Site Alternative Deliverability Report SALT 012 Land adjacent to

Local Development Plan
Site Alternative Deliverability Report
Brecon Beacons National Park Authority
SALT 012
Land adjacent to Creggan Bungalow, Ystradfellte
Resubmission: Undeliverable
SALT 012
Land adjacent to Creggan Bungalow
Ystradfellte (Ystradfellte)
Existing use
Proposed use
Previous CS/DBR Number
Unused/Grazed by pony
Residential
CS77
Previous site survey
Taken from LDP Settlement Assessment: Ystradfellte
Candidate Site CS 77 Land Adjacent to Creggan Bungalow
Candidate Site CS 77 Land Adjacent to Creggan Bungalow
Candidate Site CS 77 Land Adjacent to Creggan Bungalow
CS ID no
CS77
Site Name
Land adjacent to Creggan Bungalow
Current use of area
Agricultural
Proposed use
Residential
Are there natural Constraints
preventing development
Mature Trees and overgrown hedgerow bounding, riverbank to East
Are there any other constraints
preventing development of the site
Road network minor and narrow—capacity issues
Development immediately adjacent?
North and South single detached dwellings, Agriculture on all sides. Main road through settlement runs parallel with
western boundary
Impact on settlement if development
were to proceed
Large site out of keeping with village form. Development at current density unsustainable use of land. Partial
inclusion perpetuates linear development into open countryside with detrimental impact on village setting within
landscape.
Recommendation: Site should retain existing use during LDP period. No development potential
DEPOSIT Key Stakeholder Responses
No previous consultation – site failed capacity stage.
SALT Key Stakeholder Responses
Consultee
Dwr Cymru Welsh Water
Highways
CCW
Brecknock Wildlife Trust
Score
Comment
Sewerage
Please be advised that there are no public sewers in this village / area.
Sewerage Treatment
Please be advised that there are no public sewers in this village / area.
Water
The propped development site is crossed by a public water main for which protection measures,
either in the form of an easement and/or diversion may be required. A water supply can be made
available to service the proposed development site. However, this would require off-site mains to
be laid to the proposed development to ensure customer service standards is maintained.
Access to this plot should be from the class III road appropriately located in respect of other existing
junctions and to Highways Authority standards. Localised carriageway and footway improvements
will also be required.
The supporting documentation submitted in support of the proposed allocation does not include a
sustainability assessment of the site or any assessment against the Plan’s SA Objectives. Given the
lack of SA information in support of this site we do not consider that the proposed allocation meets
the requirements of the SEA Regulations. CCW’s records indicate that the site consists of Lowland
Meadows, a Priority Habitat in the UK Biodiversity Action Plan (BAP). As surveys at this site were
undertaken more than 10 years ago, should the LPA/Inspector be minded to proceed with this
allocation, an up to date survey of the site should be undertaken. Additionally we consider the
proposal would result in significant sprawl in an area assessed as ‘outstanding’ under the ‘visual and
sensory’ aspect layer of Landmap, detrimental to the character and visual amenities of the area
The site is listed as semi improved neutral grassland on CCW’s Phase 1 habitat maps and the
comment that it is grazed by one pony suggests from experience that it may be unimproved. I would
like to recommend further survey of this site before it gets into the LDP to ensure that a Biodiversity
Action Plan priority habitat is not lost.
Deliverability Assessment
Is the site deliverable?
No
Unacceptable linear extension of settlement into open countryside in an area of high quality landscape.
Possibility of site being a Priority Habitat.
Lack of public sewers.
Local Development Plan
Site Alternative
Assessment against LDP Strategy
Brecon Beacons National Park Authority
SALT 012
Land adjacent to Creggan Bungalow, Ystradfellte
Not Compliant with Strategy
Is the site located within a community where
there is a defined need for growth?
Yes Pre-Deposit consultation with Ystradfellte Community Council details the support for appropriate
scaled within Ystradfellte..
Are the Growth needs adequately met
through current Deposit Allocation
Infill only No suitable allocations were identified pre-deposit.
Results from Deliverability Assessment
Undeliverable Site in incompatible with landscape and biodiversity deliverability criteria. Site would
require off mains sewerage solutions. These are not supported in accordance with the principles of
sustainable development.
Compliance with Strategy
Not Compliant The site is incompatible with the settlement form and landscape setting.
Development needs for Ystradfellte are adequately met within the LDP. Inclusion of this site would not
result in an inappropriate level of growth for the Settlement of Ystradfellte. Inclusion of the site would
not support the LDP strategy.
Officer Recommendation Site
Site is not considered suitable as a development option for the National Park Community.
Ystradfellte is a level 4 settlement, with capacity to provide small scale growth to meet local needs /
affordable housing only through infill. This will be sufficient to meet the identified growth needs within
the community.
No change to the LDP as a result of deposit allocation representation.
Site to remain as countryside during LDP period (subject to findings of any subsequent review)
Officer Recommendation Settlement
No alteration to Ystradfellte Settlement Hierarchy Position.