the following issues, and are discussed in turn below: Coalescence Impact on biodiversity Increase in traffic Increase in population Surface water problems

22 Public Rights of Way Welsh language Coalescence It is considered that the allocation of the site would not lead to coalescence of two areas of the village and would not damage the character of the area, it would round off the settlement in this area. Biodiversity application. An ecological survey was not submitted or requested for the recent planning Traffic No concerns have been raised about any increase in traffic by the Head of Transport who was consulted as part of the planning application. Should the planning application be approved, the Head of Transport has recommended conditions to be imposed on any planning permission relating to visibility, parking facilities, the provision of a footway and road widening. Increase in population Population projections undertaken as part of the initial LDP work show an increase in the County s population during the plan period. The preferred LDP strategy defines a structured settlement framework with growth/development distributed in a manner which reflects the hierarchical standing of settlements. The allocated sites in Waungilwen during the Plan period are considered appropriate to meet the LDP s preferred strategy. Surface water The recent planning application proposes to use a series of ponds to control the surface water discharge rate at the north western end of the site before travelling under the road to the river. The system of ponds or Sustainable Drainage Systems is encouraged in national policy. The Environment Agency raised no objection to this method of surface water disposal on the site and are satisfied, subject to the imposition of conditions. Public right of way A public footpath traverses the site, however this can be incorporated into any scheme put forward on the site. Welsh language Planning conditions can be implemented at the planning application stage to mitigate any demonstrated adverse affects, however, it is considered that the numbers proposed on this site would not have a detrimental affect on the Welsh language in the area. Welsh language impact assessments were submitted as part of the recent application, although these related to a larger number of units proposed on the site, one submitted by the applicant and one by the objectors. Both assessments came out with differing scores and were referred to the Welsh Language Board for comment. The Board concluded that by providing some affordable units on the site (although based on a significantly larger number) this would provide a greater opportunity for the eisting balance of Welsh speakers and no-welsh speakers to continue. Some other issues were raised by objectors, however, these are determined to be issues that are not of material planning consideration. In conclusion, the site is an established and appropriate allocation and it is considered to be suitable for the allocation of 7 residential units. 7. Sustainability Appraisal Score: -16 Score Summary Count Issues Low Medium High Threats No. Prospective Opportunities The main issue relates to the distance of the settlement from the nearest railway line, that the site lies adjacent to a historic landscape area and special landscape area. Opportunities: The site lies on a high frequency bus route, air quality is considered to be good in the area, the site is close to a recycling centre and close to the national cycle

23 network and generally close to facilities such as post offices, shop and community hall. Further All sites within the villages of Waungilwen and Drefach-Felindre have produced a negative sustainability score. This appears to be due to the landscape designations adjoining the site. This site is located within the centre of the settlement, thus contributing to the social fabric of the community. See score card for further detail. 8. Technical Officer Group Dyfed Archaeological Trust Category E - This site can be allocated in the LDP as it is unlikely that historic environment interests will be adversely affected by a development proposal. Highways Environment Agency Planning permission eists for this site. No observations Biodiversity & Fisheries: Looks like BAP habitat. Survey required. Pollution Prevention: There are currently no significant water body issues. However, your Authority must ensure that this development will not cause deterioration of the water environment thus impacting on the Water Framework Directive classification. In addition we recommend consultation with DCWW to ensure that there is adequate hydraulic and biological capacity with the pumping station to serve this level of growth Flood Risk: We have provided comments regarding this site as part of recent planning consultations. Our advice is still relevant in respect of flood risks. SuDS. Groundwater & Contaminated Land: No known issues. Note: Reference should be made to the guidance notes accompanying this proforma when interpreting its contents.

24 Candidate Sites submitted against site Candidate Proposed Use Site ref CS0366 To remain the same CS0567 To remain the same infinitum CS CS0572 To remain the same infinitum CS0573 To remain the same infinitum CS0575 To remain the same infinitum CS0577 To remain the same infinitum CS0579 To remain the same infinitum CS0582 To remain the same infinitum CS0583 To remain the same infinitum CS0585 To remain the same infinitum CS0587 To remain the same infinitum CS0589 To remain the same infinitum CS0591 To remain the same infinitum CS0593 To remain the same infinitum CS0825 To remain the same infinitum CS0828 To remain the same infinitum CS0830 To remain the same infinitum CS0831 To remain the same infinitum CS0832 To remain the same infinitum CS0834 To remain the same infinitum CS0836 To remain the same infinitum CS0837 To remain the same infinitum CS0838 To remain the same infinitum CS0840 To remain the same infinitum CS0842 To remain the same infinitum

25 Carmarthenshire LDP Site Assessment Proforma 1. Site Details Ref: SC2/H1 Site Ref (where applicable): Location: Brogeler, Llangeler Site Area (Ha): 0.32ha Eisting Use* Agriculture Potential Use* Residential *if candidate site as proposed by respondent 2. Land Use/ Planning History UDP allocation? Residential allocation (CL2/a) Relevant Planning History D4/12335/44 Refusal of outline permission for residential development 2/4/1985. D4/26014/44 Outline permission for residential development 7/11/1995. The site is not subject to a valid planning permission. 3. Phase 1 Identification of Strategic Sites Is the Site Strategic? Yes (Site proceeds to Phase 2b) No (Site proceeds to Phase 2a as a Non-Strategic Site) The site is not considered to be strategic in nature for the following reasons: not located in a settlement defined as a Growth Area not of an appropriate size not situated at a key location in terms of transport and accessibility the site is not critical to the delivery of the strategy This does not preclude the site s consideration as a Non-Strategic Site. Epanded reasons for non identification of the site as strategic are available. 4. Phase 2a Initial Analysis Q.1 Land use allocation specific or non allocation related? Allocation (proceeds to Q.2) Non allocation (Considered through LDP policy) Q.2 Within or immediately adjoining an identified settlement in the Preferred Strategy? Yes (Site proceeds to Q.3) No (Site is dismissed) Q.3 If residential, can the site accommodate 5 or more houses (i.e. is >0.16ha in size)? Yes (Site proceeds to Phase 2b) No Considered under the review of Development Limits)

26 5. Phase 2b Further Analysis Q.4 Is the site located within or adjacent to any of the following? (If yes, site does not proceed ecept where potential for mitigation can be demonstrated) KEY DETERMINANTS No Yes Partly Adjacent Nature and Landscape Conservation Ramsar Site Special Protection Area (SPA) Special Area of Conservation (SAC) National Nature Reserve (NNR) Site of Special Scientific Interest (SSSI) Common Land or Registered Village Green Cultural Heritage Scheduled Ancient Monument or remains of national importance Flooding TAN 15 Development Advice Maps EA Flood Map - nat_floodzone3 Minerals Mineral buffer zone Q.5 Would development of the site represent or result in: General Planning Principles No Yes Tandem development Ribbon development Coalescence Development unrelated to the eisting urban form Sporadic & fragmented pattern of development (either constitute or contribute to) An illogical etension to the settlement Conflicts with eisting land use or known plans and strategies A Detrimental Impact on the Character and Setting of the settlement or its features (including views and glimpses both into and out of the settlement) A loss of areas of open space and amenity value The majority of the built form within the settlement has developed in a ribbon pattern and as such the settlement is characterised by a linear pattern of development. However, the candidate site is of a suitable shape and size to accommodate more than single plot depth and therefore development on the site could take place without etending the eisting ribbon pattern. Q.6 Additional considerations: No Yes?

27 General Does the site have an available access point with adequate visibility? Would development at the site impact upon the highway network and increase the risk to highway safety? Is it Previously Developed Land? Soil / Agricultural Land Quality Does the site contain high carbon soil e.g. peat? Does the site contain high quality agricultural land? No Yes? Q.7 Is the site located within or related to any of the following?: Nature and Landscape Conservation Local Nature Reserves (LNR) Regionally Important Geological / Geomorphological Sites (RIGS) Cultural Heritage Conservation Area No Yes Partly Adjacent Q.8 Would development at the site impact upon species/habitats of high importance? (refer to Biodiversity/Connectivity Study) Yes No Unknown Q.9 Accessibility - Is the site within a settlement with access to, or within easy reach of, the following: No Yes Rail network Highway network (A or B roads) Public transport Cycle ways and/or footpaths Q.10 Site Deliverability - Are there any infrastructure or other issues on the site that would affect its deliverability during the Plan period. Yes No Unknown The site is located within a mudstone and slate mineral resource safeguarding area and a 200m buffer would be required between any quarry with permission to be worked and the settlement limits. Taking into consideration the small scale of the site and its proimity to eisting residential dwellings to the north and to the south it is considered that residential development and on this site alone would not have a significant adverse impact upon the resource. The whole settlement is located within a Special Landscape Area (SLA) and development on the site should respect the qualities of its surrounding landscape. It is considered that development on the site would not have an adverse impact upon the qualities of the SLA and could make a positive contribution to the landscape. The candidate site can be accessed directly from the A484 road at the site s south-western boundary. The Carmarthenshire County Council Highways division have noted that there would

28 be a visibility requirement of metres and that visibility on this road is restricted. The required visibility splays are attainable from the site s frontage. It is possible that an alternative access to the site could be accommodated directly from a widened part of the road which adjoins the properties to the south-east of the site. However, this would require the access arrangements to cross over third party land and this might not be potentially viable. There are no known biodiversity issues which would potentially impact upon species or habitat of high importance. 6. Additional The candidate site forms part of a level agricultural field located at the edge of the settlement. The site is currently located within the CUDP development limits of Llangeler and is allocated for residential development with an indicative number of 6 dwellings. The site does not have a current planning consent however, the principle of residential development on the site has previously been approved and the site was granted outline consent in The site adjoins the A484 road to the south-west and beyond that lies open countryside. To the south-east of the site is a ribbon pattern of residential development which links the site to the centre of the village. To the north the site is bounded by open countryside which is predominantly used for grazing. The site s boundaries are defined by eisting field boundaries of hedgerow and trees. There is no eisting boundary or topographical feature which defines the site s north-east side however this boundary would represent a logical continuation of the eisting built form and development limits. The eisting urban form, at the northern part of the settlement, etends partly across a field. The candidate site forms the remainder of the road frontage of this field and is located in between the adjoining dwellings and the field s north-western boundary. Development of the remainder of this field s frontage would be a logical etension of the built form in Llangeler. Furthermore, the field s north-western boundary would provide the settlement with a natural, defensible and well-defined boundary comprising of hedgerow and trees. There is a village hall and a church within the village of Llangeler, both of which are within walking distance of the site. The site is also within walking distance of a well-serviced public bus stop, and has direct access to the highway network, which would link the site to larger settlements and other key facilities and services beyond Llangeler. For the reasons noted above the candidate site is considered to be potentially suitable for residential development. Note: Reference should be made to the guidance notes accompanying this proforma when interpreting its contents. 7. Sustainability Appraisal Score: -45 Score Summary Count Threats No. Prospective Opportunities Issues Low 8 3 Medium 2 0 High 5 11 Significant issues arise in relation to three sustainability topics: Climatic Factors, Landscape and Population. Issues relating to landscape arise as a result of the site s proimity to a Special Landscape Area and Historic Landscape Area. Issues