A G E N D A

23 February 2016

Dear Member,

A meeting of the PLANNING, ACCESS AND RIGHTS OF WAY will be held in at PLAS Y FFYNNON, CAMBRIAN WAY, BRECON LD3 7HP on Tuesday, 1st March, 2016 at 1.00 pm when your attendance is requested.

Yours sincerely

John Cook Chief Executive

Fire Evacuation Advice In the event of a fire, please exit the building via the main staircase, and assemble in the car park at Assembly Point 3

AGENDA

ENC1 Apologies for Absence

ENC2 Chairman's Announcements

ENC3 Election of Deputy Chairman of Planning, Access and Rights of Way Committee

To elect a Deputy Chairman of PAROW until the next Annual General Meeting of the National Park Authority ENC4 Declarations of Interest

To receive any declarations of interest from members relating to items on the agenda. Members’ attention is drawn to the sheet attached to the attendance sheet and the need to record their declarations verbally and in writing, specifying the nature of the interest.

If Members have declared an interest in an item please ensure that you inform the Chair when you are leaving the room, so that this can be recorded in the minutes

Planning, Access and Rights of Way - 1 March 2016 1

ENC5 Minutes of last meeting (Pages 1 - 10)

To authorise the Chairman to sign the Minutes of the Brecon Beacons National Park Authority Planning, Access and Rights of Way Committee held on the 12th January 2016. . ENC6 Brecon Beacons National Park Local Access Forum Minutes of 26th November 2015 (Pages 11 - 14)

To receive the Minutes of the 5th Meeting held on 26th November 2015 ENC7 Members' Declaration of Late Correspondence

Members are asked to declare any late correspondence they have received in relation to any item on the agenda. ENC8 Development Control Reports for Decision (Pages 15 - 190)

To receive a report on Non-delegated Applications

ITEM REFERENCE ADDRESS RECOMMENDATION

1 15/12500/FUL Cefn Cantref Permit Cantref Brecon LD3 8LT

2 15/11904/FUL Llangenny Lane Permit Crickhowell Powys NP8 1AN

3 15/13044/FUL Celliwig Court Permit subject to Section Llanwenarth 106 Agreement Abergavenny NP7 7EY

ENC9 Development Control Related Matters for Noting (Pages 191 - 220)

Item 1 - Delegated Decisions Item 2 - Agricultural Notifications Item 3 - Fringe Applications Item 4 - Planning Obligations Item 5 - Development Management Figures Item 6 - Enforcement Figures Item 7 - Development Management – Applications over 2yrs

Planning, Access and Rights of Way - 1 March 2016 2

ENC10 Enforcement Reports (Pages 221 - 270)

Access to Information

Resolved that pursuant to the provisions of Section 100A of the Local Government Act 1972, the public be excluded from the Meeting for the following item of business on the grounds that there would be disclosure to them of exempt information as defined in Paragraphs 12, 13, 17 and 18 of Part 4 of Schedule 12A of the above Act and the public interest in maintaining the exemption outweighs the public interest in disclosing the information.

Item 1 - Exemption Certificate Item 2 - Enforcement Delegated Decision Reports – Confidential Item

Planning, Access and Rights of Way - 1 March 2016 3

MINUTES OF BRECON BEACONS NATIONAL PARK AUTHORITY PLANNING, ACCESS AND RIGHTS OF WAY HELD AT PLAS Y FFYNNON, CAMBRIAN WAY, BRECON LD3 7HP ON TUESDAY, 12TH JANUARY, 2016

PRESENT:

Powys

Cllr D Meredith, Cllr E Morgan (Chairman), Cllr Ratcliffe, Cllr G Hopkins, Cllr Williams, Cllr M Jones, Cllr P Ashton and Cllr R Harris

Monmouthshire

Cllr A Webb and Cllr M Hickman

Carmarthenshire

Cllr A James and Cllr G Davies

Merthyr Tydfil

Cllr R Thomas

Rhondda Cynon Taff

Cllr J Ward

Members appointed by the Welsh Government

Mr Martin Buckle (Deputy Chair), Prof Alan Lovell, Mr Edward Evans, Mr Ian Rowat, Mrs Margaret Underwood and Mrs Melanie Doel

1 Apologies for Absence

Apologies were received from Cllrs A Furzer, M Bartlett and Mrs J James.

2 Chairman's Announcements

The Chair announced that two of our Welsh Government appointed Members Mr M Buckle and Mrs J James would be leaving the Authority on 31st March 2016 and as a result of this a ballot will take place at the next meeting on 1st March 2016 to elect a Deputy Chair of the Committee who will hold this role from 1st April 2016 until the Authority’s scheduled AGM on 1st July 2016.

3 Declarations of Interest

Brecon Beacons National Park Planning, Access and Rights of Way 1 12 January 2016

The Monitoring Officer, Mr John Parsons reminded Members that they are all required to declare an interest in Enclosure 7 Item 6 as it is an Authority owned property but that they should decide for themselves whether they declare a prejudicial or non-prejudicial interest in this item.

Name Enc No Nature of Interest

Cllr Mrs J Ward 7 1 Personal and prejudicial Cllr E Morgan 7 6 Personal and non-prejudicial Cllr D Meredith 7 6 Personal and non-prejudicial Cllr G Ratcliffe 7 6 Personal and non-prejudicial Cllr G Hopkins 7 6 Personal and non-prejudicial Cllr G Williams 7 6 Personal and non-prejudicial Cllr M Jones 7 6 Personal and non-prejudicial Cllr P Ashton 7 6 Personal and non-prejudicial Cllr Mrs R Harris 7 6 Personal and non-prejudicial Cllr Mrs A Webb 7 6 Personal and non-prejudicial Cllr M Hickman 7 6 Personal and non-prejudicial Cllr A James 7 6 Personal and non-prejudicial Cllr G Davies 7 6 Personal and non-prejudicial Cllr R Thomas 7 6 Personal and non-prejudicial Cllr Mrs J Ward 7 6 Personal and non-prejudicial Mr M Buckle 7 6 Personal and non-prejudicial Prof A Lovell 7 6 Personal and non-prejudicial Mr E Evans 7 6 Personal and non-prejudicial Mr I Rowat 7 6 Personal and non-prejudicial Mrs M Underwood 7 6 Personal and non-prejudicial Mrs M Doel 7 6 Personal and non-prejudicial Mr I Rowat 8 2 Personal and prejudicial

4 Minutes of last meeting

The Chairman was authorised to sign the Minutes of the Brecon Beacons National Park Authority Planning, Access and Rights of Way Committee held on 17th November 2015 as a correct record.

5 Minutes of LAF 4th Meeting 17th September 2015

The minutes of the LAF 4th meeting held on 17th September 2015 were received by Members.

6 Members' Declaration of Late Correspondence

Members had no declarations of late correspondence received.

7 Development Control Reports for Decision

Item No Description

Brecon Beacons National Park Planning, Access and Rights of Way 2 12 January 2016

1. 1512390/FUL – Retention of 1. Equine Area/manege 2. Stables 3. Timber Boundary Fence and Timber Gate 4. Upgrade of Existing Field Track plus new Equine Associated Storage Sheds – The Dell, Croes Bychan Road, Llwydcoed

Cllr Mrs J Ward declared a personal and prejudicial interest in this item, as she has applied to speak under the public speaking scheme she withdrew from the Committee Table and took a seat in the public gallery.

Members attended a site visit for this application prior to the start of the Committee Meeting.

Members were provided with a presentation by the Case Officer, Mrs Kate Edwards.

Late Info: None

Public Cllr Mrs J Ward (Member of the Public) addressed Members in Speakers: opposition to the application. A copy of the text has not been provided for the public record.

Cllr Mrs J Ward withdrew from the meeting room.

Mr D Williams (Resident) addressed Members in opposition to the application. A copy of the text has been provided for the public record.

Proposal: The Officer recommendation to permit subject to the amendment of the conditions in the Officer recommendation was put to Members.

Proposed by Cllr G Williams Seconded by Cllr A James

Decision: The Officer recommendation to permit subject to the amendment of the conditions set out in the Officer recommendation was approved.

Cllr Mrs J Ward returned to the meeting.

2. 15/12500/FUL – Change of use. Establish a camp site for up to 30 pitches and convert part of an agricultural building to a camp site amenity block – Cefn Cantref, Cantref, Brecon

Members were provided with a presentation by the Case Officer, Mr Matthew Griffiths

Late Info: Late correspondence from Powys County Council Environmental Health, Natural Resources Wales and Mrs Veronica Sullivan were read out to Members by the Case Officer

Public Mrs M Davies (Resident) addressed Members in opposition to the Speakers: application

Brecon Beacons National Park Planning, Access and Rights of Way 3 12 January 2016

A copy of her text has not been provided for the public record.

Mr T Davies (Resident) addressed Members in opposition to the application. A copy of his text has been provided for the public record.

Mr K Brooks speaking on behalf of Mrs Embury-Young (Resident) chose to defer his right to speak until after the agreed site visit.

Mr J Williams (Applicant) chose to defer his right to speak until after the agreed site visit.

Proposal: The proposal to defer this application for a site visit to be held at the next committee meeting on Tuesday 1st March 2016 was put to Members.

Proposed by Cllr D Meredith Seconded by Cllr Mrs R Harris

Decision: The proposal to defer this application for a site visit to be held at the next committee meeting on Tuesday 1st March 2016 was approved.

3. 15/12832/FUL – Change of use. Agricultural garage and access site to domestic curtilage. Demolition of house and garage. Construction of replacement house and garage – 5 Cefn Cantref, Cantref, Brecon

Members were provided with a presentation by the Case Officer, Mr Matthew Griffiths.

Late Info: Late correspondence was received from Ms R Evans and Mrs V Sullivan and was summarised by the Case Officer.

Proposal: The Officer recommendation to permit subject to the conditions set out in the report and the addition of a further condition regarding run off was put to Members

Proposed by Cllr D Meredith Seconded by Mr M Buckle

Decision: The Officer recommendation to permit subject to the conditions set out in the report and the addition of a further condition regarding run off was approved.

4. 15/12787/FUL – Erection of a building measuring 2,368.47 square metres to enclose apparatus of consented gasifier unit (under planning permissions BBNPA 08/02488/FUL and RCT 08/1735/10) on the Enviroparks Hirwaun site to form an extension and continuation to the consented Fuel Preparation Area Building, Landscaping and external gasifier plant equipment – Fifth Avenue, Hirwaun Industrial Estate, Hirwaun

Brecon Beacons National Park Planning, Access and Rights of Way 4 12 January 2016

Members were provided with a presentation by the Case Officer, Mr Matthew Griffiths.

Late Info: None

Public Mr D Williams (Applicant) addressed Members in support of the Speakers: application. A copy of his text was provided for the public record.

Proposal: The Officer recommendation to permit subject to the conditions set out in the report was put to Members.

Proposed by Cllr G Davies Seconded by Mrs M Underwood

Decision: The Officer recommendation to permit subject to the conditions set out in the report was approved.

5. 15/12788/CON – Variation of Conditions 2 and 18 of planning permission 08/02488/FUL for proposed reconfiguration of Anaerobic Digestion (AD) tanks and increase in height of the pyrolysis building and engine house building – Fifth Avenue, Hirwaun Industrial Estate, Hirwaun

Members were provided with a presentation by the Case Officer, Mr Matthew Griffiths.

Late Info: None

Public Mr D Williams (Applicant) addressed Members in support of the Speakers: application. A copy of his text was provided for the public record.

Proposal: The Officer recommendation to permit subject to the conditions set out in the report was put to Members.

Proposed by Cllr G Ratcliffe Seconded by Cllr G Hopkins

Decision: The Officer recommendation to permit subject to the conditions set out in the report was approved.

6. 15/12868/FUL – Change of use of a small outbuilding to be used as two commercial units. One unit will be used as a gallery/shop for local craft producers. The second unit will be used as a workshop for stain glass producer – Craig-Y-Nos Country Park, Penycae, Swansea Valley

All Members in attendance at this meeting declared a personal and non- prejudicial interest in this item.

Brecon Beacons National Park Planning, Access and Rights of Way 5 12 January 2016

Members were provided with a presentation by the Case Officer, Mr Matthew Scanlon.

Late Info: None

Proposal: The Officer recommendation to permit subject to the conditions set out in the report was put to Members.

Proposed by Mrs M Underwood Seconded by Cllr Mrs A Webb

Decision: The Officer recommendation to permit subject to the conditions set out in the report was approved.

Cllr Mrs Harris withdrew from the meeting.

7. 15/12843/FUL – Single storey kitchen extension – Teifi Cottage, Trapp, Llandeilo

Members were provided with a presentation by the Case Officer, Mr Matthew Scanlon.

Cllr Mrs Harris returned to the meeting.

Late Info: None

Proposal: The Officer recommendation to permit subject to the conditions set out in the report was put to Members.

Proposed by Cllr G Davies Seconded by Cllr A James

Decision: The Officer recommendation to permit subject to the conditions set out in the report was approved.

Cllr G Ratcliffe withdrew from the meeting.

8. 15/12858/FUL – Proposed two storey side extension and outbuilding – Tirgwynbach, Penyard Road, Hirwaun

Members were provided with a presentation by the Case Officer, Miss Lisa Hughes.

Late Info: None

Proposal: The Officer recommendation to permit subject to the conditions set out in the report was put to Members.

Proposed by Mrs M Underwood Seconded by Mrs M Doel

Decision: The Officer recommendation to permit subject to the conditions set out in the report was approved.

Brecon Beacons National Park Planning, Access and Rights of Way 6 12 January 2016

Cllr A James left the meeting.

9. 15/12823/FUL – Alterations and Extension to Dwelling – Tygwyn, Gwynfe Road,Tafarn Bach, Capelymaen, Gwynfe

Members were provided with a presentation by the Case Officer, Miss Alexandra Lavagna.

Cllr G Ratcliffe returned to the meeting.

Late Info: None

Proposal: The Officer recommendation to permit subject to the conditions set out in the report was put to Members.

Proposed by Cllr G Davies Seconded by Cllr D Meredith

Decision: The Officer recommendation to permit subject to the conditions set out in the report was approved.

The Chair adjourned the meeting for a short break at 4pm, Members returned to the meeting at 4:10pm. It is to be noted that Cllrs G Ratcliffe, G Williams, M Hickman and Cllr Mrs A Webb did not return after the break.

8 Development Control Related Matters for Noting

Item 1 Delegated Decisions

The report was noted.

Item 2 Agricultural Notifications

The report was noted.

Item 3 Fringe Applications

The report was noted.

Item 4 Appeals Summary

The report was noted.

Item 5 Planning Obligations

A brief update was provided by Planning and Heritage Manager, Ms Tracy Nettleton.

Brecon Beacons National Park Planning, Access and Rights of Way 7 12 January 2016

The report was noted.

Item 6 Tan 4 Consultation

A presentation was given by Mrs Helen Lucocq, Policy Planning Officer.

The report was noted.

Item 7 Proactive Enforcement Monitoring

A brief presentation was given by Mr Chris Morgan, Director of Planning.

The report was noted.

Item 8 Development Control

An update was given by Mr Chris Morgan, Director of Planning.

The report was noted.

Cllr R Thomas left the meeting.

Item 9 Enforcement Figures

An update was given by Mr Ryan Greaney, Principal Planning Officer.

The report was noted.

Cllr D Meredith left the meeting.

Item 10 Pant Quarry Exemption Certificate

Access to Information

Resolved that pursuant to the provisions of Section 100A of the Local Government Act 1972, the public be excluded from the Meeting for the following item of business on the grounds that there would be disclosure to them of exempt information as defined in Paragraphs 12, 13, 17 and 18 of Part 4 of Schedule 12A of the above Act and the public interest in maintaining the exemption outweighs the public interest in disclosing the information.

The certificate was noted and it was agreed to take the meeting into confidential session.

Item 11 Pant Quarry Confidential Report

A brief update was provided by Ms Tracy Nettleton, Planning and Heritage Manager, setting out the revised position.

Brecon Beacons National Park Planning, Access and Rights of Way 8 12 January 2016

The report was noted.

9 Enforcement Reports

Access to Information

Resolved that pursuant to the provisions of Section 100A of the Local Government Act 1972, the public be excluded from the Meeting for the following item of business on the grounds that there would be disclosure to them of exempt information as defined in Paragraphs 12, 13, 17 and 18 of Part 4 of Schedule 12A of the above Act and the public interest in maintaining the exemption outweighs the public interest in disclosing the information.

Item 2 Enforcement Delegated Decision Reports

The contents of the reports were noted.

Signed as a correct record Chairman of the Planning, Access and Rights of Way

Brecon Beacons National Park Planning, Access and Rights of Way 9 12 January 2016

Brecon Beacons National Park Local Access Forum Unconfirmed Minutes of the 5th Meeting held at 2pm on November 26th 2015 National Park Visitor Centre, Libanus Present Secretary – Richard Ball (RB) Chair – Ian Mabberley (IM) Phillipa Cherryson (PC) Patrick Dobbs (PD) Dave Sharman (DS) Debbie Hughes (DH) Jon Everington (JE) John Crellin (JC) Colin Woodley (CW) Julian Atkins (JA) Pam Bell (PB)

Observers Sarah Coakham (SC) NRW Chris Heaps (CH) NRW Julian Steadman (JS) Crickhowell Walkers are Welcome Andy Johns (AJ) Crickhowell Walkers are Welcome Lisa Lloyd (LL) Rights of Way Assistant BBNPA Eifion Jones (EJ) Rights of Way Officer BBNPA Richard Tyler (RT) Toursim Manager BBNPA Andrew Fleming (AF) Blaenau Gwent CBC

1. Welcome and Apologies IM welcomed members and observers. Apologies for absence were received from Jeff Spencer, Denis Murphy and Hilda Williams.

2. Confirmation of Minutes of Meeting held on 17th September 2015 The minutes of the 4th meeting were accepted and it was agreed that IM should sign them as a true record.

3. Matters Arising Not Otherwise Appearing on Agenda Improving Opportunities to Access the Outdoors for Responsible Recreation. (Green Paper) - IM thanked members for the comments made on the Green Paper Consultation and confirmed that he had sent them to the Welsh Government.

Blaen y Glyn - IM confirmed that he had written to Welsh Water regarding the removal of the kissing gate at Blaen y Glyn. Welsh Water have responded and said that the gate had been stolen and the Farmer had not had time to replace, they would ask a Welsh Water Warden to look at replacing the gate.

Action: IM agreed to follow this up as the work has still not been completed.

4. Beacons Way Review RT updated members on the progress of the Beacons Way review. Hawk Associates have been appointed to review the route, initially they are looking for ideas and comments on the problems with the route and suggestions on how these can be addressed. RT told members that the biggest issues are in the far west of the National Park where a lack of way marking in the upland areas and where the route is difficult to navigate means that the route is not suitable for inexperienced walkers. RT confirmed that the original route would be kept but with the option of a less challenging route to enable it to appeal to a wider audience.

IM asked if the modified route would then fit the criteria of a ‘Wales Trail’. RT said that he would want the alternative route to meet the criteria. RT said he was waiting to hear back from Jont Bulbeck, NRW, regarding the current situation with the promotion of ‘Wales Trails’. SC said she would follow this up with Jont Bulbeck.

JE said he would be interested in seeing the brief that the consultants had been given and RT agreed to forward the document to JE.

PC suggested that more emphasis should be placed on publicising and helping with accommodation, parking and transport along the existing route rather than changing the line of the route. RT said that these aspects would be part of the plan and that signage is something that we must consider and thought needs to be given as to how we provide this.

PD suggested that the use of signage on rocks should be looked at. He also thought that well signposted easy routes lead to walkers sticking to the same line which overtime creates problems with erosion and the need for remedial stone work.

RB said that often when trying to spread the load people tend to follow desire lines for example along the edge of the Fans above Llyn y Fan Fach and Llyn y Fan Fawr.

RT agreed to circulate the email address for Hawk Associates so members can comment directly. There is also a workshop being held on 10th December 2015 that members are welcome to attend.

5. Walkers are Welcome in Crickhowell

Andy Johns and Julian Steadman attended the meeting and provided members with an overview of Walkers are Welcome in Crickhowell. The walk booklets that have been produced were circulated.

RB asked if the BBNPA could be consulted when the booklets are revised, AJ agreed that this would happen.

JA asked what engagement had there been with landowners and graziers in the past as there had previously been a little resistance to walkers are welcome groups. AJ said that they had liaised with landowners in and around Table Mountain and it had been very positive. They have been working very closely with National Park wardens and improved way marking through farmyards has helped. They had also offered to go to graziers meetings but the offer had not been taken up.

DH said that Black Mountains Graziers were looking for speakers for future meeting and asked if they would mind if she put their name forward. AJ said they would be delighted to attend and speak at a meeting.

IM thanked AJ and JS for attending the meeting.

AJ, JS and RT left the meeting.

6. – 8. Active Travel Consultations in Powys, Monmouthshire and Rhondda Cynon Taff.

The active travel consultations were discussed and members were advised to go to the relevant authority webpage to make any comments or suggestions. There was general disappointment that few routes had been identified in the BBNP including most of the canal.

9. ROWIP (Rights of Way Improvement Plan) Review EJ gave members some background to the consultation and explained that there was a duty for the unitary authorities produce and to review the ROWIP but that the National Park Authorities did not have the same duty (although the BBNPA did produce a ROWIP in 2007). The current BBNP ROWIP was produced jointly with the constituent Local Authorities as permitted by the CROW Act. The LAF would be a statutory consultee regarding the ROWIP whether the unitary authorities or the BBNPA carry out the review. RB added that the initial ROWIP cost a significant amount of money to produce, with a dedicated officer in place for 18 months. In 2004 the cost of producing the ROWIP amounted to c. £50,000 in staff time. JA said that with substantial further savings over the next 4 years the extent to which BBNPA will have to comply to satisfy the ROWIP guidance would have to be looked at. ROWIP funding on the back of the initial ROWIP had amounted to nearly £600,000 since 2008. However, there is no guarantee of ROWIP funding after the revised plan is published.

RB noted that the BBNPA would welcome advice from the LAF on how the NPA should proceed with this matter.

CW said that it would be a considerable drain on staff resources if the NPA try to meet the guidance.

There was some further discussion and it was agreed that IM should respond to the Welsh Government consultation regarding the review process raising concerns about the amount of work that would be entailed and the resources required.

10. Consultation on proposal for a Public Spaces Protection Order, Carmarthenshire

EJ explained that this affects the Black Mountain as a public space and JA added there are concerns with regard to CROW land. IM said that he couldn’t see how this could be enforced. RB said he was concerned that it would cause more confusion especially as there was already confusion amongst some members of the public regarding the issue of dogs on leads on CROW access land. PB added that she thought this consultation was a bit premature as the Green Paper will look into this. LAF members agreed that they would not respond.

11. Rights of Way Consultations

EJ gave members a brief outline of the proposals in the Waterfalls Area. CW said that he knew the area well and had no objections to the proposals and JE added that the area is covered by CROW open access so members of the public could walk the original paths if they wished to. Members agreed to support the proposals.

12. A.O.B

Circuit of Wales JA told members that 300Ha of replacement land had been approved for the loss of 260Ha of Common land. Mitigation land is separate from this and has been allocated close to the site. The replacement land comprises of parcels of land, some located close to the site, others further away.

13. Date of the next meeting

3rd March 2016, 2pm - Venue to be confirmed.

Brecon Beacons National Park Authority

PLANNING, ACCESS, AND RIGHTS OF WAY

COMMITTEE

1 March 2016

RECOMMENDATIONS OF THE DIRECTOR OF

PLANNING ON APPLICATIONS FOR DETERMINATION

BY

THE PLANNING, ACCESS AND RIGHTS OF WAY

COMMITTEE

ITEM NUMBER: 1

APPLICATION NUMBER: 15/12500/FUL APPLICANTS NAME(S): Mr Jeremy Williams SITE ADDRESS: Cefn Cantref Cantref Brecon LD3 8LT GRID REF: E: 304214 N:226436 COMMUNITY: Llanfrynach DATE VALIDATED: 3 August 2015 DECISION DUE DATE: 28 September 2015 CASE OFFICER: Mr Matthew Griffiths

PROPOSAL Change of use. Establish a camp site for up to 30 pitches and convert part of an agricultural building to a camp site amenity block

ADDRESS Cefn Cantref , Cantref, Brecon

OFFICER’S REPORT

INTRODUCTION This application is for the change of use of land at No. 5 Cefn Cantref, Brecon to a seasonal camp site, change of use of an existing agricultural building to an amenity building, installation of a drainage system and associated works.

This planning application was reported to PAROW on the 12 January 2016, where members decided to defer determination of the application for a site visit. The application is being referred to the PAROW meeting of the 1 March 2016 with the Member site visit scheduled for the morning.

Additional correspondence received prior to the 1 March 2016 meeting is incorporated into this report above. The further correspondence from Natural Resources Wales withdrawing their objection is provided above. In light of their advice it is considered that the drainage arrangements are appropriate and their recommended conditions have been incorporated as conditions 27 and 28 below. The requested informative has been included as informative 2.

The application requires determination by the Planning Access and Rights of Way Committee as the site exceeds 1 hectare and is therefore major development as defined by the Town and Country Planning (General Development Management Procedure) (Wales) Order 2012. The proposal is considered to be local in character and does not represent major development in a National Park as defined in section 5.5.6 of Planning Policy Wales (Edition 7, July 2014).

SITE DESCRIPTION AND DESCRIPTION OF DEVELOPMENT

Landscape context The site lies within an area of gently sloping landscape that occupies elevated land contained by the valley of the River Usk to the north and by the mountains of the central Brecon Beacons to the south. The landform slopes down from this 'plateau' to the River Tarrel to the west and to the River Cynrig to the west.

This local landscape is predominantly gently sloping pasture, comprising a generally rectilinear field pattern defined by hedges, often with mature trees. There are significant areas of woodland concentrated around the perimeter of the upland and around the streams and rivers that flow down from the Mountains to the south.

The area is accessed via a network of small lanes and tracks. These are generally contained by established hedgerows, with views into the wider landscape usually only available at gateways or gaps in hedgerows.

Farms in this area are fairly small, typically isolated, and are usually accessed from dedicated private tracks. There are numerous other isolated dwellings and farmsteads, either on private tracks, or accessed from the highway network.

This area is used for recreation and there are tourist attractions nearby that provide accommodation, including Upper Cantref Farm and 'The Held' bunkhouse. The lanes provide access to the countryside and they carry cyclists and pedestrians as well as agricultural traffic. Of particular note is the Three Rivers Ride, which is a recreational route running east-west, skirting the base of the Beacons some way to the south of the site and the car park at Cwm Gwdi, which attracts walkers.

The site of development 5 Cefn Cantref is part of a complex of former Council owned small holdings and was previously a pig farm. The buildings of the holding comprise a detached house set within a garden and a series of sheds of concrete blockwork or timber, clad with corrugated metal. Paving around the buildings is gravel or concrete.

The site lies at the junction of the minor road that runs south from Llanfaes towards the mountains and a minor road which primarily provides access to the other smallholdings at Cefn Cantref and a range of barns that have recently been converted to residential use.

The applicant indicates that the holding extends to 3.2Ha, being a rectangular pasture, subdivided into paddocks by post and wire fences. The fields slope very gently towards the west / south west. The southern paddock has a slight 'crown'. The high point being around two thirds of the way down the field just south of the dividing fence.

The buildings occupy the eastern part of the northern boundary and are separated from the road by a hedge. The western part of the northern boundary is contained by a hedge, although this is in poor condition and is incomplete either side of a field gate. The hedge is in a good condition as it approaches the road junction west of this point and as it extends along the western boundary of the holding. The hedge becomes very thick at the southern end of this boundary, with trees grown to medium size.

The southern boundary with the adjacent pasture also comprises an 'outgrown' hedge of mature and semi mature mainly deciduous trees. The eastern boundary is also hedged, this feature comprising semi-mature specimens and as it adjoins the highway appeared more managed.

Proposed development The proposed development is for summer camping pitches in the southern paddock of the holding and conversion of one of the former agricultural buildings to create an amenity building for the campsite.

No permanent track is proposed across the field and the camping pitches will be arranged around the southern and western perimeter of the southern paddock, where electric points will be installed. The applicant has indicated that a single low-level light will be installed at the edge of the paddock to aid pedestrian access between the campsite and the amenity block.

The works to the buildings comprise the refurbishment of the largest building at the western end of the complex and its change of use so that it can be partially used as an amenity building.

Outside the application site, in land in the ownership and control of the applicant, it is proposed to improve the visibility at the highway junction between the U0563 and C0155. This will involve realigning the existing hedgerow for a distance of around 45 metres. The applicant also proposes the removal of the buildings that currently lie between it and the house, which is at the eastern edge of the holding and these demolition works have been separately notified to the Authority.

The applicant originally put forward a proposal for 40 pitches, but during the application process decided to amend the application by reducing the number of pitches to 30. They also confirmed that the pitches would be used for tents only.

The drainage arrangements put forward in the application have also been amended. The proposed private sewerage treatment plant was initially to discharge to a land drain running across the upper paddock but this was amended to a proposed discharge to a soakaway within the application site. The applicants have been assessing the extent of the soakaway and indicate that for a soakaway system to be feasible the number of people camping at the site at anyone time is limited to 90 persons.

PLANNING HISTORY App Ref Description Decision Date

15/12260/DEM Demolish outbuildings between AGR Permitted 2nd Jul 2015 garage and main shed Development

15/12832/FUL Change of Use, Agricultural Application 13th Jan 2016 Garage and Access Site to Permitted Domestic Curtilage. Demolition of House and Garage. Construction of Replacement House and Garage

PLANNING POLICY, LEGAL CONTEXT AND KEY CONSIDERATIONS

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that the determination of planning applications shall be made in accordance with the development plan unless material considerations indicate otherwise. In this instance the development plan is the Brecon Beacons National Park Authority Local Development Plan 2007-2022 (adopted 2013) (LDP).

The National Parks and Access to the Countryside Act 1949 (as amended by the Environment Act 1995) establishes two purposes of National Parks:

1. To conserve and enhance the natural beauty, wildlife and cultural heritage of the National park; and

2. To promote opportunities for the understanding and enjoyment of the special qualities of the National Park by the public.

Section 11A of the 1949 Act establishes that if there is a conflict between the two purposes then the Authority must attach greater weight to the purpose of conserving and enhancing the natural beauty, wildlife and cultural heritage of the National Park. This is known as the Sandford Principle.

Section 11A of the 1949 Act also states that, in pursuing the statutory purposes, National Park Authorities shall 'seek to foster the economic and social well-being of local communities within the National Park'. The socio-economic duty is therefore not freestanding, but only something to be done in pursuing the statutory purposes.

The key planning policy and guidance which is relevant to this application are identified below:

National Planning Policy Planning Policy Wales (Edition 7, February 2014) TAN 5: Nature Conservation and Planning (2009) TAN 6: Planning for Sustainable Rural Communities (2010) TAN 11: Noise (1997) TAN 12: Design (2014) TAN 13: Tourism (1997) TAN 15: Development and Flood Risk (2004) TAN 18: Transport (2007) TAN 23: Economic Development (2014)

Brecon Beacons National Park Authority Local Development Plan 2007-2022 SP1 National Park Policy Policy 1 Appropriate Development in the National Park SP2 Major Development in the National Park - Strategic Policy SP3 Environmental Protection - Strategic Policy Policy 3 Sites of European Importance Policy 4 Sites of National Importance Policy 5 Sites of Importance for Nature Conversation Policy 6 Biodiversity and Development Policy 7 Protected and Important Wild Species Policy 8 Trees and Development Policy 9 Ancient Woodland and Veteran Trees Policy 12 Light Pollution CYD LP1 Enabling Appropriate Development in the Countryside SP 14 Sustainable Tourism Policy 46 Non-permanent Holiday Accommodation Policy 47 New or Extended Sites for Touring Caravans, Camper Vans and Tents Policy 49 Rights of Way and Long Distance Routes SP16 Sustainable Infrastructure Policy 56 Water and Sewage Supply for New Development Policy 57 Use of Non Mains Sewerage Solutions Policy 58 Sustainable Drainage Systems SP17 Sustainable Transport Policy 59 Impacts of Traffic

Supplementary Planning Guidance to the LDP, relevant to the application: Landscape and Development SPG (24 October 2014) Policy CYD LP1: Enabling Appropriate Development in the Countryside (May 2015) Obtrusive lighting and light pollution SPG (March 2015)

Based on the application as submitted, the policy context identified above and the representations of consultees and third parties it is considered that the following are the key considerations in determining the application:

- Principle of development; - Landscape impact; - Site illumination and dark skies impact; - Visual impact; - Highways impact; - Impact on residential amenity; - Acceptability of drainage arrangements; - Heritage impact; - Ecological impact; - Tree impact; - Local views; - Benefits; and - Other material considerations (including the adequacy of infrastructure, sustainability and consistency in decision making).

PRINCIPLE OF DEVELOPMENT A campsite can be an acceptable form of development in the open countryside, within the National Park based on Policy CYD LP1, Policy SP1, Policy 1 and Policy 47. These policies enable this type of development, with Policy 47 specifically allowing for the development of new seasonal campsites. Policy 47 in criterion (b) states that the applicant will need to demonstrate to the satisfaction of the NPA that the proposed development is fully integrated into the landscape by virtue of topography or surrounding land uses, particularly when viewed from public routes and vantage points from outside the site.

In other words the effect of the policy context is to apply the Sandford principle; namely support development that will promote opportunities for the understanding and enjoyment of the special qualities of the National Park by the public (including support for campsites in Policy 47), but not where the location and effect of the development is considered to be inappropriate and detrimental to the first statutory purpose. Determination of compliance with the first statutory purpose is therefore critical to assessing the principle of development.

LANDSCAPE IMPACT The application is supported by a Landscape and Visual Impact Assessment (LVIA) and officer's have undertaken site visits to the site and surrounding area, including visiting various viewpoints. The LVIA identifies a Zone of Visual Influence (ZVI) based on a field assessment by its author (rather than a GIS modelled approach). The ZVI is considered appropriate and conforms with observations made during officer site visits. The conclusion of the LVIA is that the landscape impact is likely to be limited, due to landform, the screening effect of linear vegetation and areas of woodland is agreed with. The screening effect is clearly the case to the north and east. The view put forward in the LVIA and ZVI that the site is open to and more visible to the south and west is also agreed with. The ZVI also identifies locations where the site will be visible in more distant views from the upland areas of the Brecon Beacons.

The most significant landscape impacts will be from the introduction of a seasonal campsite. Camping would take place between the start of March to the end of October. Therefore, for at most 8 months of the year the site would be occupied by tents and vehicles and associated paraphernalia such as refuse and recycling bins, electric hook-ups, outside taps, play equipment etc. Pitches would in all likelihood be laid out throughout this time and tracks would inevitably be formed through continuous use. The re-alignment of the hedge to improve the junction visibility will also result in landscape impact. The hedge will be more set back from and less in character with the surrounding hedgerows and will take some time to recover following translocation. Other impacts may arise from the installation of electrical connections and the installation of a single low level light on the edge of the campsite and additional lighting on the amenity building.

The immediate landscape based on a site visit is considered to be of high quality. The site is located within the Glyn Tarell and Cynnig valley visual sensory aspect area of the Landmap information system. This aspect area is assessed to be of high quality. The reasoning for this assessment is as follows: "The mosaic of upland pasture and woodland centred on attractive river corridors has a high scenic quality. The area's textures and patterns are a superb foil to the bare uplands of the Brecon Beacons. Attractive views are possible to and from the Beacons. The area also acts as a setting to the Usk valley. Overall, the area is unspoilt, in good condition and has a consistent character throughout. It is used for walking as a contrast to the uplands." Both of officer assessment and the landmap assessment identify this as a high quality landscape which has an unspoilt agrarian character.

The area to the south where there will be an indirect landscape impact is of even higher quality and forms part of the central Brecon Beacons. This area is within the Brecon Beacons visual sensory aspect area. This aspect area is assessed within Landmap to be of outstanding quality. The reasoning for this assessment is as follows: "The area has particularly high scenic quality with panoramic views due to its distinctive and dramatic topography. The skyline of Pen y Fan and Fan y Big form an important landmark which express the essence and high point [literally and metaphorically] of the Beacons. The area has a consistent and distinctive character throughout with a strong sense of place. The area is a major attraction for hikers and sightseers, which indicates strong consensus on the area's value and scenic quality."

The applicant's LVIA suggests there would be other positive landscape and visual impacts from the proposal. These derive from the conversion of the retained building which is in poor condition, the planting of new 'agricultural' hedges including specimen trees; reinforcement planting to close gaps in the existing 'outgrown' hedges; and modification of the management of hedges so that they are maintained at a greater height.

The applicant has also put forward the removal of the derelict buildings (between the dwelling and the retained building which is to be converted) and this removal is suggested as having a positive landscape impact. The buildings are in poor condition and unsightly. The buildings to be removed are however not within the site of development. Notwithstanding that the buildings are outside the site of development their removal can be ensured through the use of a negatively worded planning condition, requiring removal prior to the commencement of development. The proposed removal of these buildings can therefore be secured and the benefit of their removal accorded weight as they are reasonably directly related to the application being within the same holding and directly adjoining the site of development. The buildings have been assessed as part of the ecological survey undertaken at the site and a demolition notification has been considered and accepted by the Authority.

The proposal was also reviewed by Natural Resources Wales (NRW) who advised that they accepted the applicant's conclusion within the LVIA that there would be slight beneficial landscape effects in the long term.

The application was amended during the application process to remove some of the pitches on the western boundary of the site, which would be on the raised "crest" within the field. These were considered to be the most prominent pitches within the wider landscape. It is considered that the positioning of camping pitches can be controlled by planning condition, based on the pitch locations in the submitted drawings.

Taking account of the above considerations the nature of the application, the supporting information and the representations of consultees and third parties the direct and indirect landscape impacts are considered to be effectively mitigated, this view is taken based on the following: - the effect of landform to the north and west helps to provide screening and integration into the landscape, except in close proximity to the site; - the proposed placing of camping pitches only around the edge of the camping field where the linear hedgerow vegetation limits impacts by screening development; - the demolition of the unsightly outbuildings at the farm and the renovation of the retained building as an amenity block; and - landscape mitigation including the management of the existing vegetation at the site and the planting of hedgerow and filling of gaps in existing hedges.

Cumulative impacts of one camping development in combination with other existing or proposed development on landscape character are an important consideration. There are some other similar developments in the locality including a camping / caravan site at the Cefn Cantref Adventure Farm. As noted above the landscape impacts of this proposal are considered to be effectively mitigated and this limits the potential of this proposal to give rise to cumulative landscape impacts. Based on the site visits and visits to viewpoints it is considered that the in combination effects are not unacceptable in this case and cumulatively there will not be an unacceptable landscape impact.

The proposal is considered to be in compliance with Policy CYD LP1, Policy SP1, Policy 1 and Policy 47 - subject to conditions outlined below which secure various aspects of landscape mitigation and enhancement.

LIGHTING AND DARK SKIES IMPACT The scenic intrusion of lighting is a material consideration, Policy 12 Light Pollution states the following: "Proposals where lighting is required shall include a full lighting scheme and will be permitted:- a) where the lighting proposed is appropriate to its purpose; and, b) where there is not a significant adverse effect individually or cumulatively on i) the character of the area; ii) local residents; iii) vehicle users; iv) pedestrians; v) biodiversity; vi) the visibility of the night sky; and vii) 'dark corridors' for bats and light sensitive species."

The applicant has put forward a brief lighting plan that indicates that fixed lighting will be limited to a single light within the field, which could be timed to switch off when it is not expected that people will be moving around in the camping field. A single light is proposed at the amenity block. Given the nature of a campsite there will also be lighting from users of the campsite and it is noted that the applicant is proposing electrical hook ups and there will also be lighting from vehicles using the site.

The applicant's statement suggests lighting is limited and it is considered likely to be appropriate to the purpose of providing a level of safety to users of the site while minimising lighting. The lighting has also been considered by the NP Ecologist who has indicated that the principles are acceptable but need to be firmed up in a more detailed and binding lighting plan.

It is considered that the lighting of the site can be controlled to an acceptable level by the imposition of an appropriately worded planning condition. Subject to this condition it is considered that proposal will comply with Policy 12.

VISUAL IMPACT The site is an agricultural field in an attractive unspoilt agricultural landscape. From the field extensive views of the surrounding landscape towards the south can be obtained. The impacts of the development and landscape context are identified in detail within the landscape impact section above.

There are visual receptors in the surrounding landscape, including residential properties, public highways, public rights of way, open access land and other similar areas that may offer views of the site. The applicant's LVIA identifies many of these receptors and assesses the impact of development on various viewpoints and properties and concludes that the impact of development can be effectively mitigated.

Third party representations including a response from the Brecon Beacons Park Society have identified concerns regarding the visual impact of the development. Particular concern was raised regarding the potential positioning of pitches on the eastern boundary of the site where they were sited on the crest of the field. It seems reasoble to conclude that pitches in this location would be the most popular as they command the best views of the Beacons and as a corollary would also be most visible and intrusive from the Beacons. The applicant was requested to and did amend the application to remove this area from the proposed pitch locations. Concerns are also expressed that the proposal would detract from the views available from vantage points of the Brecon Beacons where the campsite would form an incongruous visual intrusion into the current unspoilt view, an example of this is the view from the gate to the minor road to the north of the site.

Third parties have also expressed concern regarding the impact of the proposal including the visual impact on residential properties. Some representations disagree with the view in the LVIA that the site will not be visible from other residential properties. In general the applicant's LVIA is considered to be reasonable in concluding that the visual impact on residential properties is effectively mitigated, but it is likely that there will be some views from residential properties and their curtilages. The intervening vegetation is likely to break up these views and as a seasonal camp site it is considered that the mostly broadleaf hedges and trees will be effective in screening. Residential properties are also a considerable distance away from the camping field, most dwellings are over 500m away separated by hedges from the location of the pitches. The nearest third party property is around 180 metres away and closest to the proposed amenity building which is to be formed from a converted building. It is considerably further from the camping field and the proposal is considered to have a limited visual impact on this property.

Based on the information submitted within the LVIA and site visits the areas where the pitches are located are not likely to be prominent in distant views. This is due to the substantial mature hedgerows and trees to the south and the nature of the surrounding landform. In addition, the camping field is largely surrounded by existing mature deciduous hedgerows, which further screen it from the west and east, and from close views from extensive lengths of the surrounding lanes. The removal of pitches from the raised area in the centre of the field further mitigates the visual impact. This will be particularly effective in mitigating impact from distant views of the site such as those offered from the well-used recreational area at Cwm Gwdi. The field is clearly visible from this area at a distance of around 2km. Given the distance, the scale of the development and the effectiveness of mitigation and screening it is considered that the intrusion of the proposed development into views is relatively minor and acceptable. Higher up in the Brecon Beacons there are numerous very well used routes and vantage points. Here it is considered that the site will be visible but will not have a significant impact on the extensive panoramic views offered.

Views of the tents are also likely to be available from gaps within the existing hedgerows. The applicant proposes a new hedgerow on the northern boundary of the camping field. The proposal is accompanied by an outline landscaping scheme which envisages the planting of hedgerows and reinforcing the existing hedgerow screening. While the new hedges would take some years to mature, the reinforcing of the hedgerows should be effective relatively quickly. This mitigation would also help to enhance the landscape, and add to the creation of natural habitat, offsetting the negative impacts of tents and structures.

The application has also been reviewed by Natural Resources Wales who advised, "that the site is of limited visibility in the immediate vicinity and proposed planting would limit this further. There is some visibility from footpaths on rising open ground to the south approximately 2km away and distant views from the Brecon Beacons e.g. Pen y Fan over 5km away. There would be some visibility of vehicles and tents but limited, particularly with the mitigation and not considered significant." They concluded by stating that they considered the visual effects to be slight adverse.

Similarly to landscape impacts it is not considered that there are significant or unacceptable cumulative visual impact effects from the proposal.

In conclusion the proposed camping will give rise to slight adverse visual impacts. Following mitigation and enhancement it is considered that any residual impact would be effectively reduced to a negligible and not unacceptable level. It is therefore considered that the requirements of Policy CYD LP1, Policy SP1, Policy 1 and Policy 47 are met in relation to the visual impact of development.

HIGHWAYS IMPACT A 30-pitch campsite development will result in an increase in traffic accessing and egressing the site, when compared to the lands current agricultural use, this increase will occur both during construction and during operation of the site.

There are multiple routes available to access the site from the main roads in the area e.g. the A470(T) and A40(T). It appears that the most convenient route would be along Bailihelig Road which leads off Church Street in Llanfaes. This route is around 2 km long and leads south from Llanfaes across a bridge over the A40, climbing a hill through the farmyard of Bailyhelig Farm. Access to the site is from the Bailihelig Road, where a minor road leads off at a "T" junction (this road provides access to Cefn Cantref Farm, converted barns and is a through road). Access into the site is provided through an existing entrance to 5 Cefn Cantref. Other routes to the site are available to the south / west through Libanus and to the east towards Llanfrynach.

The minor roads that access the site are typical of rural lanes in the National Park with poor horizontal and vertical alignment, restricted widths and restricted visibility. The poor nature of the roads and the increase in their use following development are a significant concern to local residents, with the majority of representations raising this concern.

The applicant has put forward junction improvements, which would involve re-aligning the hedgerow at the junction of the two roads at the North West corner of the site. The applicant has also expressed a willingness to accept a limit of 30 pitches and that the use of the site is for a tent site only (rather than motor homes).

The local highways authority have advised that they "do not object" to the application. They offer no objections while continuing to express concerns about the highway network and advising that it is not appropriate for additional traffic. They have provided some clarification on their position following a request from the case officer; they have advised that they consider the highway improvements are sufficient to mitigate the impact of the development and that these offer a significant improvement to highway safety. This is again not a view endorsed by neighbours and third parties who consider that addressing a single issue that they consider is of only minor importance does not outweigh the wider inadequacies of the highway network.

The issue of the impact on the highways network should be considered on balance. The acceptability of the increase in traffic movements on a substandard highway needs to be balanced against the improvements to the existing situation offered by the applicant. Given the technical expertise and knowledge of the local highways authority it is considered that their view that the balance is in favour of the development should be accepted and the proposal is considered in compliance with policy 59.

IMPACT ON RESIDENTIAL AMENITY Residential amenity is an important consideration and this has been a source of concern and objection from local residents. Based on a site visit the location is a tranquil and quiet rural area isolated from sources of disturbance such as roads and industry (apart from agricultural activity).

The Powys County Council Environmental Protection Officer (EPO) in his response requested that a noise assessment was submitted in support of the application. The applicant prepared a noise assessment that has been submitted and reviewed by the EPO. The report confirms the background noise levels to be low in the area. It concludes that based on the likely noise generation from the use of the site that the distance to sensitive properties is sufficient that propagation loss will be such that it will not be disturbing. The assessment is based on the nearest noise sensitive property being 180m from the camping field which is the approximate distance of No 4 Cefn Cantref. The noise assessment also notes that given that there are 30 pitches and the area is quiet it is unlikely that significant noise and disturbance would be accepted by other people staying at the site and that there is scope for planning conditions to control amplified music.

The application site is considered sufficiently distant from residential properties to mitigate the impact of development. There is likely to be a general increase in noise and activity in the locality following development with the introduction of the camp site. The site itself based on a site visit is relatively isolated from other properties and it is considered that the distances to residential properties are sufficient to allow for effective mitigation of impacts on residential amenity. This view is supported by the applicant's noise assessment which indicates that noise propagation loss will be sufficient to ensure that disturbance will be acceptable. The applicant's noise consultant suggests that planning conditions limiting the use of amplified music and entertainment could be used to ensure that the impact is acceptable.

The EPO has suggested a set of conditions to the Authority and is not offering any objection to the proposal. The applicant has prepared some information to address these conditions in the form of a set of rules for occupiers of the site.

Rudimentary information has been provided on the disposal of rubbish and recycling at the site and it is considered that this needs to be provided in more detail to ensure that such arrangements are acceptable and appropriate. This can be achieved through the imposition of a planning condition.

It is noted that the applicant lives at No. 5 Cefn Cantref and is likely to offer direct supervision of the site. However without the use of planning conditions or legal agreements to ensure that the occupier of 5 Cefn Cantref is always involved in the supervision of the site, this arrangement should not necessarily be given significant weight in decision making. Given the location of the site and its isolation from sensitive receptors it is not considered that there is a reasonable justification for imposing a condition that the occupier of No. 5 Cefn Cantref must be the manager of the site or to prevent the severance of the campsite from No. 5.

The impact on residential amenity is considered to be acceptable and subject to appropriate planning conditions will comply with advice in Planning Policy Wales (2014).

ARRANGEMENTS FOR DRAINAGE The application proposes a private foul sewerage system in the form of a treatment plant. The original proposal sought to discharge to the land drain that crosses the site. Many of the third party objections to the application have raised concerns regarding the flooding issues which arise on the road to the west of the site during periods of rainfall. It appears that this water arises from the land drain that passes through and continues along the highway. The view of the Land Drainage Authority that the impact of increasing flows into this drainage system will need to be assessed is agreed with and the applicant following the response of the land drainage authority amended the proposal to discharge to a soakaway system. The applicant also submitted additional supporting information on the drainage conditions at the site. The soakaway remains in close proximity to the land drain crossing the site. The potential for the outflow from the soakaway to pollute or cause / exacerbate flooding has been a source of concern and objection from third parties.

The applicant has prepared additional information in the form of a more detailed specification of the drainage soakaway and this has been submitted to the Authority prior to the Planning Access and Rights of Way Committee. This additional information has been re- consulted to appropriate consultees in particular PCC environmental health, the Land Drainage Authority and Natural Resources Wales and it is hoped that updated responses from these consultees can be provided to the Committee meeting. For the soakaway system to be practical the agent has indicated that there is a need to limit the capacity of the pitches to 90 residents at any one time (the suggestion is that there would be a maximum of 15 four person pitches and 15 two person pitches). A condition limiting numbers to 90 persons is considered necessary to ensure the sewerage system is acceptable it is also considered that additional information on the drainage system is likely to be required to ensure that the detail of the system is satisfactory.

Other development at the site, such as the conversion of the building, will not substantially change the existing drainage situation at the site. It is considered that arrangements for surface water disposal can be approved under a planning condition.

Subject to the advice of consultees and their acceptance that the drainage system proposed is acceptable, it is not considered that the proposed arrangements would give rise to significant harm and are considered to comply with Policy 57 of the Local Development Plan.

HERITAGE IMPACT The application was referred to the NP Heritage Officer Archaeology who has advised that the proposal will impact on a hedgerow of historic value with the relocation of around 40 metres of hedgerow. As advised above the relocation of the hedgerow is critical to the acceptability of the proposal from a highways perspective. The NP Heritage Officer Archaeology advises that "The hedgerow has been in existence as an integral part of a field system pre-dating the Inclosure Acts, as evidenced by the Tithe Map of Cantref in 1839. It also forms part of a field boundary which is part of the boundary between the historic parish of Cantref and St. David's Without. Furthermore, the hedgerow is growing on the top of a stone wall/bank which must be of a considerable age, and the First and Second Edition Ordnance Survey maps, 1887 and 1905 respectively, indicate the location of boundary stone marking the parish boundary, which may correspond to a surviving marker stone within the hedgerow. Within the Hedgerow Regulation the presumption is in favour of protecting and retaining hedgerows that are determined to be important within the criteria of the Hedgerow Regulations. Therefore, from a historic environment perspective it would be preferable that the hedgerow is retained, as it would represent the loss of a section of a historically significant hedgerow."

The importance of the hedgerow and the impact of the re-positioning of it will alter its historical character and undermine its significance is considered to weigh against the proposal and this impact should be given weight in decision making.

ECOLOGICAL IMPACT The application has the potential to have a detrimental ecological impact this derives primarily from both the conversion of the outbuilding and the works to reposition the hedge to improve highways visibility. The application is supported by a Preliminary Ecological Appraisal which has been reviewed by the NP Planning Ecologist. The NP Ecologist has also visited the site.

The NP Planning Ecologist noted that the "fields at 5 Cefn Cantref are improved pasture and are currently regularly mown, but with margins left unmanaged. The boundaries of the site are hedgerows; the southern one has mature trees, the eastern one has mature shrubs but is gappy at the base, the western one adjoins the road, is continuous and is regularly managed and the northern one also adjoins the road, but has some gaps." The NP Planning Ecologist further noted that it would be preferable for the hedgerow to be retained, but noted that re positioning maybe required to make the development acceptable in highways terms.

In relation to protected species it was noted that great crested newts and dormice may be present in the hedgerows at the site, although the nearest pond with great crested newts is 500 metres away and there are no records for dormice nearby. Taking these points into account the proposed mitigation measures were viewed to be appropriate.

The NP Ecologist has accepted that the methods for translocation or replanting of the hedgerow can be secured by a planning condition. The applicant has provided detailed mitigation measures for the Brown long-eared bat identified as roosting above the proposed boiler room are required. This detail has been given through information prepared to support the European Protected Species licence for the demolition of the remaining outbuidlings. The mitigation can be secured through planning conditions.

The NP Ecologist has suggested that other matters related to ensuring appropriate level of landscaping detail and the detail of the lighting scheme can be left to planning condition.

While noting the NP Ecologist does not object to the proposal. It is also noted that the NP Ecologist states that it would be preferable to retain the hedgerow in situ and not reposition it from an ecological perspective this view should be accorded some weight in decision- making.

It is considered that the proposal will have an acceptable ecological impact and that the proposed mitigation is appropriate. The proposal will comply with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan.

TREE IMPACT The application will involve excavation in proximity to trees to provide electrical hook-ups at the site. Following an objection to the application from the National Park Tree Consultant the applicant submitted additional supporting information in the form of a tree survey and constraints report, by an appropriate professional. The report contained a tree location and constraints plan as well as an aboricultural impact assessment. Having reviewed the information the National Park Tree Consultant recommends that conditions are imposed requiring that the tree constraints plan and recommendations in the tree survey are followed exactly as set out.

Subject to the imposition of the recommended condition it is considered that the proposal will have an acceptable impact on trees subject to conditions and is in accordance with Policy 8.

LOCAL VIEWS This application has given rise to substantial local concern and objection, in considering this paragraph 3.1.8 of Planning Policy Wales provides clear guidance: "When determining planning applications local planning authorities must take into account any relevant view on planning matters expressed by neighbouring occupiers, local residents and any other third parties. While the substance of local views must be considered, the duty is to decide each case on its planning merits. As a general principle, local opposition or support for a proposal is not, on its own, a reasonable ground for refusing or granting planning permission; objections, or support, must be based on valid planning considerations. There may be cases where the development proposed may give rise to public concern. The Courts have held that perceived fears of the public are a material planning consideration that should be taken into account in determining whether a proposed development would affect the amenity of an area and could amount to a good reason for a refusal of planning permission. It is for the local planning authority to decide whether, upon the facts of the particular case, the perceived fears are of such limited weight that a refusal of planning permission on those grounds would be unreasonable."

The substantive concerns raised by local residents have been addressed within the various parts of this report and while noting the degree of concern it is considered that it is the substantive planning points raised that need to and have been addressed in this report.

BENEFITS The benefits of a development are a material planning consideration.

It is recognised that an increase in the number of tent pitches in the vicinity of a town / village can generate additional trade for local business (eg. shops, pubs, cafe´s etc). The benefits of these types of proposals is reflected in Policy 47 which supports campsites where there would not have harmful effects.

One of the reasons why many visitors are attracted to the National Park, and the area between the Central Beacons and the town of Brecon area more particularly, is the natural beauty of the landscape and the picturesque setting of its towns and villages. Development that causes permanent harm to the quality of the landscape is therefore likely to have a negative effect on the wider local economy. As the application does not attempt to quantify the beneficial effect on the local economy, significant weight, to the exclusion of other factors, cannot be given to this.

It is advised that the Authority's duty to foster the economic and social well-being of the communities within the National Park is only applicable where its statutory purposes are being pursued. Applying that and the Sandford Principle, it follows that the duty towards the economic well-being of the area cannot be used to justify development at the expense of conserving and enhancing the natural beauty of the landscape. It is strongly advised that if it is determined that there is unmitigated residual landscape and visual harm from the proposal the benefits of the scheme should not be used as a basis for granting permission.

In this instance there is no suggestion that the proposal is for a farm diversification project and it is not considered that policy supporting this type of development should be given any weight.

OTHER MATERIAL CONSIDERATIONS Concerns have been expressed that the infrastructure in the area is not sufficient to support the application in particular concerns have been expressed regarding the availability of potable water for the development and problems with the electricity supply due to its provision by overhead lines. Dwr Cymru Welsh Water (DCWW) were consulted on the application, they have stated that the site can be supplied with water. The local concerns appear to be genuinely made and reflect the experience of residents; DCWW are however the statutory water undertaker and their view on this matter should be accorded significant weight. Electricity suppliers have a duty to supply development where requested and it is not considered that there is sufficient evidence that an effective supply will not be provided to the development.

Impact on the local community and interference with agricultural activity in the locality have been raised in neighbour / third party responses. It is considered such impacts would likely arise from most proposals for campsites in countryside areas. The policy position (Policy 47) supports seasonal campsites in the countryside and should be given weight. It is also not clear that there are any exceptional reasons why this proposal would unacceptably impact on the local community or the agricultural activity undertaken in the locality. Judgements on matters such as this are considered to be fraught with the potential for un-evidenced assumption in decision-making. It is considered that the Authority would need considerable evidence that harm would arise to these matters to accord such concerns considerable weight in decision making. The sustainability of the site has also been raised, the LDP and Policy 47 in particular it is considered offers the appropriate means to consider sustainability and it allows for the kind of proposal put forward here subject to appropriate criteria that achieve the appropriate sustainable balance.

The PCC contaminated land officer has advised that there is the potential for former agricultural buildings to have been used for the storage of potentially contaminative materials such as agricultural chemicals and fuel oils. They have advised that an informative should be included on any decision notice advising of this.

Third parties have suggested that an approval of this application would be inconsistent with the National Park Authority decision on the application for a temporary Gypsy-Traveller site at Cefn Cantref. This was refused on the grounds of the increased use of the public highway serving the site and that the level of light pollution would have a significant impact on neighbouring occupiers and the surrounding countryside. Third parties have also drawn attention to the appeal decision and the observations of the Planning Inspector in determining and allowing the appeal. Particular attention is drawn to the paragraphs where the Inspector commented on the highway networks serving the site and the inappropriate appearance of the site.

The comments of the Inspector in relation to the highways network are as follows: 'I have had regard in my deliberations to the highway safety issue. I appreciate that the access on to the unclassified U0263 does not meet recommended standards for visibility sought in TAN 18, but this is an existing access onto a road that has low traffic flows, which will be used for the present purposes for a finite and relatively short period. There have been no recorded accidents on U0263 in the last 5 years with the present use having been generating movements in and out of the site since July 2008. I note that Bailihelig Road is substandard in width and vehicles would have difficulty in passing one another in some parts of it. There are passing places and traffic flow is relatively low with only one recorded accident in the last 5 years which occurred before the present use began.' As noted above the local highways authority do not consider the highway network appropriate in the locality and there advice is provided on balance and result from their view that the improvements to the highway junction outweigh the objections to the increased use of the access to the site.

While noting the concerns regarding any issues of consistency between the neighbouring proposal, it should be noted the policy context are different for the two developments, in particular this proposal is for a seasonal camp site, it does not have the boundary treatments which were used in the Gypsy-Traveller site and improvements to the highway are proposed in this application.

CONCLUSION AND PLANNING BALANCE There remains one outstanding issues in relation to this planning application and the application has been placed on the Committee agenda with the expectation that there is a reasonable prospect that these matters will be addressed prior to the committee meeting. This is the submission of further information by the applicant on the drainage arrangements for the site and the comments of consultees with regards to this. It is not considered likely that these responses will give rise to the need for additional planning conditions.

In straightforward terms the creation of a new 30 pitch campsite will increase the camping accommodation available in this area of the National Park. This is a material consideration and it would accord with the second statutory purpose. However the question is whether the development proposed runs contrary to the first statutory purpose, and whether the provision of additional camping accommodation accords with or outweighs the relevant development plan policies. The scheme benefits in terms of additional tourism facilities and other economic benefits should be given some, albeit, limited weight.

The proposal will have a landscape and visual impact. These impacts are considered to be localised and limited in both scale and extent of impact and the applicant has sought to mitigate these impacts. It is accepted that this mitigation is appropriate and likely to be effective over the longer term. This is a position supported by Natural Resources Wales who considered the landscape impact to be slightly beneficial in the longer term and visual impact to be slight adverse. On balance it is considered that the proposal will have an acceptable landscape and visual impact in line with the requirements of policy 47.

In respect to other material considerations, the proposed highways impact is a matter that is finely balanced. There is considerable concern from numerous residents in the area due to the increase in traffic movements. The specific advice of the Local Highways Authority is that the improvement to the junction will be a significant benefit (it is noted that local residents dispute this view) and that this outweighs the increased use of the substandard highway network. This opinion has been accepted but it is clearly a matter of judgement. Weight should also be given to the views of the NP Heritage Officer Archaeology that the hedge that needs to be re-positioned is of historical interest and significance and the advice of the NP Ecologist that ideally the hedge should be retained in position. However these comments are not viewed as sufficient to outweigh the significant benefit of improving the junction.

In the opinion of Officers the proposal would amount to a relatively minor and not unacceptable landscape and visual amenity detractor. The mitigation and enhancements proposed is sufficient to outweigh any residual harm from the proposal. It is on this basis that the proposal is recommended for approval.

RECOMMENDATION: Permit

Conditions and/or Reasons:

1 The development to which this permission relates shall be begun no later than the expiration of five years from the date of this permission. 2 The development shall be carried out strictly in accordance with the plans stamped as approved. (drawing no. NP1v1; NP2v1 and NP4v1) 3 Notwithstanding the detail shown on drawing NP1v1, the pitches and electrical hook-ups shall be laid out in accordance with plan No. NP4v1. The pitching of tents and parking of vehicles shall be undertaken within the designated pitches on plan No. NP4v1 only. 4 Prior to the first use of the site for camping details of the proposed electrical hook- ups shall be submitted to and approved in writing by the local planning authority. The electrical hook-ups installed shall be in accordance with the approved details. 5 The site shall only be occupied by tents between March 1 and October 31 in any calendar year. 6 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re-enacting or modifying that Order), the site the subject of this permission and defined on the drawings listed in condition 2) above shall be used only as defined in this permission and for no other temporary or seasonal uses in connection with the operation of the holiday accommodation, or any other temporary or seasonal use other than agriculture. 7 The site shall be used for tents only, with only 30 such pitches present on site at any one time with no more than 90 persons resident at any one time. The site shall not be used for any other form of temporary holiday accommodation. The tents shall be removed from the site following the end of each period of holiday occupation. 8 Prior to the occupation of the camping pitches any entrance gates shall be set back at least 6.0 metres distant from the edge of the adjoining carriageway and shall be constructed so as to be incapable of opening towards the highway and shall be retained in this position and form of construction for as long as the development hereby permitted remains in existence. 9 The gradient of the access shall be constructed so as not to exceed 1 in 15 for the first 6.0 metres measured from the edge of the adjoining carriageway along the centreline of the access and free shall be retained at this gradient for as long as the development remains in existence. 10 No development shall occur until the junction of the U0563 with the C0155 is improved so that there is clear visibility from a point 1.05 metres above ground level at the centre of the access and 2.4 metres distant from the edge of the adjoining carriageway, to a point 0.26 metres above ground level at the edge of the adjoining carriageway and 45 metres distant in a southerly direction measured from the centre of the junction along the edge of the adjoining carriageway. Nothing shall be planted, erected or allowed to grow on the area of land so formed that would obstruct visibility and the visibility shall be maintained free from obstruction for as long as the development hereby permitted remains in existence. 11 Within 5 days from the commencement of the development the area of the access to be used by vehicles is to be constructed to a minimum of 410mm depth, comprising a minimum of 250mm of sub-base material, 100mm of bituminous macadam base course material 60mm of bituminous macadam binder course material for a distance of 6.0 metres from the edge of the adjoining carriageway. Any use of alternative materials is to be agreed in writing by the Local Planning Authority prior to the access being constructed. 12 Prior to the occupation of the camping plots the area of the access to be used by vehicles is to be finished in a 40mm bituminous surface course for a distance of 6.0 metres from the edge of the adjoining carriageway. This area will be maintained to this standard for as long as the development remains in existence. 13 Upon formation of the visibility splays detailed in condition 10 above the centreline of any new or translocated hedge shall be positioned not less than 1.0 metres to the rear of the visibility splay and retained in this position as long as the development remains in existence. 14 Prior to commencement of development works, a full working method statement shall be submitted to the Local Planning Authority for written approval and shall be implemented as approved. Construction measures and the method statement shall include: i. Incorporation of the recommendations in Section 5 of the ecological report dated 15th July 2015 ii. The full details of the mitigation of impacts on all protected species that may be present iii. The full details of the hedgerow translocation and aftercare methodology 15 Prior to the commencement of development works, a detailed landscaping and biodiversity enhancement scheme based on the Landscape Mitigation Proposals plan shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include i. Provision of at least two features for bat roosting or bird nesting ii. Details of "hay meadow" creation and enhancement iii. Full planting specifications for new hedgerow and tree planting iv. A long-term (10-year) habitat management plan 12. The main source of electricity for the camping site shall be from mains (e.g. hook-ups) 16 No standby generator for the purpose to supply electricity to the site shall be used on site without the written permission of the Local Planning Authority. The main source of electricity supply shall be obtained from mains electricity / solar energy or similar. 17 A noise management scheme detailing particulars of the transient noise sources (e.g. vehicles arriving leaving; loud amplified music/sound from vehicles, etc) to be generated within the site together with their respective noise mitigation measures shall be submitted to and approved by the Local Planning Authority before the site is used for tents; and the development shall be used in every respect in accordance with the submitted management scheme. 18 All building construction operations (including landscaping) shall be carried out between the following hours: Monday to Fridays 08:00 to 18:00 hours; Saturdays from 08:00 hours to 13:00 hours and at no times on Sundays, Bank and Public Holidays. 19 The use for camping hereby permitted shall not be begun before details of the arrangements for the storing and collection of refuse and waste have been submitted to and approved by the Local Planning Authority and the development shall not be carried out otherwise than in accordance with any approval given. 20 No development shall occur until the range of buildings between the proposed amenity building and No. 5 Cefn Cantref have been fully demolished and removed from the site. 21 Prior to works to reclad and convert the existing building to an amenity building and notwithstanding the details provided of the external materials to be used a sample of the cladding materials shall be submitted to the local planning authority and approved in writing. The approved material shall be used in the recladding of the building. 22 No development shall occur prior to the submission of an external lighting scheme and written approval by the local planning authority. The scheme shall take into account all of the lighting needs associated with the development during operational hours and shall be the minimum required to perform the relevant lighting task. It shall be specifically designed to minimise the risk of light spillage beyond the development site boundary and into the sky.To ensure that lighting is appropriate and minimises any impact on biodiversity and amenity to an acceptable level in accordance with Policy 12 of the adopted Local Development Plan. The scheme shall include: i. A statement setting out and justifying why the lighting scheme is required. ii. A report setting out the technical details of the luminaires and any columns, including their location, type, shape, dimensions and, expected luminance output and specifically explaining what design attributes have been chosen to minimise light pollution. iii. An operational statement, including details of the proposed hours of operation. (Unless explicitly agreed in writing, all external lighting luminaries shall be turned off during daylight hours and when not actively required).

Once approved in writing, the lighting scheme shall be implemented prior to the first use of the site for camping and thereafter operated in accordance with the approved details. The local planning authority reserves the right to require periodic testing to be conducted on the lighting installations and if it is confirmed that approved levels are being exceeded the operator of the lighting scheme will be required to implement the necessary works to bring it back within compliance within one month of being advised in writing that this is the case. 23 No development shall commence on site or machinery or materials brought onto the site for the purpose of development until a landscape design has been submitted to and approved by the local planning authority (this shall be based on and provide further detail to the landscaping outlined within the submitted Landscape and Visual Impact Assessment). The submitted design shall include drawings at a scale of 1:200 or 1:500 and a written specification clearly describing the species, sizes, densities and planting numbers. Drawings must include accurate details of all existing trees and hedgerows with their location, species, size, condition, any proposed tree surgery, an indication of which are to be retained, which are to be removed and where additional planting to fill in gaps is proposed. 24 The landscaping scheme approved under condition 21 above shall be carried out concurrently with the development hereby permitted and shall be completed no later than the first planting season following the completion of the development. The landscaping shall be maintained for a period of 5 years. During this time any trees, shrubs or other plants which are removed, die, or are seriously retarded shall be replaced during the next planting season with others of similar size and species unless the National Park Authority gives written consent to any variation. If any plants fail more than once they shall continue to be replaced on an annual basis until the end of the 5 year maintenance period. 25 Prior to the commencement of the development details of the proposed foul and surface water drainage arrangements shall be submitted to and approved in writing by the local planning authority. The approved scheme shall be implemented before the first use of the development hereby permitted. 26 All development shall be undertaken in full accordance with the submitted tree constraints plan and recommendations in the tree survey submitted in support of the application by Mr Wyn Davies. 27 The proposed package treatment plant and soakaway must be constructed to BS 6297 2007, with the soakaway being located at least 10 metres away from the existing land drain. 28 Surface waters shall not be directed through the package treatment plant.

Reasons:

1 Required to be imposed by Section 91 of the Town and Country Planning Act 1990. 2 To ensure adherence to the plans stamped as approved in the interests of clarity and a satisfactory development and to allow for future variation of the planning permission. 3 In the interests of the character and appearance of the area, in accordance with Policy 47(a) of the adopted Local Development Plan. 4 In the interests of the character and appearance of the area, in accordance with Policy 47(a) of the adopted Local Development Plan. 5 In the interests of the character and appearance of the area, in accordance with Policy 47(a) of the adopted Local Development Plan. 6 To ensure that permitted development rights are not used to extend the period of occupation beyond the seasonal occupation allowed for under condition 3. In accordance with Policy 47(a) of the adopted Local Development Plan. 7 To ensure that the site is used for holiday camping only and not for more permanent forms of holiday accommodation (such as yurts, bell tents tipis etc), in the interests of the character and appearance of the area. In accordance with Policy 47(a) of the adopted Local Development Plan. 8 In the interests of highway safety and the free flow of traffic in accordance with Policy 59 of the adopted Local Development Plan. 9 In the interests of highway safety and the free flow of traffic in accordance with Policy 59 of the adopted Local Development Plan. 10 In the interests of highway safety and the free flow of traffic in accordance with Policy 59 of the adopted Local Development Plan. 11 In the interests of highway safety and the free flow of traffic in accordance with Policy 59 of the adopted Local Development Plan. 12 In the interests of highway safety and the free flow of traffic in accordance with Policy 59 of the adopted Local Development Plan. 13 In the interests of highway safety and the free flow of traffic in accordance with Policy 59 of the adopted Local Development Plan. 14 To comply with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006. 15 To comply with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006 16 In the interests of the amenities of nearby residents, to comply with Planning Policy Wales (2014). 17 In the interests of the amenities of nearby residents, to comply with Planning Policy Wales (2014). 18 In the interests of the amenities of nearby residents, to comply with Planning Policy Wales (2014). 19 In the interests of the amenities of the local area from waste and litter and to prevent pest infestation and offensive smells, to comply with Planning Policy Wales (2014). 20 In the interests of the character and appearance of the area, in accordance with Policy 1 and Policy 47(a) of the adopted Local Development Plan. 21 In the interests of the character and appearance of the area, in accordance with Policy 47(a) of the adopted Local Development Plan. 22 To ensure that lighting is appropriate and minimises any impact on biodiversity and amenity to an acceptable level in accordance with Policy 12 of the adopted Local Development Plan. 23 In the interests of the character and appearance of the area and biodiversity, in accordance with Policy 47(a) of the adopted Local Development Plan. 24 In the interests of the character and appearance of the area and biodiversity, in accordance with Policy 47(a) of the adopted Local Development Plan. 25 To ensure that an appropriately detailed foul drainage scheme is provided in accordance with Policy 57 of the adopted Local Development Plan. 26 To ensure that appropriate tree protection measures are in place during development works in accordance with Policy 8 of the adopted Local Development Plan. 27 To ensure protection of the Natural Environment and to avoid pollution of the land drain. 28 To ensure protection of the Natural Environment and to avoid pollution of the land drain.

Informative Notes:

1 The development site is identified as being potentially affected by land contamination due to its use as an agricultural building. Therefore, should any made ground and/or contamination be identified during the development works it would be practical to investigate and assess any potential risks, and to inform the Council's Contaminated Land Officers immediately. 2 The applicant is advised that an Environmental Permit from Natural Resources Wales is required under the Environmental Permitting Regulations 2010. The granting of planning permission does not guarantee the granting of a permit. The applicant should contact NRW on 0300 065 3000 for further advice on this matter.

APPENDIX 1 – CONSULTEE COMMENTS

Brecon Beacons Park Society 28th Aug 2015 I am writing on behalf of the Brecon Beacons Park Society which is an independent organisation with over 700 members that exists to further the enhancement, protection, conservation and enjoyment of the Brecon Beacons National Park. We have the following concerns relating to the planning application cited above.

1) Visual Impact

As a development in Brecon Beacon National Park this proposal must comply with the National Park purposes and statutory duty (LDP SP1) and with LDP Policy 1, Appropriate Development in the National Park.

The proposed development is located close to the main peaks of the Brecon Beacons and the north running ridges extend towards the site. We are concerned that the proposed development will be will be visible from the peaks and ridges of the Beacons and be an intrusion into the landscape. Although the southern boundary of the site contains a number of mature trees which may provide some screening, they will not screen the site from high points to the south-west. It is likely that the pitches on the higher ground to the east side of the field will be most popular as they will command the best view of the peaks but, by the same token, they are more likely to be visible from the peaks. We are also concerned that the development will spoil the very fine views of the Beacons that can be obtained from the lane just north of the site.

The application is not clear as to whether the intention is for camper vans and caravans to use the site, as well as tents. The provision of electric hook-up points suggests that it is. We are very concerned that permission is not given for caravans and camper vans at this site, as these are particularly intrusive in the landscape.

We therefore consider that the proposed development is contrary to Policy 47b of the Local Development Plan, as we do not believe that:

"the applicant has demonstrated to the satisfaction of the NPA that the proposed development is fully integrated into the landscape by virtue of topography or surrounding land uses, particularly when viewed from public routes and vantage points from outside the site;"

2. Lighting The proposed development is in open countryside in a very rural situation. Even the fairly modest amount of lighting proposed would affect the sense of tranquillity and remoteness of the area and would therefore be contrary to LDP SP1a)

3. Access We consider that camper vans and caravans would cause problems on the narrow access roads, whether approaching the site from Brecon or the Llanfrynach direction, and that therefore the proposed development is contrary to Policy 46d of the LDP:

"the proposed site will have an adequate means of access to and into the site that is capable of accepting the width of vehicles required for movement of the accommodation without detriment to highway amenity." The society therefore wishes to object to the proposed development.

Brecon Town Council 20th Nov 2015 Objections - The Committee wish to reiterate their comments forward to you on the 8th Sept 2015

9th Sep 2015 The Committee wish to object as traffic is likely to generate an unacceptable impact on congested areas or at times of peak traffic flows; Traffic is likely to be generated at Inappropriate times, unacceptable Impact on road safety and Significant environmental damage As defined in Policy 59 of the LDP

26th Aug 2015 Would ask you to consider an extension to the consultation date in relation to the application owing to the weight of representations to this Committee

Dwr Cymru Welsh Water - Developer Services 10th Nov 2015 We refer to your letter dated the 27 October 2015 relating to the above site, and we can provide the following comments in respect to the proposed development. We have no additional comments to make regarding the amended/additional details received by the Authority. We note the reduction in the number of pitches and have amended our records accordingly. However, we would like to reiterate our previous comments within our initial planning response of the 16 September 2015 as follows. SEWERAGE As the applicant intends utilising a private treatment works we would advise that the applicant contacts Natural Resources Wales who may have an input in the regulation of this method of drainage disposal. However, should circumstances change and a connection to the public sewerage system/public sewerage treatment works is preferred we must be re-consulted on this application WATER SUPPLY No problems are envisaged with the provision of water supply for this development. Our response is based on the information provided by your application. Should the proposal alter during the course of the application process we kindly request that we are re-consulted and reserve the right to make new representation.

16th Sep 2015 We refer to your planning consultation relating to the above site, and we can provide the following comments in respect to the proposed development.

SEWERAGE As the applicant intends utilising a private treatment works we would advise that the applicant contacts Natural Resources Wales who may have an input in the regulation of this method of drainage disposal.

However, should circumstances change and a connection to the public sewerage system/public sewerage treatment works is preferred we must be re-consulted on this application

WATER SUPPLY No problems are envisaged with the provision of water supply for this development.

Our response is based on the information provided by your application. Should the proposal alter during the course of the application process we kindly request that we are re-consulted and reserve the right to make new representation.

Llanfrynach Community Council 17th Nov 2015 Our previous comments regarding visual impact and the size of vehicles are still applicable but we have no further comments.

16th Sep 2015 On behalf of the Llanfrynach Community Council we would like to add the following comments to the amended proposal: o The evidence that has been provided to support this application has improved now there is a proper Landscape and Visual Impact Assessment. The assessment explains (para 8.5.5) that the camp site will be visible from the Beacons, and that the nearest location from which it will be visible are the paths on the spurs to the Beacons 2km away to the south. It's normal to provide illustrations (e.g. marked up photographs) to justify text in a Landscape and Visual Impact Assessment in this day and age. However the only photograph that's provided is an un-marked up view of the site from the top of Pen y Fan, 5 km away. A key function of such an illustration would be to show how the campsite relates to the existing view in context (e.g. does it introduce new colours and odd shapes) and scale. There should be a marked-up photo from the nearest over-looking location from which it is visible. o The Campsite Layout showing the mitigation proposals shows only 30 pitches, while the application is for 40. This should show the full number for which planning permission is being sought.

7th Aug 2015 I am writing on behalf of Llanfrynach Community Council to ask for an extension to the date by which you require comments to be submitted. The community councillors have already received several phone calls and emails from concerned residents, they therefore feel that it is necessary to hold a public meeting to give residents the opportunity to inspect the plans and other information submitted by the applicant. To fully represent the community as a whole the community councillors wish to hear all views and gain a complete understanding of the issues prior to submitting our response. 25-08-15 Llanfrynach Community Council wishes to draw your attention to the following comments regarding the above planning application.

1) Due to the high level of community interest in the proposal, the Council request that the application be considered by the Planning and Rights of Way Committee (PAROW) rather than an Officer delegated decision. This will allow members of the local community, if they so wish, to express their views under the authorities scheme for public speaking.

2) We do not think that the application is sufficiently explicit in regard to the type of units- tents, camper vans, motorhomes or caravans- to be accommodated on the site. The application is described as a Campsite, and the drawing of the proposed site states Campsite / Tent pitches. The facilities provided for in the application, such as electric hook ups, would suggest caravans and motorhomes may also be expected. Clarification of the type of vehicles to be using the site is sought.

3) The statements on visual impact and the photographs are insufficiently clear about what the occupied campsite will look like from the medium distance (as distinct from the road). In particular, we feel this should be clearer given the location of the site within the iconic view towards Brecon from the top of Pen y Fan. The photo simply shows where the site will be.

4) Llanfrynach Community Council requests that access to the site for all motor traffic should be via the Bailihelig Road from Llanfaes. Approach routes from the east are not suitable for the increased traffic. This should be made clear on all publicity material and route advice issued by the proposed campsite. In addition a "No Right Turn" sign should be positioned opposite the site entrance to further discourage use of this route.

While Llanfrynach Community Council supports sustainable development within our area, we seek to ensure that appropriate clarifications are sought and conditions attached if permission is granted.

NP Heritage Officer Archaeology 10th Nov 2015 Just to confirm that I have reviewed the additional information submitted in support of Planning Application 15/12500/FUL, and I have no additional comments to make.

10th Sep 2015 I have reviewed the additional documents submitted for Planning Application No. - 15/12500/FUL, and don't have any further comments to add. My initial comments still apply.

27th Aug 2015 National Policy Framework Welsh planning legislation and policy guidance outlines that the desirability of preserving archaeological remains and their setting is a material consideration in the determination of a planning application (Planning Policy Wales, Chapter 6, Para. 6.5.1). Planning Policy Wales (Edition 6: 2014): Paragraph 6.5.1. 'The desirability of preserving an ancient monument and its setting is a material consideration in determining a planning application, whether that monument is scheduled or unscheduled. Where nationally important archaeological remains, whether scheduled or not, and their settings are likely to be affected by proposed development, there should be a presumption in favour of their physical preservation in situ. In cases involving lesser archaeological remains, local planning authorities will need to weigh the relative importance of archaeology against other factors, including the need for the proposed development.'

This means that Local Planning Authorities in Wales have to take into account archaeological considerations and deal with them from the beginning of the development control process (WO Circular 60/96 Para. 10), and need to be fully informed about the nature and importance of archaeological remains, and their setting, and the likely impact of any proposed development upon them (WO Circular 60/96, Para. 15).

Development Plan Framework The adopted Local Development Plan sets out the Brecon Beacons National Park's policies and proposals to guide development in the National Park, , including Policy SP3 f): 'All proposals for development or change of use of land or buildings in the National Park must demonstrate that the proposed development does not have an unacceptable impact on, nor detract from, or prevent the enjoyment of … archaeological features'.

Response: Consultation of records held by the Brecon Beacons National Park Authority indicate that this development will affect a hedgerow that it of historic value. It is proposed to translocate 40 metres of hedgerow, at the northern end of the western field boundary in order to improve the visibility at the adjacent road junction. At this stage I have not undertaken a full screening in line with the 1997 Hedgerow Regulations, however, I would advise that under the Hedgerow Regulations this hedgerow would be deemed to be important due to its historic value. The hedgerow has been in existence as an integral part of a field system pre-dating the Inclosure Acts, as evidenced by the Tithe Map of Cantref in 1839. It also forms part of a field boundary which is part of the boundary between the historic parish of Cantref and St. David's Without. Furthermore, the hedgerow is growing on the top of a stone wall/bank which must be of a considerable age, and the First and Second Edition Ordnance Survey maps, 1887 and 1905 respectively, indicate the location of boundary stone marking the parish boundary, which may correspond to a surviving marker stone within the hedgerow. Within the Hedgerow Regulation the presumption is in favour of protecting and retaining hedgerows that are determined to be important within the criteria of the Hedgerow Regulations. Therefore, from a historic environment perspective it would be preferable that the hedgerow is retained, as it would represent the loss of a section of a historically significant hedgerow.

NP Planning Ecologist 16th Nov 2015 Thank you for re-consulting me on the above application.

Today (16th November 2015), I have received a copy of the following: o Bat Licence Application - Delivery Information - Mitigation, Compensation and Monitoring, Cefn Cantref by Acer Ecology dated November 2015

This details mitigation measures for the proposed demolition of some of the outbuildings at 5 Cefn Cantref, but also includes the mitigation measures for the impacts on the Brown long- eared bat roost in Building 1. The mitigation is appropriate to maintain the Favourable Conservation Status of the species affected and a condition should be imposed to secure the implementation of these measures. Natural Resources Wales have previously stated that they have no objection to approval of this application in relation European Protected Species issues.

With regard to the proposed improvements to the visibility splays, I have not received confirmation of whether the hedgerow is to be translocated or removed and a new one planted behind the visibility splay. However, a planning condition can be imposed to address the submission of and adherence to an acceptable methodology based on the recommendations in the ecological report.

Please refer to my memorandum dated 17th September 2015 for recommended planning conditions if this application is to be approved.

18th Sep 2015 A. Planning Policy & Guidance o To comply with Planning Policy Wales (2014), section 5.5 and also Technical Advice Note (TAN) 5, biodiversity considerations must be taken into account in determining planning applications. Planning permission should be refused if the proposals will result in adverse harm to wildlife that cannot be overcome by adequate mitigation and compensation measures. o The adopted Local Development Plan for the Brecon Beacons National Park includes the following policies regarding ecological issues and safeguarding biodiversity: o SP3 Environmental Protection - Strategic Policy o Policy 3 Sites of European Importance o Policy 4 Sites of National Importance o Policy 5 Sites of Importance for Nature Conservation o Policy 6 Biodiversity and Development o Policy 7 Protected and Important Wild Species o Policy 8 Trees and Development o Policy 9 Ancient Woodland and Veteran Trees

B. Legislation o Environment Act 1995 - the first Statutory Purpose of the National Park is to conserve and enhance the natural beauty, wildlife and cultural heritage of the National Park o Natural Environment & Rural Communities Act 2006 - Section 40 requires local authorities to have due regard to conserving biodiversity. This includes reference to the list of priority species and habitats produced under Section 42 of the Act. o Conservation of Habitats & Species Regulations 2010 (as amended) - Regulation 9 requires local authorities to take account of the presence of European Protected Species at development sites. If they are present and affected by the development proposals, the Local Planning Authority must establish whether "the three tests" have been met, prior to determining the application. The three tests that must be satisfied are: i. That the development is "in the interests of public health and public safety, or for other imperative reasons of overriding public interest, including those of a social or economic nature and beneficial consequences of primary importance for the environment". ii. That there is "no satisfactory alternative" iii. That the derogation is "not detrimental to the maintenance of the populations of the species concerned at a favourable conservation status in their natural range"

C. Comments 1. Thank you for consulting me on the above application. The development proposals are for the establishment of a campsite with 40 pitches on a field to the south of 5 Cefn Cantref and the conversion of an agricultural building to a washing/shower/toilet block. 2. I visited the site on 18th August 2015 and provided comments in a Memorandum dated 26th August 2015. I have reviewed the additional information that has been submitted with the application, which includes a drawing entitled Landscape Mitigation Proposals. 3. I previously requested that further investigation be made into considering other options for improving visibility at the road junction; this included assessing the possibility of retaining the wall and base of the hedgerow as well as planting a new hedgerow behind the visibility splay. I have not received any further information regarding this, so I assume that it is still proposed to translocate 40 metres of hedgerow at the northern end of the western hedgerow. From an ecological point of view, it would be preferable for the hedgerow to be retained, but I understand that the improvement of visibility at the road junction is required in order to make the development acceptable in terms of highways issues. Great crested newts and dormice may be present in the hedgerows at the site, although the nearest pond with great crested newts is 500 metres away and there are no records for dormice nearby. The proposed mitigation measures as outlined in the ecological report are therefore appropriate and should be followed. If the hedgerow translocation is to be undertaken, the methodology will require further detail, particularly in relation to aftercare and any remedial actions required. 4. The Landscape Mitigation Proposals show that new hedgerow planting with specimen trees is proposed along the fence line that runs east-west and separates the proposed camping field from the rest of the land holding to the north. New hedgerows are also proposed to the west and south of the proposed "shower block". The supplemental hedgerow planting along the existing boundaries is also welcomed. Full details of the planting specifications will need to be supplied. 5. The results of the bat surveys in the ecological report refer to all the buildings at the site, but most of these buildings are not part of this application. The building that is proposed for conversion to the shower/toilet block is a relatively modern structure, but the roof is almost completely missing. A Brown long-eared bat was found roosting in the adjoining barn; a boiler room is to be installed below the roosting site and specific mitigation measures to be secured as part of these proposals should be clarified. 6. It has been clarified that four fixed external lights are proposed at the site. Details of the specifications of the proposed lights are still required; any external lights should definitely be motion sensitive and not be left illuminated all night. Additional planting along the hedgerows will enhance the wildlife corridors as well as reduce the impacts of any lighting at each camping location. 7. There will be opportunities to accommodate biodiversity enhancement measures within the converted building. I recommend that at least two features for bats or nesting birds are specified (type and location) by the applicants. The proposed "hay meadow" in the middle of the camping field is also welcomed; provision for its appropriate management will be required.

D. Recommendations

To comply with LDP Policy 7, clarification of the mitigation measures for the Brown long- eared bat should be provided with regard to the installation of the boiler room; it may be possible to undertake the works at an appropriate time of year when the bat is absent and to ensure that the roost is retained.

To comply with LDP Policy 6, please can it be clarified whether the hedgerow is to be translocated or removed? I understand that the developer intends to reinstate hedgerow behind the visibility splay; there will also be new hedgerow planting across the field and additional planting along the existing hedgerows, which does comply with the policy. It will be important to ensure the long-term management of the hedgerows and trees at the site which can be secured through a planning condition.

If the above issues can be resolved and this application is ultimately to be approved, I will be in a position to recommend the inclusion of planning conditions and informative notes to cover the implementation of acceptable lighting and landscaping strategies as well as the following:

1. Prior to commencement of development works, a full working method statement shall be submitted to the Local Planning Authority for written approval and shall be implemented as approved. Construction measures and the method statement shall include: a. Incorporation of the recommendations in Section 5 of the ecological report dated 15th July 2015 b. The full details of the mitigation of impacts on all protected species that may be present c. The full details of the hedgerow translocation and aftercare methodology 2. Prior to the commencement of development works, a detailed landscaping and biodiversity enhancement scheme based on the Landscape Mitigation Proposals plan shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include a. Provision of at least two features for bat roosting or bird nesting b. Details of "hay meadow" creation and enhancement c. Full planting specifications for new hedgerow and tree planting d. A long-term (10-year) habitat management plan The landscaping and biodiversity enhancement scheme shall be undertaken and/or installed prior to the first beneficial use of the development hereby approved, in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority. Following the installation of the approved scheme, a report confirming adequate installation shall be submitted to the Local Planning Authority.

Reasons: o To comply with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP o To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006

Relevant LDP Policies

Policy 6 - Biodiversity and Development Development will only be permitted where; 1. the developer proves to the satisfaction of the NPA that there is no unacceptable loss or fragmentation or other impact of a habitat or landscape feature and/or increased isolation on important species as listed under Section 42 of the NERC act (habitats and species of principal importance to Wales), OR 2. A the developer identifies habitats and landscape features of importance for wildlife within the site and provides for the further creation, positive management, restoration, enhancement or compensation for these habitats and features to ensure that the site maintains its nature conservation importance; and B full provision is made for the future management of the site's habitats and features of nature conservation value. This will be secured either through Planning Obligations or the imposition of Planning Conditions; and C there is no unacceptable loss/breaching of linear features (e.g. hedgerows, woodland belts) Development should seek to enhance linear habitat features (e.g. hedgerow, woodland belts) 'dark corridors' and roosts used by bats The NPA will require all development being judged against this policy to provide biodiversity enhancement through the scheme in accordance with the direction of the Planning Obligation Strategy.

Policy 7 - Protected and Important Wild Species Proposals on land or buildings that support protected or important species will only be permitted where: i. the need for the development outweighs the nature conservation importance of the site, and in the case of European protected species, the criteria for derogation under the Habitats Regulations are met; and ii. positive measures are provided to contribute to species and habitat conservation targets; and iii. the developer proves to the satisfaction of the NPA that a) the disturbance of the species and habitat in terms of the effect on species survival and reproductive potential or habitat function will be kept to a minimum; or b) alternative areas are provided to sustain at least the current levels of populations or size of habitat affected by the proposal.

27th Aug 2015 A. Planning Policy & Guidance o To comply with Planning Policy Wales (2014), section 5.5 and also Technical Advice Note (TAN) 5, biodiversity considerations must be taken into account in determining planning applications. Planning permission should be refused if the proposals will result in adverse harm to wildlife that cannot be overcome by adequate mitigation and compensation measures. o The adopted Local Development Plan for the Brecon Beacons National Park includes the following policies regarding ecological issues and safeguarding biodiversity: o SP3 Environmental Protection - Strategic Policy o Policy 3 Sites of European Importance o Policy 4 Sites of National Importance o Policy 5 Sites of Importance for Nature Conservation o Policy 6 Biodiversity and Development o Policy 7 Protected and Important Wild Species o Policy 8 Trees and Development o Policy 9 Ancient Woodland and Veteran Trees

B. Legislation o Environment Act 1995 - the first Statutory Purpose of the National Park is to conserve and enhance the natural beauty, wildlife and cultural heritage of the National Park o Natural Environment & Rural Communities Act 2006 - Section 40 requires local authorities to have due regard to conserving biodiversity. This includes reference to the list of priority species and habitats produced under Section 42 of the Act. o Conservation of Habitats & Species Regulations 2010 (as amended) - Regulation 9 requires local authorities to take account of the presence of European Protected Species at development sites. If they are present and affected by the development proposals, the Local Planning Authority must establish whether "the three tests" have been met, prior to determining the application. The three tests that must be satisfied are: i. That the development is "in the interests of public health and public safety, or for other imperative reasons of overriding public interest, including those of a social or economic nature and beneficial consequences of primary importance for the environment". ii. That there is "no satisfactory alternative" iii. That the derogation is "not detrimental to the maintenance of the populations of the species concerned at a favourable conservation status in their natural range"

C. Comments 1. Thank you for consulting me on the above application. The development proposals are for the establishment of a campsite with 40 pitches on a field to the south of 5 Cefn Cantref and the conversion of an agricultural building to a washing/shower/toilet block. 2. I visited the site on 18th August 2015 and have reviewed the documents and drawings submitted with the application, which includes the following ecological information: o Preliminary Ecological Appraisal - 5 Cefn Cantref, Brecon, Powys by Protected Species Ecology Ltd dated 15th July 2015 3. I welcome the submission of the ecological report with the application and I note that the fields at 5 Cefn Cantref are improved pasture and are currently regularly mown, but with margins left unmanaged. The boundaries of the site are hedgerows; the southern one has mature trees, the eastern one has mature shrubs but is gappy at the base, the western one adjoins the road, is continuous and is regularly managed and the northern one also adjoins the road, but has some gaps. 4. It is proposed to translocate 40 metres of hedgerow at the northern end of the western hedgerow in order to improve the visibility at the adjacent road junction. From an ecological point of view, it would be preferable for the hedgerow to be retained, but I understand that the translocation is required in order to make the development acceptable in terms of highways issues. Great crested newts and dormice may be present in the hedgerows at the site, although the nearest pond with great crested newts is 500 metres away and there are no records for dormice nearby. The proposed mitigation measures are therefore appropriate. However, I am concerned about whether it will be possible to translocate the hedgerow successfully as it is currently growing on top of a stone wall. If the hedgerow must be removed from its current location, there seem to be a number of options: a. Attempt a translocation of the hedgerow as originally intended to the new location east of the ditch; however, because of all the stones at the base, I'm not sure how successful this will be - mainly due to the impact on the root systems of the hedgerow shrubs. b. Retain the existing stone wall and cut the hedge low as well as retaining the ditch behind it and plant a new hedge to the east. Obviously this will depend on whether this is acceptable to the Highways Officer and if it provides sufficient improvements to the visibility; it would also need regular maintenance to keep it below a certain height. The disturbance to existing biodiversity features, and particularly European protected species, would be lessened and the new hedgerow planting could be secured as part of a landscaping scheme. c. Another option might be to translocate the hedgerow back in to the existing ditch - it might be possible to pull it back in sections - and to create a new ditch behind (and to the east of) the translocated hedge. It might be possible to keep the stone wall relatively intact and therefore reduce the disturbance to the root structure. The translocation methodology will require further detail, particularly in relation to aftercare and any remedial actions required. 5. I understand that new hedgerow planting is also proposed along the fence line that runs east-west and separates the proposed camping field from the rest of the land holding to the north. The new hedgerow is not shown on the drawings, but the planting could be secured through an appropriately worded planning condition. Copper beech is not suitable for use in a rural hedgerow and I recommend that hazel, blackthorn and field maple could all be used instead. Full details of the planting specifications will need to be supplied. The supplemental hedgerow planting along the existing boundaries is also welcomed. 6. The results of the bat surveys in the ecological report refer to all the buildings at the site, but most of these buildings are not part of this application. The building that is proposed for conversion to the shower/toilet block is a relatively modern structure, but the roof is almost completely missing. A Brown long-eared bat was found roosting in the adjoining barn; a boiler room is to be installed below the roosting site and specific mitigation measures to be secured as part of these proposals should be clarified. 7. The proposed amount of fixed external lighting appears to be minimal although the statement in the Lighting Plan is confusing. A lighting plan should be provided with details of the specifications of the proposed lights and also their locations shown on a plan. Any external lights should definitely be motion sensitive and not be left illuminated all night. Additional planting along the hedgerows will enhance the wildlife corridors as well as reduce the impacts of any lighting at each camping location. 8. There will be opportunities to accommodate biodiversity enhancement measures within the converted building. I recommend that at least two features for bats or nesting birds are specified (type and location) by the applicants.

D. Recommendations

In order to comply with LDP Policies 6 and 7, the following issues need clarification or further information: o The options for treatment of the hedgerow in the north-west corner should be further investigated; option b) above is preferred. o Clarification of the mitigation measures for the Brown long-eared bat should be provided with regard to the installation of the boiler room; it may be possible to undertake the works at an appropriate time of year when the bat is absent and to ensure that the roost is retained. o Further details of the proposed landscaping and planting will need to be supplied o Further details of the proposed lighting will also need to be supplied

If the above issues can be resolved and this application is ultimately to be approved, I will be in a position to recommend the inclusion of planning conditions and informative notes to cover the implementation of acceptable lighting and landscaping strategies as well as the following:

1. Prior to commencement of development works, a full working method statement shall be submitted to the Local Planning Authority and shall be implemented as approved. Construction measures and the method statement shall incorporate the recommendations in Section 5 of the ecological report dated 15th July 2015 and to cover details of the mitigation of impacts on all protected species that may be present. 2. Prior to the commencement of development works, a biodiversity enhancement scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include provision of at least two features for bat roosting or bird nesting and also details of habitat creation and enhancement. The biodiversity enhancement scheme shall be undertaken and/or installed prior to the first beneficial use of the development hereby approved, in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority. Following the installation of the approved scheme, a report confirming adequate installation shall be submitted to the Local Planning Authority.

Reasons: To comply with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP

To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006

NP Head Of Strategy Policy And Heritage 3rd Nov 2015 No additional comments

15th Sep 2015 The development plan for the area is the Brecon Beacons National Park Local Development Plan 2007-2022 (hereafter LDP) which was adopted by resolution of the National Park Authority on the 17th December 2013.

I have previously provided comments in relation to the principle of this development. In those comments I requested that Landscape and Visual Impact Assessment be carried out by a suitably qualified Landscape Architect. This information was requested in order for the NPA to be fully satisfied that the proposed development is fully integrated into the landscape and will not have an adverse impact on the special qualities of the National Park.

I therefore welcome the report of Haire Landscape Consultants charted Landscape Architects submitted on the 28th August assessing the landscape and visual effects of the proposed development.

I note the assessment has been undertaken in accordance with the Guidelines for Landscape and Visual Impact Assessment Third Edition (Landscape Institute & Institute of Environmental Management and Assessment). I also note the findings of the assessment as follows:

9.4 The magnitude of the landscape effects compared with the baseline is considered to be low and combined with the 'high' or 'medium; sensitivity this has a 'slight beneficial' effect on the wider landscape and on the site itself. 9.5 The assessment has concluded that the visual impact form the most of the identified locations will be negligible, with slight adverse effects at an existing gateway onto the adjacent road. These effects will in general, reduce in time as the reinforced landscape structures become more established.

Accordingly I am satisfied that this assessment provides sufficient evidence to demonstrate compliance with criteria b of Policy 47 New or Extended Sites for Touring Caravans, Camper Vans and Tents.

I note that the LVIA made significant reference to the importance of the seasonality of the development and the screening afforded the development from the maximum growth of trees and hedges, accordingly, I reiterate my request to impose conditions limiting the use of the field at times of the year when such natural screening is not available.

Recommendation: Strategy and policy have no objection to the proposed development.

As always if you have any concerns relating to the contents of my observations, or require additional clarification of any point please do not hesitate to get in contact.

21st Aug 2015 The development plan for the area is the Brecon Beacons National Park Local Development Plan 2007-2022 (hereafter LDP) which was adopted by resolution of the National Park Authority on the 17th December 2013.

My observations relate to the proposals compliance with the strategy and policy of the LDP.

Proposal The proposal seeks the creation of a new camp site for tents and conversion of an agricultural bundling to provide a camp site amenity block.

LDP Policy Context The proposal is located in an area of open countryside as defined by the LDP Proposals Map. The LDP defines countryside locations as areas unsuitable to accommodate future development in accordance with the Environmental Capacity of the National Park. In these areas there is a presumption against development with the exception given to those development forms where there is a defined essential need for a countryside location. Strategy policy CYD LP1 sets out the forms of development that are considered acceptable within these parameters. Criteria 5 of this policy enables proposals for tourist attractions or recreational activity which by evidenced necessity require a countryside location as essential to their function. The detail of this strategic position in relation to camping sites is controlled through Policy 47 New or Extended Sites for Touring Caravans, Camper Vans and Tents which states

New or extended sites for touring caravans, camper vans and tents for holiday use will only be permitted where: a) no part of the site will be used for permanent residential accommodation or for permanent pitches. The site will be subject to a seasonal occupancy condition restricting its use to certain periods throughout the year; b) the applicant has demonstrated to the satisfaction of the NPA that the proposed development is fully integrated into the landscape by virtue of topography or surrounding land uses, particularly when viewed from public routes and vantage points from outside the site; c) on-site facilities, including any accommodation for a site manager, washroom facilities, stores, retail outlets or similar, are provided by the conversion of existing buildings.

Having reviewed the planning file, I am satisfied that the proposal meets the requirements of criteria c of this policy. I have some concerns that the LVIA as submitted provides sufficient qualified detail to demonstrate compliance with criteria (b). The application site is located within the Middle Usk Valley Landscape Character Area as defined by Landscape Character Assessment undertaken by Fiona Fyfe Associates (Landscape and Development SPG October 2014). This area is defined as a generally pastoral agricultural landscape of green fields divided by hedgerows. The proposed development has the potential to be visually intrusive within this landscape to the detriment of the special qualities of the National Park, to that extent, due consideration of potential impacts must be made by a suitably qualified person (such as a landscape architect) to demonstrate compliance with criteria (b) above. Without such an appraisal Strategy and Policy will be unable to support the proposal.

Notwithstanding the above, if you are minded to permit this application, I request that appropriate conditions are imposed ensuring the seasonality of the proposed campsite to comply with criteria (a) of the above policy. In accordance with para 7.8.6.5 of the LDP I request that the restriction is in place between the 31st October and the 1st March.

Recommendation: Strategy and policy object to the proposal on the grounds of insufficient information, I request further detail is provided to demonstrate that there will be no significant adverse impact on the special qualities of the National Park.

NP Tree Consultant 11th Nov 2015 Thank thank you for further consulting me on the recently submitted amendments.

However, the amendments do not have any negative impact upon the boundary trees of the site, and my comments therefore remain the same as those submitted on the 12th October 2015.

12th Oct 2015 I have reviewed the further information received for the above application and have the following comments to make:

1) A tree survey and constraints report has now been provided, carried out by Wyn Davies on the 17th August 2015. 2) A tree location and constraints plan has been provided as part of the tree report. 3) Section 3 of the tree report (Aboricultural Impact Assessment) sets out where and how trenching work is to be undertaken to install the new electrical supply to the proposed hook up points. 4) Section 3.5 gives details of the use of temporary stock proof fencing to be used as the protective fencing around the retained trees and hedgerows. 5) Trees 10 and 11 are two Oak trees listed as category A, and particular care should be taken when excavating in the vicinity of these trees.

Provided that the recommendations in the tree report and as shown on the tree constraints plan are followed, I have no objection to this application.

I recommend that you condition that the tree constraints plan and recommendations in the tree survey are followed exactly as set out.

13th Aug 2015 I have reviewed the information submitted in support of this application and set out my comments below:

1) There are a number of large mature trees present on site along the East and South boundary of the site. 2) The applicant has not provided any specific tree information in support of the application. 3) The larger trees along the South boundary are mentioned within the preliminary ecological appraisal in section 3.2.1 as being one Crab Apple, two Oak and five Ash, with their crown spread extending up to 7m into the field. 4) Also within the ecological appraisal, section 4.2 and 4.2.1 it states that the proposed electricity cable for the tent hook up points is to be buried and no loss of biodiversity would result provided that no excavation occurs within the Root Protection Areas of the hedges and trees.

I am not able to make a recommendation with regards to this application due to lack of information provided with regards to the trees on site.

I recommend that the applicant provide the following as soon as possible;

1) A cross sectional plan of the depth and width of the trench required to install the electricity cable and hook up points, along with a construction method statement. 2) A detailed tree survey and report to comply with 'BS5837 : 2012 Trees in relation to design, demolition and construction - recommendations'. o The tree report should include an accurate, scaled tree location plan, colour coded to reflect the categories allocated to each tree as per the tree report. o A tree constraints plan showing the root protection areas around the trees surveyed, and then a tree constraints plan with the proposed development shown. o A tree protection plan showing the location of the protective fencing around the retained trees and giving details of the type of protective fencing to be installed. o An Arboricultural Method Statement detailing how the cable route would be excavated without cutting through roots in the Root Protection Area.

Unless the applicant can provide the above and show that the trees would not be harmed by the proposals, I recommend refusal of this application.

26-08-15

I have reviewed the further information received for the above application and have the following comments to make:

1) A tree survey and constraints report has now been provided, carried out by Wyn Davies on the 17th August 2015. 2) A tree location and constraints plan has been provided as part of the tree report. 3) Section 3 of the tree report (Aboricultural Impact Assessment) sets out where and how trenching work is to be undertaken to install the new electrical supply to the proposed hook up points. 4) Section 3.5 gives details of the use of temporary stock proof fencing to be used as the protective fencing around the retained trees and hedgerows. 5) Trees 10 and 11 are two Oak trees listed as category A, and particular care should be taken when excavating in the vicinity of these trees.

Provided that the recommendations in the tree report and as shown on the tree constraints plan are followed, I have no objection to this application.

I recommend that you condition that the tree constraints plan and recommendations in the tree survey are followed exactly as set out.

Natural Resources Wales/Cyfoeth Naturiol Cymru 12th Jan 2016 Thank you for re-consulting Natural Resources Wales (NRW) regarding the above planning application, which we received on 18 December 2015. We accept the calculations provided by Mayglothling Waste Ltd in their letter dated 10th December 2015. NRW withdraw the objection put forward in our previous letter dated 17th November 2015 regarding foul drainage arrangements, subject to your authority including the following conditions in any planning permission you are minded to grant. The proposed package treatment plant and soakaway must be constructed to BS 6297 2007, with the soakaway being located at least 10 metres away from the existing land drain. Surface waters should not be directed through the package treatment plant. Further information The applicant is advised that an Environmental Permit from us is required under the Environmental Permitting Regulations 2010. The granting of planning permission does not guarantee the granting of a permit. The applicant should contact us on 0300 065 3000 for further advice on this matter. If you have any queries on our recommendations please contact me.

18th Nov 2015 Thank you for re-consulting Natural Resources Wales (NRW) regarding the above planning application, which we received on 28 October 2015. NRW objects to the proposed development as submitted due to insufficient information regarding arrangements for foul drainage and potential risks to the environment. Notwithstanding this objection, we provide our observations on landscape and European Protected Species. Foul Drainage The development seeks to establish a campsite of thirty pitches and the conversion of a derelict old agriculture building into an amenity block. The revised Design and Access Statement and plans propose a package treatment plant with resulting discharge into a soakaway being directed towards an existing land drain.

We recognise that before deciding a planning application, the Local Planning Authority needs to be satisfied that the foul drainage arrangements are suitable. We refer you and the applicant to the hierarchical approach to foul drainage described in Planning Policy Wales (PPW) and Welsh Office Circular 10/99 'Planning Requirement in respect of the Use of non-Mains Sewerage incorporating Septic Tanks in New Development'. Our view is that insufficient information has been provided with the application to allow us to advise on the suitability of the foul drainage arrangements. Non-mains sewage proposals should be the subject of an assessment of their effects on the environment, amenity and public health in the locality, in accordance with the criteria set out in Circular 10/99 prior to the determination of a planning application. We advise your Authority to obtain further information from the applicant on the following for further consultation and review prior to determination of the planning application: 1. A new private treatment plant is proposed with the resulting discharge into a soakaway and land drain. The submitted documents do not include plans that show the proposed location of the non mains drainage plant and soakaway, location of trial pits with calculations and results, assessing whether the soakaway is suitable to take the foul flows. It is not clear from the information provided whether the discharge is indirectly or directly discharged into the land drain. 2. The soakaway porosity test carried out by Mayglothling Waste Ltd (dated 16 September 2015) has indicated that the size of the soakaway required to accommodate 25 people is 300metres. However, as 30 tents are proposed, and there are 5 people living in the household, this appears to be an underestimate of the soakaway size required. In addition, the applicant is Proposing to discharge surface water into a soakaway further increasing the capacity required. Further information is therefore required to confirm the maximum capacity of flows that the soakaway will treat, and to demonstrate that this soakaway is suitably sized and designed to deal with the resulting discharge. It would be useful for the applicant to resubmit plans showing the location of the trial pits, porosity test calculations and results. 3. We ask that the distance (metres) between the soakaway and land drain be confirmed. In line with best practice, this distance should be at least 10 metres. Plans of the layout and soakaway should be re-submitted, which demonstrates this distance. 4. The applicant is also asked to confirm that the proposed Package Treatment Plant is not be sited within 50 metres or upslope of any well, spring or borehole used for private water supply. Natural Resources Wales Environmental Permit or Exemption The applicant is advised that, in addition to planning permission, it is their responsibility to acquire any other necessary consent, licence or permit under other legislation. The applicant is advised that an Environmental Permit from us under the Environmental Permitting Regulations 2010, unless an exemption applies. The granting of planning permission does not guarantee the granting of a permit. To qualify for a registered exemption the rate of sewage effluent discharge must be 2 cubic metres a day or less to ground, or 5 cubic metres a day or less to watercourse. A Standard Rules Permit is available for discharges of secondary treated sewage (to surface water only) of between 5 cubic metres a day and 20 cubic metres a day. Discharges of treated sewage greater than 2 cubic metres a day to ground and greater than 20 cubic metres a day to a surface water require a Bespoke Permit. The applicant has informed us that likely flows from the number of people utilizing the site will exceed 2 cubic metres to ground, triggering a bespoke permit requirement. Where permits, consents or licences from NRW are required, applicants are encouraged to engage at the earliest opportunity because relevant procedures can take several months to complete. Guidance on matters within NRW's remit can be found on their website at www.naturalresourceswales.gov.uk/ www.cyfoethnaturiolcymru.gov.uk. Here there is guidance on environmental planning and regulatory issues, which includes topics on flooding, waste management and discharges. The applicant should contact us on 0300 065 3000 for further advice on this matter. Notwithstanding our above advice, and request for further information, we provide the following advice for consideration in determination of the planning application: Landscape Matters - Brecon Beacons National Park The site is set within an undulating pastoral landscape with hedgerows and trees above the Usk Valley and below the mountains of the Brecon Beacons. The site itself is fairly open, with paddocks divided by post and wire fencing and with hedgerows and trees in variable condition around the main site boundaries. New hedgerow and tree planting is proposed to reinforce existing boundaries and provide new boundaries within the site. We recommend that all new hedgerows and trees are native species of local provenance. The site is of limited visibility in the immediate vicinity and proposed planting would limit this further. There is some visibility from footpaths on rising open ground to the south, a distance of approximately 2km and distant views from the Brecon Beacons, for example, Pen y Fan a distance of 5km. There would be some visibility of vehicles and tents but limited, particularly with the mitigation and not considered significant. We are generally in agreement with the Landscape and Visual Impact Assessment (LVIA) and regard the adverse visual effects to be slight and landscape effects to be slight beneficial in the long term. The buildings to be demolished are unsightly and adverse in terms of landscape character and visual amenity. We have no objection to the demolition of buildings. It would be preferable, however, if the proposed building conversion used natural materials sympathetic to the locality such as timber and/or slate rather than box profile steel sheet. If metal is approved for the roof, this should be dark grey in colour and timber cladding is recommended for the walls. Should your Authority be minded to permit development then we recommend a condition be imposed, which requires the applicant to submit a landscape scheme to be agreed with yourselves in order to ensure mitigation conserves and enhances the natural beauty and wildlife of the national park. Ecology European Protected Species The document submitted entitled 'Preliminary ecological appraisal - 5 Cefn Cantref, Brecon, Powys' by Protected Species Ecology (dated 15 July 2015) confirms the presence of bats and roosts in the buildings at this location, but not within the agricultural building which is part of this application. Bats, along with their breeding sites and resting places, are protected under the Conservation of Habitats and Species Regulations 2010 (as amended). Where bats are present and a development proposal is likely to contravene the legal protection they are afforded, the development may only proceed under licence issued by Natural Resources Wales, having satisfied the three requirements set out in the legislation. We refer you to the advice contained in paragraph 6.3.7 of Technical Advice Note 5: Nature Conservation and Planning (TAN5), which clearly explains that your Authority should not grant planning permission without having satisfied itself that the proposed development either would not impact adversely on any bats on the site or that, in its opinion, all three conditions for the eventual grant of a licence are likely to be satisfied.

On the basis of the report by Protected Species Ecology, we do not consider that the proposed development which is part of this application is likely to be detrimental to the maintenance of the population of the species concerned at a favourable conservation status in its natural range. This is subject to the recommendations in Section 5 of the report by Protected Species Ecology being secured through the inclusion of suitable planning controls, through conditions and/or a Section 106 agreement. We also refer you to the comments by your authority' ecologist (dated 17 September 2015). Natural Environment and Rural Communities (NERC) Act 2006 Please note that we have not considered possible effects on all species and habitats listed in section 42 of the Natural Environment and Rural Communities (NERC) Act 2006, or on the Local Biodiversity Action Plan, or other local natural heritage interests. To comply with your duty under section 40 of the NERC Act, local planning authorities must have regard to purpose of conserving biodiversity and your decision should take account of possible adverse effects on such interests. Further information The applicant must ensure that they acquire all other consents, licence or permits required under other legislation. If the applicant requires guidance on matters within our remit then this can be found on our website at www.naturalresourceswales.gov.uk. Here, we provide guidance on environmental planning and regulatory issues, which includes topics on foul drainage, pollution prevention, waste management, biodiversity and protected species.

6th Nov 2015 I have been asked by colleagues to request further information regarding foul drainage.

It appears the proposed soakaway for the sewage treatment plant is located near the existing land drain. We need to find out what the actual distance will be- if it is 10m or less then we need to know whether the land drain is in use, and if so where it flows to.

If you can get this information from the applicants and send it to me I will be able to provide our response.

23rd Sep 2015 Thank you for re-consulting Natural Resources Wales (NRW) regarding the above planning application, which we received on 02 September 2015. We are unable to respond fully on the application as there is insufficient information regarding four water disposal. We have been advised that further information has been submitted to you by the applicant and so we will await a further consultation from you on that matter. In the meantime we can offer the following recommendations regarding landscape and Protected Species. The site is set within an undulating pastoral landscape with hedgerows and trees above the Usk Valley and below the mountains of the Brecon Beacons. The site itself is fairly open, with paddocks divided by post and wire fencing and with hedgerows and trees in variable condition around the main site boundaries. New hedgerow and tree planting is proposed to reinforce existing boundaries and provide new boundaries within the site- we recommend that all new hedgerows and trees are native species of local provenance.

The site is of limited visibility in the immediate vicinity and proposed planting would limit this further. There is some visibility from footpaths on rising open ground to the south approx. 2km away and distant views from the Brecon Beacons e.g. Pen y Fan over 5km away. There would be some visibility of vehicles and tents but limited, particularly with the mitigation and not considered significant. We are generally in agreement with the LVIA and regard the adverse visual effects to be slight and landscape effects to be slight beneficial in the long term. The buildings to be demolished are unsightly and adverse in terms of landscape character and visual amenity. There is no objection to their demolition. It would be preferable, however, if the proposed building conversion used natural materials sympathetic to the locality such as timber and/or slate rather than box profile steel sheet. If metal is approved for the roof, this should be dark grey in colour and timber cladding is recommended for the walls. We recommend a condition requiring an agreed landscape scheme to ensure mitigation, which conserves and enhances the natural beauty and wildlife of the national park. Ecology European Protected Species We welcome the submission of the document titled 'Preliminary ecological appraisal - 5 Cefn Cantref, Brecon, Powys' by Protected Species Ecology (dated 15 July 2015). Provided that the recommendations made in section 5 of the report are followed, we do not believe it likely that the proposal will negatively affect protected species. Natural Environment and Rural Communities (NERC) Act 2006 Please note that we have not considered possible effects on all species and habitats listed in section 42 of the Natural Environment and Rural Communities (NERC) Act 2006, or on the Local Biodiversity Action Plan, or other local natural heritage interests. To comply with your duty under section 40 of the NERC Act, local planning authorities must have regard to purpose of conserving biodiversity and your decision should take account of possible adverse effects on such interests. Further information The applicant must ensure that they acquire all other consents, licence or permits required under other legislation. If the applicant requires guidance on matters within our remit then this can be found on our website at www.naturalresourceswales.gov.uk. Here, we provide guidance on environmental planning and regulatory issues, which includes topics on foul drainage, pollution prevention, waste management, biodiversity and protected species.

25th Aug 2015 I am afraid I am unable to provide you with a response today, which is our deadline. I am awaiting advice from specialists regarding foul water disposal and landscape.

Would it be possible to have a week's extension? If not all I can provide you with is comments on ecology at the moment

Powys County Council Highways 24th Nov 2015 I note the reduction in capacity and trend toward the smaller camper vans detailed in the amended documentation.

I have no further comments to add assuming that the junction visibility improvement will be fully completed prior to the first use of the campsite

25th Sep 2015 I refer to the amended plans relating to the above site and have no further comments to make

25th Sep 2015 I am aware of the local concern centred around the highway network and am fundamentally in agreement. However, the applicant has offered what I consider to be a significant improvement to the existing junction visibility which would otherwise not be available. It is for this reason only that I am minded not to object. I can confirm that the basis of my consideration was indeed the sites use by tents, trailer tents and campervans and not, at any time, touring caravans being towed. It is difficult to imagine how any control could be established on a maximum size of campervan choosing to use the site but given that the access route is on public highways which are heavily used by agricultural vehicles I doubt a large camper would present a specific problem.

The advice offered regarding the likely occupation rates was given some merit in my deliberations but I did not expect it to be conditioned and do appreciate that there is no means of preventing 100% occupation on occasions. As there is no means of predicting what traffic volumes could be experienced and what level of occupation may be achieved the number of pitches proposed cannot be judged either acceptable or unacceptable at this stage.

The limitations of the highway network north into Brecon is well known and as I have said, were it not for the significant visibility improvement being proposed, I would be recommending refusal of any new development which would potentially increase the traffic through this area. If the opportunity arose to limit the number of pitches to a lower figure at the outset, with an agreed reconsideration of expansion after a couple of years, such an approach would allow better assessment of the consequences of the development by experience rather than assumption.

I hope this clarifies my position and allows you to write your report

10th Aug 2015 I do not dispute the generalities included within the submission but would appreciate the plan indicating the improvement to the road junction visibility being dimensioned to show what level of improvement will be achieved from the 2.4m set back. Hopefully I can put a condition on that exactly reflects the figures on the plan so I'll await it's arrival.

26-08-15 Recommendations/Observations The Highway Authority do not support the additional traffic likely to be generated by this proposal. The access route via Bailyhelig Road and Cefn Cantref is narrow, steep, winding and largely unsuited to any increase in traffic. However, given the known tourism occupancy rates of only 28% for the periods of the year it is likely to be utilized and the improvement to junction visibility that is offered as part of the scheme I consider, on balance, I would not wish to recommend refusal. I therefore suggest the following conditions be included on any permission granted:- HC1 Prior to the occupation of the camping plots any entrance gates shall be set back at least 6.0 metres distant from the edge of the adjoining carriageway and shall be constructed so as to be incapable of opening towards the highway and shall be retained in this position and form of construction for as long as the dwelling/development hereby permitted remains in existence.

HC2 The gradient of the access shall be constructed so as not to exceed 1 in 15 for the first 6.0 metres measured from edge of the adjoining carriageway along the centre line of the access and shall be retained at this gradient for as long as the development remains in existence.

HC4 Within 5 days from the commencement of the development the junction of the U0563 with the C0155 shall be improved so that there is clear visibility from a point 1.05 metres above ground level at the centre of the access and 2.4 metres distant from the edge of the adjoining carriageway, to a point 0.26 metres above ground level at the edge of the adjoining carriageway and 45 metres distant in a southerly direction distant in each direction measured from the centre of the access along the edge of the adjoining carriageway. Nothing shall be planted, erected or allowed to grow on the area(s) of land so formed that would obstruct the visibility and the visibility shall be maintained free from obstruction for as long as the development hereby permitted remains in existence.

HC7 Within 5 days from the commencement of the development the area of the access to be used by vehicles is to be constructed to a minimum of 410mm depth, comprising a minimum of 250mm of sub-base material, 100mm of bituminous macadam base course material and 60mm of bituminous macadam binder course material for a distance of 6.0 metres from the edge of the adjoining carriageway. Any use of alternative materials is to be agreed in writing by the Local Planning Authority prior to the access being constructed.

HC21 Prior to the occupation of the camping plots the area of the access to be used by vehicles is to be finished in a 40mm bituminous surface course for a distance of 6.0 metres from the edge of the adjoining carriageway. This area will be maintained to this standard for as long as the development remains in existence.

HC30 Upon formation of the visibility splays as detailed in HC4 above the centreline of any new or relocated hedge should be positioned not less than 1.0 metre to the rear of the visibility splay and retained in this position as long as the development remains in existence.

The condition HC4 above largely reflects the proposed improvement offered but may require variation to the alignment of the new or translocated hedge rather than any additional works. The suggestion regarding planting a new hedge and leaving the old one cut down until the new is established has not been depicted within the submission so it is unclear whether the resulting visibility will meet the standard required by the condition above. If this will be the case I would have no objection to this method of re-hedging.

Powys County Council Land Drainage Department 6th Nov 2015 Further to our recent telephone conversation in respect to the above mentioned application and, having now reviewed the additional drainage information recently submitted to the LPA, may I make the following comments.

It is noted that a percolation test (porosity test analysis sheet) for determining the soil suitability and subsequent sizing of any treated effluent infiltration trench has been submitted. This procedure is primarily used for the design and installation of drainage fields for the use in wastewater treatment (BS 6297:2007+A1:2008), however, the 'Vp' value calculated in the test can be utilised to determine the suitability of the sub-soil condition towards disposing surface water run-off via infiltration methods. This secondary calculation determines what is known as the soil infiltration rate and is further explained in Approved Document H3 of The Building Regulations 2010. In this particular instance, the soil infiltration rate is shown to be at the lower end of soil permeability spectrum but with careful design, a suitably sized soakaway(s) could be installed to control and dispose of all surface water run-off generated on this proposed site.

No additional drawings or plans where submitted to show the location of any revised surface water drainage arrangement. However, it was noted that a new drawing showing the proposed location of the treated effluent drainage field had been submitted. This shows the effluent drainage system in close proximity to the existing land drain, which is not considered acceptable. This effluent drainage system should be sited at least 10m from any permeable drain or watercourse (as in accord with Approved Document H2 of The Building Regulations 2010).

Taking into account the findings of the drainage test results, it would seem that there is opportunity to dispose surface water run-off via an infiltration system, i.e. soakaway.

The use of soakaways and or other infiltration techniques should therefore be fully investigated in the first instance for surface water disposal. Porosity tests and the sizing of the soakaways should be designed in accordance with BRE Digest 365 to cater for a 1 in 100 year return storm event plus an allowance of 20% for climate change.

I would therefore recommend that the following condition be applied:-

Recommendation: No development shall commence until a scheme for the surface water drainage of the site has been submitted to and approved in writing by the local planning authority. The approved scheme shall be completed before the site becomes operational. The scheme to be submitted shall show the foul water drainage arrangements.

Reason: To ensure that the proposed drainage systems for the site are fully compliant with regulations and are of robust design. Hope this is of assistance.

Powys County Council Public Protection And Env Health 23rd Dec 2015 I have nothing further to add to my previous letters/emails to you dated the 13th August, 1st September, 7th September and 10th November 2015.

1st Sep 2015 Further to my previous letter to you dated the 13th August 2015 relating to planning application 15/12500/FUL, and our subsequent conversation last week, please find below an email from Mrs Veronica Sullivan regarding her concerns for a proposed camp site at Cefn Cantref, Brecon, LD3 8LT.

Cefn Cantref, as you are aware, is sparsely populated, however the nearest properties to the proposed site are approximately 200m and 400m, and the area would be subject to very low background noise levels in the absence of any high winds.

Therefore taking this, and Mrs Sullivan's concerns into account, I would request that consideration be given to the submission of a noise impact assessment by the applicant. 17th Aug 2015 I have no comment in respect of the above planning application

Powys County Council Contaminated Land 2nd Sep 2015 In relation to Planning Application 15/12500/FUL the following advice is provided for the consideration of Brecon Beacons National Park Authority. Advice The planning application includes a proposal to convert part of an agricultural building to a camp site amenity block. No further information appears to have been provided concerning the history or use of the building that is to be converted. Former agricultural buildings and land could contain potential sources of contamination depending on what they have been used for, such as: pesticides, fuels and oils, slurry tanks and pits, fire sites, animal burial pits or other buried waste, fertilizer, sheep dip pits, asbestos, old machinery, waste chemical drums and ammunition. It is advised in paragraph 13.5.1, of Chapter 13 'Minimising and Managing Environmental Risks and Pollution', of the Welsh Government document 'Planning Policy Wales' (2014) that: "responsibility for determining the extent and effects of instability or other risks remains that of the developer. It is for the developer to ensure that the land is suitable for the development proposed, as a planning authority does not have a duty of care to landowners". Therefore, it is recommended that the following informant is attached to any consent granted for Planning Application 15/12500/FUL: Conversion Informant The development site is identified as being potentially affected by land contamination due to its use as an agricultural building. Therefore, should any made ground and/or contamination be identified during the development works it would be practical to investigate and assess any potential risks, and to inform the Council's Contaminated Land Officers immediately.

Powys County Council Land Drainage Department 26th Aug 2015 Thank you for consulting the Lead Local Flood Authority (LLFA) in respect to the above mentioned application. Having reviewed the submitted details and other related drainage information on the Planning Portal, the LLFA would make the following observations/comments/recommendations:-

Land Drainage / Flood Defence Comments: The Authority holds no historical flooding information relating to the application site itself but is aware that there has been past flooding issues affecting the public highway network, particularly along the C0155.

Surface Water Run-off / Treated Foul Effluent flows Observation: Reference is made within the Design & Access Statement - 'Sustainability' to connect surface water run-off and, the treated foul effluent from the Bio-Disc sewage treatment unit, to an existing land drain within the site. Further reference to the management of surface water run-off is indicated in Item 13 - 'Assessment of Flood Risk' on the planning application form, where it states that surface water is to be disposed to existing watercourse. However, Drawing No. JW/05/15/1 'Plans & Elevations - Existing & Proposed' (BBNP ref NP2v1), shows surface water run-off from the rainwater gully system to drain to soakaway systems.

The ground contour across the application site shows land falling towards the C0155 public highway.

There are no details or calculations submitted to verify whether or not the existing land drain system is hydraulic adequate to cater for additional run-off generated by this development from both the combined peak surface water and treated foul effluent flows. No details have been submitted to verify the off-site route of this land drain system.

Agreement would need to be reached with all downstream owners of the land drain system prior to connection of the treated foul effluent. From the limited information submitted, it is noted that the land drain is positioned under the C0155 public highway. The Highway Authority is not obliged to allow private surface water run-off or treated foul effluent to communicate with its highway drainage system.

Comments: The hydrology of receiving water bodies can be affected by the presence of a new impermeable surface. A new access roads/hardstandings/buildings may increase the volume of runoff that reaches the receiving watercourse and also reduce the time it takes to get there. This has implications for channel stability, aquatic habitats, pollution and flooding.

The site is classed as Greenfield. Therefore, proposed surface water flows should be equivalent to existing Greenfield run-off in accordance with the principles of TAN15 - Development and Flood Risk and good practice drainage design.

The use of soakaways and or other infiltration techniques should be investigated in the first instance for surface water disposal. Porosity tests and the sizing of the soakaways should be designed in accordance with BRE Digest 365 to cater for a 1 in 100 year return storm event plus an allowance of 20% for climate change.

If soakaways are not feasible, drainage calculations to limit the discharge rate from the site no greater than the Greenfield run-off rate shall be applied. The attenuation drainage system should be designed so that storm events of up to 1 in 100 year + 20% for climate change and will not cause flooding either on site or elsewhere in the vicinity. There must be no discharge to a surface water body that results from the first 5mm of any rainfall event.

Recommendation: There is inadequate information submitted in respect to the design for the surface water drainage and disposal arrangements of the treated foul effluent to the existing land drain system; further details are required. The LLFA recommends that this application be either refused or withdrawn until all drainage matters are resolved.

Reason: To ensure that the proposed development does not compromise the function of the land drain system and that any proposed development does not create or exacerbate flooding.

Powys County Council Caravan Licensing Department No comments to date.

APPENDIX 2 – CONTRIBUTORS

Mrs Heather Hornung, Rhiwiau, CantrefMrs Nicola Prosser, The Forge, Cantref, , Richard Podger, Dros Y Sir (Barn 6), Cefn CantrefT J Davies, The Wern, CantrefM W Shaddick, 79 Ffynnon Dewi, LlanfaesD And E Stephens, Bailea Farm, CantrefJ H Davies, Berllan, CantrefA G Davies, Berllan, CantrefSheila Jenkins, Cantref House, CantrefS Phillips, Wern-Y-Marchog Farm, CantrefAndrew And Stella Phillips, Tylebrythos Farm, CantrefMiss Ysabelle Embury-Young, Ysgubor Hir (Barn 4), CantrefMrs V J Sullivan, Bailyhelig Farm, Bailyhelig RoadMrs P Herring, 14 Penfan Road, BreconUrsula Sullivan, Bailihelig Farm, Bailihelig RoadKatherine Sullivan, Bailyhelig Farm, Bailyhelig RoadColin Herring, Bailyhelig Farm, Bailhelig RoadByron Williams, Plas-Y-Gaer, CantrefMrs Elisabeth Embury-Young, Ysgubor Hir, Pen CantrefTracey Evans, Trawsnant, CantrefMrs Jill Evans, Croftau Farm, CantrefIan Mitchell, The Held, CantrefMrs Susan Brook, Old Crofftau, CantefDr And Mrs Perry, Trosnant Cottage, CantrefMrs Heather Maroo, Golwg y Pen y Fan, Pen CantrefMr David E Thomas, The Vicarage, 4 The BirchesMr Andrew Cook, Llety, Cefn CantrefMr Daniel McCrohon, 2 Cefn Cantref, CantrefClive And Rhiannon Evans, 1 Cefn Cantref, CantrefMr Michael Davies, Ysgubor Hir, Pen CantrefDr Toni Whitehead, Hafan, Pen CantrefRobert Clarke, Ty'r Llyn, Pen CantrefThe Davies Family, Pencaefadog, Bailihelig RoadMr Julian Hill, Capel Twyn, Bailihelig Road, , Lara Jenkins, 25 St Davids Park, Llanfaes

NEIGHBOUR/THIRD PARTY RESPONSE SUMMARY

The application was publicised through the placing of an advert in the local press, the placing of site notices on the highway adjoining the site and direct neighbour notification.

The above contributors have all raised concerns and objections to the application and the following summarises the points raised:

- The highway network serving the site is inadequate and cannot accommodate additional traffic flows. The routes through Llanfrynach are very restricted. Sat Navs direct travellers who are driving from Abergavenny along this route and this is an existing issue with visitors to the nearby Held Bunkhouse. Access through Llanfaes will pass a narrow and difficult junction with Bailihelig Road and passes Llanfaes school's entrance. Further along the Llanfaes route it passes through the yard Bailihelig Farm which is bisected by the public highway. - Removing one blind corner at the site will not overcome the impacts of the development and this junction is not considered to be a major issue in the locality. It will not change the need for users of the site to negotiate the substandard highways to the site which suffer from multiple hazards. - The proposal would be visually intrusive and would be plainly visible by day and night from the hills and mountains which overlook the site. The site will have a detrimental impact when viewed from the unused gate and adjacent unclassified road, which offers views of the Brecon Beacons. The filling in of these hedge gaps will block the existing panoramic views of the Brecon Beacons. - The proposal would be harmful to the unspoilt rural character of the landscape. - The proposal would harm the special qualities of the Brecon Beacons National Park. - Low water pressure in the area is an existing issue and will be exacerbated by the proposed development. - There is a general lack of infrastructure to support the venture. - Limited benefits which will only be for the applicant and not the wider community. - Detrimental impact on biodiversity including impacts on Great Crested Newts in Cefn Cantref Pond. - Detrimental impact of noise pollution from users of the site. - Potential for environmental pollution from the private sewerage system and the activities of camp site users. The outflow of treated foul water could potentially pollute the land drain at the site which is used for the watering of livestock. - Concern that the site will not be used solely for tents and will be used for caravans, trailer tents and motor homes, which are more visually intrusive and less likely to be able to negotiate the public highway to the site. - There are regular interruptions to the power supply in the local area and it may not be able to support additional usage. - There have been on going problems providing additional phone lines to properties in the area. - There are land drainage and flooding problems in the area which will be exacerbated by the discharge of the treatment system. This is particularly the case if it increases flows in the land drain which is prone to flooding. - Rubbish and recycling is not clearly described in the application and it is not clear where the rubbish stores and recycling bins will be located. It was noted that these were not permitted on other developments locally due to detrimental visual impact. - The site is surrounded by working farms and priority needs to be given to their operations and an increase in activity from this development would interfere with their businesses. - The National Park is an International Dark Sky Reserve, lighting will be required at the site to meet normal health and safety requirements. The lights from the temporary caravan site near the site had a significant impact on the local area. - Lighting from the amenity block and pitches would be visible from and intrude upon nearby properties, including Pencaefadog Farm. - The applicant's supporting statements underestimate the likely occupation of the site and the consequent impact of the development. - The proposal will be detrimental to existing tourism businesses which are based on the attractive landscape and unspoilt appearance of the area. - It would be inconsistent to allow this proposal while refusing applications for dwellings in the local area. - Reference is made to the planning appeal for the Gypsy-Traveller site close to the application site particularly in reference to the landscape and character of the area and the highway situation which were previous sources of objection. - The proposal would result in the removal of an ancient hedgerow. - The campsite is in an isolated location and not served by any amenities such as shops or public houses, all residents would likely need to use a car to access these services, which is not sustainable. - No details of hardstanding or roadways have been provided. - No details of the "separate tank for disposal of chemical toilet waste" mentioned in the applicant's design and access statement have been provided. - The layout should be re-considered with the camping located closer to the amenity block and existing buildings.

Brecon Beacons National Park Authority

PLANNING, ACCESS, AND RIGHTS OF WAY

COMMITTEE

1 March 2016

RECOMMENDATIONS OF THE DIRECTOR OF

PLANNING ON APPLICATIONS FOR DETERMINATION

BY

THE PLANNING, ACCESS AND RIGHTS OF WAY

COMMITTEE

ITEM NUMBER: 2

APPLICATION NUMBER: 15/11904/FUL APPLICANTS NAME(S): Mr Richard Kelso SITE ADDRESS: Llangenny Lane

Crickhowell

Powys

NP8 1AN

GRID REF: E: 322168 N:218091 COMMUNITY: Crickhowell DATE VALIDATED: 22 October 2015 DECISION DUE DATE: 17 December 2015 CASE OFFICER: Mr Matthew Griffiths

PROPOSAL Development of 27 dwellings, new access, open space and ancillary works

ADDRESS Llangenny Lane, Crickhowell, Powys

OFFICER’S REPORT

INTRODUCTION

This application is for detailed planning permission for the erection of 27 dwellings at a site located adjacent to Llangenny Lane, Crickhowell.

The application is reported to the Planning Access and Rights of Way Committee as it represents a major development as defined in the Town and Country Planning (General Development Management Procedure) (Wales) Order 2012 and is therefore a matter for Committee decision.

SITE DESCRIPTION AND DESCRIPTION OF DEVELOPMENT

Site Context

Crickhowell is located in the east of the National Park, strategically placed along the A40 trunk road to serve a range of smaller Settlements and provide linkages to Merthyr and Abergavenny beyond the Park Boundary. At the last census the community population was approximately 2000, forming one of the National Park's larger communities. It is an historic market town, overlooked and dominated by the slopes of Pen Cerrig Calch and the flat topped hill Crug Hywel. The main town of Crickhowell developed from the medieval period onwards centring around the Castle. This area now forms a busy and diverse shopping area made up of a range of retail provision, predominately independent retailers.

The site of development is an agricultural field located adjacent to the South-Eastern extent of the built form of the town of Crickhowell. It is a triangular shaped area of land between the A40(T) to the south and Llangenny Lane a minor road to the north. These two roads form the southern and northern boundaries of the site. The eastern boundary generally follows a watercourse which is located in an adjoining field, with an additional area of land included in the site within the south western corner of this field. The field boundary between the two fields is a hedgerow with more mature standard trees. The land is kept for grazing and there is a small stone built field shelter in the field on the eastern boundary. The norther boundary is created with the hedge and a stone wall at the entrance to the lane and the southern boundary is a hedgerow. The land is currently accessed by a field gate at the A40(T) and Llangenny Lane junction and a field gate in the north eastern corner of the field to Llangenny Lane.

The site is relatively low-lying, located towards the valley floor and is just over 1 hectare. The site slopes with a gradient of around 1 in 12 from a high point to the north east to a low point to the south.

There is existing residential development to the north along Llangenny Lane. These properties are mainly rendered semi-detached dwellings of two storeys. The town centre is to the west and this and has a variety of facilities and services, the centre of the town is around 500m to the west. There are existing bus stops on the A40(T) to the South.

The western corner of the site is located within the Crickhowell and Llangattock Conservation Area.

Proposed development

The proposed development is for full planning permission for the erection of 27 dwellings (23 houses and 4 apartments), the creation of an access, internal roads, drainage works and alterations to the highway network serving the site to facilitate the development. The 27 dwellings have a tenure mix of 19 market and 8 affordable dwellings.

The proposed dwellings are named housing types, as follows:

2 (No.) X "Kilgetty" (Plots 1 and 7)

These are four bedroom two storey dwellings, which are fully rendered with natural slate roofs. They feature a centrally located door in the front elevation with a feature fan light above and a feature chimney on the side elevation. 8 (No.) Parking spaces are proposed to serve these properties.

2 (No.) X "Llanfair" (Plots 13 and 27)

These are four bedroom two storey dwellings, which are fully rendered with natural slate roofs. They feature an off centre front door in the front elevation with a bay window and a feature chimney on the side elevation. 8 (No.) Parking spaces are proposed to serve these properties.

8 (No.) X "Flint" (Plots 2, 6, 11, 12, 14, 24, 25, 26)

These are four bedroom two storey dwellings with a mixture of handed designs. Plots 2, 6, 11, 12, 14, 24 and 26 these are built with rendered elevations, with a centrally located two storey stone cross gable which houses the main entrance to the property. Plot 25 varies this design with all elevations constructed from natural stone. 23 (No.) Parking spaces are proposed to serve these properties.

5 (No.) X "Brecon" (Plots 8, 9, 10, 15)

These are four bedroom two storey dwellings with a mixture of handed designs. All plots are built with rendered elevations, with a canopy across the front elevation with two bay windows and a centrally located front door. 11 (No.) Parking spaces are proposed to serve these properties.

2 (No.) X "Harlech" (Plots 3, 4)

These are three bedroom two storey dwellings which are located on the corner of the internal estate road and are designed to turn the corner. Both plots are built with rendered elevations. 4 (No.) Parking spaces are proposed to serve these properties.

2 (No.) X "Monnow Ground Floor Flat" (Plots 19, 21)

2 (No.) X "Monnow First Floor Flat" (Plots 18, 20)

These are affordable dwellings. Each unit contains two apartments - a one bedroom ground floor apartment and a two bedroom first floor apartment. The building has natural stone elevations under a slate roof. 4 (No.) Parking spaces are proposed to serve these properties. These two dwellings are linked by an arch between them which provides a pedestrian entrance into the site.

4 (No.) X "Ogmore" (Plots 16, 17, 22, 23)

These are affordable, two storey and two bedroom dwellings. The dwelling is rendered under a slate roof. 6 (No.) Parking spaces are proposed to serve these properties.

A mixture of 1 bay, 2 bay and 3 bay car ports are proposed. All plots except (No.s) 3-4 and 16-23 are served by a car port. The car ports are single storey and proposed to have exposed oak frames with timber weatherboarding under roof tiles. The applicant is proposing 5 visitor parking spaces within the site.

All proposed dwellings are two storey and laid out to provide a variety in the street scene with a use of stone or rendered elevations under slate roofs. Further variation is provided through changes to the elevational design between the proposed units; including the use of a variety of entrance canopies, bay windows and pitched roofs. The application is supported by plans giving an indication of the proposed street scene through the site. The dwelling types are mixed through the site. The affordable dwellings are all located in the east of the site and the "market" dwellings are located to the west of the site. Hedgerows are proposed to all boundaries. On the northern boundary to Llangenny Lane a replacement set back stone wall is proposed. A landscaping scheme is also provided detailing the amenity planting proposed through the site.

Access to site is proposed via the creation of a new access off Llangenny Lane from within a restricted speed limit area, a further access to two properties is also proposed off Llangenny Lane. The vehicular entrance to the site is towards the centre of the boundary on to Llangenny Lane. The access leads onto an estate road which has two metre footways on either side. This estate road serves the majority of dwellings with plots 8, 9, 10 and 11 served from a drive way leading off the estate road. Plots 26 and 27 directly from Llangenny Lane. Llangenny Lane is proposed to be widened at the junction with the A40(T) where the boundaries are currently two stone walls. The proposal incorporates widening to 6 metres and the provision of a 2m footway along the boundary of the site to Llangenny Lane. The existing Lane, based on the submitted plans, is around 4m in width. The alterations to Llangenny Lane are located within the Conservation Area.

The applicant is proposing that foul water from the development drains to the public foul sewer. A sewage pumping station is proposed in the south east corner of the site and accessed from a private drive. Surface water drainage from the sites internal highway is proposed to drain to a soakaway system which is proposed within the site and in the south west corner of the field which adjoins the site. The applicant has indicated that drainage works are proposed in Llangenny Lane to take flows that currently run off Llangenny Lane into the field. To the east of the site the applicant has indicated that the watercourse will follow the position outlined on the submitted plans. A ditch is to be re- routed in the north east corner of the site. The proposed soakaway is accessed (for maintenance purposes) through the proposed hedgerow at the site and over a proposed culvert in the watercourse. Any works to the watercourse will also require consent under the appropriate land drainage legislation.

PLANNING POLICY CONTEXT AND KEY ISSUES

The development plan for the area is the Brecon Beacons National Park Local Development Plan 2007-2022 (hereafter LDP), which was adopted by resolution of the National Park Authority on the 17th December 2013. The following policies are considered relevant to the decision or have been raised in representations:

SP1 National Park Policy

Policy 1 Appropriate Development in the National Park

SP3 Environmental Protection - Strategic Policy

Policy 3 Sites of European Importance

Policy 4 Sites of National Importance

Policy 5 Sites of Importance for Nature Conversation Policy 6 Biodiversity and Development

Policy 7 Protected and Important Wild Species

Policy 8 Trees and Development

Policy 9 Ancient Woodland and Veteran Trees

Policy 10 Water Quality

Policy 11 Sustainable Use of Water

Policy 12 Light Pollution

Policy 13 Soil Quality

Policy 14 Air Quality

Policy 19 Development affecting Conservation Areas

Policy 21 Historic Landscapes

Policy 22 Areas of Archaeological Evaluation

SP 4 Climate Change

SP11 Sustainable Design

SP10 Sustainable Distribution of Development

K LP1 Definition of Key Settlements

K LP2 Key Settlement Appropriate Development

K LP3 Mitigating Impact

SP5 Housing

Policy 24 Housing Requirement

SP6 Affordable Housing

Policy 28 Affordable Housing Contributions

SP15 Supporting Sustainable Communities

Policy 50 Retention of Existing Community Facilities

Policy 53 Planning Obligations

SP16 Sustainable Infrastructure

Policy 54 Power-lines and Pipelines

Policy 56 Water and Sewage Supply for New Development Policy 58 Sustainable Drainage Systems

SP17 Sustainable Transport

Policy 59 Impacts of Traffic

Policy 60 Provision for Cycling and Walking

SP18 Sustainable Use of Land

Policy 61 Dwelling Density

The site is located on housing allocation SALT 061 within the Key Settlement of Crickhowell, as defined by the LDP Proposals Map.

Key Settlements are identified as those areas which fulfil a role in serving both their resident population and surrounding Settlements, providing links and influences to larger service areas outside of the National Park boundary. Within key settlements development has been focused to provide new housing opportunities, near to services and facilities to reduce over reliance on the private car.

This strategic position is enabled through the LDP in two key ways:- through Policy K LP2 which sets out the forms of development which are acceptable within Crickhowell, and through appropriate land allocations which seek to define areas of land for specific purposes, such as housing. The background to the allocation of the site in the LDP and the need for additional housing identified by the Inspector in the course of the LDP examination are outlined above by the National Park Head of Strategy and Policy. Within the adopted LDP the site is established as a housing allocation.

Policy K LP2 states that proposals for development within Key Settlements will be required to contribute positively to their setting and enhance the quality of the landscape without adverse impact on the wildlife, natural beauty, cultural heritage, environmental assets or biodiversity of the area.

All proposals for development within Key Settlements must demonstrate how they respond to issues relevant to their location to the satisfaction of the National Park Authority (NPA), and how the scheme will contribute to achieving the 15 year vision relevant to their location. In this context the NPA will expect the proposal to help achieve the following statement from the 15 year vision:

"Development will contribute positively, respecting and relating to the architectural styles and landscape context which makes the area unique and valued. New development opportunities will enhance the attractiveness of the town as a good place to live. A mix of future dwelling types will be enabled, with a strong emphasis on providing affordable housing ensuring that Crickhowell attracts a greater demographic mix of residents to build strong communities for the future (table 4.5 Key Settlement 15 year Vision)."

Table 4.6 provides a description of issues and objectives for the town of Crickhowell. The pertinent issues are considered in the following report.

National planning policy and guidance which is particularly relevant to the determination of this application is as follows:

Planning Policy Wales (Edition 8, January 2016)

TAN 2: Planning and Affordable Housing (2006)

TAN 5: Nature Conservation and Planning (2009)

TAN 11: Noise (1997)

TAN 12: Design (2014)

TAN 15: Development and Flood Risk (2004)

TAN 16: Sport, Recreation and Open Space (2009)

TAN 18: Transport (2007)

TAN 23: Economic Development (2014)

PRINCIPLE OF DEVELOPMENT

The LDP identifies allocations to meet the need for new housing within the National Park. These allocations reflect the plan's spatial strategy, the need for housing and consideration of individual settlements and sites.

The main area of this site, where the dwelling and access works are located, is allocated within the LDP and is identified as coming forward for development within the first five years of the development plan (Table 4.61 of the LDP). Table 4.61 identifies the allocation as follows: Land adjacent to Llangenny Lane, reference SALT 061. The LDP identifies an expectation that the site will deliver 20 dwellings, 6 affordable units with an affordable housing target of 30%. The site is considered an important site for the settlement of Crickhowell and the implementation of the LDP settlement strategy within the eastern area of the National Park.

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires all development control decisions to be made in accordance with the development plan unless material considerations dictate otherwise. In relation to this planning application, the policy position is clear that the LDP is the development plan for the area and specific material considerations must be identified to reasonably depart from its policies. The majority of the site is allocated within the LDP for residential use; the part of the site which is not allocated for housing contains the proposed soakaway system which will have a limited wider impact on the area. The positioning of these features outside the settlement development boundary, is considered acceptable due to the negligible impact on the character and appearance of the area of a buried soakaway system.

Policy 61 of the LDP (Development Density) sets out that all land should be developed at a minimum of 30 dwellings per hectare (dph) where this is appropriate to the settlement character.

On the basis of the allocated site, which is 1 ha the density of the development is approximately 27 dph. However, it is considered that some sections of the allocation are constrained. The majority of the site is proposed to be occupied by large detached or semi-detached houses within reasonably sized plots which is generally in keeping with the character of adjacent residential areas. It is also noted that the original site allocation was for 20 dwellings this was below the Policy 61 requirement and it is considered that this is likely to reflect the nature of the site.

The proposed development is viewed to accord with policies SP5 and 61 of the LDP as well as guidance contained within Planning Policy Wales (2016).

TENURE AND MIX OF PROPOSED DWELLINGS

The proposal is for the erection of 27 dwellings. In terms of tenure the proposal is for 19 open market dwellings and 8 affordable dwellings.

The affordable housing provision is as follows;

- 2x 1 Bed apartments for social rent

- 2x 2 Bed apartments for intermediate rent

- 4x 2 Bed houses for low-cost home ownership

The applicant's propose transfer of ownership of the units to a registered social landlord. The mix of affordable housing types is appropriate and the developer has discussed provision with Powys County Council as local housing authority. The NP Head of Strategy and Policy response has noted that appropriate clauses should be included within any section 106 agreement to ensure that the affordable housing meets the requirements of Policy 28. It is considered that the requirements outlined in this response can be secured within the legal agreement.

Policy K LP2 of the LDP supports the development of a mix of future dwelling types, with a strong emphasis on providing affordable housing ensuring that Crickhowell attracts a greater demographic mix of residents to build strong communities for the future (table 4.5 Key Settlement 15 year Vision). The applicant's have provided a detailed report prepared by the property consultants Savills in relation to the appropriateness of the range of dwelling types provided on site. The report provides details in relation to the housing market within Crickhowell and the market demand for 4+bed properties. This report concluded that whilst the majority of units proposed for the development are 4 bedroom, there is a wide provision of layout and scale, providing choice in terms of price point, affordability and design. The report put forward the case that it would be inappropriate to class them in a single band as there will be different buyer types for each of the four bedroom unit types, creating variety for purchasers.

The Savills' Report concluded:

"With the varied choice of style and layout for each unit type proposed at the development, it is our considered view that the proposed development mix satisfies a large element of the need and demand within Crickhowell and is therefore appropriate for a small scale development of this nature. A revision of the proposed mix is not considered necessary.

By providing a range of units as identified in the development mix, this will help stimulate further activity/churn within the Crickhowell housing market. Local agents confirm that they expect the development to attract local buyers, meaning that purchasers of the range of 4 bedroom units are likely to release for sale or rental their existing smaller (2 or 3 bedroom homes). This will help to maintain a balanced range of property types and sizes available for sale or rent within the town to satisfy demand in the smaller scale/lower price bracket."

The appropriateness of the housing mix has been a source of significant local concern. Many of the third party and neighbour representations consider that the scheme will be unaffordable for local residents and is unlikely to meet local needs for housing and would be aimed at meeting a wider demand for housing. They also believe that the development due to the types of houses proposed would be attractive for second home buyers.

The NP Head of Strategy and Policy has stated: "I am satisfied that the proposed development does provide a mix of dwelling types of a varied price-point to serve the housing market of Crickhowell. Whereas I believe the mix could be improved to better provide a range of housing options, it is noted that the proposal will help stimulate the local housing market, whilst providing 8 dwellings for those in affordable/intermediate housing need. Accordingly I am satisfied that the proposal is in accordance with policy K LP2 of the LDP."

The Authority has been provided with evidence by the applicant that the proposal will meet a variety of housing need and there is certainly variety in the properties proposed. This has been accepted by the NP Head of Strategy and Policy. It is also noted that the affordable housing proposed is reflective of local need and appropriate.

The mix of housing types and mix of tenure of the proposed development is considered to be acceptable and to accord with Policies KLP2 and 28.

ACCESSIBILITY TO THE SITE

Llangenny Lane has substandard horizontal and vertical alignment lacks lighting and footways. It has the character of a rural lane on the outskirts of the town leading into countryside. The lane serves existing properties in Crickhowell as well as further properties in the rural areas to the north east. The A40(T) is a busy trunk road carrying high traffic levels between major settlements as well as local traffic. In determining this planning application there are two relevant highway authorities: the Welsh Government who are responsible for the A40(T) and Powys County Council who are responsible for Llangenny Lane. Powys County Council would also be the body considering any adoption of the highway and associated drainage within the site.

As outlined in the above the application is accessed by vehicles from Llangenny Lane. Two vehicular accesses are proposed to the site one serving two dwellings and one serving the remainder of the site. A pedestrian access to the site will be provided towards the junction between Llangenny Lane and the A40(T). Alterations to Llangenny Lane are proposed to facilitate the development including the re-positioning of the wall to allow widening of the Lane to 6m and the provision of a footway.

Neighbour and third party representations have raised significant concerns regarding the proposal. There are concerns regarding the impact of the proposal on the highway safety and free flow of traffic on Llangenny Lane, the danger of increased use of the junction between the A40(T) and Llangenny Lane and the suitability of the drainage arrangements. A concern that has been raised in numerous representations is the potential for the proposal to impact detrimentally on the operation of the Ambulance Station. Other representations have raised issues that the proposal will reduce the utility of and availability of existing on street parking on Llangenny Lane.

The applicant submitted additional information and assessments of the highways situation in support of the application and in response to the concerns of the two highway authorities. Following amendment to the proposal and the provision of additional information; the local highway authorities have both advised that they are satisfied with the highways proposal as submitted.

The road widening requirements on Llangenny Lane and the provision of a footway should improve the existing situation and allow for improved access to residential properties and the Ambulance Station. This improvement is considered to outweigh any harm created from increased use of the accesses to and wider highway network resulting from the development. The internal layout has been considered by the local highways authority and is considered appropriate. The local highways authority have advised that the parking provision proposed is sufficient and they have not offered any objection to the impact on on-street parking.

In light of the advice of the Highways Authorities it is considered that the proposal is in accordance with Policy 59 of the LDP. Appropriate planning conditions have been directed and requested from the various consultees.

HERITAGE IMPACT

Impact on the Crickhowell and Llangattock Conservation Area

The proposal is partially located within a conservation area with the western corner of the site within the Crickhowell and Llangattock Conservation Area. The majority of the site is outside and it is only the very tip of the site that is within the conservation area. Conservation Areas are areas of special architectural or historic interest, the appearance or character of which it is desirable to "preserve and enhance." The NPA has a duty to ensure that the special features which contribute to the character and quality of these areas are preserved and enhanced. These features may include the historic street pattern, plot boundaries, the form of the settlement and individual buildings, the spaces between buildings, the materials used in construction, street furniture, the floorscape and the uses and activities which are carried out there.

The NP Senior Heritage Officer (Building Conservation) states that the site is a key entrance and exit point to the main section of the conservation area; advising "development will have a significant impact on the setting of the conservation area". The presence of housing on the site and its impact on the setting of the conservation area is a significant material consideration.

The NP Senior Heritage Officer (Building Conservation) notes that the site was allocated in the plan, this is a material consideration which needs to be weighed against the impact on the setting of the conservation area. It is also noted that the two western most houses (flats) will screen the development from the conservation area and that planting will provide some screening.

The NP Senior Heritage Officer (Building Conservation) goes on to state that the impact on the conservation area is reduced by the following:

- The wall will be demolished and the proposals encompass the rebuilding of the wall further back. This will allow for the impact on the character of the conservation area to be greatly reduced.

- The planting along Beaufort Road is to be retained as it visually softens the entrance to the conservation area.

- The general scale and massing of the proposed buildings fits in with the surrounding properties.

As far as the buildings on the corner, right on the edge of the conservation area, there is clear precedent for siting two semi-dethatched dwellings on a slant across the corner. This is seen on the opposite side of the road to the site on the corner of Castle Road and Beaufort Street. The proposed design for these is low key and with the use of suitable materials, as suggested in submission, is acceptable at this location.

- The arch detail in the wall is found in a number of other sites within Crickhowell so will not be out of keeping in this location.

The proposed development will result in changes to a section of characteristic boundary treatment and the widening of the lane (from around 4m to a 6m carriageway and 2m footway). The eastern side of the site is within the Conservation Area. It is considered that there is likely to be some potential harm from the proposal to the character of the Conservation Area in this location. This harm is considered to be effectively mitigated by the points identified above, especially the rebuilding of the wall behind the proposed footway, which will retain the characteristic boundary treatment.

It is noted that representations consider these works to be harmful to the conservation area. If the view were taken that these works are harmful and not fully mitigated; any residual harm would need to be balanced against the improvement to the safety of the existing highway and the need to deliver housing at the site. The conditions recommended by the NP Senior Heritage Officer (Building Conservation) are considered appropriate to ensure that the design of the proposal is appropriate to its context partially within and on the boundary of the Conservation Area.

Any detrimental impact from the proposal to the conservation area is viewed to be effectively mitigated by the proposed design. The proposal will also allow for the implementation of the highway alterations requested by the highways authorities that bring benefits in terms of highway safety. The impact of the proposal is considered to be effectively mitigated and therefore in compliance with Policy 19 as the works preserve the character of the conservation area.

Archaeological impacts

Third party representations have raised the potential of the site to be archaeologically sensitive. In support of this view they have referred to the history of the site, its potential settlement and the finding of archaeological remains.

The National Park's Heritage Officer (Archaeology) has commented on the application stating that: "Consultation of the regional Historic Environment Record and sources held by the Brecon Beacons National Park Authority indicates that the site has low archaeological potential, and the development is unlikely to have archaeological impact. Analysis of historic maps suggests that there may once have been a small structure, likely a field barn, on the western edge of the field, on the junction of the present day A40 and Llangenny Lane, as depicted on the 1813 Ordnance Survey drawings of the area. This structure is not depicted on any later maps of the area. Historic mappings also indicates that the animal shelter that stands on the eastern edge of the present field is depicted for the first time on the Second Edition Ordnance Survey map of 1905, indicating that it dates back at least as far as the early 20th century, and therefore is over 100 years old and can be considered a site of local historic interest.". The Heritage Officer (Archaeology) goes onto advise that: "Any surviving remains of the structure depicted on the 1813 OS drawing are likely to be confined to the present day roadside verge, and is therefore outside of the development area, or potentially partially within the area that forms the pedestrian access to the proposed housing development where not houses are proposed to be built and impact of the development on any surviving remains will be minimal. However, the animal shelter on the eastern edge of the field is due to be demolished, and it would be unfortunate if it was lost without a basic recording of its current form, character and state of preservation being made."

The views of the Heritage Officer (Archaeology) are agreed with and the recording of the barn can be secured by planning conditions and the proposal is considered to be in accordance with Policy SP3, 22 and National Planning Policy.

IMPACT ON THE CHARACTER AND APPEARANCE OF THE AREA

Policy SP1 'National Park Policy' states that developments in the National Park will be required to comply with the purposes and statutory duty set out in legislation and will be permitted where it conserves and enhances the Natural Beauty, wildlife and cultural heritage of the Park and/or provides for, or supports, the understanding and enjoyment of the special qualities of the National Park in a way that does not harm those qualities.

The site forms the beginning of the differentiation between agricultural land and urban form at the edge of Crickhowell. This is a sensitive and prominent site on the approach to the settlement from the South; the site has a key role in defining the edge of the settlement. Distant views are afforded from the site to the East down the valley. Developing this site will result in an extension of the settlement into open countryside along the route of the A40(T). Third parties including many local residents have raised concern and objection about the loss of this land to residential development and consider it to be an important open space. They also consider that it will result in the ribboning of development along the highway in a prominent location at the edge of the settlement.

The impact of the proposal on the landscape character of the rural fringe of Crickhowell can be considered against the relevant criteria of policy 1 'Appropriate Development in the National Park' of the LDP as follows. i) the scale, form, design, layout, density, intensity of use and use of materials will be appropriate to the surroundings and will maintain or enhance the quality and character of the Park's Natural Beauty, wildlife, cultural heritage and built environment; ii) the proposed development is integrated into the landscape to the satisfaction of the NPA through planting and appropriate management of native species or through the construction of appropriate boundary features.

Policy SLP2 'Settlements Appropriate Development' requires a positive contribution to the setting and enhancements to the quality of the landscape.

The principle of the residential development of this site has been established and the density of development complies with local and national policies. The general scale and massing of the proposed buildings are considered to fit in with the surrounding properties. It is considered that the layout of the development, the scale of the buildings, the mix of house types and the palette of materials to be used on the site are generally acceptable in design terms subject to the future approval of material samples and the submission of details (as recommended by the NP Senior Heritage Officer (Building Conservation)). These conditions will ensure that it is appropriate in the context of the sites location at the edge of the conservation area.

The development will result in the removal of established trees and hedgerows. The hedgerow to the northern and eastern boundaries are to be removed. The hedgerow to the south is to be retained and additional hedgerows are to be planted. This has been the source of concern and objection by local residents who consider that the proposed significant losses of hedgerows on the north and east of the site is unacceptable. The loss of hedgerows on the northern boundary of the site are considered to be reasonably justified. These are needed to enable appropriate visibility to the access and to allow for alterations to Llangenny Lane which will improve its safety and the free flow of traffic. On the eastern boundary the hedgerow does not form the boundary to the site, the watercourse is closer to the boundary of the housing allocation. The hedgerow on the eastern boundary is therefore well within the land allocated for housing development. The removal of the hedgerow allows for reasonably efficient use of the land allocated for residential development. The applicant has stated that a replacement hedgerow will be planted on the eastern boundary. The landscaping plan indicates that a new native hedgerow and stock proof fencing will be constructed along the eastern boundary with the planting of standard trees within the new hedgeline. It is considered that over time this will offer an appropriate boundary to the development. It is acknowledged that the hedgerow is likely to take some time to establish. Overall and as a matter of planning judgement it is considered that the various boundary treatments put forward by the proposal will create a well-integrated development with the landscape and visual impact of development effectively reduced.

The applicant has submitted various street scene representations and sections through the site. These are considered to show how the proposal will appear and allow for an effective judgement over the acceptability of the proposal. The design of the proposal is acceptable and the proposed landscaping are considered to effectively minimise the visual impact of the scheme and the development is also viewed as responding appropriately to the topography of the site. The proposed development is viewed to be reasonably consistent with and appropriate to the character of the area and is in accordance with Policy SP1, criteria i) and ii) of Policy 1 and Policy SLP2 of the LDP.

IMPACT ON LIVING CONDITIONS

Comments have been received from neighbouring occupiers and other third parties relating to the potential impact of the development on residential amenity. These raise issues of disturbance from occupiers, loss of light, loss of privacy, loss of outlook, loss of view and that the development will be overbearing.

TAN 12 recognises the importance of the scale of development in relation to surroundings and how the mass and height of developments can impact on privacy, sunlight and microclimate.

Planning Policy Wales (8th Edition, January 2016) at paragraphs 9.3.3 and 9.3.4 state:

Insensitive infilling, or the cumulative effects of development or redevelopment, including conversion and adaptation, should not be allowed to damage an area?s character or amenity. This includes any such impact on neighbouring dwellings, such as serious loss of privacy or overshadowing.

In determining applications for new housing, local planning authorities should ensure that the proposed development does not damage an area's character and amenity. Increases in density help to conserve land resources, and good design can overcome adverse effects, but where high densities are proposed the amenity of the scheme and surrounding property should be carefully considered. High quality design and landscaping standards are particularly important to enable high density developments to fit into existing residential areas.

PPW paragraph 3.1.8 advises that in determining planning applications local planning authorities must take into account any relevant view on planning matters expressed by neighbouring occupiers, local residents and any other third parties. While the substance of local views must be considered, the duty is to decide each case on its planning merits. As a general principle, local opposition or support for a proposal is not, on its own, a reasonable ground for refusing or granting planning permission; objections, or support, must be based on valid planning considerations. For example, the loss of views and the devaluation of property are material planning considerations that are representative of a private interest and should not be considered matters of substantive weight in decision making.

The nearest properties which are likely to be impacted by the proposed development front onto Llangenny Lane. The lane itself and the front curtilage of these properties provide a separation to the development. The plot nearest to Llangenny Lane is plot 1, which is located at the entrance to the site, the northern gable of this property is over 23m from the nearest front elevation of a property on Llangenny Lane; other separation distances are in excess of this. The mutual relationship of, and the distances to dwellings neighbouring the site are considered to be sufficient to limit the detrimental impact on residential amenity to a reasonable level.

The proposal will result in increased activity and more cars and disturbance from residential properties following occupation. However there is no clear case that the activity and the disturbance from residents occupying the site would go beyond what would be reasonable to expect in a residential area.

The scale of development is likely to result in construction activities that will last for a significant period of time; the site is also in proximity to residential properties. This combination of circumstances is considered to give rise to a potential detrimental impact on residential amenity from construction and demolition. Appropriate locating of onsite operations such as earth moving, aggregate mixing, crushing, screening, and onsite storage and transportation of raw material will help to reduce impacts. Appropriate locating of the storage of heavy plant and equipment, including vehicles and car parking facilities for construction site operatives and visitors and appropriate working practices will also reduce amenity impacts. These measures can all be secured through the imposition of a planning condition requiring a construction management plan. Construction and demolition operations, (including deliveries) can also be restricted to between the hours of 08.00 to 18.00 Monday to Friday and 08.00 to 13.00 on Saturday with no operation on Sunday or public holidays. It is considered that subject to the submission of appropriate management and hours of operation the impact on neighbouring properties will be mitigated to an acceptable level.

ECOLOGICAL IMPACT

Section 40 of the Natural Environment and Rural Communities Act 2006 states that 'every public authority must, in exercising its function, have regard, so far as is consistent with the proper exercise of those functions, to the purpose of conserving biodiversity'. This involves having regard to the United Nations Environmental Programme Convention on Biological Diversity 1992. Public authority includes, among others, local planning authorities.

Section 42 of the Act requires the National Assembly for Wales, in consultation with the Countryside Council for Wales, to publish a list of living organisms and types of habitat which are of principal importance for the purpose of conserving biodiversity.

Regulation 9 of the Conservation of Habitats & Species Regulations 2010 (as amended) requires LPA's to take account of the presence of European Protected Species at development sites. If they are present and affected by the development proposals, the Local Planning Authority must establish whether "the three tests" have been met, prior to determining the application.

The three tests that must be satisfied are: i. That the development is "in the interests of public health and public safety, or for other imperative reasons of overriding public interest, including those of a social or economic nature and beneficial consequences of primary importance for the environment". ii. That there is "no satisfactory alternative" iii. That the derogation is "not detrimental to the maintenance of the populations of the species concerned at a favourable conservation status in their natural range"

The adopted Local Development Plan also includes policies regarding ecological issues and safeguarding biodiversity as listed above.

The applicant submitted supporting ecological surveys and mitigation / enhancement proposals for the site. These were considered by both Natural Resources Wales (NRW) and the National Park Ecologist. The main ecological impacts are considered in turn:

Hedgerows

The hedgerow along the eastern boundary is proposed for removal; mitigation for the loss of hedgerow is proposed through the planting of a new, mixed, native-species hedgerow along the new site boundary along the western bank of the new stream corridor. A continuous hedgerow is proposed to this boundary. The future management of the hedgerow will also need to be secured through an appropriately worded planning condition or Planning Obligation.

The hedgerow along the northern, roadside boundary will not be retained. The landscaping plan shows that new hedgerow will be planted along this boundary (behind the low stone walls). The applicant has currently proposed single-species beech or hawthorn hedgerow. This is considered to be inadequate mitigation for the loss of a mixed, native-species hedgerow.

The additional hedgerow planting along the southern boundary will widen the wildlife corridor, but as this is also predominantly single-species beech hedgerow, it does not have the species diversity to contribute to the nature conservation value that a mixed, native species hedgerow would.

Third parties consider that the removal of hedgerows is unjustified and fails to comply with Policy 6(c) of the LDP which requires that "development will only be permitted where… there is no unacceptable loss / breaching of linear features e.g. hedgerows". As identified above the landscaping outlined in the application should be amended to secure appropriate mitigation for the impact of the loss of hedgerows from the development; the changes to the proposal can be secured through a planning condition. The proposal is not objected to by NRW or the NP Ecologist and it is considered that the retention of some features and the proposed planting will be sufficient to mitigate the impact of the development on hedgerows. The proposal is therefore considered to meet the requirements of Policy 6(1).

Stone barn and bats

In relation to the stone barn which is to be removed NRW have advised that "We note that the initial survey report correctly states that a European Protected Species licence will be required to permit demolition of the field shelter, and includes a recommendation stipulating that the replacement lesser horseshoe bat night roost is to be in place prior to the demolition of the existing field shelter. We understand that this is no longer intended. However, we do not believe that the amended proposal to demolish the current night roost and construct the replacement during bat hibernation period is likely to lead to a detriment to the Favourable Conservation Status of lesser horseshoe bat at this site." The principles of the design of the proposed night roost for lesser horseshoe bats are appropriate. Detailed design and materials can be confirmed through a planning condition. The applicant has indicated that there will be continuous provision of a night-roosting feature at the site. The advice of NRW and NP Ecologist is considered sufficient for the Authority to conclude that the proposal will not contravene Article 12(1) of the Habitats Directive and is likely to be licenced by the appropriate body.

Stream and ditch

The application proposes that a ditch will be accommodated along the eastern boundary, to the east of the new hedgerow. This water course is a tributary of the River Usk SSSI and SAC. The Authority has undertaken a screening of likely significant effect and reached the conclusion that appropriate construction practices will allow for protection of the protected site. A Construction and Environmental Management Plan will need to be secured by condition for this purpose.

Demolition of the wall The proposed demolition of the wall could affect small mammals, reptiles or invertebrates that may be present. The demolition works should therefore be supervised by an Ecological Clerk of Works and carried out in accordance with an approved Method Statement. The new stone walls should accommodate features that can be utilised by fauna and flora. These measures can be secured by planning conditions.

Other ecological matters

The proposed ecological enhancements can be secured through the use of planning conditions.

Responsibility for the future management of hedgerows, wildflower areas and the bat night-roost structure are considered to require securing through an agreement under section 106 of the Town and Country Planning Act 1990. It is considered that the use of a management company formed by residents / owners of the properties will allow for appropriate and long term management of these features. An external lighting plan can be secured through a planning condition and this will ensure that it is of an appropriate design and sensitively located to avoid light-spill to wildlife corridors and/or bat mitigation and enhancement features.

Having regard to the above, it is considered that the proposals will not have a significant detrimental adverse effect on the ecology and biodiversity of the area.

Therefore, Officers are satisfied that the delivery of the proposed mitigation measures will maintain and enhance the favourable conservation status of bats and provide biodiversity enhancement in line with the requirements of the Habitat Regulations 1994 (as amended), Section 40 of the NERC Act, guidance in TAN 5 and relevant LDP policies (SP3 and Policies 3-14)

ACCEPTABILITY OF DRAINAGE ARRANGEMENTS AND FLOODING

Surface water and land drainage

The applicant has submitted a proposed drainage strategy, this is detailed on drawing NP29v1 which has been consulted on to relevant consultees. It is proposing to dispose of surface water from the properties and private areas within the site to individual soakaways or through porous paving. The applicant is proposing to divert water from the internal highway to a soakaway system. They have indicated that they wish for this system to be adopted by the local highways authority. Existing flows from Llangenny Lane have been identified as flowing from the lane into the site; the proposed kerbed footway will interfere with these flows. The applicant has put forward a positive drainage proposal with drains placed at the edge of the carriageway. The flows are variously to be disposed of at different points on the Lane: to a re-directed ditch to the existing watercourse; the soakaway serving the internal road; and close to the junction with the A40(T) and Llangenny Lane to a soakaway in the eastern corner of the site.

Third party representations have outlined concerns and objections regarding the proposed drainage arrangements, in particular that they will not be effective and could cause surface water flooding.

The response of the Powys County Council as the Land Drainage Authority / Lead Local Flood Authority has been sought on this application. They viewed that the applicants initial proposals to discharge to the existing water course would require attenuation of flows to 1 in 100 year (+ 30% for Climate Change) whilst limiting discharge to the existing 1 in 1 year Greenfield run-off for the connected impermeable areas. They also advocated the use of SuDS for the site as these would be preferable than a discharge to a water course for the site internal highways. Following this representation the applicant's amended the proposal to incorporate soakaways to cater for the internal highway drainage and submitted a revised drainage proposal. The proposal continues to use individual soakaway systems and permeable surfaces for the private dwellings and associated spaces, with a soakaway system put forward for the estate road water. The submitted report includes details of permeability and concludes that "the site can be considered to be at very low risk of flooding from all sources provided adequate drainage measures are designed for the site."

The local highways authority has not objected to the principle of the adoption of the soakaway as part of the adoption process. The Welsh Government Transport Directorate have also considered the drainage proposals and advised that they are acceptable in the proposed position adjoining the boundary to the A40(T). They have directed the imposition of conditions requiring the adoption of the soakaway system by Powys County Council. Dwr Cymru Welsh Water has advised that they are satisfied in principle with how domestic foul and surface water from the proposed development will be disposed of. Powys County Council as Land Drainage Authority / Lead Local Flood Authority has not responded following the submission of this additional information. It is noted that the original response from Powys County Council as Land Drainage Authority / Lead Local Flood Authority did not object to the application but offered a set of conditions including the submission of a drainage scheme for the development. Any further correspondence from this party will be provided to the Committee.

Concerns and objections have been made regarding the land drainage arrangements and impacts on the watercourse that forms the eastern boundary of the site. Objections have raised concerns about the management and maintenance of this watercourse in future and the potential for it to cause flooding. The applicant has indicated that "The existing watercourse that cuts through the North East corner of the site will need to be diverted around the boundary of the site". This diversion is shown as the relocation of a ditch in the north corner of the site. The applicant indicates that land drainage consent is likely to be required for the diversion. The developer will therefore require separate consent for the diversion of the watercourse, the applicant has provided details of the route of the watercourse. It is considered that further details of the diversion and design of the watercourse can be submitted through a planning condition. On going maintenance and management of the watercourse can be secured as a responsibility of a management company to be formed at the site and secured through a legal agreement under section 106 of the Town and Country Planning Act 1990.

The application was consulted to Dwr Cymru Welsh Water (DCWW) who did not offer an objection to development and have indicated that they have no objections to the proposal subject to conditions. The applicant has included a sewage pumping station in the south western corner of the site. There have been some concerns expressed about the amenity of surrounding occupiers, however it is considered that there is a reasonable separation to the dwellinghouses themselves of over 15 metres and is not an issue referred to by DCWW.

The submitted information in relation to surface, foul and land drainage is reasonably detailed and comprehensive and is shown in detail on drawing NP29v1, this drawing and supporting information has been considered and referred to appropriate consultees. The land drainage proposals are largely to remain as existing with part of the route of the watercourse to be altered to allow for the development. The indication is that there will be no significant change to the existing land drainage flows which will continue in the watercourse adjoining the site. Subject to appropriate maintenance and management the arrangements would be appropriate. It is noted that there is potential for some restrictions to be placed by the land drainage authority and the detail of any final proposals should be secured through conditions. The surface water disposal proposals leave some options available in relation to the design of the drainage system to be discussed with relevant adoption bodies and it is noted that consultees such as Powys County Council Land Drainage and Dwr Cymru Welsh Water continue to request the submission of drainage detail. A condition is therefore considered appropriate for the submission of the final drainage scheme and to ensure some flexibility in the detailed drainage proposal. The foul drainage proposals are acceptable. The proposed development in respect to its drainage arrangements is considered to be in line with SP16, 54, 56 and 58.

OTHER INFRASTRUCTURE IMPACTS

Policy 53 of LDP and the Supplementary Planning Guidance (SPG) on Planning Obligations (July 2014) outline the local planning authority's approach to the provision of contributions to planning obligations. The Community Infrastructure Levy Regulations imposed a restriction on the pooling of Section 106 contributions by LPAs and restrict the use of contributions towards an infrastructure type or project after 6 April 2014, or following implementation of a Charging Schedule (whichever the earlier). The CIL (Amendment) Regulations 2014 ('the 2014 Regulations') extended this deadline to 6 April 2015. These restrictions will severely curtail LPAs' ability to utilise Section 106 as a mechanism for funding strategic, or non-site specific, infrastructure post- April 2015. The SPG outlines that the development issues that the National Park seeks to manage are mostly more local than strategic in nature by reason of the relative scale of development within the National Park. The relevant consultees identified in the SPG within Powys County Council have been consulted on the application. Infrastructure requirements are considered below.

The local education authority made a representation that gives a specific requirement for a contribution to secondary education at the local secondary school. The applicant has agreed to meet the requested contribution of £41,402 to support additional provision of the local school.

The applicant has put forward an on site amenity area at the eastern entrance of the site. The management of this can become the responsibility of a management company secured through an agreement under section 106 of the Town and Country Planning Act 1990. Powys County Council also provided a tariff based request for contributions. A request for a detailed site specific requirement was made to Powys County Council to ensure that such a request was justified. The response to this request did not provide a detailed justification for the contribution and without this it is not advised that such a contribution can be sought.

No other service area within Powys County Council made a request for contributions. Given the scale of the proposal and the lack of clear evidence for further developer contributions it is considered that the above is sufficient to meet the requirements for this site.

Dwr Cymru Welsh Water has advised that they do not envisage any problems with the provision of water supply to the development. The applicant's layout plan indicates that an easement for a watermain has been provided on the western end of the site.

OTHER MATERIAL CONSIDERATIONS

Some elements of the proposal such as the loss of agricultural land are considered to be justified as the site is allocated for housing and factors such as this are taken into account when considering the relative merits of allocating land within settlements. In respect to the potential for an impact on the National Park's dark skies it is considered that the use of a planning condition requiring the submission of a lighting plan will ensure that the impact of the lighting provided is minimised.

In respect to the sustainability of the proposed development, the applicant's design and access statement identified six areas where environmental measures related to the themes of energy, materials, pollution, transport, waste & recycling and water were outlined. These outline how the applicant has considered these issues in designing and laying out the development. The proposal will also have to meet national requirements for sustainability and energy efficiency within the building regulations.

The potential to consider alternative sites to provide housing for Crickhowell have been put forward in representations. Where a site is allocated in an adopted development plan, as is the case here, it is not considered that the presence or otherwise of alternative development sites should be accorded significant weight in decision making. This is a matter that is more appropriately considered during the preparation of a development plan.

CONCLUSION

The proposal is to develop housing on a site allocated for this purpose in the adopted development plan. The proposal has adequately mitigated the impact that the proposal will have on the character and appearance of the area; the Crickhowell and Llangattock Conservation Area; the amenities of nearby residents; and the surrounding highways. The proposal will have an acceptable impact on the local environment.

Subject to appropriate planning conditions and an agreement under section 106 of the Town and Country Planning Act 1990 (as amended) to secure: affordable housing, a contribution to secondary education provision and the establishment of a management company (to manage the on site amenity area and other aspects of the site) it is recommended that the application should be permitted.

The proposal is in accordance with policies SP1, 1, SP3, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 19, 21, 22, SP4, SP11, SP10, K LP1, K LP2, K LP3, SP5, 24, SP6, 28, SP15, 53, SP16, 56, 58, SP17, 59, 60, SP18, and 61 of the adopted Brecon Beacons National Park Local Development Plan 2007-2022 (2013).

RECOMMENDATION: Permit

Conditions and/or Reasons:

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

2 The development shall be carried out in all respects strictly in accordance with the approved plans (drawing nos. NP1v2; NP2v4; NP3v3; NP4v2; NP5v2; NP6v2; NP7v1; NP8v1; NP9v1; NP10v1; NP11v3 NP12v2; NP13v2; NP14v2; NP15v2; NP16v2; NP17v1; NP18v1; NP19v1; NP27v1; NP30v1; NP31v1; NP32v1; NP33v1; NP34v1; NP35v1; NP36v1; NP37v1), unless otherwise agreed in writing by the Local Planning Authority.

3 Notwithstanding the approved plans as listed in condition 2 above and the submitted schedule of materials and finishes, no development shall take place until details or samples of materials to be used externally on walls and roofs of all proposed structures (including enclosures and car ports) and on all hard surfaces, including roads, paths and parking spaces have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

4 No development shall take place, including any groundworks, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:

i. the parking of vehicles of site operatives and visitors

ii. loading and unloading of plant and materials

iii. storage of plant and materials used in constructing the development

iv. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate

v. wheel washing facilities

vi. measures to control the emission of dust and dirt during construction

vii. a scheme for recycling and or disposing of waste resulting from demolition and construction works.

viii. the timing and phasing of the above elements.

5 Construction and demolition, operations (including deliveries) shall be restricted to between the hours of 08.00 to 18.00 Monday to Friday and 08.00 to 13.00 on Saturday. There shall be no operation on Sunday or public holidays, except as agreed in writing with the Local Planning Authority.

6 No building hereby permitted shall be occupied until a surface water, foul water and land water disposal scheme has been implemented in accordance with details that have been submitted to and approved in writing by the local planning authority (This shall reflect the detail in the submitted "Proposed Drainage Strategy drawing No. NP29v1). No further foul water, surface water and land drainage shall be allowed to connect directly or indirectly with the public sewerage system. The submitted details shall: i. provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface waters; ii. include a timetable for its implementation; iii. provide a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime;

iv. a strategy for the management of land drainage flows at the site and works to the watercourse at the site (to include details of any culverting). 7 No contours should be altered within 5m of any watercourse, without prior permission from the Local Planning Authority.

8 No buildings, structures, fences or planting (other than those shown on approved plans) shall take place within 5 metres of the top of the bank of any watercourse, or 3 metres either side of any culverted watercourse.

9 Surface water from the dwellings and other impermeable areas of the site shall discharge to soakaway systems designed and constructed in accordance with BS EN 752-4 or BRE Digest 365 Soakaway design (or other best management practice - Sustainable Drainage Systems).

10 Foul water and surface water discharges shall be drained separately from the site.

11 Prior to the commencement of development an external lighting plan shall be submitted to and approved by the Local Planning Authority in writing. The lighting plan shall include a lighting design strategy for biodiversity and minimise light pollution which shall:

i. Identify those areas/features on site that are particularly sensitive for bats; and

ii. Show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their breeding sites and resting places.

All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy.

12 No development shall take place (including any demolition, ground works, site clearance, tree felling) until a method statement to cover impacts on protected and priority species incorporating the recommendations in Section 5 of the ecological report dated 4th June 2014, has been submitted to and approved in writing by the Local Planning Authority. The content of the method statement shall include:

i. The provision of alternative bat roosting features prior to any vegetation clearance and tree felling at the site;

ii. A methodology for tree-felling at an appropriate time of year and in a sensitive manner;

iii. The extent and location of proposed works shown on appropriately scaled maps and plans;

iv. A timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;

v. The persons responsible for implementing the works;

vi. The initial aftercare and long-term maintenance and monitoring

The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter. 13 No development shall take place (including demolition, ground works, vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall include the following:

i. Risk assessment of potentially damaging construction activities;

ii. A timetable for implementation including a phased approach to vegetation clearance and new landscaping;

iii. Identification of "biodiversity protection zones";

iv. Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction;

v. The location and timing of sensitive works to avoid harm to biodiversity features;

vi. The times during construction when specialist ecologists need to be present on site

vii. Responsible persons and lines of communication;

viii. The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person;

ix. Use of protective fences, exclusion barriers and warning signs.

The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.

14 Prior to the commencement of development works, a biodiversity enhancement and management scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include reference to the Biodiversity in the Towns of the Brecon Beacons Supplementary Planning Guidance, the Section 42 List of Priority Habitats and Species under the NERC Act 2006 and particularly the following measures:

i. Provision of at least twenty seven features for bat roosting and bird nesting

ii. Reptile habitat creation

iii. Provision and management of areas of wildflower meadow

iv. Provision for the long-term management of the grassland and hedgerow habitats

v. A programme of habitat monitoring and provision for remedial measures as necessary

vi. Long-term protection and management of the new night roost for bats

The scheme shall be implemented in accordance with the approved details and maintained thereafter.

15 Prior to the commencement of the development, a landscaping plan based on the proposals included on the Planting Plan (Drawing No. NP20v2) by Catherine Etchell Associates, shall be agreed in writing with the Local Planning Authority. The submitted design shall include drawings at a scale of 1 to 200 or 1 to 500 and a written specification clearly describing the following:

i. Full details of tree planting;

ii. Planting schedules, noting the species, sizes, numbers and densities of plants;

iii. Finished levels or contours;

iv. Details of boundary treatments

v. Any structures to be erected or constructed;

vi. Functional services above and below ground; and

vii. All existing trees, hedges and other landscape features, indicating clearly those to be removed.

viii. A timetable for implementation and future management to ensure good establishment.

All hard and soft landscape works shall be carried out in accordance with the approved details.

16 The landscaping scheme shall be fully completed, in accordance with the details agreed under the terms of condition 15 above, in the first planting and seeding seasons following the first occupation of any part of the development or in accordance with a programme previously agreed in writing by the local planning authority. Any trees or plants removed, dying, being severely damaged or becoming seriously diseased, within 5 years of planting shall be replaced in the following planting season by trees or plants of a size and species similar to those originally required to be planted.

17 A landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas, other than small, privately owned, domestic gardens, shall be submitted to and approved by the local planning authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its permitted use. The landscape management plan shall be carried out as approved.

18 The hedges located within and on the boundary of the application site, other than those approved to be removed as part of the landscaping scheme to be submitted for approval under condition 15 above, shall be retained and maintained at a height no lower than 1.5 metres. Any part of the hedge removed, dying, being severely damaged or becoming seriously diseased shall be replaced, with hedge plants of such size and species as previously agreed in writing by the local planning authority, within one year of the date of any such loss for a period of 5 years from the date development begins.

19 No development shall take place until an appropriate photographic survey of the existing building has been carried out in accordance with the details provided by the Local Planning Authority. A copy of the resulting survey and digital photographs should be submitted on CD or DVD, along with a plan showing photograph locations and direction, to the Local Planning Authority. After approval by the Local Planning Authority, a copy should also be sent to Clwyd Powys Archaeological Trust for inclusion in the regional Historic Environment Record.

20 The drainage system must be designed and constructed in accordance with Powys County Council requirements and adopted by them.

21 The foul drainage infrastructure and pumping station must be designed and constructed to Sewers for Adoption 7th edition and adopted under agreement and in accordance with Section 104 of the WIA on completion by DCWW.

22 No drainage from the development site shall be connected to or allowed to discharge into the trunk road drainage system, and the proposed Llangenny Lane junction shall be constructed such that the access does not drain onto the trunk road.

23 The highway embankment must be documented prior to construction and again afterwards and any remedial measures necessary undertaken at the developers cost.

24 The developer shall submit detailed design drawings and calculations, prepared by a Geotechnical consultant in accordance with DMRB - "Managing Geotechnical Risk" to the Local Planning Authority in consultation with the Welsh Government.

25 Submission of a formal Traffic Management Plan (Chapter 8), incorporating details of maintaining pedestrian access along existing footways along the A40 trunk road during the installation period.

26 Any existing landscaping within the trunk road boundary is the property of the Welsh Government and managed in accordance with Welsh Government's maintenance requirements and shall not be removed or interfered with in any way.

27 The minimum visibility distances available for vehicles emerging from the proposed access shall be 215m to the South and 90m to the North at a height 1.05 metres, measured to a point 0.26 metres above the nearer running edge of the trunk road carriageway. These visibility distances shall be available at a point 2.4 metres from the running edge of the trunk road, measured along the centreline of the access road. The visibility splay so formed shall be free of any growth or obstruction, which would interfere with the minimum visibility requirements.

28 The centre-line of any existing hedge-row or fence must be positioned not less than 1.0m to the rear of the visibility splay line in both directions.

29 The access and visibility requirements of Llangenny Lane shall be completed to the written satisfaction of the Planning Authority in consultation with the Welsh Government (Transport) before the proposed development is brought into use.

30 The width of the proposed means of access to Llangenny Lane off the A40 trunk road shall be 6.0m (minimum). The access shall be constructed to appropriate standards with bituminous surfacing from the running edge of the trunk road carriageway.

31 Adequate provision shall be made within the development to enable vehicles to turn around, so they may enter and leave the site in a forward gear. 32 The applicant shall provide wheel-washing facilities or an alternative method to be approved by the Local Planning Authority in consultation with the Welsh Government at the site exit. Such facilities shall thereafter remain available during the construction stage and be used by all vehicles exiting the site.

33 The proposed access/junction from the A40 trunk road to Llangenny Lane shall meet the standards required by the Design Manual for Roads and Bridges (DMRB).

34 The existing field access shall be stopped up in permanent materials to the written satisfaction of the Planning Authority in consultation with the Welsh Government.

35 Prior to the occupation of the dwelling any entrance gates shall be constructed so as to be incapable of opening towards the highway and shall be retained in this form of construction for as long as the development hereby permitted remains in existence.

36 Within 5 days from the commencement of the development each access shall be constructed so that there is clear visibility from a point 1.05 metres above ground level at the centre of the access and 2.4 metres distant from the edge of the adjoining carriageway, to points 0.26 metres above ground level at the edge of the adjoining carriageway and 45.0 metres distant in each direction measured from the centre of the access along the edge of the adjoining carriageway. Nothing shall be planted, erected or allowed to grow on the area(s) of land so formed that would obstruct the visibility and the visibility shall be maintained free from obstruction for as long as the development hereby permitted remains in existence.

37 Within 5 days from the commencement of the development the area of each access to be used by vehicles is to be constructed to a minimum of 410mm depth, comprising a minimum of 250mm of sub-base material, 100mm of bituminous macadam base course material and 60mm of bituminous macadam binder course material for a distance of 20.0 metres from the edge of the adjoining carriageway. Any use of alternative materials is to be agreed in writing by the Local Planning Authority prior to the access being constructed.

38 Prior to the occupation of the dwellings, provision shall be made within the curtilage of the site for the parking in accordance with the layout shown on drawing 1525-100 Revision U and the parking schedule included therein. The parking areas shall be retained for their designated use in perpetuity.

39 The gradient from the back of the footway/verge to the vehicle parking areas shall be constructed so as not to exceed 1 in 15 and shall be retained at this gradient for as long as the dwellings remain in existence.

40 Within 5 days from the commencement of the development provision shall be made within the curtilage of the site for the parking of all construction vehicles together with a vehicle turning area. This parking and turning area shall be constructed to a depth of 0.3 metres in crusher run or sub-base and maintained free from obstruction at all times such that all vehicles serving the site shall park within the site and both enter and leave the site in a forward gear for the duration of the construction of the development.

41 No building shall be occupied before the estate road carriageway and one footway shall be constructed to and including binder course level to an adoptable standard including the provision of any salt bins, surface water drainage and street lighting in front of that building and to the junction with the county highway.

42 The estate road carriageway and all footways shall be fully completed, in accordance with the details to be agreed in writing by the Local Planning Authority, upon the issuing of the Building Regulations Completion Certificate for the last house or within two years from the commencement of the development, whichever is the sooner. The agreed standard of completion shall be maintained for as long as the development remains in existence.

43 Prior to the occupation of the dwellings the area of each access to be used by vehicles is to be finished in a 40mm bituminous surface course for a distance of 20.0 metres from the edge of the adjoining carriageway. This area will be maintained to this standard for as long as the development remains in existence.

44 Within 5 days from the commencement of the development any existing means of access shall be stopped up, in materials to be agreed in writing by the Local Planning Authority and this shall be retained for as long as the development is in existence.

45 When installed there shall be a minimum clearance of 6 metres from the nearest part of the adjoining highway verge or footpath to any part of a soakaway installation.

46 Upon formation of the visibility splays as detailed in condition 36 above the centreline of any new or relocated hedge should be positioned not less than 1.0 metre to the rear of the visibility splay and retained in this position as long as the development remains in existence.

47 Prior to the commencement of any construction of dwellings on site the widening of the existing carriageway and provision of new footway along the Llangenny Lane frontage of the site shall be completed to binder course.

48 Prior to the installation of any of the facing stonework on the dwellings a 1 metre square sample panel of the proposed facing stone work for the dwellings shall be produced on site to a agree coursing, mortar mix colour and finish. Following the written approval of the sample by the Local Planning Authority, all facing stonework shall be carried out to match the agreed panel.

49 Prior to any works to demolish any of the stonewall boundaries to the site a 1 metre square sample panel of the proposed relocated stonewall shall be produced on site to agree coping, coursing mortar mix and finish. Following the written approval of the sample by the Local Planning Authority, all stonework for the stonewall shall be carried out to match the agreed panel.

50 Prior to works to erect on any of the dwellings hereby given planning permission the following details shall be submitted to and approved in writing by the Local Planning Authority:

i. 1:20 details of external joinery to be supplied and agreed in writing prior to completion of works

ii. 1:20 details of verges, eaves and door canopy to be supplied and agreed in writing prior to commencement of works The dwellings shall be constructed in accordance with the approved details.

51 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking, amending and re-enacting that Order) no development of the types described in Part 1 Classes A, B, C, D, E, F, G, H; Part 2 Classes A, B of Schedule 2, other than that hereby permitted shall be carried out without the written permission of the Local Planning Authority.

52 The proposed car ports hereby permitted shall be kept available for the parking of private motor vehicles at all times and shall at no time be converted to habitable accommodation. The car ports shall be used solely for the benefit of the occupants of the dwelling of which it forms part and their visitors and for no other purpose and permanently retained as such thereafter.

53 Unless otherwise agreed in writing with the Local Planning Authority, the levels throughout the site shall be in accordance with approved plan NP27v1 prior to the substantial completion of the final dwelling hereby given full planning permission.

54 No development shall commence until details of the provision of the amenity space have been submitted to and approved in writing by the local planning authority, the details shall include:

i. Details of the amenity area shown on the approved drawing NP2v4 including surfacing, landscaping, means of enclosure and provision of any seating or litter bins.

ii. A phasing statement detailing the precise phasing (completion details) of the amenity space in relation to the rest of the development.

The development shall not be undertaken other than in full accordance with the details so approved. The amenity area shall be maintained and retained in perpetuity unless otherwise agreed in writing by the Local Planning Authority.

Reasons:

1 Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2 To ensure adherence to the approved plans in the interests of a satisfactory form of development.

3 To ensure that the materials harmonise with the surroundings in the interests of the character of the area and in order to ensure a sustainable form of development to meet the requirements of the Local Development Plan Policy 1 and TAN 12.

4 In the interests of highway safety and to protect the amenities of neighbouring occupiers in accordance with Local Development Plan Policies 1 and 59.

5 In the interests of residential amenity. 6 To ensure that appropriate measures are incorporated into the scheme to cater for surface water and land drainage flows and to prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment. In accordance with Local Development Plan Policies 10 and 58.

7 To ensure that appropriate measures are incorporated into the scheme to cater for surface water and land drainage flows in accordance with Local Development Plan Policies 10 and 58.

8 To ensure that appropriate measures are incorporated into the scheme to cater for surface water and land drainage flows in accordance with Local Development Plan Policies 10 and 58.

9 To ensure that appropriate measures are incorporated into the scheme to cater for surface water flows in accordance with Local Development Plan Policies 10 and 58.

10 To protect the integrity of the public sewerage system.

11 To comply with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 3, 4, 6, 7 and 10 of the adopted Local Development Plan. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006.

12 To comply with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 3, 4, 6, 7 and 10 of the adopted Local Development Plan. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006.

13 To comply with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 3, 4, 6, 7 and 10 of the adopted Local Development Plan. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006.

14 To ensure that the development is integrated into its local context in accordance with Local Development Policy 1. To ensure compliance with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 3, 4, 6, 7 and 10 of the adopted Local Development Plan. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006.

15 To ensure that the development is integrated into its local context in accordance with Local Development Policy 1. To ensure compliance with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 3, 4, 6, 7 and 10 of the adopted Local Development Plan. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006. 16 To ensure that the development is integrated into its local context in accordance with Local Development Policy 1. To ensure compliance with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 3, 4, 6, 7 and 10 of the adopted Local Development Plan. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006.

17 To ensure that the development is integrated into its local context in accordance with Local Development Policy 1. To ensure compliance with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 3, 4, 6, 7 and 10 of the adopted Local Development Plan. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006.

18 To ensure that the development is integrated into its local context in accordance with Local Development Policy 1. To ensure compliance with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 3, 4, 6, 7 and 10 of the adopted Local Development Plan. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006.

19 To allow a basic record to be made of the form, main features, character and state of preservation of a building of local historic interest and significance that is affected by the proposed development.

20 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

21 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

22 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

23 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

24 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

25 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

26 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

27 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

28 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate. 29 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

30 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

31 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

32 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

33 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

34 To maintain the safety and free flow of trunk road traffic and are directed for inclusion by the Welsh Government Transport Directorate.

35 To maintain the safety and free flow of traffic on Llangenny Lane in accordance with Local Development Plan policy 59.

36 To maintain the safety and free flow of traffic on Llangenny Lane in accordance with Local Development Plan policy 59.

37 To maintain the safety and free flow of traffic on Llangenny Lane in accordance with Local Development Plan policy 59.

38 To maintain the safety and free flow of traffic on Llangenny Lane in accordance with Local Development Plan policy 59.

39 To maintain the safety and free flow of traffic on Llangenny Lane in accordance with Local Development Plan policy 59.

40 To maintain the safety and free flow of traffic on Llangenny Lane in accordance with Local Development Plan policy 59.

41 To maintain the safety and free flow of traffic on Llangenny Lane in accordance with Local Development Plan policy 59.

42 To maintain the safety and free flow of traffic on Llangenny Lane in accordance with Local Development Plan policy 59.

43 To maintain the safety and free flow of traffic on Llangenny Lane in accordance with Local Development Plan policy 59.

44 To maintain the safety and free flow of traffic on Llangenny Lane in accordance with Local Development Plan policy 59.

45 To maintain the safety and free flow of traffic on Llangenny Lane in accordance with Local Development Plan policy 59.

46 To maintain the safety and free flow of traffic on Llangenny Lane in accordance with Local Development Plan policy 59. 47 To maintain the safety and free flow of traffic on Llangenny Lane in accordance with Local Development Plan policy 59.

48 To ensure that the details of development are appropriate to and preserve and enhance the Crickhowell and Llangattock Conservation Area, in accordance with Local Development Plan policy 19.

49 To ensure that the details of development are appropriate to and preserve and enhance the Crickhowell and Llangattock Conservation Area, in accordance with Local Development Plan policy 19.

50 To ensure that the details of development are appropriate to and preserve and enhance the Crickhowell and Llangattock Conservation Area, in accordance with Local Development Plan policy 19.

51 To ensure that the details of development are appropriate to and preserve and enhance the Crickhowell and Llangattock Conservation Area, in accordance with Local Development Plan policy 19.

52 To ensure that the car ports are available for the parking of private motor vehicles, in the interest of highway safety and the free flow of traffic on the public highway in accordance with Local Development Plan policy 59.

53 To ensure that the finished development is built to the correct levels.

54 To ensure that the proposed amenity area is provided as part of the approved scheme.

Informative Notes:

1 Any proposed diversion or culverting of any 'ordinary' watercourse (non Main River) will require prior consent from Powys County Council under the terms of the Land Drainage Act 1991 - Section 23. Any culverting of a watercourse requires the prior written approval of Powys County Council under s23 of the Land Drainage Act 1991 or s109 of the Water Resources Act 1991. Powys County Council resists culverting on flood risk, nature conservation and other grounds and consent for such works will not normally be granted except for access crossings.

2 A consent may be required from NRW for the proposed pumping station, along with contingency plans regarding what to do if the pump fails in an emergency. The developer should contact NRW water quality permitting team as soon as possible to discuss.

3 The development to which this permission relates is the subject of an agreement under, inter alia, Section 106 of the Town and Country Planning Act 1990. This permission should be read in conjunction with that agreement.

4 The developer shall note if there are changes to the plans hereby approved due to building regulation requirements or any third party requirements, details should also be submitted to and approved in writing by the Local Planning Authority prior to the commencement of work.

5 The applicant may need to apply to Dwr Cymru / Welsh Water for any connection to the public sewer under S106 of the Water industry Act 1991. If the connection to the public sewer network is either via a lateral drain (i.e. a drain which extends beyond the connecting property boundary) or via a new sewer (i.e. serves more than one property), it is now a mandatory requirement to first enter into a Section 104 Adoption Agreement (Water Industry Act 1991). The design of the sewers and lateral drains must also conform to the Welsh Ministers Standards for Gravity Foul Sewers and Lateral Drains, and conform with the publication "Sewers for Adoption"- 7th Edition. Further information can be obtained via the Developer Services pages of www.dwrcymru.com

6 The applicant is also advised that some public sewers and lateral drains may not be recorded on Dwr Cymru / Welsh Water maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist us in dealing with the proposal the applicant may contact Dwr Cymru Welsh Water on 0800 085 3968 to establish the location and status of the apparatus. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times.

7 It is strongly advised that thorough site assessments are undertaken in relation to other constraints on and around the site which are not planning related but that you will need to consider and contact the responsible Authority or provider. These may include the location of utility infrastructure such as main sewers crossing the site, electricity lines, telephone lines, water pipelines (this list is not exhaustive).

8 All nesting birds , their nests, eggs and young are protected by law and it is an offence to:

- intentionally kill, injure or take any wild bird

- intentionally take, damage or destroy the nest of any wild bird whilst it is in use or being built

- intentionally take or destroy the egg of any wild bird

- intentionally (or recklessly) disturb any wild bird listed on Schedule1 while it is nest building, or at a nest containing eggs or young, or disturb the dependent young of such a bird. The maximum penalty that can be imposed - in respect of a single bird, nest or egg - is a fine of up to 5,000 pounds, six months imprisonment or both.

The applicant is therefore reminded that it is an offence under the Wildlife and Countryside Act 1981 (as amended) to remove or work on any hedge, tree or building where that work involves the taking, damaging or destruction of any nest of any wild bird while the nest is in use or being built, (usually between late February and late August). If a nest is discovered while work is being undertaken, all work must stop and advice sought from Natural Resources Wales.

9 Work should halt immediately and Natural Resources Wales (NRW) contacted for advice in the event that protected species are discovered during the course of the development. To proceed without seeking the advice of NRW may result in an offence under the Conservation of Habitats and Species Regulations 2010 and/or the Wildlife & Countryside Act 1981 (as amended) being committed. NRW can be contacted at: NRW, Cantref Court, Brecon Road, Abergavenny, NP7 7AX Tel: 0300 065 3000

10 The applicant should be advised that they may be required to enter into an agreement with the Welsh Ministers under Section 278 of the Highways Act 1980 / Section 23 of the New Roads and Street Works Act 1991 to enable the applicant to undertake agreed improvement works on the trunk road. This Agreement will contain details of the improvement works, construction conditions and financial arrangements under which agreed measures can be put in place, including indemnifying the Welsh Ministers against third party claims. Without such an agreement in place, any consent that may be granted by the Planning Authority cannot be implemented.

11 The applicant should be advised that all temporary or permanent signage, road markings or traffic orders shall be at the expense of the developer and agreed with the Highway Authority before works commence.

12 Any adjustment, re-siting and / or protection of any statutory undertakers apparatus in the highway shall be undertaken with the prior written consent of the relevant Authority and shall be carried out at the Applicant's own expense.

13 The applicant should note that planning permission does not constitute permission under the Highways Act for various activities that may be associated with the development i.e. use of the highway/footway/verge to: for example; deposit material, deposit skips, erect scaffolding, excavate within the highway or erect traffic management apparatus. Such activities will require the separate consent of the Highway Authority.

14 Any temporary traffic management arrangements required in connection with this application shall be in accordance with Chapter 8 of the Traffic Signs Manual and in accordance with the Safety at Street Works and Road Works Code of Practice, and shall be approved by the highway authority.

15 Road traffic signs in Wales must be bilingual, Welsh above English, and adhere to Welsh Government specifications, see following link for standard details; http://www.traffic- wales.com/traffic_signs.aspx

16 In some circumstances demolition works in a conservation area require conservation area consent. Where required consent for demolition must be acquired prior to commencement of any such works.

APPENDIX 1 – CONSULTEE COMMENTS

Brecon Beacons Park Society

13th Apr 2015

I am writing on behalf of the Brecon Beacons Park Society which is an independent organisation with over 700 members that exists to further the enhancement, protection, conservation and enjoyment of the Brecon Beacons National Park. We wish to object to the planning application cited above.

1) Visual Impact

As a development in Brecon Beacon National Park this proposal must comply with the National Park purposes and statutory duty (LDP SP1) and with LDP Policy 1, Appropriate Development in the National Park.

The proposed development is located at the entrance to Crickhowell on the A40 and it adjoins the conservation area. This is a key gateway site. What is built here will affect the perceptions of visitors and newcomers to the town and this is particularly important for Crickhowell, the vitality of which is, at least partially, dependent on tourism. In the Local Development Plan Table 4.6 Crickhowell Issues and objectives, 4 , it states, Continued protection and enhancement of the architectural merit and unique townscape for Crickhowell both within and beyond the boundaries of statutory protection in the Conservation Area is integral to the successful development of Crickhowell and a key area where negative impact from future development must be carefully considered and controlled.... Potential impacts on the high quality landscape setting of the town must be carefully controlled by the development of sensitive designs which respond to the historic character of the Settlement within the outstanding landscape.

It is therefore important that the visual impact of the development on people entering Crickhowell is carefully considered. However, this is made difficult as the plans contain no visualisation of the complete elevation of the development from the south. All the buildings are set at angles to this boundary with garages dotted among them and we are concerned that this will make the development difficult to read: in effect the development has its back to the A40. It is not clear from the plans whether the hedge will be retained and whether, if it is, the current height will be maintained. The Landscape Design by Catherine Etchell Associates shows the hedge running only partway along the southern boundary. Also the new replacement hedge along the eastern boundary is shown as incomplete. We consider that both these hedges will be important in providing some screening of the site (as well as providing wildlife corridors) and should be secured by condition (LDP Policy 6 Biodiversity and Development 2A, B and C). However, as the site slopes upwards from the A40 the screening effect of the hedge may be limited. No details or elevations of the foul pumping station in the south eastern corner of the site are given but it would seem particularly important that this building should be screened by hedge and other plantings.

Again there is no full visualisation in the submitted plans of the view from Llangenny Lane. The visual effect from the lane would seem to be less detrimental as most of the houses on that side of the site, face the lane. However, house number 1 is at right angles to the lane; it would be preferable if it faced the lane like numbers 24 and 25.

Although not quite within the Crickhowell Conservation Area the proposed development could be said to affect its setting and therefore should comply with LDP Policy 19 Development Affecting Conservation Areas: New development and alterations to existing buildings within or affecting the setting of a Conservation Area will only be permitted where it will preserve or enhance the character or appearance of the area and where the design, all building materials, proportions and detailing are appropriate to the Conservation Area. However, the application does not give details of designs or materials for windows, doors, gutters etc. Those details shown for doorways do not all look specific to the area (e.g. the Kilgetty doorway). The oak car ports are not in the local vernacular and leaving the choice of roofing to the clients may lead to a distracting mix of finishes.

The developer notes that the site will benefit from fine views to the South. As a consequence, of course, the development be very visible from the higher ground the other side of the valley. We suggest that more trees should be incorporated into the landscaping of the development in order to mitigate this adverse impact.

2) Highway Safety

As is pointed out in the responses from Powys Highways and the Welsh Government the entrance to Llangenny Lane is too narrow for simultaneous access and egress. We note that the stone walls at the entrance to the lane are included in the Conservation Area. If the road has to be widened we think it important that the wall on the eastern side of the lane is carefully reconstructed (LDP Policy 19). We are also concerned that houses 26 and 27 have a separate entrance from Llangenny Lane which will result in the unnecessary loss of hedge and increased traffic hazard. Nor is it clear how pedestrians will access these houses as no pavement is proposed along the lane. Extension of the road within the development could avoid these problems.

3) Sustainable Design.

We are disappointed that the proposed development seems only to offer the minimum by way of sustainable design and does not propose the use of renewable energy sources (LDP SP11 Sustainable Design). It is also disappointing that Grey water systems and rainwater harvesting are only mentioned as possibilities.

4) Sustainable Communities.

We are concerned that the development seems to have an excess of larger, 4 bedroom houses (17 as opposed to 2 three bedroom houses, 4 two bedroom houses and 4 flats). This does not fulfill the aspirations of the LDP (Table 4.6 Providing homes of a range of size, tenure, accessibility and affordability is a priority for Crickhowell to ensure a vital future within the plan period and beyond).

While not objecting to some housing development on this site, we consider that some of the problems with the proposal outlined above might be avoided if the density of the housing was reduced with the number of houses nearer to the figure of twenty allowed for in the LDP. Alternatively the proportion of smaller houses could be increased. Since the developer has the benefit of a green field site we feel that the National Park Authority should use the opportunity to insist on a much higher specification and quality of design for this key gateway site so that it would make a much more positive contribution to Crickhowell.

Crickhowell Town Council

18th Nov 2015

Crickhowell Town council would like to add that if the removal of the hedge is allowed, they would like to see a footpath on both sides of the road.

Crickhowell Town Council

18th Nov 2015

15/11904/FUL Please see comments from Crickhowell Town councilA yellow planning notice was displayed.

The Council was previously consulted on this development in March 2015 and it has been re-registered with amended plans.

This application to build a new development of 27 houses (19 private and 8 intermediate/affordable) together with an area of public open space, on the land between Llangenny Lane and the A40 has been amended and with regards to the revised plans we note the following ;

1. The revised application proposes to extend the road through Llangenny Lane to 6m adding a 2m pavement on the development side. The plans do not show if the road will have double yellow lines. The town currently has a major parking issue with many side streets and residential streets being used by shoppers, visitors, walkers and workers to park all day. It is very likely that the widening of this lane would result in it being used for free parking in this way with the potential for cars to dangerously park up on the pavement. This would cause problems and delays for Ambulances leaving the station and also larger vehicles. Residents report that there is currently a problem pulling out of the lane onto the A40 particular at peak times and due to the speed of the traffic, the widening of this lane does not address this issue. Pedestrian safety is a concern as the proposed pavement is on the development side of LLangenny Lane, so all pedestrians will still have to cross what will become a very busy junction to be able to walk up to the community facilities and the town.

2. The widening of the road will mean demolishing a very old stone wall around the site at the entrance to Llangenny Lane. The destruction of this wall will have a detrimental effect on the unique physical appearance and characteristics of our town.

3. The original application stated there will be 75 onsite parking spaces. This revised application states that there has been an amendment of an additional 5 visitor parking spaces however the overall number of parking spaces is stated to be 69 on the revised plans. It would seem that there has been an overall reduction in parking spaces and will lead to visitors and residents parking on pavements and in the road further adding to the parking problem and safety concerns.

4. The original design and access statement stated 'the development seeks to minimise impacts by removing existing vegetation only where necessary to permit site access'. The revised plans show that the majority of the existing hedgerow around the site will be removed and replaced with stone walls of varying heights. This will have a huge detrimental effect on wildlife and vegetation. Hedgerows are recognised as having the potential to reduce flooding so for such a large amount to be destroyed on the site is very concerning.

5. The proposed bat night roost to replace the animal shelter that will be demolished is proposed to now be situated between the pumping station and plot 8. Even if this is in place before the building works starts, the level of disturbance to any bats currently using the shelter will be high during the construction period. The position of the new bat night roost is planned to be much closer to the busy A40 which could deter bats due to the increase in artificial light from traffic at night along with the increased urbanisation of the area.

6. The street scenes and sections plan shows a high metal chain link fence will be positioned on the site boundary around the pumping station. This is not in keeping with the local area and although it would seem that hedgerow is planned around it, if this dies off due to the construction work or in winter when it is not so green, this fence will be the view on the entry into Crickhowell along the A40 and is not in keeping with the area.

7. The plans show the existing water course which flows left from the gateway into the second field and within the new proposals the development boundary has been moved to the right of the watercourse and includes a larger section of the bottom of the field nearest the A40 for soakaways to deal with highway draingage. It is known locally that the land in question is often saturated and therefore proposals will lead to a lot of surface water being directed down into this area which is concerning if it causes flooding that could have an effect on the A40.

With regards to the original application in March 2015 the following comments and concerns about this application are still to be noted;

1. The application is to build 27 residential properties, this will include market housing of 17 x 4 bedroom and 2 x 3 bedroom houses and affordable/intermediate accommodation of 2 x 1 bedroom flats, 2 x 2 bedroom flats, 4 x 2 bedroom houses. The Rural Housing Enabler South Powys stated that PCC in January 2014 had 99 people on the housing needs register and of those only 2 people had housing requirements for a 4 bedroom property. Also the average house price of £235,000 would require a £30 - 47,000 deposit and an annual income of between £50 - 60,000. There is no guide price in the application for the 17 x 4 bedroom bespoke detached housing but local prices average well over £400,000 putting them out of reach for many Crickhowell residents. It is to be noted also that the affordable housing units are all positioned together on the top end of the development and not integrated into the other properties.

2. The proposed open area of public open space is at the pedestrian access end of the development in front of the affordable housing flats and the plans state with 'potential for a feature arch entrance/exit'. This area is right next to the A40 and junction which would make it very unsafe for children and would probably not be used by other community members as there are other established public access sites so close by such as the garden below the tennis courts, sports pavilion and recreation ground. An increase in housing would also increase the number of adults and children attempting to cross the busy A40 to get to these community areas.

3. The design and access statement states that 'due to the close proximity to the town centre, householders will be encouraged to travel on foot which will reduce the number of car journeys' there is no evidence to support this and suggest that the development will add to the current traffic and parking problems in Crickhowell .

4. The design and access statement states 'families with children will benefit of being close to the three schools in the area … the increase in numbers of children walking to school will contribute positively to the school and council travel plan', it is highly likely that this will not be the case as most parents drive their children to school on their way to work thus adding to the traffic problem. The schools in Crickhowell do not have the capacity and spaces to take this number of potential admissions and this is the case also for the increased strain that will be put on our other services like our health centre. There is no community gain to offset this additional strain it will put on our current facilities and services within the application.

5. It is proposed that foul water will be drained by gravity to the south-eastern corner of the site and is then pumped back up to the point of connection into the adopted sewer in Llangenny Lane. Concerns have been raised in relation to adequacy of capacity of the existing 6 inch sewer as it already carries a large amount of water run-off in addition to sewage.

6. The plans show that there will be two entrances to the site, a main entrance mid-way opposite the existing houses on Llangenny Lane and then a second entrance opposite the end existing Llangenny Lane houses. It is unclear why there would need to be two entrances as the second gives access to only two houses which could be gained through the road planned behind the houses. This increases the amount of hedgerow destroyed.

7. Concern is raised with regards to the odours from the pumping station and the adequacy of the 15 metre buffer zone shown on the Shear Report. . Plots 8,9,10 and 11 could be particularly affected by foul odour emission. 8. The watercourse has recently been re-routed and previously had run through the first field. The ecological appraisal advises that 'as the existing watercourse flows south and is likely to eventually discharge into the River Usk, an indirect impact on water quality, through run-off and/or site drainage could occur without appropriate mitigation.'

In conclusion we would like to express concerns and objections to the revised planning application on the basis of all of the above points, but of particular concerns are increased traffic, increased parking issues, impact on the environment and wildlife, impact on local community facilities and services and the question of housing need in Crickhowell for 4 bedroom bespoke houses.

9th Nov 2015

Please see below for the request for an extension to the consultation for 2 planning applications. We have received confirmation of an extension for 15/12762/FUL 17 Oakfield Drive but have not heard back about an extension for 15/11904/FUL Llangenny Lane. Please could you confirm if this has been granted as a matter of urgency.

25th Mar 2015

Crickhowell Town Council will be discussing the above planning applications at their Planning Meeting on Tuesday 21st February therefore please could we request an extension on the response time for this application until after their meeting, I will forward you their observations as soon as possible after this date.

Further Comments: 13.04.15

The following are the observations on the above planning application that was considered by members of Crickhowell Town Council and discussed at their Extra-ordinary Planning Meeting on the 7th April 2015.

Crickhowell Town Council objects to this application based on the following 13 points:-

1. There is no proposal to widen the lane which currently is barely wide enough for two cars to pass and has no road markings except at the A40 junction. The application states there will be 75 onsite parking spaces. There would be a requirement to use the lane to access the development and the A40. Residents reported that there is currently a problem pulling out of the lane onto the A40 particular at peak times and due to the speed of the traffic. There are already issues with the refuse and recycling vehicles who need to reverse out the lane. If work starts on the development then there will be the additional problem of heavy work traffic trying to gain access through the narrow lane. Crickhowell Town Council would also like officers to note Powys County Council Highways comments and reasons for refusal made to the BBNPA on the 31st March 2015.

2. The ambulance station is situated in the lane and an increase in traffic particularly at prime times combined with the narrowness of the lane has the potential to unduly delay an ambulance .Response times would be effected due to vehicles queuing in the lane prior to entering the A40.

3. There are no proposals for a pavement to be added to the North side of the lane, with the large increase in traffic from the site this will pose a danger to pedestrians. There are pathways within the development but if existing Llangenny Lane residents and children were expected to use them to get to the A40 pathway they would still have to walk down the Lane to get to the development putting them at risk.

4. The application is to build 27 residential properties, this will include market housing of 17 x 4 bedroom and 2 x 3 bedroom houses and affordable/intermediate accommodation of 2 x 1 bedroom flats, 2 x 2 bedroom flats, 4 x 2 bedroom houses. The Rural Housing Enabler South Powys stated that PCC in January 2014 had 99 people on the housing needs register and of those only 2 people had housing requirements for a 4 bedroom property. Also the average house price of £235,000 would require a £30 — 47,000 deposit and an annual income of between £50 — 60,000. There is no guide price in the application for the 17 x 4 bedroom bespoke detached housing but local prices average well over £400,000 putting them out of reach for many Crickhowell residents. It is to be noted also that the affordable housing units are all positioned together on the top end of the development and not integrated into the other properties.

5. The proposed open area of public open space is at the pedestrian access end of the development in front of the affordable housing flats and the plans state with 'potential for a feature arch entrance/exit'. This area is right next to the A40 and junction which would make it very unsafe for children and would probably not be used by other community members as there are other established public access sites so close by such as the garden below the tennis courts, sports pavilion and recreation ground. An increase in housing would also increase the number of adults and children attempting to cross the busy A40 to get to these community areas.

6. The design and access statement states that 'due to the close proximity to the town centre, householders will be encouraged to travel on foot which will reduce the number of car journeys' there is no evidence to support this and suggest that the development will add to the current traffic and parking problems in Crickhowell .

The design and access statement states 'families with children will benefit of being close to the three schools in the area ... the increase in numbers of children walking to school will contribute positively to the school and council travel plan', it is highly likely that this will not be the case as most parents drive their children to school on their way to work thus adding to the traffic problem. The schools in Crickhowell do not have the capacity and spaces to take this number of potential admissions and this is the case also for the increased strain that will be put on our other services like our health centre. There is no community gain to offset this additional strain it will put on our current facilities and services within the application.

8. The plans show that there will be two entrances to the site, a main entrance mid-way opposite the existing houses on Llangenny Lane and then a second entrance opposite the end existing Llangenny Lane houses. It is unclear why there would need to be two entrances as the second gives access to only two houses which could be gained through the road planned behind the houses. The design and access statement states 'the development seeks to minimise impacts by removing existing vegetation only where necessary to permit site access'. The plans show a section of hedgerow will be removed for the first entrance and although there is a gate in place currently where the second entrance is planned the hedgerow will need to be reduced in height and a visibility splay inserted to allow safe access. This will have detrimental effect on wildlife and vegetation especially as the existing northern boundary hedgerow is classed as 'species rich' in the ecological appraisal.

9. The ecological appraisal states that the existing stone animal shelter is used sporadically as a night roost or feeding perch by bats also the existing hedgerow is likely to be locally important foraging and commuting habitat for bats and birds. The application proposes to demolish the animal shelter and the eastern hedgerow to move the boundary back into the next field but to compensate provide the long term provision of a small weather proof structure on site and creation of a new native hedgerow on the eastern boundary. The recommendations are that these are in place before demolition of the existing structures and that it should only be undertaken at certain times of the year, but even with these in place there will still be a negative impact to natural environment and wildlife with a development of this scale on green infrastructure.

10. The plans show an existing water course which flows left from the gateway into the second field and down the proposed new boundary. The proposals show the new native hedgerow and stock proof fence will run inside the line of the watercourse. The watercourse has recently been re-routed and previously had run through the first field. The ecological appraisal advises that 'as the existing watercourse flows south and is likely to eventually discharge into the River Usk, an indirect impact on water quality, through run-off and/or site drainage could occur without appropriate mitigation.

11. The application proposes that surface water will be discharged into permeable block paving cells in private drive areas and highway surface water will be discharged into the water course which runs along the eastern boundary. The application contains a flood and drainage statement produced by Shear Design and states that the watercourse receives "greenfield run off' as well as potential surface run off from Llangenny Lane and some properties to the north. During the planning visit residents spoke of their concern of flooding, how the land in question was often saturated and that existing residents of Llangenny Lane had previously had problems in severe weather conditions with water coming through their gardens onto Llangenny Lane from various springs situated behind their houses. There is also a concern with

hedgerows being removed and/or reduced as they are recognised as having the potential to reduce flooding_

12.1t is proposed that foul water will be drained by gravity to the south-eastern corner of the site and is then pumped back up to the point of connection into the adopted sewer in Llangenny Lane. Questions have been raised in relation to adequacy of capacity of the existing 6 inch sewer as it already carries a large amount of water run-off in addition to sewage.

13. During a site visit made by two of Crickhowell Town Councillors, concerns were raised by nearby residents about the odours from the pumping station and the adequacy of the 15 metre buffer zone shown on the Shear Report. . Plots 8,9,10 and 11 could be particularly affected by foul odour emission.

Crickhowell And District Civic Society

21st Apr 2015

Objection received

Dwr Cymru Welsh Water - Developer Services

13th Jan 2016

Comments received

11th Nov 2015

We refer to your planning consultation relating to the above site, and we can provide the following comments in respect to the proposed development.

We would request that if you are minded to grant Planning Consent for the above development that the Conditions and Advisory Notes provided below are included within the consent to ensure no detriment to existing residents or the environment and to Dwr Cymru Welsh Water's assets.

SEWERAGE Conditions Foul water and surface water discharges shall be drained separately from the site. Reason: To protect the integrity of the public sewerage system. No development shall commence until a drainage scheme for the site has been submitted to and approved in writing by the local planning authority. The scheme shall provide for the disposal of foul, surface and land water, and include an assessment of the potential to dispose of surface and land water by sustainable means. Thereafter the scheme shall be implemented in accordance with the approved details prior to the occupation of the development and no further foul water, surface water and land drainage shall be allowed to connect directly or indirectly with the public sewerage system. Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment. Advisory Notes The applicant may need to apply to Dwr Cymru / Welsh Water for any connection to the public sewer under S106 of the Water industry Act 1991. If the connection to the public sewer network is either via a lateral drain (i.e. a drain which extends beyond the connecting property boundary) or via a new sewer (i.e. serves more than one property), it is now a mandatory requirement to first enter into a Section 104 Adoption Agreement (Water Industry Act 1991). The design of the sewers and lateral drains must also conform to the Welsh Ministers Standards for Gravity Foul Sewers and Lateral Drains, and conform with the publication "Sewers for Adoption"- 7th Edition. Further information can be obtained via the Developer Services pages of www.dwrcymru.com The applicant is also advised that some public sewers and lateral drains may not be recorded on our maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist us in dealing with the proposal the applicant may contact Dwr Cymru Welsh Water on 0800 085 3968 to establish the location and status of the apparatus. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times.

SEWAGE TREATMENT

No problems are envisaged with the Waste Water Treatment Works for the treatment of domestic discharges from this site.

WATER SUPPLY

No problems are envisaged with the provision of water supply for this development.

Our response is based on the information provided by your application. Should the proposal alter during the course of the application process we kindly request that we are re-consulted and reserve the right to make new representation.

If you have any queries please contact the undersigned on 0800 917 2652 or via email at [email protected]

31st Mar 2015

We refer to your planning consultation relating to the above site, and we can provide the following comments in respect to the proposed development.

We would request that if you are minded to grant Planning Consent for the above development that the Conditions and Advisory Notes provided below are included within the consent to ensure no detriment to existing residents or the environment and to Dwr Cymru Welsh Water's assets.

SEWERAGE Conditions Foul water and surface water discharges shall be drained separately from the site. Reason: To protect the integrity of the public sewerage system. No surface water shall be allowed to connect, either directly or indirectly, to the public sewerage system unless otherwise approved in writing by the Local Planning Authority. Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment.

Land drainage run-off shall not be permitted to discharge, either directly or indirectly, into the public sewerage system. Reason: To prevent hydraulic overload of the public sewerage system and pollution of the environment. No development shall commence until the developer has prepared a scheme for the comprehensive and integrated drainage of the site showing how foul water, surface water and land drainage will be dealt with and this has been approved by the Local Planning Authority. Reason: To ensure that effective drainage facilities are provided for the proposed development, and that no adverse impact occurs to the environment or the existing public sewerage system. Advisory Notes If a connection is required to the public sewerage system, the developer is advised to contact Dwr Cymru Welsh Water's Developer Services on 0800 917 2652. Some public sewers and lateral drains may not be recorded on our maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist us in dealing with the proposal we request the applicant contacts our Operations Contact Centre on 0800 085 3968 to establish the location and status of the sewer. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times. The Welsh Government have introduced new legislation that will make it mandatory for all developers who wish to communicate with the public sewerage system to obtain an adoption agreement for their sewerage with Dwr Cymru Welsh Water (DCWW). The Welsh Ministers Standards for the construction of sewerage apparatus and an agreement under Section 104 of the Water Industry Act (WIA) 1991 will need to be completed in advance of any authorisation to communicate with the public sewerage system under Section 106 WIA 1991 being granted by DCWW. Welsh Government introduced the Welsh Ministers Standards on the 1st October 2012 and we would welcome your support in informing applicants who wish to communicate with the public sewerage system to engage with us at the earliest opportunity. Further information on the Welsh Ministers Standards is available for viewing on our Developer Services Section of our website - www.dwrcymru.com Further information on the Welsh Ministers Standards can be found on the Welsh Government website - www.wales.gov.uk

SEWAGE TREATMENT

No problems are envisaged with the Waste Water Treatment Works for the treatment of domestic discharges from this site.

WATER SUPPLY

Dwr Cymru Welsh Water has no objection to the proposed development.

Our response is based on the information provided by your application. Should the proposal alter during the course of the application process we kindly request that we are re-consulted and reserve the right to make new representation.

Health And Safety Executive

23rd Oct 2015

Details to be sent to Major Accidents Risk Assessment Unit.

20th Mar 2015

Commenting

Health And Safety Executive Major Accidents Risk Assessment

28th Oct 2015

Not within consultation distance of a major hazard site.

Natural Resources Wales/Cyfoeth Naturiol Cymru

4th Jan 2016

Thank you for re-consulting Natural Resources Wales (NRW) regarding the above planning application on 10 December 2015.

Further to our previous comments on 14 April and 09 November 2015, we have the following comments regarding the Usk Special Area of Conservation, foul drainage, Biodiversity, and the NRW remit.

Usk Special Area of Conservation (SAC)

We support the comments and recommendations made by your authority's ecologist, dated 13 November 2015- see part 2 and 8 of section C2 comments of her comments.

Foul Drainage

Please advise the applicant that a consent may be required from NRW for the proposed pumping station, along with contingency plans regarding what to do if the pump fails in an emergency.

They should contact our water quality permitting team as soon as possible to discuss these matters. Natural Environment and Rural Communities (NERC) Act 2006. Please note that we have not considered possible effects on all species and habitats listed in section 42 of the Natural Environment and Rural Communities (NERC) Act 2006, or on the Local Biodiversity Action Plan or other local natural heritage interests. To comply with your authority's duty under section 40 of the NERC Act, to have regard to conserving biodiversity, your decision should take account of possible adverse effects on such interests.

We recommend that you seek further advice from your authority's internal ecological adviser and/or nature conservation organisations such as the local Wildlife Trust, RSPB, etc. The Wales Biodiversity Partnership's web site has guidance for assessing proposals that have implications for section 42 habitats and species (www.biodiversitywales.org.uk).

NRW Remit

If the applicant requires guidance on matters within our remit then this can be found on our website at www.naturalresourceswales.gov.uk. Here, we provide guidance on environmental planning and regulatory issues, which includes topics on foul drainage, pollution prevention, waste management, biodiversity and protected species.

9th Nov 2015

Thank you for consulting Natural Resources Wales (NRW) regarding the above planning application on 23 October 2015. NRW do not object to the proposed development, subject to mitigation for European Protected Species being secured by planning controls through condition(s) and/or a Section 106 agreement.

European Protected Species

Further to our previous response, dated 14 April 2015, we welcome the submission of the further information provided by Soltys Brewster Ecology in the document entitled 'Land At Llangenny Lane, Crickhowell - 15/11904/FUL - Response to

Planning Ecologist's Comments', dated 5 October 2015.

We note that the initial survey report correctly states that a European Protected Species licence will be required to permit demolition of the field shelter, and includes a recommendation stipulating that the replacement lesser horseshoe bat night roost is to be in place prior to the demolition of the existing field shelter. We understand that this is no longer intended. However, we do not believe that the amended proposal to demolish the current night roost and construct the replacement during bat hibernation period is likely to lead to a detriment to the Favourable Conservation Status of lesser horseshoe bat at this site. We therefore do not object to the proposal, subject to the scheme being implemented in accordance with the mitigation measures/ recommendations described in the document entitled 'Land at Llangenny Lane, Crickhowell- Results of Bat Activity Survey (August/September 2014)', as modified by the further information dated 5 October 2015, secured through planning controls through conditions and/or a Section 106 agreement. These measures should be effectively implemented and unless otherwise agreed with your Authority. Please discuss these matters with your authority's ecologist.

Natural Environment and Rural Communities (NERC) Act 2006

Please note that we have not considered possible effects on all species and habitats listed in section 42 of the Natural Environment and Rural Communities (NERC) Act 2006, or on the Local Biodiversity Action Plan or other local natural heritage interests. To comply with your authority's duty under section 40 of the NERC Act, to have regard to conserving biodiversity, your decision should take account of possible adverse effects on such interests.

We recommend that you seek further advice from your authority's internal ecological adviser and/or nature conservation organisations such as the local Wildlife Trust, RSPB, etc. The Wales Biodiversity Partnership's web site has guidance for assessing proposals that have implications for section 42 habitats and species (www.biodiversitywales.org.uk).

Further information

If the applicant requires guidance on matters within our remit then this can be found on our website at www.naturalresourceswales.gov.uk. Here, we provide guidance on environmental planning and regulatory issues, which includes topics on foul drainage, pollution prevention, waste management, biodiversity and protected species.

Natural Resources Wales/Cyfoeth Naturiol Cymru

2nd Apr 2015

NRW would like to request an extension of one week to our current response deadline of 6 April due to Easter holidays. Could you please kindly confirm whether this would be acceptable to your Authority?

Comments received:14.04.15

Natural Resources Wales (NRW) do not object to the above application, providing an appropriately worded condition requiring the implementation of suitable mitigation measures is attached to any planning permission your authority is minded to grant.

European Protected Species

We welcome the submission of the document titled 'LAND AT LLANGENNY LANE, CRICKHOWELL - RESULTS OF BAT ACTIVITY SURVEY (AUGUST/SEPTEMBER 2014)' by Soltys Brewster Ecology. We note that the field shelter structure present on site and proposed for demolition was found to be used as a night roost or feeding perch by lesser horseshoe bats.

Legislation and Policy - Bats

All species of British bats are European Protected Species (EPS), legally protected under The Conservation of Habitats and Species Regulations 2010 (as amended). Legal protection relates to the animals themselves and the places they use to rest and breed.

Where a European Protected Species is present and development proposal is likely to contravene the legal protection they are afforded, the development may only proceed under licence issued by Natural Resources Wales, having satisfied the three requirements set out in the legislation. One of these requires that the development authorised will 'not be detrimental to the maintenance of the population of the species concerned at a favourable conservation status (FCS) in their natural range'.

These requirements are translated into planning policy through Planning Policy Wales (PPW) July 2014, section 5.5.11 and 5.5.12, and Technical Advice Note (TAN) 5, Nature Conservation and Planning (September 2009). The planning authority should take them into account when considering development proposals where a European Protected Species is present.

NRW advice on the application

We recommend that a suitably worded condition requiring adherence to the recommendations outlined in the document titled 'LAND AT LLANGENNY LANE, CRICKHOWELL - RESULTS OF BAT ACTIVITY SURVEY (AUGUST/SEPTEMBER 2014)' by Soltys Brewster Ecology is added to any permission your authority may be minded to grant.

Flood Risk

The entire application site lies within Zone A, as defined by the Development Advice Map (DAM) referred to under Technical Advice Note 15: Development and Flood Risk (TAN15). TAN15 states that new development should be directed towards suitable land in Zone A where river or coastal flooding will be less of an issue. We are not aware of any evidence or reason which could change the designation from Zone A. We refer you to Powys County Council's Drainage Department as Lead Local Flood Authority for further advice on any potential localised flooding.

Surface Water Drainage

We have reviewed the information submitted in the Flood and Drainage Statement by Shear Design dated January 2015 reference 14075.D100A to support this application. As stated in the report the main potential source of flooding would be considered pluvial.

We note comments made from the Crickhowell Action Group. We recommend you seek advice from Powys County Council's Drainage Department and ask that they establish facts relating to the topography and plans for the ordinary watercourse. Any works relating to this watercourse will require a Land Drainage Consent from them, as stated in the report.

The report does establish a run off rate for the entire site. We recommend that a run-off rate should be undertaken for the area of proposed impermeable site. We would advise that this is be demonstrated within the drainage report prior to the commencement of any proposals.

Please note that we have not considered possible effects on all species and habitats listed in section 42 of the Natural Environment and Rural Communities (NERC) Act 2006, or on the Local Biodiversity Action Plan or other local natural heritage interests. To comply with your authority's duty under section 40 of the NERC Act, to have regard to conserving biodiversity, your decision should take account of possible adverse effects on such interests. We recommend that you seek further advice from your authority's internal ecological adviser and/or nature conservation organisations such as the local Wildlife Trust, RSPB, etc. The Wales Biodiversity Partnership's web site has guidance for assessing proposals that have implications for section 42 habitats and species (www.biodiversitywales.org.uk).

We refer you to our 'Planning Advice Note (100) Natural Resources Wales/ Cyfoeth Naturiol Cymru' for further guidance on environmental planning and regulatory issues.

In summary, NRW do not object to the above application, providing an appropriately worded condition is attached to any planning permission your authority is minded to grant.

NP Heritage Officer Archaeology

2nd Nov 2015

I have reviewed the additional information submitted with this application and can confirm that I have no further comments to make in relation to the potential impact on archaeological heritage. My initial comments of 25/03/15 remain relevant and I have reattached the initial response.

25th Mar 2015

National Policy Framework

Welsh planning legislation and policy guidance outlines that the desirability of preserving archaeological remains and their setting is a material consideration in the determination of a planning application (Planning Policy Wales, Chapter 6, Para. 6.5.1).

Planning Policy Wales (Edition 6: 2014): Paragraph 6.5.1.

'The desirability of preserving an ancient monument and its setting is a material consideration in determining a planning application, whether that monument is scheduled or unscheduled. Where nationally important archaeological remains, whether scheduled or not, and their settings are likely to be affected by proposed development, there should be a presumption in favour of their physical preservation in situ. In cases involving lesser archaeological remains, local planning authorities will need to weigh the relative importance of archaeology against other factors, including the need for the proposed development.' This means that Local Planning Authorities in Wales have to take into account archaeological considerations and deal with them from the beginning of the development control process (WO Circular 60/96 Para. 10), and need to be fully informed about the nature and importance of archaeological remains, and their setting, and the likely impact of any proposed development upon them (WO Circular 60/96, Para. 15).

Development Plan Framework

The adopted Local Development Plan sets out the Brecon Beacons National Park's policies and proposals to guide development in the National Park, , including Policy SP3 f):

'All proposals for development or change of use of land or buildings in the National Park must demonstrate that the proposed development does not have an unacceptable impact on, nor detract from, or prevent the enjoyment of … archaeological features'.

Archaeological sensitivity and significance of the site

Consultation of the regional Historic Environment Record and sources held by the Brecon Beacons National Park Authority indicates that the site has low archaeological potential, and the development is unlikely to have archaeological impact. Analysis of historic maps suggests that there may once have been a small structure, likely a field barn, on the western edge of the field, on the junction of the present day A40 and Llangenny Lane, as depicted on the 1813 Ordnance Survey drawings of the area. This structure is not depicted on any later maps of the area. Historic mappings also indicates that the animal shelter that stands on the eastern edge of the present field is depicted for the first time on the Second Edition Ordnance Survey map of 1905, indicating that it dates back at least as far as the early 20th century, and therefore is over 100 years old and can be considered a site of local historic interest.

Archaeological Impact of the development

Any surviving remains of the structure depicted on the 1813 OS drawing are likely to be confined to the present day roadside verge, and is therefore outside of the development area, or potentially partially within the area that forms the pedestrian access to the proposed housing development where not houses are proposed to be built and impact of the development on any surviving remains will be minimal. However, the animal shelter on the eastern edge of the field is due to be demolished, and it would be unfortunate if it was lost without a basic recording of its current form, character and state of preservation being made.

Mitigation Required

A Photographic Survey is required in order to preserve a minimal record of the shelter building in advance of the development. An appropriate condition to use is:

No development shall take place until an appropriate photographic survey of the existing building has been carried out in accordance with the details provided by the Local Planning Authority. A copy of the resulting survey and digital photographs should be submitted on CD or DVD, along with a plan showing photograph locations and direction, to the Local Planning Authority. After approval by the Local Planning Authority, a copy should also be sent to Clwyd Powys Archaeological Trust for inclusion in the regional Historic Environment Record.

Reason:

To allow a basic record to be made of the form, main features, character and state of preservation of a building of local historic interest and significance that is affected by the proposed development.

NP Senior Heritage Officer (Building Conservation)

6th Nov 2015

National Policy Framework

Planning Policy Wales (Edition 5: 2013):

Paragraph 6.5.9 recognises the importance of protecting the historic environment and states that:

"Where a development proposal affects a Listed Building or its setting, the primary material consideration is the statutory requirement to have special regard to the desirability of preserving the building, or its setting, or any features of special architectural or historic interest which it possesses"

The adopted LDP states that:

Policy 19

Development affecting Conservation Areas

New development and alterations to existing buildings within or affecting the setting of a Conservation Area will only be permitted where it will preserve or enhance the character or appearance of the area and where the design, all building materials, proportions and detailing are appropriate to the Conservation Area.

The demolition or substantial demolition of any unlisted building or structure within a Conservation Area that is subject to Conservation Area consent will only be permitted where there is the strongest justification. Where such a building is to be replaced, a contract of redevelopment will be required to be finalised and entered into prior to the granting of conservation area consent.

3.15.5 Conservation Areas

3.15.5.1 Conservation Areas are areas "of special architectural or historic interest, the appearance or character of which it is desirable to preserve and enhance. " The NPA has a duty to ensure that the special features which contribute to the character and quality of these areas are enhanced. These features may include the historic street pattern, plot boundaries, the form of the settlement and individual buildings, the spaces between buildings, the materials used in construction, street furniture, the floorscape and the uses and activities which are carried out there. Conservation Areas have been designated in five settlements in the Park: Brecon, Crickhowell, Llangattock, Hay and Talgarth. Conservation Area boundaries are shown on the Proposals Map.

Considerations

The majority of the site is outside the conservation area. It is only the very tip of the site that is within the conservation area. However the site is a key entrance and exit point to the main section of the conservation area and the development will have a significant impact on the setting of the conservation area. The major visual impact will be on the corner going out of Crickhowell and coming up from Glangrwyney. As the site has been allocated for housing with in the adopted Local Plan it is accepted that the wall will be demolished and welcomed that the proposals encompass the rebuilding of the wall further back. This will allow for the impact on the character of the conservation area to be greatly reduced. It is also welcomed that the planting along Beaufort Road is to be retained as it visually softens the entrance to the conservation area. The general scale and massing of the proposed buildings fits in with the surrounding properties. As far as the buildings on the corner, right on the edge of the conservation area, there is clear president for siting two semi's on a slant across the corner. This is seen on the opposite side of the road to the site on the corner of Castle Road and Beaufort Street. The proposed design for these is low key and with the use of suitable materials, as suggested in submission, is acceptable at this location. The arch detail in the wall is found in a number of other sites within Crickhowell so will not be out of keeping in this location.

Conclusion

That the proposal to rebuild the wall and retain the planting to Beaufort Road will preserve the character of the conservation area and the design of the new dwellings on the corner will enhance the setting of the conservation area it is appropriate to provide a recommendation, from a built heritage perspective, of approval subject to conditions set out below.

As the rest of the site is outside the conservation area and will be screen by the present planting and the two new houses it does not seem appropriate to comment of the rest of the proposal.

Conditions: o 1m square panel of the proposed facing stone work for the dwellings to be produced on site to agree coursing, mortar mix colour and finish o Samples of materials to supplied and agreed in writing prior to commencement o 1:20 details of external joinery to be supplied and agreed in writing prior to completion of works o 1m square panel of the proposed construction of the relocated wall to be produced on site to agree coping, coursing mortar mix and finish o 1:20 details of verges, eaves and door canopy to be supplied and agreed in writing prior to commencement of works

13th Apr 2015 National Policy Framework

Planning Policy Wales (Edition 7: 2014):

Paragraph 6.5.17 recognises the importance of protecting the historic environment and states that:

'Should any proposed development conflict with the objective of preserving or enhancing the character or appearance of a conservation area, or its setting, there will be a strong presumption against the grant of planning permission. In exceptional cases the presumption may be overridden in favour of development deemed desirable on the grounds of some other public interest. The Courts have held that the objective of preservation can be achieved either by development which makes a positive contribution to an area's character or appearance, or by development which leaves character and appearance unharmed.'

Local Development Plan (LDP)

The adopted Brecon Beacons National Park Authority LDP has a number of relevant planning policies which potentially relate to this application:

Policy 17: The Settings of Listed Buildings:

'Development proposals which would adversely affect the setting of a listed building will not be permitted.'

Policy 19: Development affecting Conservation Areas:

'New development and alterations to existing buildings within or affecting the setting of a Conservation Area will only be permitted where it will preserve or enhance the character or appearance of the area and where the design, all building materials, proportions and detailing are appropriate to the Conservation Area'.

The Proposal

This is an application for a housing development incorporating 27 dwellings on a site which adjoins the Crickhowell Conservation Area. A very small portion of the site (located at the most westerly 'tip' of the development) sits within the conservation area. The present day appearance of the site suggests that it is, or has until very recently, been used for agricultural purposes. There is a small stone walled, metal roofed agricultural outbuilding, possibly a former animal shelter, located towards the east boundary of the site. This structure, which is not indicated on any of the application drawings, is clearly of a good age, possibly 19th century or earlier. It is proposed to demolish this building. The proposed new housing site would be accessed from Llangenny Lane via a new opening which cuts through an existing hedgerow and links the existing rural lane with a new road layout which is fairly typical of a small, modern housing estate of this type.

The new road layout incorporates a footpath and 'hammer head' turning points. The proposed perimeter boundary treatments are not clearly identified It appears to me that extensive removal of the existing hedgerow is proposed to most boundaries? The existing stone walls forming the north west corner of the site appear to be retained although a stone arched entrance near the junction of the corner of the two walls is proposed. In my view this detail should be simplified to one more appropriate to the semi rural character of this part of the conservation area. It appears to me that the hedge forming the south boundary is to be removed from a point near the rear of units 18/19 to the line of the watercourse to the east? There is reference to an existing earth bank detail in this area but there are no ground levels indicated on the drawings to help understand how the new development will relate to the existing ground / pavement levels.

The scale of the development in terms of density and massing appears proportionate to the size and location of the site. The design of the dwellings is unremarkable, being fairly typical of modern, housing developments of this type to be found across Wales. The architectural style of the proposed houses would not be significantly out of character with nearby properties such as 'The Gables' and 'Greenways' ( the nearest buildings within the conservation area) and will be far less intrusive into the wider landscape than nearby elevated properties such Ridgeway, Windwhistle, Fonthill and the new dwelling adjacent to Fonthill (currently under construction).

The proposed development is unlikely to be visible from important sites within the historic core of Crickhowell, e.g. from the elevated castle motte (SAM) nor will the development be visible from much of the conservation area in general.

Views into and out of the conservation area are unlikely to be affected

Conclusions

On the basis of the information provided with this application it appears to me that the character and appearance of the Crickhowell and Llangattock Conservation area will not be significantly affected by the proposed development.

However, more detailed information is required in respect of the boundary treatments to Llangenny Lane (to the north) the A40 (to the south) and the elevations facing onto the watercourse and open fields (east /south east).

I support the views expressed by the BBNPA Heritage Officer (Archaeology) that the surviving stone field building should be recorded and the resulting record deposited with Clwyd Powys Archaeological Trust. I would further request that any consent granted should be conditional on all masonry reclaimed from the demolition of this building being incorporated into the stonework for new perimeter boundary walls to the proposed development.

NP Planning Ecologist 16th Nov 2015

A. Planning Policy & Guidance o To comply with Planning Policy Wales (2014), section 5.5 and also Technical Advice Note (TAN) 5, biodiversity considerations must be taken into account in determining planning applications. Planning permission should be refused if the proposals will result in adverse harm to wildlife that cannot be overcome by adequate mitigation and compensation measures. o The adopted Local Development Plan for the Brecon Beacons National Park includes the following policies regarding ecological issues and safeguarding biodiversity: o SP3 Environmental Protection - Strategic Policy o Policy 3 Sites of European Importance o Policy 4 Sites of National Importance o Policy 5 Sites of Importance for Nature Conservation o Policy 6 Biodiversity and Development o Policy 7 Protected and Important Wild Species o Policy 8 Trees and Development o Policy 9 Ancient Woodland and Veteran Trees

B. Legislation o Environment Act 1995 - the first Statutory Purpose of the National Park is to conserve and enhance the natural beauty, wildlife and cultural heritage of the National Park o Natural Environment & Rural Communities Act 2006 - Section 40 requires local authorities to have due regard to conserving biodiversity. This includes reference to the list of priority species and habitats produced under Section 42 of the Act. o Conservation of Habitats & Species Regulations 2010 (as amended) - Regulation 9 requires local authorities to take account of the presence of European Protected Species at development sites. If they are present and affected by the development proposals, the Local Planning Authority must establish whether "the three tests" have been met, prior to determining the application.

The three tests that must be satisfied are: i. That the development is "in the interests of public health and public safety, or for other imperative reasons of overriding public interest, including those of a social or economic nature and beneficial consequences of primary importance for the environment". ii. That there is "no satisfactory alternative" iii. That the derogation is "not detrimental to the maintenance of the populations of the species concerned at a favourable conservation status in their natural range"

C. Comments

1. Thank you for consulting me on the additional information that has been submitted for the above application. The development proposals are for the construction of 27 dwellings on a green-field site on the south-eastern edge of Crickhowell.

2. I visited the site earlier this year and previously provided comments on 8th April 2015 in which I requested the following additional information and clarifications: o The site layout plan should be consistent with the Landscaping and Planting Plan o Confirmation of the extent of hedgerow removal and sufficient mitigation and enhancement measures provided in order to comply with LDP Policy 6 o Details of new hedgerow planting and responsibility for management o Details of the design of the proposed bat night roost with additional planting to link to the hedgerow to the east and details of long-term ownership and management o Details of biodiversity enhancement measures to comply with LDP Policy 6 and the NERC Act 2006 o A Construction and Environmental Management Plan will be required in order to demonstrate protection of the water course and compliance with the provisions of the Habitats Regulations and LDP Policy 3. A detailed CEMP could be the subject of a planning condition but a summary of the likely contents would be helpful. Detailed design of the sewage pumping station is also required o A Habitat Enhancement and Management Plan will be required for all the open areas of habitat at the site o Opportunities for biodiversity enhancement through provision of a SuDS

3. I have reviewed the documents and drawings submitted with the application, which now includes the following ecological information: o Land at Llangenny Lane, Crickhowell - Extended Phase 1 habitat survey by Soltys Brewster Ecology dated 4th June 2014 o Land at Llangenny Lane, Crickhowell - Results of bat activity survey (August/September 2014) letter from Soltys Brewster Ecology dated 11th September 2014 o Letter from Soltys Brewster Ecology to Richard Kelso re LAND AT LLANGENNY LANE, CRICKHOWELL - 15/11904/FUL - RESPONSE TO PLANNING ECOLOGIST'S COMMENTS dated October 5, 2015

4. I welcome the submission of the additional information and offer the following additional comments: 5. Site layout

Clarification of the references to the site layout plan is welcomed.

6. Hedgerows o The provision of the planting plan is welcomed. o The amount of hedgerow removal has been clarified. The hedgerow along the eastern boundary is proposed for removal; mitigation for the loss of hedgerow is proposed through the planting of a new, mixed, native-species hedgerow along the new site boundary along the western bank of the new stream corridor. The gaps shown on the original scheme have been removed and a continuous hedgerow is proposed. The future management of the hedgerow will also need to be secured through an appropriately worded planning condition or Planning Obligation. o The hedgerow along the northern, roadside boundary will not be retained. The landscaping plan shows that new hedgerow will be planted along this boundary (behind the low stone walls). Single- species beech or hawthorn hedgerow is proposed, but is inadequate mitigation for the loss of a mixed, native-species hedgerow; the additional hedgerow planting along the south-western boundary of the site helps to compensate, but see below. o The additional hedgerow planting along the southern boundary does help to widen the wildlife corridor, but as this is also predominantly single-species beech hedgerow, again, it does not have the species diversity to contribute to the nature conservation value that a mixed, native species hedgerow would. I recommend that the proposed beech hedgerow along the southern boundary is changed to a mixed, native-species hedgerow.

7. Stone barn and bats o The principles of the design of the proposed night roost for lesser horseshoe bats are appropriate and welcomed. The front elevation should be towards the east or north-east and linked with the proposed new hedgerow. Detailed design and materials can be confirmed through a planning condition. o The phasing of the construction of the new bat night roost is also welcomed and will allow continuous provision of a night-roosting feature at the site.

8. Stream and ditch o Clarification has been provided of how the ditch will be accommodated along the eastern boundary, to the east of the new hedgerow. o The stream is a tributary of the River Usk SSSI and SAC and it will be important to demonstrate that there are no Likely Significant Effects on the designated features of the SAC. A Construction and Environmental Management Plan will need to be prepared to ensure water quality in the stream is protected during construction works; this should include a buffer zone of at least 3 metres with no storage of materials or movement of vehicles. o It is a shame that the accommodation of a SuDS does not provide greater biodiversity benefits.

9. Demolition of the wall The proposed demolition of the wall could affect small mammals, reptiles or invertebrates that may be present. The demolition works should be supervised by an Ecological Clerk of Works and carried out in accordance with an approved Method Statement. The new stone walls should accommodate features that can be utilised by fauna and flora.

10. Other ecological issues

The recommendations in the ecological report are acceptable in principle and welcomed. If this application is to be approved, a condition to secure their implementation will be required.

11. Biodiversity enhancements o The proposed biodiversity enhancement measures are welcomed; details of which are to be located where can be secured through an appropriately worded planning condition. o The wildflower areas do not need enrichment through topsoil spreading.

12. Responsibility for the future management of hedgerows, wildflower areas and the bat night- roost structure has still not been confirmed; this may need to be secured through a S106 agreement.

13. There are no details regarding external lighting; it will be important to ensure that this is of an appropriate design and sensitively located to avoid light-spill to wildlife corridors and/or bat mitigation and enhancement features.

D. Recommendations

The following information is still required, but can be secured through appropriately worded planning conditions or through a Section 106 agreement: o A Construction and Environmental Management Plan will be required in order to demonstrate protection of the water course and compliance with the provisions of the Habitats Regulations and LDP Policy 3. A detailed CEMP could be the subject of a planning condition but a summary of the likely contents would be helpful. o A Habitat Enhancement and Management Plan will be required for all the open areas of habitat at the site o The additional hedgerow planting along the southern boundary should be of mixed, native species.

A Habitats Regulations Assessment Screening Report will need to be completed in due course, but it is noted that the site is allocated for housing the LDP which has already been subject to an HRA and officers at NRW have raised no objections to approval of the application.

If this application is to be approved, I recommend the inclusion of the following planning conditions and informative notes:

1. Prior to commencement of development works or demolition of buildings or walls and prior to any vegetation clearance, a full working method statement shall be submitted to the Local Planning Authority and shall be implemented as approved. The method statement shall cover avoidance of impacts on protected and priority species and shall incorporate the recommendations in Section 5 of the ecological report dated 4th June 2014.

2. Prior to commencement of development works and prior to any vegetation clearance, a Construction and Environmental Management Plan (CEMP) shall be submitted to the Local Planning Authority and shall be implemented as approved. The method statement shall cover pollution prevention measures, vegetation clearance, the ground preparation of the site and the construction phase.

3. Prior to the commencement of development, an external lighting plan shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall avoid conflict with bat mitigation/enhancement measures and woodland/ hedgerow habitats and shall be implemented as approved.

4. Prior to the commencement of the development, a landscaping plan based on the proposals included on the Planting Plan by Catherine Etchell Associates, shall be agreed with the Local Planning Authority. The plan shall include details of the planting specifications - the species, sizes and planting densities - and a timetable for implementation and future management to ensure good establishment. The plan shall be implemented prior to or during the first planting season following first occupation or beneficial use of any part of the development and shall be maintained thereafter. Any shrubs or trees that become diseased or die in the first five years after planting shall be replaced with the same or similar native species. Notwithstanding the above, no topsoil shall be applied to the wildflower grassland areas.

5. Prior to the commencement of development works, a biodiversity enhancement and management scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include reference to the Biodiversity in the Towns of the Brecon Beacons Supplementary Planning Guidance, the Section 42 List of Priority Habitats and Species under the NERC Act 2006 and particularly the following measures: a. Provision of at least twenty seven features for bat roosting and bird nesting b. Reptile habitat creation c. Provision and management of areas of wildflower meadow d. Provision for the long-term management of the grassland and hedgerow habitats e. A programme of habitat monitoring and provision for remedial measures as necessary f. Long-term protection and management of the new night roost for bats

The scheme shall be implemented in accordance with the approved details and maintained thereafter.

Informative notes:

1. All nesting birds , their nests, eggs and young are protected by law and it is an offence to: o intentionally kill, injure or take any wild bird o intentionally take, damage or destroy the nest of any wild bird whilst it is in use or being built o intentionally take or destroy the egg of any wild bird o intentionally (or recklessly) disturb any wild bird listed on Schedule1 while it is nest building, or at a nest containing eggs or young, or disturb the dependent young of such a bird. The maximum penalty that can be imposed - in respect of a single bird, nest or egg - is a fine of up to 5,000 pounds, six months imprisonment or both.

The applicant is therefore reminded that it is an offence under the Wildlife and Countryside Act 1981 (as amended) to remove or work on any hedge, tree or building where that work involves the taking, damaging or destruction of any nest of any wild bird while the nest is in use or being built, (usually between late February and late August). If a nest is discovered while work is being undertaken, all work must stop and advice sought from Natural Resources Wales.

2. Work should halt immediately and Natural Resources Wales (NRW) contacted for advice in the event that protected species are discovered during the course of the development. To proceed without seeking the advice of NRW may result in an offence under the Conservation of Habitats and Species Regulations 2010 and/or the Wildlife & Countryside Act 1981 (as amended) being committed. NRW can be contacted at:

NRW, Cantref Court, Brecon Road, Abergavenny, NP7 7AX Tel: 0300 065 3000

Reasons: o To comply with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 3, 4, 6, 7 and 10 of the adopted Local Development Plan for the BBNP o To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006

9th Apr 2015

Planning Policy & Guidance

To comply with Planning Policy Wales (2014), section 5.5 and also Technical Advice Note (TAN) 5, biodiversity considerations must be taken into account in determining planning applications. Planning permission should be refused if the proposals will result in adverse harm to wildlife that cannot be overcome by adequate mitigation and compensation measures.

The adopted Local Development Plan for the Brecon Beacons National Park includes the following policies regarding ecological issues and safeguarding biodiversity: o SP3 Environmental Protection - Strategic Policy o Policy 3 Sites of European Importance o Policy 4 Sites of National Importance o Policy 5 Sites of Importance for Nature Conservation o Policy 6 Biodiversity and Development o Policy 7 Protected and Important Wild Species o Policy 8 Trees and Development o Policy 9 Ancient Woodland and Veteran Trees

B. Legislation

Environment Act 1995 - the first Statutory Purpose of the National Park is to conserve and enhance the natural beauty, wildlife and cultural heritage of the National Park

Natural Environment & Rural Communities Act 2006 - Section 40 requires local authorities to have due regard to conserving biodiversity. This includes reference to the list of priority species and habitats produced under Section 42 of the Act.

Conservation of Habitats & Species Regulations 2010 (as amended) - Regulation 9 requires local authorities to take account of the presence of European Protected Species at development sites.

If they are present and affected by the development proposals, the Local Planning Authority must establish whether the three tests have been met, prior to determining the application.

The three tests that must be satisfied are: i. That the development is in the interests of public health and public safety, or for other imperative reasons of overriding public interest, including those of a social or economic nature and beneficial consequences of primary importance for the environment. ii. That there is no satisfactory alternative iii. That the derogation is not detrimental to the maintenance of the populations of the species concerned at a favourable conservation status in their natural range

C. Comments

1. Thank you for consulting me on the above application. The development proposals are for the construction of 27 dwellings on a green-field site on the south-eastern edge of Crickhowell.

2. I visited the site last month and have reviewed the documents and drawings submitted with the application, which includes the following ecological information:

Land at Llangenny Lane, Crickhowell Extended Phase 1 habitat survey by Soltys Brewster

Ecology dated 4th June 2014 Land at Llangenny Lane, Crickhowell Results of bat activity survey (August/September 2014) letter from Soltys Brewster Ecology dated 11th September 2014

3. I welcome the submission of the ecological reports with the application; the Preliminary

Ecological Appraisal identified the boundary hedgerows as being of local ecological value. The grassland is improved pasture and of limited floristic value. There is a field barn of stone

Construction with a tin sheet roof that has some potential for bat roosting. There is also a small stream along the eastern boundary of the site.

4. Site layout

The site layout plan in Appendix 3 of the ecological report is not the layout as proposed. The ecological impacts should be assessed in the context of the correct proposed layout. The

Planning Layout (Drawing NP2v1) is inconsistent with the Planting Plan (Drawing NP20v1). The planting plan indicates that the hedgerow along the northern boundary may be retained whereas the planning layout shows provision of low stone walls.

5. Hedgerows

The amount of hedgerow removal needs to be clarified. The hedgerow along the eastern boundary is proposed for removal and therefore not potentially retained as indicated in the ecological report. It is unfortunate that the allocated site boundary is the stream corridor rather than the hedgerow along the field boundary; I can appreciate that the hedgerow will therefore be removed to accommodate the development, but it will be essential to provide sufficient mitigation for the proposed loss of hedgerow through the planting of mixed, native-species hedgerow along the new site boundary the western bank of the stream corridor. It is not clear why gaps have been left in the landscaping proposals, particularly at the southern end; the stockproof fencing appears to have gaps as well. The future management of the hedgerow will also need to be secured through an appropriately worded planning condition or Planning Obligation.

It is difficult to see how much (if any) of the hedgerow along the northern, roadside boundary can be retained whilst achieving the required visibility splays. New hedgerow planting (or hedgerow translocation) should be accommodated behind the visibility splays. Two entrances to the site appear to be unnecessary and replacement planting will inevitably have two gaps rather than one thereby reducing connectivity.

Details of the proposed planting can be secured through a suitably worded planning condition; mixed, native-species hedgerow is required and for it to be of local provenance is desirable.

Additional hedgerow planting along the southern boundary would widen the wildlife corridor.

6. Stone barn and bats

The field barn has some, although limited, potential for bat roosting and bat activity surveys were undertaken in August and September 2014. The surveys found evidence of lesser horseshoe bats using the shelter as a night roost. A proposed bat night roost is shown on the plans and has the potential to provide suitable mitigation for loss of the field barn; however, there is no detailed design of the structure or indication of future responsibility for its management.

The northern elevation of the roost should be linked with vegetation to the proposed new hedgerow.

The bat survey results letter states that the new roost can be built before the old one is demolished, although they appear to be on the same footprint so this may not be achievable.

7. Stream and ditch

The ditch across the north-east corner of the site [that joins the stream along the eastern boundary] does not appear to have been plotted on the site layout plans; it needs to be clarified how this will be accommodated. The proposed drainage strategy plan indicates provision of a ditch along the northern boundary, although I am not aware that there is a ditch in this location?

The Flood and Drainage Statement indicates that a cut off drain will be installed along the northern boundary that will connect back to the stream; this is shown on the proposed drainage strategy plan.

The stream is a tributary of the River Usk SSSI and SAC and it will be important to demonstrate that there are no Likely Significant Effects on the designated features of the SAC. A Construction and Environmental Management Plan will need to be prepared to ensure water quality in the stream is protected during construction works; this should include a buffer zone of at least 3 metres with no storage of materials or movement of vehicles.

Accommodation of a SuDS could provide greater biodiversity benefits than the proposed culverts along the roads. There may be potential for provision of an attenuation pond in the south-east corner and also opportunities for rainwater harvesting.

8. Other ecological issues

The recommendations in the ecological report are generally acceptable in principle and welcomed. If this application is ultimately to be approved, a condition to secure their implementation will be required.

9. Biodiversity enhancements

The impacts on hedgerows fall under the scope of LDP Policy 6, which requires the provision of biodiversity enhancements.

There will be opportunities to accommodate biodiversity enhancement measures such as a bat brick or gaps for bat roosting behind weatherboarding; further guidance on this is provided by the Bat Conservation Trust at: http://www.bats.org.uk/pages/accommodating_bats_in_buildings.html

I recommend that at least one feature for bats or nesting birds are specified (type and location)by the applicants for each dwelling.

There is a lack of tree planting within the site; additional native trees would be beneficial and enhance biodiversity. A copse in the south east corner would provide additional landscaping.

The wildflower areas do not need enrichment through topsoil spreading.

D. Recommendations

Further information and details in relation to the following issues needs to be supplied before this application can be supported:

The site layout plan should be consistent with the Landscaping and Planting Plan

Confirmation of the extent of hedgerow removal and sufficient mitigation and enhancement measures provided in order to comply with LDP Policy 6

Details of new hedgerow planting and responsibility for management

Details of the design of the proposed bat night roost with additional planting to link to the hedgerow to the east and details of long-term ownership and management

Details of biodiversity enhancement measures to comply with LDP Policy 6 and the NERC Act

2006

A Construction and Environmental Management Plan will be required in order to demonstrate protection of the water course and compliance with the provisions of the Habitats Regulations and LDP Policy 3. A detailed CEMP could be the subject of a planning condition but a summary of the likely contents would be helpful. Detailed design of the sewage pumping station is also required

A Habitat Enhancement and Management Plan will be required for all the open areas of habitat at the site

Opportunities for biodiversity enhancement through provision of a SuDS

Reasons:

To comply with Section 5 of Planning Policy Wales (2014), Technical Advice Note 5 and Policies SP3, 3, 4, 6, 7 and 10 of the adopted Local Development Plan for the BBNP

To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006

NP Head Of Strategy Policy And Heritage

12th Nov 2015

I have previously (14th April) provided comments in relation to this scheme to Mrs Rice. In those comments I stated that the principle of the development was sound, however I had concerns regarding the following issues:-

- Appropriateness of the provision of Affordable Housing on site in accordance with Policy 28 of the LDP.

- Appropriateness of the dwelling mix in relation to the need for dwellings within the locality in accordance with policy

I note from the file that the affordable housing provision is as follows;

- 2x Bed apartments for social rent

- 2x Bed apartments for intermediate rent

- 4x Bed houses for low-cost home ownership

I also note that the applicants propose transfer of ownership of the units to Melin homes.

I acknowledge the statement from PCC Housing Authority that the mix of housing types is appropriate. However I would suggest that it would be more appropriate to secure the dwellings as neutral tenure to ensure that housing is flexible to provide for the need within the community at the time of completion. I would also request that appropriate clauses are provided within the S106 to ensure that in the case of low-cost home ownership/Shared Equity Schemes that Melin are provided first option to repurchase such a dwelling on subsequent sale, this should be cascaded to offer the dwelling up to other appropriate RSLs operating within the area and PCC Housing Authority in their role as social landlord (in accordance with the recommendations of the WAG Affordable Housing Toolkit 2006 paras 6.12-6.13). Subject to the above covenants I am satisfied that the proposal meets the requirements of policy 28, and I withdraw any previous objection stated in relation to this matter.

My remaining issue surrounds the mix of housing sizes on site. I have previously stated that in accordance with policy K LP2 of the LDP it will be necessary for the development to provide a A mix of future dwelling types will be enabled, with a strong emphasis on providing affordable housing ensuring that Crickhowell attracts a greater demographic mix of residents to build strong communities for the future (table 4.5 Key Settlement 15 year Vision)

I note that the applicants have provided a detailed report prepared by Savills in relation to the appropriateness of the range of dwelling types provided on site. The report provides details in relation to the housing market within Crickhowell and the market demand for 4+bed properties. I note the following conclusions

Whilst the majority of units proposed for the development are 4 bedroom, there is a wide provision of layout and scale, providing choice in terms of price point, affordability and design. It is inappropriate therefore to class them in a single band as there will be different buyer types for each of the four bedroom unit types, creating variety for purchasers.

With the varied choice of style and layout for each unit type proposed at the development, it is our considered view that the proposed development mix satisfies a large element of the need and demand within Crickhowell and is therefore appropriate for a small scale development of this nature. A revision of the proposed mix is not considered necessary.

By providing a range of units as identified in the development mix, this will help stimulate further activity/churn within the Crickhowell housing market. Local agents confirm that they expect the development to attract local buyers, meaning that purchasers of the range of 4 bedroom units are likely to release for sale or rental their existing smaller (2 or 3 bedroom homes). This will help to maintain a balanced range of property types and sizes available for sale or rent within the town to satisfy demand in the smaller scale/lower price bracket.

Although I note that this assessment focuses primarily on market demand rather than housing need, I am satisfied that the proposed development does provide a mix of dwelling types of a varied price- point to serve the housing market of Crickhowell. Whereas I believe the mix could be improved to better provide a range of housing options, it is noted that the proposal will help stimulate the local housing market, whilst providing 8 dwellings for those in affordable/intermediate housing need. Accordingly I am satisfied that the proposal is in accordance with policy K LP2 of the LDP.

Recommendation:

It is considered that all issues previously raised by strategy and policy have been satisfactorily addressed. We have no further objections.

As always if you have any concerns relating to the contents of my observations, or require additional clarification of any point please do not hesitate to get in contact.

14th Apr 2015

The development plan for the area is the Brecon Beacons National Park Local Development Plan 2007- 2022 (hereafter LDP) which was adopted by resolution of the National Park Authority on the 17th December 2013.

My observations relate to the proposals compliance with the strategy and policy of the LDP.

Proposal

The proposal seeks residential development of 27 dwellings, including ancillary works.

LDP Policy Context

The site is located on housing allocation SALT 061 within the Key Settlement of Crickhowell, as defined by the LDP Proposals Map.

Key Settlements are identified as those areas which fulfil a role in serving both their resident population and surrounding Settlements, providing links and influences to larger service areas outside of the National Park boundary. Within key settlements development is focused to provide new housing opportunities, near to services and facilities to reduce over reliance on the private car.

This strategic position is enabled through the LDP in two key ways;- through Policy K LP2 which sets out the forms of development which are acceptable within Crickhowell, and through appropriate land allocations which seek to define areas of land for specific purposes, such as housing.

The proposed development site is allocated for housing within the LDP. This site was submitted to the Authority for consideration as a candidate site in 2008. During LDP production the Authority was satisfied that it had identified an appropriate level of housing for the Settlement of Crickhowell and assessment determined that this site was not necessary or appropriate to meet the housing need. During Examination the Inspector determined that the Authority had (a) not provided an appropriate level of land to meet housing need in Crickhowell and (b) the issues identified by the Authority in our previous assessment of the proposed development site at Llangenny Lane could be overcome. In the Inspector's preliminary recommendations to the Authority she recommended that the Authority re- consider our position in relation to this site. As such, at a meeting of the National Park Authority options were presented to Members for further residential land within Crickhowell, at that meeting, Members voted to include this site within the LDP as a housing allocation for 20 no houses (with 6 of them being for affordable housing). The Inspector made the binding change on the Authority in her report. The site was officially adopted as a housing allocation by the National Park Authority on the 17th December 2013.

As such, given the status of the land within the adopted Local Development Plan, Strategy and Policy are satisfied that the principal of development on this site is sound.

In terms of the detail of the proposed development, the Authority is aware of the sensitivity of the site to the settling of Crickhowell, and as such I draw your attention to policy K LP2 which states,

Proposals for development within Key Settlements will be required to contribute positively to their setting and enhance the quality of the landscape without adverse impact on the wildlife, natural beauty, cultural heritage, environmental assets or biodiversity of the area.

All proposals for development within Key Settlements must demonstrate how they respond to issues relevant to their location to the satisfaction of the NPA, and how the scheme will contribute to achieving the 15 year vision relevant to their location.

In this context the NPA will expect the proposal to help achieve the following statement from the 15 year vision

Development will contribute positively, respecting and relating to the architectural styles and landscape context which makes the area unique and valued. New development opportunities will enhance the attractiveness of the town as a good place to live. A mix of future dwelling types will be enabled, with a strong emphasis on providing affordable housing ensuring that Crickhowell attracts a greater demographic mix of residents to build strong communities for the future (table 4.5 Key Settlement 15 year Vision)

I have reviewed the planning file, and I have significant concerns that the planned development meets this vision. I note that the majority of housing types are 4 bedroom dwellings. It is not clear in any way how this responds to the housing needs within the community. Similarly, I am unsure how the proposal for the affordable element relates to the affordable housing need within Crickhowell, which I am aware is significant. It appears that all housing will be immediate; my immediate concern is that this seems to completely ignore the need for social rented properties within the area. As such, further information needs to be provided by the applicant detailing:-

(a) - How the mix of dwelling types responds to the housing needs of the community OR if this cannot be demonstrated, then a more even spread of dwelling sizes provided on site.

(b) - Evidence of how the proposed affordable elements relate to the housing need within the area, substantiated by PCC Housing Strategy Officer, and evidence of the mechanism by which the houses will be secured as affordable in perpetuity. I would suggest that this should be provided by way of an 'Affordable Housing Statement. This statement should also include detail of how the scheme meets policy 28 affordable housing. At present the scheme is for 27 dwellings, as such there is a shortfall of 0.1 of dwelling. As stated in the NPA's Adopted Affordable Housing SPG This should be provided by means of commuted sum as follows (Step 2) Where the amount of Affordable Housing to be provided contains a requirement for the provision of a fraction of a unit the obligation will be satisfied by the payment of a Commuted Sum calculated according to the formula set out at Appendix 5 of this document. In this instance this relates to a financial contribution of £9,732.40

I will be happy to review my comments in light of any further information supplied by the applicant.

Recommendation:

The principal of residential development is sound.

However I have significant concerns that the proposal meets the requirements of Policy K LP2 in that the scheme fails to respond appropriately to the vision for future development of Crickhowell.

I similarly have concerns that the proposal meets the affordable housing need within the area, and further evidence must be supplied in relation to this element before I can be satisfied that the proposal complies with the requirements of the Local Development Plan.

As always if you have any concerns relating to the contents of my observations, or require additional clarification of any point please do not hesitate to get in contact.

NP Rights Of Way Officer

No response.

Outdoor Recreation Manager

30th Apr 2015

The Original email that I sent through to you related to a potential development in Crickhowell

The principle is the same, wherever there is a potential development. PCC's preferred choice would be for the developer to create a play space within their development and then to either manage the site when completed or transfer to a Housing Association?

If this cannot be done, then we at the Outdoor Recreation Service would seek a contribution to either upgrade or refurbish a nearby PCC owned playground that would be used by any residents from the new development, this is the case in Crickhowell & Talgarth.

The property contributions costs are based on what other County Councils where/are charging for their 106 Contributions. If I remember correctly, Cornwall CC were one of the councils contacted. The contribution also relates to what you can realistically purchase for any amount received, just to replace an old single piece of play equipment with new you are looking at £5000 minimum to purchase and install along with the required safety surfacing.

If PCC do not have a playground in the vicinity, I will advise the developer to contact the Local Town or Community Council to discuss any play related requirements.

Powys County Council Education

1st May 2015

I refer to the above-mentioned residential development of 27 houses in Crickhowell and am writing to request a s106 financial contribution towards secondary education provision in the town.

In respect of primary education, there is currently sufficient capacity at Crickhowell Primary School to accommodate the estimated number of pupils that a development of this size would generate and the Schools Service would therefore not wish to make a claim for s106 funding.

In respect of secondary education, a development of this size is estimated to generate between 5 and 10 secondary aged pupils.

The Authority generally plans for a 95% occupancy rate to allow for volatility in parental preference from one year to the next. The annual admission number at Crickhowell High School is 120. The Year 7 to 11 year groups at the school are currently at or just below capacity and there is limited capacity within the school to accommodate any additional pupils. In addition, outline planning permission for a residential development of 70 houses in the Crickhowell High School catchment area is under consideration by the National Park Planning Authority and the cumulative effect if both applications were approved would be to increase pupil numbers above the admission number in a number of year groups. Additionally, although post-16 education is non-statutory the Local Authority is the strategic lead for planning, commissioning and organising 14-19 education. There are currently 183 16+ pupils at the school and this number is expected to rise to above 190 in September 2015. As teaching spaces are shared between 11-15 year olds and 16+ pupils provision for both has been assessed together.

Based on the Authority's methodology (copy attached) for calculating provision of education services, a development of this size would generate a contribution of £92,006 towards the provision of school places. The contribution towards secondary education provision would be 45% of this figure and the Authority therefore requests a planning obligation figure of £41,402.

Powys County Council Highways

3rd Feb 2016

Following on from the responses provided by Edenstone Homes to my enquiries of 7th January I am happy to recommend that the following conditions be included on any permission granted:-

HC1 Prior to the occupation of the dwelling any entrance gates shall be constructed so as to be incapable of opening towards the highway and shall be retained in this form of construction for as long as the development hereby permitted remains in existence.

HC4 Within 5 days from the commencement of the development each access shall be constructed so that there is clear visibility from a point 1.05 metres above ground level at the centre of the access and 2.4 metres distant from the edge of the adjoining carriageway, to points 0.26 metres above ground level at the edge of the adjoining carriageway and 45.0 metres distant in each direction measured from the centre of the access along the edge of the adjoining carriageway. Nothing shall be planted, erected or allowed to grow on the area(s) of land so formed that would obstruct the visibility and the visibility shall be maintained free from obstruction for as long as the development hereby permitted remains in existence.

HC7 Within 5 days from the commencement of the development the area of each access to be used by vehicles is to be constructed to a minimum of 410mm depth, comprising a minimum of 250mm of sub-base material, 100mm of bituminous macadam base course material and 60mm of bituminous macadam binder course material for a distance of 20.0 metres from the edge of the adjoining carriageway. Any use of alternative materials is to be agreed in writing by the Local Planning Authority prior to the access being constructed.

HC9 Prior to the occupation of the dwellings, provision shall be made within the curtilage of the site for the parking in accordance with the layout shown on drawing 1525-100 Revision U and the parking schedule included therein. The parking areas shall be retained for their designated use in perpetuity.

HC10 The gradient from the back of the footway/verge to the vehicle parking areas shall be constructed so as not to exceed 1 in 15 and shall be retained at this gradient for as long as the dwellings remain in existence.

HC11 Within 5 days from the commencement of the development provision shall be made within the curtilage of the site for the parking of all construction vehicles together with a vehicle turning area. This parking and turning area shall be constructed to a depth of 0.3 metres in crusher run or sub-base and maintained free from obstruction at all times such that all vehicles serving the site shall park within the site and both enter and leave the site in a forward gear for the duration of the construction of the development.

HC19 No building shall be occupied before the estate road carriageway and one footway shall be constructed to and including binder course level to an adoptable standard including the provision of any salt bins, surface water drainage and street lighting in front of that building and to the junction with the county highway.

HC20 The estate road carriageway and all footways shall be fully completed, in accordance with the details to be agreed in writing by the Local Planning Authority, upon the issuing of the Building Regulations Completion Certificate for the last house or within two years from the commencement of the development, whichever is the sooner. The agreed standard of completion shall be maintained for as long as the development remains in existence.

HC21 Prior to the occupation of the dwellings the area of each access to be used by vehicles is to be finished in a 40mm bituminous surface course for a distance of 20.0 metres from the edge of the adjoining carriageway. This area will be maintained to this standard for as long as the development remains in existence.

HC22 Within 5 days from the commencement of the development any existing means of access shall be stopped up, in materials to be agreed in writing by the Local Planning Authority and this shall be retained for as long as the development is in existence.

HC26 When installed there shall be a minimum clearance of 6 metres from the nearest part of the adjoining highway verge or footpath to any part of a soakaway installation.

HC30 Upon formation of the visibility splays as detailed in HC4 above the centreline of any new or relocated hedge should be positioned not less than 1.0 metre to the rear of the visibility splay and retained in this position as long as the development remains in existence.

Additionally I would recommend that the timing of the road widening works along Llangenny Lane are conditioned to be largely completed prior to the commencement of the construction of any dwelling on site. I suggest the following:-

o Prior to the commencement of any construction of dwellings on site the widening of the existing carriageway and provision of new footway along the Llangenny Lane frontage of the site shall be completed to binder course.

Adoption of the footway access to the site via the arch will obviously be subject to the standards and in particular the gradient, meeting adoptable standards.

This and the design, position and means of access for maintenance of the soakaway in the junction area will all need to form part of the submission for a Section 38 Adoption Agreement. On the basis that such an agreement is secured this will also include the surface water drainage of the widened Llangenny Lane and the site as a whole.

I trust this allows the application to proceed to committee.

7th Jan 2016

Whilst there are no significant issues I would wish to raise, I would appreciate clarification on the following points:-

Will the footway under the arch between flats 18 - 19 and 20 - 21 be offered for adoption as part of the development?

The Shear design cross section B-B shows no physical boundary between the new footway and the rear garden of Plot 23 but the Hammond Yates Planning Layout drawing indicates a 1.8 metre high stone wall

The Soadaway proposed to collect surface water from the widened section of Llangenny Lane at its juchtion with the trunk road A40 is acceptable, in principle, however its location may require amendment to ensure it is a full 6.0 metres from the newly widened county class III highway. It is also essential that details of the percolation tests are provided for consideration.

The set-back for the visibility splays for each access onto Llangenny Lane have been taken from the site boundary and not the edge of the widened carriageway. This will need to be adjusted, as will any boundary features which then obstruct the correctly depicted splays.

Only the easterly splay from the private access serving plots 26 and 27 is acceptable to a position 1.0 metre off the carriageway edge. This compromise was not agreed for any other splay required for the site.

The Access proposed to serve the underground soakaways is shown to cross the watercourse by means of the ditch being culverted. In view of the lack of the depth on the watercourse I would appreciate additional clarification on the engineering detail of the crossing. our Land Drainage section will also need to approve these proposals.

Finally it is noted, now that we have the long sections, that the level junction area is only 1 in 20 for 7.5metres and that 25metre section of the main spine road has a gradient of 1 in 12.6. Respectively the standards should be 1 in 30 for 10metres and the carriageway gradient not exceeding 1 in 15.. Amendments which take the development closer to our normal approved requirements should be put forward.

23rd Nov 2015

Whilst the very obvious issues of the original submission relating to Llangenny Lane itself have been largely addressed there remain very serious concerns regarding the internal layout which necessitate my continued negative recommendation.

The off-street parking facilities for the dwellings are eleven spaces short. The appropriate level of visitor parking is located conveniently to serve those units with insufficient thereby resulting in the loss of visitor spaces.

The plans provided by Hammonds Yates have scales inconsistent with the drawings and dimensions on the carriageways which differ between the planning and materials layouts.

The swept path diagrams referenced 14075 - SK501 provided by Shear Design seem to necessitate the refuse lorry utilising private space to effect a manoeuvre in the southern turning head and to remove boundary walls of properties on Llangenny Lane to enter and exit the site. Turning in the western turning head shows considerable over-running of footways, all of which strongly suggest an inadequate layout not generally borne out by the road and radius dimensions

Additional details are required in respect of the localised widening and forward visibility across the front of plots 3 and 4 none of which has yet been supplied. Long and cross sections of the estate and the revised Llangenny Lane should also be submitted in order to clarify exact gradients on the estate carriageways, footway and private driveways, both individual and shared.

Finally there appears to be no detail indicating the means of access for future maintenance of the soakaways which will be vital if the scheme is to be proceed. No information is offered as to the cover over both existing systems crossing the site through the westerly turning head, one of which has been entirely overlooked within the Drainage Report. And lastly the necessary positive drainage of the upgraded Llangenny Lane has been omitted from the proposals and needs to be addressed before any decision is made.

I trust all these points will be considered and the further information provided.

24th Nov 2015

Whilst the very obvious issues of the original submission relating to Llangenny Lane itself have been largely addressed there remain very serious concerns regarding the internal layout which necessitate my continued negative recommendation.

The off-street parking facilities for the dwellings are eleven spaces short. The appropriate level of visitor parking is located conveniently to serve those units with insufficient thereby resulting in the loss of visitor spaces.

The plans provided by Hammonds Yates have scales inconsistent with the drawings and dimensions on the carriageways which differ between the planning and materials layouts.

The swept path diagrams referenced 14075 - SK501 provided by Shear Design seem to necessitate the refuse lorry utilising private space to effect a manoeuvre in the southern turning head and to remove boundary walls of properties on Llangenny Lane to enter and exit the site. Turning in the western turning head shows considerable over-running of footways, all of which strongly suggest an inadequate layout not generally borne out by the road and radius dimensions

Additional details are required in respect of the localised widening and forward visibility across the front of plots 3 and 4 none of which has yet been supplied. Long and cross sections of the estate and the revised Llangenny Lane should also be submitted in order to clarify exact gradients on the estate carriageways, footway and private driveways, both individual and shared.

Finally there appears to be no detail indicating the means of access for future maintenance of the soakaways which will be vital if the scheme is to be proceed. No information is offered as to the cover over both existing systems crossing the site through the westerly turning head, one of which has been entirely overlooked within the Drainage Report. And lastly the necessary positive drainage of the upgraded Llangenny Lane has been omitted from the proposals and needs to be addressed before any decision is made.

I trust all these points will be considered and the further information provided.

31st Mar 2015

This application should be refused

Reasons for Comments

The submission fails to provide details or acknowledge the following items which make appropriate and constructive comment on the scheme impossible.

Approximately 50 m of Llangenny Lane through which all traffic from the development will travel is just 4.2m wide and therefore too narrow for simultaneous access and egress.

This particularly narrow section of Llangenny Lane includes access to the ambulance station and the additional traffic generated by the scheme will undoubtedly add to the likely conflict with vehicles emerging from the site under emergency conditions.

No visibility splays have been shown on any junction or access within or outside the development site.

Footways are provided to both exit radii of the estate road but no refuge is included along Llangenny Lane. Pedestrian access to plots 24 & 25 at the access will result in on-street parking on or near the access radii obstructing access and visibility for the development. Forward visibility chords have not been detailed for the bend within the estate.

Neither of the two turning heads is of a suitable scale for a Powys refuse lorry nor are the reversing distances or alignment from the main T junction with the estate acceptable when considered by Manual for Streets standards.

The submission lacks a parking schedule.

No information has been provided as to the adoption aspirations i.e. public areas, of the developer.

The plans seems to indicate no boundary treatments at all to the side and rear of plots 18 23.

A suitably sized and scaled layout plan of the highway surface water drainage and discharge point is required as that provided on page 36 of the flood and drainage statement is too small.

If permitted as proposed I consider the development would result in exacerbation of the existing hazards associated to the limited width of Llangenny Lane and creation of additional hazards due to the lack of visibility, footways, extra traffic conflict with the emergency egress point and uncertain capacity within the estate layout to accommodate hgv and refuse vehicles. This will all have a detrimental impact on highway safety in the area.

Powys County Council Land Drainage Department

31st Mar 2015

The County Council as Land Drainage Authority would wish the following recommendations/observations be applied:-

Flood Defence

The Authority holds no historical flooding information relating to the site. Where detailed information in respect of flood risk is not available, the planning authority should require the developer to carry out a detailed technical investigation to evaluate the extent of the flood risk. A site visit was carried out by the Land Drainage Section and it was noted that there are areas where highway surface water drains off into the proposed development field. This would need to be addressed within the Surface Water Design for the site. It is noted within the Drainage Design Statement by Shear Design that surface water from the buildings is to be disposed of by means of soakaways. The Land Drainage Section ask that this means of disposal is also used for surface water run off from the adoptable highway. The Land Drainage Section is concerned that the current route of the cuvlerted watercourse is unidentified and therefore the condition and suitability of that system is unknown Any proposed diversion or culverting of any 'ordinary' watercourse (non Main River) will require prior consent from Powys County Council under the terms of the Land Drainage Act 1991 - Section 23. Any culverting of a watercourse requires the prior written approval of Powys County Council under s23 of the Land Drainage Act 1991 or s109 of the Water Resources Act 1991. Powys County Council resists culverting on flood risk, nature conservation and other grounds and consent for such works will not normally be granted except for access crossings. No contours should be altered within 5m of any watercourse, without prior permission from the Planning Authority. No buildings, structures, fences or planting shall take place within 5 metres of the top of the bank of any watercourse, or 3 metres either side of any culverted watercourse. Records indicate that the site slopes towards the watercourse, the applicant would need to consider how surface water will be controlled from the site whilst interrupting drainage of the surrounding land and not exacerbating or creating any flooding problems. The Authority would seek on site attenuation to the 1 in 100 year (+30% for Climate Change) standard whilst limiting discharge to the existing 1 in 1 year Greenfield run-off for the connected impermeable areas. Surface water from the dwellings and other impermeable areas of the site shall discharge to soakaway systems designed and constructed in accordance with BS EN 752-4 or BRE Digest 365 Soakaway design (or other best management practice - Sustainable Drainage Systems). No development shall commence until a scheme for the drainage of the site has been submitted to and approved in writing by the local planning authority. The approved scheme shall be completed before any of the dwellings are occupied. The scheme to be submitted shall show foul drainage being connected to the public sewerage system.

Maintenance Responsibilities

It is presumed that Riparian rights and responsibilities exist in respect of the open or culverted watercourse and advise that the landowner will be responsible to maintain any section of the watercourse that passes or abuts their land.

Welsh Government Transport Department

5th Feb 2016

I refer to recent consultations regarding the above planning application and advise that the

Welsh Government as highway authority for the A40 trunk road directs that any permission granted by your authority shall include the following conditions:

1. The drainage system must be designed and constructed in accordance with Powys

County Council requirements and adopted by them.

2. The foul drainage infrastructure and pumping station must be designed and constructed to Sewers for Adoption 7th edition and adopted under agreement and in accordance with Section 104 of the WIA on completion by DCWW.

3. No drainage from the development site shall be connected to or allowed to discharge into the trunk road drainage system, and the proposed Llangenny Lane junction shall be constructed such that the access does not drain onto the trunk road.

4. The highway embankment must be documented prior to construction and again afterwards and any remedial measures necessary undertaken at the developers cost.

5. The developer shall submit detailed design drawings and calculations, prepared by a

Geotechnical consultant in accordance with DMRB - "Managing Geotechnical Risk" to the Local Planning Authority in consultation with the Welsh Government.

6. Submission of a formal Traffic Management Plan (Chapter 8), incorporating details of maintaining pedestrian access along existing footways along the A40 trunk road during the installation period.

7. Any existing landscaping within the trunk road boundary is the property of the Welsh

Government and managed in accordance with Welsh Government's maintenance requirements and shall not be removed or interfered with in any way.

8. The minimum visibility distances available for vehicles emerging from the proposed access shall be 215m to the South and 90m to the North at a height 1.05 metres, measured to a point 0.26 metres above the nearer running edge of the trunk road carriageway. These visibility distances shall be available at a point 2.4 metres from the running edge of the trunk road, measured along the centreline of the access road. The visibility splay so formed shall be free of any growth or obstruction, which would interfere with the minimum visibility requirements.

9. The centre-line of any existing hedge-row or fence must be positioned not less than

1.0m to the rear of the visibility splay line in both directions.

10. The access and visibility requirements of Llangenny Lane shall be completed to the written satisfaction of the Planning Authority in consultation with the Welsh Government

(Transport) before the proposed development is brought into use.

11. The width of the proposed means of access to Llangenny Lane off the A40 trunk road shall be 6.0m (minimum). The access shall be constructed to appropriate standards with bituminous surfacing from the running edge of the trunk road carriageway. 12. Adequate provision shall be made within the development to enable vehicles to turn around, so they may enter and leave the site in a forward gear.

13. The applicant shall provide wheel-washing facilities or an alternative method to be approved by the Local Planning Authority in consultation with the Welsh Government at the site exit. Such facilities shall thereafter remain available during the construction stage and be used by all vehicles exiting the site.

14. The proposed access/junction from the A40 trunk road to Llangenny Lane shall meet the standards required by the Design Manual for Roads and Bridges (DMRB).

15. The existing filed access shall be stopped up in permanent materials to the written satisfaction of the Planning Authority in consultation with the Welsh Government.

The above conditions are included to maintain the safety and free flow of trunk road traffic.

The following points should be brought to the attention of the applicant: a) The applicant should be advised that they may be required to enter into an agreement with the Welsh Ministers under Section 278 of the Highways Act 1980 / Section 23 of the New Roads and Street Works Act 1991 to enable the applicant to undertake agreed improvement works on the trunk road. This Agreement will contain details of the improvement works, construction conditions and financial arrangements under which agreed measures can be put in place, including indemnifying the Welsh Ministers against third party claims. Without such an agreement in place, any consent that may be granted by the Planning Authority cannot be implemented. b) The applicant should be advised that all temporary or permanent signage, road markings or traffic orders shall be at the expense of the developer and agreed with the

Highway Authority before works commence. c) Any adjustment, re-siting and / or protection of any statutory undertakers apparatus in the highway shall be undertaken with the prior written consent of the relevant Authority and shall be carried out at the Applicant's own expense. d) The applicant should note that planning permission does not constitute permission under the Highways Act for various activities that may be associated with the development i.e. use of the highway/footway/verge to: for example; deposit material, deposit skips, erect scaffolding, excavate within the highway or erect traffic management apparatus. Such activities will require the separate consent of the

Highway Authority; e) Any temporary traffic management arrangements required in connection with this application shall be in accordance with Chapter 8 of the Traffic Signs Manual and in accordance with the Safety at Street Works and Road Works Code of Practice, and shall be approved by the highway authority. f) Road traffic signs in Wales must be bilingual, Welsh above English, and adhere to

Welsh Government specifications, see following link for standard details; http://www.traffic-wales.com/traffic_signs.aspx

23rd Dec 2015

I refer to your consultation of 19 November 2015 regarding the above application and advise that the Welsh Government as highway authority for the A40 trunk road directs that permission be withheld until further notice while additional information is sought from the applicant and/or information provided by the applicant is analysed to enable appropriate highway observations to be made;

1. The applicant must confirm that the revised drainage features (foul and surface water) will be adopted by the appropriate body, which must be formalised as part of the approval process with a suitable legal agreement.

2. The applicant must also provide a copy of the GI report into the soakaway area investigations and calculations derived to develop the permeability rate of the ground, which is located immediately above the trunk road.

3. Geotechnical Concerns:- a. The proposed development is very close to the crest of the trunk road highway authorities earthwork, the developer must provide evidence for the following:-

What the designed loadings for the earthworks?

What assumptions have been made about ground conditions?

i. If the above is not possible, it is recommended that either the site is relocated/ designed away from the edge of highway earthworks or submit proposals for strengthening operations. Furthermore, the condition of the highway embankment must be documented before construction operations begin.

If you have any further queries, please forward to the following Welsh Government Mailbox

[email protected].

14th Dec 2015

Thank you for the updated proposals and further clarifications. It appears that you have taken on board the original concerns and have either addresses them in the revised drawing or in the email below. However, I would comment as below, following the order of my original concerns, aspects that need to be confirmed and incorporated into any consents given for the development :-

o Soakaway features. The explanation below confirms that a specific GI has now been carried out in the exact location of the infiltration features, unlike your previous submission. You must forward a copy of this information to confirm your assumptions regarding infiltration rate and existing ground water levels.

o Adoption of highway and drainage features. Long term access and maintenance provision of the soakaway area seems to now be considered in the latest drawing. However, I think it is important that Welsh Government receives confirmation directly from Powys County Council that they are willing to adopt and be responsible for the long term maintenance responsibility for all the development's drainage features as part of the planning process and 278/38 Agreements. This will form part of a definite legally binding responsibilities picture for future operational issues at the site should they arise. Clarity is also needed to be provided over maintenance responsibilities of the open water course through the development to prevent a risk to the trunk road below.

o Foul pumping station adoption. Similar to the highway issues above, Welsh Government needs definite proof or acceptance of the principle of adoption from DCWW so we can have a definite legally binding responsibilities picture for future operational issues at the site should they arise.

o Surface water drainage along the lane. The revised proposals drawing does now show a surface water drainage system that will minimise the chance of uncontrolled water draining from the improved side road out onto the trunk road below. Again we need confirmation that these proposals will be implemented on site and will be adopted and maintained by Powys County Council.

If you require further information or clarification, please do not hesitate to contact me.

4th Dec 2015

I refer to your consultation of 23 October 2015 regarding the above application and advise that the Welsh Government as highway authority for the A40 trunk road directs that permission be withheld until further notice while additional information is sought from the applicant and/or information provided by the applicant is analysed to enable appropriate highway observations to be made;

1. The applicant must forward additional information to resolve points 3 - 6 of our previous response dated the 7 April 2015.

2. Drawing W151751/A/02 illustrates the proposed widening of Llangenny Lane, but does not confirm whether the existing access conforms to the Design Manual for Roads and

Bridges, the designer must provide further details/measurements such as radii, gradient, visibility splays, etc.

3. The designer must provide drainage calculations and mitigation measures to alleviate additional surface water entering the highway drainage system or trunk road carriageway.

If you have any further queries, please forward to the following Welsh Government Mailbox

[email protected].

29th Oct 2015

I refer to your consultation of 23 October 2015 regarding the above application and advise that the Welsh Government as highway authority for the A40 trunk road directs that permission be withheld until further notice while additional information is sought from the applicant and/or information provided by the applicant is analysed to enable appropriate highway observations to be made;

1. The applicant must forward additional information to resolve points 3 - 6 of our previous response dated the 7 April 2015.

2. Drawing W151751/A/02 illustrates the proposed widening of Llangenny Lane, but does not confirm whether the existing access conforms to the Design Manual for Roads and

Bridges, the designer must provide further details/measurements such as radii, gradient, visibility splays, etc.

3. The designer must provide drainage calculations and mitigation measures to alleviate additional surface water entering the highway drainage system or trunk road carriageway

23rd Sep 2015

I refer to your consultation of 14 September 2015 regarding the above application and advise that the Welsh Government as highway authority for the A40 trunk road directs that permission be withheld until further notice while additional information is sought from the applicant and/or information provided by the applicant is analysed to enable appropriate highway observations to be made;

1. The applicant must forward additional information to resolve points 3 - 6 of our previous response dated the 7 April 2015.

2. Drawing W151751/A/02 illustrates the proposed widening of Llangenny Lane, but does not confirm whether the existing access conforms to the Design Manual for Roads and Bridges, the designer must provide further details/measurements such as radii, gradient, visibility splays, etc.

3. The designer must provide drainage calculations and mitigation measures to alleviate additional surface water entering the highway drainage system or trunk road carriageway.

7th Apr 2015

I refer to your consultation of 16 March 2015 regarding the above application and advise that the Welsh Government as highway authority for the A40 trunk road directs that permission be withheld until further notice while additional information is sought from the applicant and/or information provided by the applicant is analysed to enable appropriate highway observations to be made;

1. The applicant must investigate the requirement to widen Llangenny Lane to accommodate two way traffic due to the limited width past the junction; with a development of this size it is likely that conflicts along the lane will necessitate reversing movements into the junction in order to allow vehicles exiting the lane adequate space to pass, this may result on traffic having to wait on the A40 trunk road or even vehicles reversing back onto the A40 carriageway, which will impede the safety and free flow of trunk road traffic.

2. The applicant must forward an assessment of the junction onto the A40 trunk road, which must state the existing and proposed Annual Average Daily Traffic (AADT) movements through the junction to demonstrate if upgrade works to the junction are required.

3. The applicant must also investigate re-locating the pedestrian access (from the proposed development onto the A40 trunk road) away from the Llangenny Lane junction to reduce pedestrian/vehicle conflict; a better location may be opposite the A40 trunk road crossing point. In addition, the applicant should also investigate the possible need for a pedestrian footway along Llangenny lane.

4. The Applicant must complete a Safety Audit of the scheme, (Stages 1 - 4) in accordance with the Design Manual for Roads and Bridges HD 19/03.

5. The applicant must forward additional information regarding the proposed site surface water drainage and appropriate calculations.

6. The applicant must confirm that that the existing agricultural access is to be removed, full height kerb installed and surfaced access returned to grass verge, to eliminate vehicles parking.

APPENDIX 2 – CONTRIBUTORS

Mrs Pat Webb, Windrush Great Oak Road, CrickhowellMrs Christina Heath, 15 Bridge Street, CrickhowellMr Mike White, Penstar House Lamb Street, CrickhowellAndrea Clements, , Ellie Clements, , Garry Clements, , Ross Clements, , Katherine White, 39 Bridge Street, CrickhowellAlexa Farley, , Mrs Rebecca Dykes, Deva 7 Llangenny Lane, CrickhowellMark Rhydderch-Roberts, Brecon Road, CrickhowellAndrew Pry, 2 Greenhill Villas, CrickhowellMr Lawrence Watts, 3 Llangenny Lane, CrickhowellHenry Watts, , Mr Geoff Powell, Porthmawr House, New RoadAndrea And Robert Hunt, , Mr And Mrs Williams, 9 Llangenny Lane, CrickhowellMr Gareth Jarman, , Mr Richard Mitchley, , Mrs B J Robertson, , Mrs J Storey, , Jennifer And John Stradling, , Jacqueline And David Donati, 22 Llanbedr Road, CrickhowellMs T Wright, 26 Greenfield, CaerleonMr Sam Dykes, Deva 7 Llangenny Lane, CrickhowellJudith Rees, , Linda Strange, , Mr & Mrs J & D Donati, 22 Llanbedr Road, CrickhowellMr & Mrs Williams, Ger-y-nant, Llangenny LaneJune Hawkins, Ty Newydd, Merthyr RoadDr Peter Hawkins, Ty Newydd, Merthyr Road , , E J Godding, Hafren, Great Oak RoadV A Maguire, , Ian Morgan, 41 Brookfields, NP8 1DJJeff Teare, , Elizabeth Hutt, 2 Upper House Farm, CrickhowellMrs I Davies, 10 Darren View, CrickhowellG I M Hinds MBE, 2 Tower Court, Tower StreetMr And Mrs D And J Williams, 14 Darren View, CrickhowellMrs V C Robotham, 27 Glan Yr Afon, Castle RoadDr Julia Hawkins, Derwen Deg, Standard StreetBarry Sandilands, 4 Brookfields, CrickhowellC A Bishop, 25 Brookfields, CrickhowellRobert Hoare, , Dr Kevin Higgins, Derwen Deg, Standard StreetCrickhowell Action Group, , Mrs Vivian Carthew, The Willows, Cwrt NewyddTom Thomas, 37 Everest Drive, CrickhowellMr Euan Dykes, Deva 7 Llangenny Lane, CrickhowellMr David Moseley, The Old Police Station, Mill StreetMr Peter Roberts, 11 Bridge Street, CrickhowellTricia And Eric Bevan, Cwmdu House, 8 Llangenny LaneStephanie Krayer, Noddfa, 2 Llangenny LaneCW And KM Evans, 28 Glan Yr Afon, CrickhowellMrs Ann Williams, Ger-y-nant, Llangenny LaneD J And J Stradling, Green Ways, Llangenny LaneMrs Sarah Rees, Ffynonest, 12 Llangenny LaneMr Ron Williams, 10 Llangenny Lane, CrickhowellMr Chris Dykes, Deva, 7 Llangenny LaneMr David Thomas, , Graham Robertson, , Mr And Mrs A Wyatt, 7 Castle Road, CrickhowellMrs R Morgan, Barfield, Castle RoadMr Jason Rees, 12 Llangenny Lane, CrickhowellMr Paul Makepeace, , Greg Watts, , Jean Matthews, , Catherine Watts, , Tim And Serena Raikes, Latham House, High Street,Mr Simon Jenkins, 44 High Street, CrickhowellMr Rhys Davies, 2 Masons Row, PentrefelinMichael Reid, , Mr Jack Dykes, Deva 7 Llangenny Lane, CrickhowellMiss Daisy Dykes, Deva 7 Llangenny Lane, CrickhowellNicola Jones, , , , Crickhowell Community Action Group, , Caroline Jones, 36 Cwmbeth Close, CrickhowellCarys Rodwell, 1 Llangenny Lane, Crickhowell

NEIGHBOUR/THIRD PARTY RESPONSE SUMMARY

The application was publicised by the placing of a site notice, the sending of neighbour notification letters and advertisement in the local press. The application was also re-consulted on following amendments to the proposal.

As well as the individual responses listed above, a group known as the Crickhowell Action Group responded to the consultation and responded with detailed representations to the consultations on the application.

The following concerns and objections were raised:

- The proposal is in excess of the expected 20 / 24 dwellings.

- The dwellings proposed will not be affordable to local residents. They are executive style houses which will only benefit people moving the area. It is likely that residents will not work locally and potentially will not shop locally or use local facilities. The site maybe predominantly used for second homes.

- Increased use of the Llangenny Lane junction will be a risk to users of this road and the A40(T).

- Llangenny Lane is severely substandard and busy with general and farm traffic, the proposal will generate additional congestion. The narrow lane currently requires the dustbin lorry to reverse to service existing properties. No footway is proposed to the lane which will be detrimental to the safety of users due to the increase in the use resulting from the development. Removal of the wall would be harmful to the appearance of the area and harmful to local character.

- Multiple accesses onto Llangenny Lane are inappropriate, are inadequately shown on plans and the access to Plots 26 and 27 does not adequately show visibility. There is likely to be considerably more hedgerow than depicted in the plan and this is prejudicial to a decision on the application.

- It will not be safe for residents to manoeuvre on Llangenny Lane as they currently do and will need to do in future with the presence of a new access.

- The site is located close to the entrance of the ambulance station which will be adversely affected by development. Concern that the proposal will slow Ambulance response times. This would be contrary to policy 50 of the LDP which does not permit development of land which adversely effects the operation of community facility.

- There is insufficient parking within the site of development and there will be informal parking within and around the site. The proposal will prevent or make the on road parking which is currently occurring in the area less safe, to the detriment of existing residents.

- Llangenny Lane is a greenfield site and there are more appropriate alternative sites such as the Upper House Farm site.

- There is no need for the additional housing proposed in the local area including housing proposed at Cwrt y Gollen and at the tele village.

- There will be a considerable loss of hedgerow to provide the access to the site. This is not compliant with the policies of the National Park Authority. The loss of hedgerows will result in a loss of biodiversity and also the change in the character of the area to a more urbanised appearance. The loss of hedgerows will result in the loss of historical hedges, reduce screening of the site and detrimentally impact on the drainage to the site. Hedgerows that are incorporated into residential properties offer no guarantees that they will be maintained.

- Insufficient sewage works capacity which currently cause nuisance this will be exacerbated with additional flows. - There will not be any community benefit from the development except for a small area of amenity grassland.

- The proposal will destroy this area which marks the entrance to Crickhowell and is a green bank and hedgerow and borders a well used recreational route, used by cyclists, pedestrians and walkers.

- The proposal will detrimentally impact on the valued public views from Llangenny Lane to the south.

- Generic volume housebuilder dwellings would be an eyesore in this sensitive location.

- The site is a visible and sensitive site at the entrance to Crickhowell from Abergavenny. The drive into town would be blighted by the presence of this proposal which would create a bland modern estate development in contrast to the cottages that currently represent the entrance into the town. The town will appear more generic and less appealing to tourists and other visitors harming the sustainability of the town. It will put additional pressure on facilities in the town centre. The presence of the green space softens the urban landscape and has significant value for people living near it.

- The proposal will constitute the first steps in the urban creep of development along fields adjoining the A40(T).

- There is a risk of flooding to the site from the watercourse. This is particularly the case if it is not adequately maintained by the landowner. The applicant has not indicated that they will maintain the watercourse.

- There is no incorporation of green technology within the proposal.

- The proposal runs the risk of polluting the watercourse to the east of the development and ultimately the River Usk.

- Concerns regarding sewage disposal. There is insufficient capacity in the local waste water system.

- The sewer pumping station will cause smell and nuisance to residents of the development. The sewer pumping station is susceptible to flooding due to the close proximity to the neighbouring water course.

- The surface water disposal system is not appropriate and inadequate for the proposed development. Third parties indicate that they do not believe that the applicant's consultant has fully understood the situation at the site.

- The site is archaeologically significant and a full assessment should be made of the field. Representations note that a "cauldron rim" was found at the site and state that the site has a long term history of human use.

- Negative impact on 'dark skies'.

- There is insufficient capacity in local schools for additional pupils.

- There is insufficient capacity in local health care providers for additional residents. - The local planning authority does not support this development and the National Park was forced to include this land during the consideration of the local development plan. The land was earmarked for 20 homes and this proposal is in excess of this number.

- The Green has a long history to medieval times and further and was part of the curtain of Crickhowell Castle and an archaeological survey should be undertaken before development can be considered.

- There will be noise and other disturbance to local residents from the construction works and when the property is occupied this will be exacerbated by the loss of hedgerows.

- Residents occupying Llangenny Lane objected to impacts from noise, loss of light, loss of view, the loss of outlook and that the proposal would be overbearing. Concerns regarding loss of privacy to local residents from the loss of hedgerows and the erection of dwellings were also identified.

- The proposal will result in harm to tourism and the wider economy as it will be harmful to the character and attractiveness of Crickhowell to visitors.

- There is a requirement for conservation area consent for the demolition of the wall as it is within the Conservation Area. The demolition works to this wall will require conservation area consent. The proposal will contravene Policies 18 and 19 of the LDP as the proposal does not provide the strongest possible justification for development which will provide only housing which the area does not require.

- The character and appearance of the conservation area in this location is based on the attractive narrow countryside lane which is locally valued. Widening of the lane will detrimentally impact on the character of the area.

- Loss of agricultural land.

- Concerns regarding the fact that the applicants had advertised the properties for sale prior to the application being considered by the national park authority.

- Concerned that the developers will not see through development of the site and complete the development fully.

Brecon Beacons National Park Authority

PLANNING, ACCESS, AND RIGHTS OF WAY

COMMITTEE

1 March 2016

RECOMMENDATIONS OF THE DIRECTOR OF

PLANNING ON APPLICATIONS FOR DETERMINATION

BY

THE PLANNING, ACCESS AND RIGHTS OF WAY

COMMITTEE

ITEM NUMBER: 3

APPLICATION NUMBER: 15/13044/FUL APPLICANTS NAME(S): Camlea Ltd SITE ADDRESS: Celliwig Court Llanwenarth Abergavenny NP7 7EY GRID REF: E: 327434 N:215700 COMMUNITY: Llanfoist Fawr DATE VALIDATED: 17 December 2015 DECISION DUE DATE: 11 February 2016 CASE OFFICER: Mr Matthew Griffiths

PROPOSAL Demolition of existing house and construction of replacement house with associated access and landscaping works.

ADDRESS Celliwig Court, Llanwenarth, Abergavenny

OFFICER’S REPORT

INTRODUCTION The proposal seeks the demolition and replacement of an existing farmhouse at the property known as Celliwig Court (formerly Ty'r ywen Farm).

This is a resubmission of an application that was refused planning permission.

The application is reported to the Planning Access and Rights of Way Committee due to the objection from Llanfoist Community Council.

SITE DESCRIPTION AND DESCRIPTION OF DEVELOPMENT The site of development is located in the open countryside on the Valley side of the River Usk around 1km to the west of Abergavenny. This application seeks full planning permission for the demolition of an existing dwelling and the erection of a new dwelling on a different footprint and associated landscaping and sewage treatment.

The application site is a prominently positioned traditional farmstead which is formed around a yard with a range of traditional barns with some more modern buildings. The dwelling is considered to be potentially habitable, although it was apparent during the site visit that it was in need of comprehensive renovation.

Outside the existing dwelling to the west and south is an area which has previously formed the garden and curtilage to the property. To the north and east is land in agricultural use with barns and a farm yard. The site of development is located on a relatively flat area which is currently occupied by two small lean to buildings. On site evidence of the boundary to the curtilage is limited. During the consideration of the previously determined application third parties identified works undertaken around the property prior to the application being submitted which have changed the appearance of the area to the west of the dwelling.

The applicant states that the site is around 0.26 hectares. It is accessed via a stone track which leads off an adopted road: the A40 trunk road which is some 550m to the South East. This is a private drive which serves four dwellings before the site and a further property which is accessed from the track after it passes through the farm yard. Works have been undertaken to this private drive, these have not been submitted as part of this planning application and are being considered as a separate enforcement matter. It is noted that the drive is a public right of way, which continues past the site to the south.

The site sits on the southern outward facing scarp slopes of the Sugar Loaf with long panoramic views across Abergavenny and towards the Blorenge to the south. At the site these are screened by woodland to the sites south. The landscape is characterised by large open expanses of permanent pasture interspersed with occasional fields of arable crops on the lower valley sides interspersed with remnant treelines and mature field trees. The area is characterised by scattered farmsteads, and houses are located on slopes affording long views across the valley below. There are numerous trees within the landscape.

The application proposes the erection of a substantial dwelling using a different footprint to the existing farm house which will be demolished. From the submitted plans the ground level to the front of the proposed dwelling ranges between 105m AOD to 106m AOD. The new dwelling sits on a relatively level area partially occupied by the existing monopitch buildings. It is noted that third parties have previously contended that the area around this building has already been excavated.

The proposed dwelling is a substantial two storey building. The applicant indicates it has a volume of around 1166.3 cubic metres (the applicant states that the existing dwelling is 903 cubic metres), this has been verified using a survey drawing submitted at pre-application. This represents a 29% increase in volume. The design incorporates a front cross gables which will rise to approximately 5.4m at eaves height and 8.9m to ridge. The dwelling frontage is approximately 18.2m with a maximum depth of around 12.2m. The elevations are broken up through the use of gables and setting down and back of parts of the dwelling. The palette of materials to be used includes: a stone plinth and chimneys; lime coloured render to the walls; a natural slate roof; and timber windows, doors, fascias and soffits and black metal rainwater goods.

The application is supported by a considerable amount of additional information covering the following: o Design and access statement; o Construction and renovation constraints (emails regarding the problems of obtaining insurance; estimates for underpinning the building; geological report and covering letter; estimate to renovate; further piling and underpinning estimate); o Heritage and curtilage (Historic building and structural stability assessment and supporting photographs; phasing of the development of the property; curtilage report from heritage consultant; further correspondence in relation to heritage; May 2014 heritage assessment); o Estimates of proposed and existing house volume from surveyors; o Structural engineers reports (three reports - October 2013, January 2015 and March 2015); o Ecological appraisal and protected species survey of the site; o Landscape and visual impact assessment; and o Details of foul water treatment plant.

PLANNING HISTORY An application (ref: 14/11333/FUL) has previously been refused for the proposed demolition of existing house and construction of replacement house with associated access and landscaping works on the 11 September 2015. The refusal was for the following reason: "That the proposed development by virtue of its design, mass, height, scale, siting and its curtilage, will result in a prominent and incongruous feature, unsympathetic to its setting and forming a visually intrusive development in the countryside. As such, the development which is outside any settlement boundary, fails to maintain or enhance the quality and character of the National Park landscape and is contrary to policies SP1, CYD LP1, 1, 26 of the Local Development Plan (adopted 2013); Supplementary Planning Guidance "Policy CYD LP1: Enabling Appropriate Development in the Countryside" adopted May 2015; Planning Policy Wales (2014); and Technical Advice Note 12: Design (2014)."

PLANNING POLICY CONTEXT The development plan for the area is the Brecon Beacons National Park Local Development Plan 2007-2022 (LDP) which was adopted by resolution of the National Park Authority on the 17th December 2013.

The proposal is located in an area of open countryside as defined by the LDP Proposals Map. The LDP defines countryside locations as areas unsuitable to accommodate future development in accordance with the Environmental Capacity of the National Park. In these areas there is a presumption against development with the exception given to those development forms where there is a defined essential need for a countryside location. Strategy policy CYD LP1 sets out the forms of development that are considered acceptable within these parameters. Criteria 1 of this policy enables proposals that capitalise on improving the existing building stock and/or utilises previously developed land and/or re- uses redundant buildings including (c) proposals for the appropriate demolition and replacement of buildings where this action i) would result in a net increase of no more than 30% of the original dwelling size ii) would result in a replacement building with a lower environmental impact iii) would result in no loss of community services and/or commercial activity within the settlement; and iv) The replacement building is intended to serve the identified housing need within the community.

This strategic position is implemented via policy 26 which requires that applications to demolish and replace an existing habitable dwelling will only be permitted where i) the existing dwelling is of no particular architectural and/or historic and/or visual merit, for which to should be conserved; and ii) the design, size, and siting of the proposed replacement dwelling is sympathetic to the setting.

Further to this, the Authority has supplementary planning guidance in relation to this policy position, "Policy CYD LP1: Enabling Appropriate Development in the Countryside" adopted May 2015. This guidance sets out the principal considerations in assessing applications for demolition and replacement of dwellings and states:-

"4.3.4 The Authority will expect any replacement dwelling to be located on the site of the existing dwelling. A re-siting would only be considered acceptable by the Authority where there would be resulting environmental or road safety benefits. In such cases the applicant would be required to demonstrate that there would be no increase in overall visual impact of the building in the landscape."

The following are considered to be relevant National Planning Policy to the decision: Planning Policy Wales (Edition 8, January 2016)

TAN 5: Nature Conservation and Planning (2009) TAN 6: Planning for Sustainable Rural Communities (2010) TAN 11: Noise (1997) TAN 12: Design (2014) TAN 15: Development and Flood Risk (2004) TAN 18: Transport (2007)

The following policies of the Brecon Beacons National Park Authority Local Development Plan 2007-2022 are considered relevant:

SP1 National Park Policy Policy 1 Appropriate Development in the National Park SP3 Environmental Protection - Strategic Policy Policy 3 Sites of European Importance Policy 4 Sites of National Importance Policy 5 Sites of Importance for Nature Conversation Policy 6 Biodiversity and Development Policy 7 Protected and Important Wild Species Policy 10 Water Quality Policy 11 Sustainable Use of Water Policy 12 Light Pollution Policy 13 Soil Quality Policy 14 Air Quality Policy 18 Protection of Buildings of Local Importance Policy 21 Historic Landscapes Policy 22 Areas of Archaeological Evaluation CYD LP1 Enabling Appropriate Development in the Countryside Policy 26 Demolition and Replacement of Dwellings SP16 Sustainable Infrastructure Policy 56 Water and Sewage Supply for New Development Policy 57 Use of Non Mains Sewerage Solutions Policy 58 Sustainable Drainage Systems SP17 Sustainable Transport Policy 59 Impacts of Traffic

PRINCIPLE OF DEVELOPMENT - MERITS OF THE EXISTING PROPERTY (COMPLIANCE WITH POLICY 26(i))

Policy 26(i) states that to be acceptable under this policy "the existing dwelling is of no particular architectural and/or historic and/or visual merit, for which it should be conserved". It is clear from the supporting information submitted with the application that Ty'r-ywen / Celliwig Court is of historic and architectural interest a view that is supported in some of the supporting statements. The significance of this interest is however disputed, the applicant's supporting statements have outlined why the dwelling's interest should not be considered particularly significant.

The position of the National Park Built Heritage Conservation Officer is that: "The former farmhouse has been much altered over the centuries and many of the changes have been less than sensitive. This has meant that the building does not now fulfil the criteria for national listing. Normally it would be appropriate to resist the demolition of a building that meets the criteria for Local Listing however in this case the reports clearly show that the building, due to the movement in the Victorian extension and years of neglect, is not capable of economic renovation."

Some of its character has suffered from unsympathetic alterations (remodelling, UPVC windows, concrete lintels, brick infill) and it is in a poor state of repair. This detracts from its visual appearance. The contention that it detracts from the setting of the existing buildings and has a negative impact on the group setting with the other buildings is noted. However it is considered although heavily altered the existence of the farm house building is an integral part of the farmstead and as a matter of planning judgement, forms an important element within the landscape and is important to forming an attractive grouping of buildings with the existing barns and outbuildings, to which it is logically related.

The proposal fails to meet the requirements of Policy 26(i) as the existing dwelling is at least of some architectural, historic and visual merit although it is accepted that the weight that can be given to this is limited.

JUSTIFICATION FOR DEVELOPMENT (INCLUDING DEMOLITION AND SITING OF THE NEW DWELLING) The applicant has submitted considerable supporting information to justify the demolition of the building and its re-siting these include quotes for renovation, undertaking structural works, the prospects of obtaining insurance and the practicality of replacing the dwelling in a location of active springs. All of these indicate a prohibitive cost in renovating or replacing the dwelling.

The NP Senior Heritage Officer (Building Conservation) has considered this information and states that "The former farmhouse has been much altered over the centuries and many of the changes have been less than sensitive. This has meant that the building does not now fulfil the criteria for national listing. Normally it would be appropriate to resist the demolition of a building that meets the criteria for Local Listing however in this case the reports clearly show that the building, due to the movement in the Victorian extension and years of neglect, is not capable of economic renovation. Therefore, with regret, it is accepted that demolition and replacement can be supported. The hydro reports suggest that a new site is necessary because of the where the spring line is on the slope. This also seems to be why the new house is proposed to run along the contours and not across as the earlier building does."

The matters raised in relation to the issues of renovating the existing property are considered to be reasonable and persuasive and to be matters that should be accorded weight in decision-making.

PRINCIPLE OF DEVELOPMENT - IMPACT ON THE CHARACTER AND APPEARANCE OF THE AREA (COMPLIANCE WITH POLICY 26(ii))

National Planning Policy Context The importance for considering the proposal within the context of the National Park is made clear in PPW paragraph 4.11.10 which states that

"In areas recognised for their landscape, townscape or historic value, such as National Parks, Areas of Outstanding Natural Beauty and conservation areas, and more widely in areas with an established and distinctive design character, it can be appropriate to seek to promote or reinforce traditional and local distinctiveness. In those areas the impact of development on the existing character, the scale and siting of new development, and the use of appropriate building materials (including where possible sustainably produced materials from local sources), will be particularly important. The impact of development on listed buildings should be given particular attention."

TAN 12 Design (2014) states the following as important considerations in determining applications such as this:

"2.6 Design which is inappropriate in its context, or which fails to grasp opportunities to enhance the character, quality and function of an area, should not be accepted, as these have detrimental effects on existing communities."

"4.5 In many cases an appraisal of the local context will highlight distinctive patterns of development or landscape where the intention will be to sustain character. Appraisal is equally important in areas where patterns of development have failed to respond to context in the past. In these areas appraisal should point towards solutions which reverse the trend."

"5.6.2 In areas recognised for their landscape, townscape, architectural, archaeological and/or historic value, such as National Parks, Areas of Outstanding Natural Beauty, World Heritage Sites and conservation areas, the objective of sustaining character is particularly important and context appraisals should reflect this"

"5.8.1 The special qualities of the rural landscape and coastline of Wales should be recognised. The qualities should be enhanced through conservation of the character of the countryside and by achieving quality in new development."

"5.8.3 … Many buildings in rural Wales occupy visibly prominent locations and the scope for damaging local distinctiveness through inappropriate development may be even greater than in densely developed areas. Conversely, parts of the countryside may offer unique opportunities for innovative design which maintains aesthetic quality and also improves access for everyone and these should be fully explored."

The Authority needs to consider if the proposed design is an appropriate response to the constraints and opportunities at the site, in the context of the above policy.

Extent of curtilage There are contested elements in relation to the baseline situation at the site particularly the extent of the existing curtilage. This is particularly important as it relates to the issue of the degree to which this development intrudes into the open countryside.

The proposed new dwelling is over what is referred to in the application as the fold barn and a walled garden. Photographs within the Heritage Statement support the view that significant ground works (be they landscaping or regrading) may have taken place in this area and within the fold yard already, an area which is shown occupied by a building in the 1846 Tithe Map. This is a concern because these works may have damaged any surviving in situ remains of these structures. Secondly, from the description, photographs and cartographic evidence presented in the Heritage Statement, it is not clear why the area where the proposed new development is located (over the existing structure of the fold barn and to its east) is being interpreted as the area of a walled garden, and therefore part of a previous domestic curtilage. Although the Heritage Statement describes that the boundary wall '…heavily appears to enclosure a more domestic element of a garden…' the area of the proposed dwelling to the east of the fold barn is depicted in the majority of the historic maps as wooded, like many of the fields surrounding the farmstead. It would normally be anticipated that a feature such as a walled garden to be clearly depicted on historic map, particular the early Ordnance Survey maps and it is not.

The applicant's consultant takes the view that the historic curtilage has taken in the site of development and that this is supported in historic maps stating that:

"The historic map evidence along with the built fabric, ecology and physical access provide evidence to show the existence of a landscaped garden area ancillary to the residential property at least since the latter half of the nineteenth century. This area has extended as far west as little Tyr y Wen since 1895 and has extended as afar as the farm track shown in the maps of the 1880s."

They have provided a further rebuttal to the view of the NP Built Heritage Conservation Officer expressed on the previous application - pointing out that the symbols used are for orchards and that these may have formed part of the garden area of a property. They also note that the garden enclosed by the southern wall maybe traced from historic maps.

The more recent curtilage of the property is addressed in the applicant's design and access statement who states as a matter of fact that the area over time had become a garden, with pedestrian gates and other features indicating that it is in a domestic use. Recent aerial photographs are not definitive as to whether the site of development was within the curtilage or not, simply showing that there were a number of trees covering the land.

It is noted that the extent of the curtilage has not been formally established through the grant of a certificate of lawfulness.

Overall it is considered that the historic and existing curtilage to the property has not been definitively established. Some of the on ground features like the garden wall and gate support the view that the curtilage did extend to the south of the site. The extent to the west appeared less certain on site and the assertion that the Fold Yard was incorrectly marked for example may not be correct. Much of the applicant's assessment is plausible, but it appears that the evidence does not fully support the assertions as to the extent of the curtilage and the evidence could support the view that the curtilage was more limited. It is not clear that more evidence is likely to be available to clarify this issue and it is viewed that this matter is unlikely to be definitively established.

Landscape and visual impact of the dwelling The applicant's submitted landscape report identifies and highlights the landscape character and sensitivity of the area. The report identifies that within the Countryside Council for Wales (now Natural Resources Wales) Landmap information system that the site is within the Sugar Loaf Scarp Slopes Visual/Sensory Aspect Area which is evaluated as having a high value and also to be of outstanding scenic quality. The landscape report assessment of the effects of the development concludes that sensitivity of the wider landscape is high, that the sensitivity of visual receptors is high, but consider that the magnitude of change in the landscape will be small.

The report goes on to indicate that the near distance views of the site and the effect of development will be visible but that the impact can be mitigated by the design of the proposal using locally appropriate materials, the use of the level platform, limited lighting the re-establishment of the stone wall and retention of other features. It is also suggested that appropriate local planting will reduce the harm from the proposal. The overall conclusion is that the effect of the proposal on landscape character and visual amenity will be "minor".

The view that the sensitivity of the wider landscapes is high that the sensitivity of visual receptors is high is accepted. The view that the effects of the development are small and can be readily mitigated are agreed. The view that the impact of the proposal on landscape character is "minor" is accepted.

The design is considered appropriate and would not affect the near views unacceptably particularly from the public rights of way. The dwelling is considered to be well integrated by virtue of the massing being broken down, comprising a principal element of built form (the main house) and one or more subservient elements, typically outbuildings or extensions. In this case the proposed dwelling is broken up with the use of subordinate elements and the main dwelling, it is considered to be more reflective of local development. The proposal remains a large dwelling and replaces an existing large dwelling it is not considered that it is overly dominant or harmful to the surrounding landscape.

Elements of the building such as the steeply pitching roof, the use of render, natural slates and the windows are considered to be appropriate to the area. Overall the design detailing are considered to be reflective of local vernacular architecture and local distinctiveness.

The view of the NP Senior Heritage Officer (Building Conservation) is that: "The design has taken elements of the original farmhouse and incorporated them into the proposals along with other architectural features traditionally found in the area. The way the building is now broken up has helped to avoid the monolithic bulk of the previous scheme. The proposed materials of stone, lime render and natural slate roof is suitable for the site. The use of painted timber for the joinery and metal for the rainwater goods will all assist to make the proposals fit in with the surrounding traditional vernacular." These further support the view that the design of the dwellings is appropriate.

Due to the elevated position and layout of the site it is not considered that the proposal will be effectively screened within the wider landscape or from all vantage points. It will be particularly prominent from public rights of way with the proposed landscaping providing only limited mitigation to the right of way to the south of the site.

Overall it is considered that the application complies with Local Development Plan Policies SP1, CYD LP1, 26(ii) and 1; Supplementary Planning Guidance; Planning Policy Wales (2014); Technical Advice Note 12: Design (2014).

IMPACT ON THE LOCAL ENVIRONMENT The issue of surface water runoff has also been raised in representations. Some supporting information has been submitted on the drainage works proposed at the site and it is considered that the detail of the proposed drainage works can be secured through the use of a planning condition. In respect to foul water disposal; the applicant has submitted some information on this matter and indicated that they have sufficient land to provide drainage. NRW has expressed concerns that full detail has not been submitted of the proposed foul drainage, but they have offered planning conditions.

The applicant has sought to address concerns and objections related to the impact of the proposal on private water supplies by submitting geological assessments with the application. These have been professionally produced and assess the situation at the site. In common with issues such as land stability and contaminated land it is considered that responsibility for determining the extent of risk remains that of the developer. It is for the developer to ensure that the land is suitable for the development proposed, as a planning authority does not have a duty of care to landowners. A construction management plan is considered to offer an appropriate mechanism to ensure that the impact of construction on the local environment is acceptable. This can also ensure that appropriate measures to ensure that the impact of polluted (including silt and mud) run off is minimised which would include run off into water supplies.

IMPACT ON RESIDENTIAL AMENITY The occupiers of neighbouring properties have previously raised the issue of the potential for detriment to their residential amenity primarily from noise and other nuisance during building and construction works. They pointed in particular to the potential for works to be undertaken at inappropriate and antisocial hours.

The assessment of residential amenity was based on a site visit by the case officer to the application site and an assessment of the plans submitted with the proposal and aerial photographs.

The site is located in proximity to adjoining residential properties in particular Maes Berllan to the north. The other nearby properties are considered to be sufficiently distant that impacts on their occupiers amenity is likely mitigated.

There is a change in levels between the two properties and the neighbouring property is in an elevated position on the other side of the farm complex from the property and is over 40 metres from the existing farm house and over 70 metres to the proposed dwelling. The proposal is considered to be in accordance with PPW and will achieve an acceptable standard of residential amenity.

Demolition and construction works are considered likely to be of short duration and relatively small in scale. It is not considered that these will result in unacceptable and sustained harm to amenity given the safeguards outside the planning system offered by Environmental Protection Legislation as outlined in WGC 016/2014. A condition is considered appropriate to restrict works on weekends and at inappropriate times of day.

IMPACT ON THE ACCESS TRACK The resurfacing and associated works to the access track have previously been raised in objections. This does not form part of this planning application and forms a separate enforcement investigation by the Authority. The access track is a private right of way and interruption to access and its condition are a private civil matter between interested parties.

IMPACT ON ARCHAEOLOGY The impact on archaeology has been assessed by the National Park Authority Archaeologist. The NP Archaeologist has commented on the justification for the demolition and expressed concerns which have been considered above. They have noted that if the demolition is accepted then conditions will allow for adequate consideration of archaeological matters at the site.

IMPACT ON ECOLOGY The National Park Ecologist has reviewed the submitted ecological information and has advised that there is no objection to the application subject to conditions which would ensure appropriate mitigation and enhancement to ecological interest at the site. Subject to these requirements the proposal is considered to comply with the biodiversity protection policies identified above.

OTHER MATERIAL CONSIDERATIONS Other matters raised by third parties and consultees have been considered, it is viewed that the above represent the main controversial issues in relation to the application. Issues for example interruption of telephone services are likely to be private matters between the applicant, third party and the service provider. The proposal is to replace an existing dwelling with a replacement dwelling it is considered that this will not give rise to a significant change in the highways situation at the site. The comments of the local authority environmental health officer in relation to the design of the dwelling are noted.

In relation to the points raised by Llanfoist Fawr Community Councillor some of the concerns raised are addressed above. The change in footprint of the property is addressed above. The significant issues with rebuilding on the existing footprint and the problems of re-siting the property close to the existing property including issues of private water supplies and springs are considered to support an argument for re-siting. The retention of buildings is considered to be reasonably clear on the submitted plans; the buildings apart from the dwellinghouse are proposed to be retained at the site and will be formed around the farmyard which will be extended onto the site of the dwelling.

The rights of way are to the south of the site of development and there appears no reason that these should be obstructed or that any changes to their routes will be required. If during development there is obstruction of rights of ways then appropriate action can be taken under highway legislation to ensure that they are kept open.

A mechanism to require the demolition of the existing dwelling is also required and a section 106 agreement will be needed for this purpose as it involves the removal of existing use rights for the current dwelling.

CONCLUSION As outlined above the applicant has sought to address the requirements of Policy CYD LP1 and Policy 26. The applicant has provided considerable justification that the dwelling is of little merit, this is not a view that is supported by the National Park heritage consultees who consider that the building is in fact of merit. There are considered to be historic, architectural and visual merits, but these interests are limited as outlined in the supporting information. When considered with the additional justification that there are significant structural issues with the existing dwelling and the complexity and difficulty in retaining the building it is considered that there is a reasonable justification for its demolition. The proposal is considered to comply with Policy 26.

The design of the proposal is considered to be appropriate to its context and the re-siting of the dwelling is considered to be reasonably justified. The dwelling will not result in a prominent and incongruous feature and it will not be unsympathetic to its setting within the Brecon Beacons National Park. The proposal will comply with policies SP1, 1, SP3, 3, 4, 5, 6, 7, 10, 11, 12, 13, 14, 18, 21, 22, CYD LP1, 26, SP16, 56, 57, 58, SP17 and 59 of the Local Development Plan (adopted 2013); Supplementary Planning Guidance "Policy CYD LP1: Enabling Appropriate Development in the Countryside" adopted May 2015; and National Planning Policy. The recommendation is to permit subject to a planning obligation under Section 106 of the Town and Country Planning Act 1990 (as amended).

RECOMMENDATION: Permit subject to Section 106 Agreement

Conditions and/or Reasons:

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2 The development shall be carried out in all respects strictly in accordance with the approved plans (drawing nos. NP1v1; NP3v1; NP4v1; NP5v1; NP6v1; NP7v1; NP8v1; NP9v1; NP10v1; NP12v1; NP13v1; NP14v1; NP15v1; NP16v1; NP17v1), unless otherwise agreed in writing by the Local Planning Authority. 3 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re- enacting or modifying that Order), no enlargement, improvement or other alteration to the dwelling or addition or alteration to its roof permitted by Classes A and B of Part 1 of the Second Schedule of the 1995 Order shall be carried out. 4 No development shall take place until samples of the materials to be used in the construction of the external surfaces of the building hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details. 5 Prior to the commencement of development the following shall be submitted to and approved in writing by the local planning authority: i. Details of all external joinery at a scale of 1:10 including eaves and verge details. ii. Samples of the colour scheme for the external walls and joinery Development shall be carried out in accordance with the details. 6 No development shall take place until a programme of buildings recording and analysis, equivalent to English Heritage Level 3 building survey, has been secured and implemented, in accordance with a brief issued by this Authority and Written Scheme of Investigation, which has been submitted and approved by the Local Planning Authority. The building recording must meet the standards laid down by the Chartered Institute for Archaeologists in their Standard and Guidance for the archaeological investigation and recording of standing buildings or structures. A copy of the resulting report should be submitted to the Local Planning Authority. After approval by the Local Planning Authority, a copy should also be sent to Clwyd Powys Archaeological Trust for inclusion in the regional Historic Environment Record. 7 The developer will ensure that a suitably qualified archaeological contractor is present during the undertaking of ground works in the development area, so that an archaeological watching brief can be maintained. The archaeological watching brief will be carried out in accordance with a brief issued by the local planning authority and a written scheme of investigation which has been submitted by the applicant and approved in writing by the local planning authority, which must meet the standards laid down by the Chartered Institute for Archaeologists in their Standard and Guidance for an Archaeological Watching Brief. The Local Planning Authority must be informed at least 2 weeks prior to the commencement of the development of the name of the archaeological contractor appointed to undertake the Watching Brief. A copy of the Watching Brief report shall be submitted to the Local Planning Authority for approval, and following approval to the Royal Commission on the Ancient and Historical Monuments of Wales for inclusion in the National Monument Record, and to Glamorgan Gwent Archaeological Trust for inclusion in the Regional Historic Environment Record (HER) within two months of the fieldwork being completed. 8 Prior to commencement of development works, a full working method statement shall be submitted to the Local Planning Authority and shall be implemented as approved. Construction measures and the method statement shall incorporate the recommendations in Section 4 of the ecological report dated 16 December 2015. The biodiversity mitigation and enhancement measures shall be undertaken and/or installed prior to first use of the development. Following the installation of the mitigation, a report prepared by a suitably qualified bat consultant confirming their adequate installation shall be submitted to the Local Planning Authority. 9 Prior to the commencement of the development, a habitat creation and management plan that shall include use of native species, shall be agreed with the Local Planning Authority and shall be implemented in the first planting season following implementation of the development. The plan shall include details of the planting specifications - the species, sizes and planting densities - and a timetable for implementation and future management to ensure good establishment. The plan shall also include full details of the enhancement of the roof void above the west wing to make is suitable for use by lesser horseshoe bats. 10 The results of two monitoring surveys in the summer of years 1 and 3 following substantial completion of the development shall be submitted to the Local Planning Authority within 2 months of their being undertaken. 11 The external lighting plans NP14v1 and NP15v1 shall be implemented as approved. No additional external lighting shall be installed at the site unless a revised lighting strategy is submitted to the Local Planning Authority and approved in writing. 12 The hedgerow and tree planting scheme and specification shall be implemented as submitted and maintained thereafter in accordance with plan NP17v1. 13 No development shall occur until the Local Planning Authority has been provided with a copy of a licence that has been issued to the applicant by Natural Resources Wales pursuant to Regulation 53 of the Conservation of Habitats and Species Regulations (2010) authorising the specified activity or development to proceed, or where Natural Resources Wales has informed the applicant in writing that such a licence is not required. 14 The development hereby permitted shall not be commenced until such time as a scheme to dispose of foul and surface water drainage has been submitted to and approved in writing by the local planning authority. The scheme shall be implemented as approved. 15 Prior to the residential occupation of the property hereby given full planning permission, the site levels (including proposed ground levels, finished floor levels, eaves height and ridge height) shall be in accordance with approved plans NP8v1; NP9v1; NP12v1; and NP13v1, unless otherwise agreed in writing by the local planning authority. 16 No development shall take place until such time as a construction and demolition management plan has been submitted to, and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved plan. The plan shall identify i) areas on site, designated for the storage of heavy plant and equipment, including vehicles and car parking facilities for construction site operatives and visitors; ii) activities such as earth moving, onsite aggregate mixing, crushing, screening, piling etc., and onsite storage and transportation of raw material; iii) working practices to control fugitive emissions of dust and other materials arising from onsite activities e.g. wheel wash facilities; and iv) working practices for protecting the nearby residential dwellings, including measures to control noise and vibration arising from on site activities, such as piling, as set out in British Standard 5228 Part 1: 1997 - Noise and Vibration Control on Construction and Open Sites. v) A site environmental management plan with measures to be taken during the demolition and construction period to protect, watercourses, ground water, wildlife and habitats; vi) the timing and phasing of the above elements. 17 Construction and demolition, operations (including deliveries) shall be restricted to between the hours of 08.00 to 18.00 Monday to Friday and 08.00 to 13.00 on Saturday. There shall be no operation on Sunday or public holidays, except as agreed in writing with the Local Planning Authority.

Reasons:

1 Required to be imposed by Section 91 of the Town and Country Planning Act 1990. 2 To ensure adherence to the approved plans in the interests of a satisfactory form of development. 3 To ensure that the development remains of an appropriate scale and design to comply with Policy 26 of the Brecon Beacons Local Development Plan (Adopted December 2013). 4 To ensure that development is in character with the area in accordance with policy 1 of the Brecon Beacons Local Development Plan (Adopted December 2013). 5 To ensure that development is in character with the area in accordance with policy 1 of the Brecon Beacons Local Development Plan (Adopted December 2013). 6 To allow an adequate analytical record of the buildings to be made, before they are demolished, to ensure that the buildings origins, use and development are understood and the main features, character and state of preservation are recorded. 7 To ensure that any remains of archaeological significance disturbed in the course of the development are excavated, recorded and reported. 8 To comply with Section 5 of Planning Policy Wales (2016), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006. 9 To comply with Section 5 of Planning Policy Wales (2016), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006. 10 To comply with Section 5 of Planning Policy Wales (2016), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006. 11 To comply with Section 5 of Planning Policy Wales (2016), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006. 12 To comply with Section 5 of Planning Policy Wales (2016), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006. 13 To comply with Section 5 of Planning Policy Wales (2016), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP. To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006. 14 To ensure that a suitable drainage system is in place and to protect controlled waters. 15 To ensure that the detail of the plans are acceptable. 16 In the interests of the amenity of the area and to protect the environment from pollution in accordance with Local Development Plan (2013) policy 1. 17 In the interests of the residential amenity of the area.

Informative Notes: APPENDIX 1 – CONSULTEE COMMENTS

Dwr Cymru Welsh Water - Developer Services 6th Jan 2016 SEWERAGE

Since the proposal intends utilising an alternative to mains drainage we would advise that the applicant seek advice from Natural Resources Wales and or the Building Regulations Authority / Approved Building Inspector as both are responsible to regulate alternative methods of drainage. However, should circumstances change and a connection to the public sewerage system/public sewerage treatment works is preferred we must be re-consulted on this application.

Our response is based on the information provided by your application. Should the proposal alter during the course of the application process we kindly request that we are re-consulted and reserve the right to make new representation.

If you have any queries please contact the undersigned on 0800 917 2652 or via email at [email protected]

Llanfoist Fawr Community Council 4th Feb 2016 I refer to the above planning application details of which you had forwarded to the Council for observations and comment. The following are the views of the Council on the application: -

Members have resolved to recommend this application for REFUSAL.

Please note the following observations:- o It has been noted by Councillors that by moving the house & curtilage away from the existing site the build instead of being on a brownfield site is now on a greenfield site. o The proposed site is further into the Brecon Beacons National Park. o When looking at the site plans - Councillors feel strongly that this is not a demolition and rebuild but a new build on a totally new site. o The description of proposals - item 7.9 states that "The outbuildings will be demolished" - yet the Hernon Associates Drawing No 2996-05 shows the new dwelling and all "outbuildings" being retained. It is not possible from the information given to see clearly which "outbuildings" will be demolished which makes the above statement very hard to clarify.

There are additional concerns should the new build be permitted - o We would see assurance that all Bridleway's (234/5)…, footpath's (238/233), Right of Way (Drawing 2996-15) and byway 232 will be retained throughout the curtilage of the property, they are not altered, diverted or closed and that the Planning Officer has written confirmation from the developer, should any of the above be reported as taken place, enforcement action will be taken. o We request that the Highway Footpath Officer confirm with the Llanfoist Fawr Community Council that all the above are open and accessible, and that all existing direction signs are still available prior to any approval being granted. o The possible effect on neighbouring properties should be considered if a borehole is introduced, especially in the light of the reports by Hernan Association with the deterioration of the existing house being a result of the existing property being built on top of 3 existing springs!

Monmouthshire County Council Environmental Health 18th Jan 2016 I can advise that I have no objection in principal to the proposed development.

However I must advise that I am concerned with the proposed layout plan for the second floor rooms where it appears that the means of escape from bedroom 5 is proposed directly through the sitting room. A room where the only escape route is through another room is termed an 'inner room' and poses a risk to its occupier if a fire starts unnoticed in the outer room. This arrangement should be avoided wherever possible. In my opinion this would be a Category 1 hazard having regard to the Housing Health and Safety Rating System and the Local Authority obliged to take formal action (at a minimum the service of a Hazard Awareness Notice to formally bring the hazard to the attention of the owner/occupier). I therefore suggest that the layout of these rooms is reappraised.

I note that a borehole is proposed to supply water to the premises. Private supplies should be: o Appropriately protected from contamination entry from source to tap, o Suitably treated to ensure water quality standards can be consistently met o Managed and maintained.

If the property is to be served by a private water supply the property owner should notify this section to ensure we have the necessary information about the supply.

Monmouthshire County Council Land Drainage No response to date.

Monmouthshire County Council Highways 20th Jan 2016 PROPOSALS AND COMMENTS I refer to comments made previously on 2014.11333 relating to access and parking. I can find no details of existing or proposed parking arrangements other than 5 spaces exist on the application form. The actual site is well off the highway using a long private track that serves several existing dwellings. A plan showing passing places along the track would be a useful demonstration that access to the whole site would still be manageable as a consequence of this proposal. These passing places can then be conditioned to be retained in perpetuity.

RECOMMENDATION Subject to a plan showing passing places and parking at the site, to highway approval, I would support the proposal.

It should be brought to the attention of the applicant that in the event of a new or altered vehicular access being formed, the requirements of Section 184 of the Highways Act 1980 must be acknowledged and satisfied. In this respect the applicant shall apply for permission pursuant to Section 184 of the Highways Act 1980 prior to commencement of access works via the MCC Highways.

NP Senior Heritage Officer (Building Conservation) 18th Jan 2016 National Policy Framework Planning Policy Wales (Edition 8: Jan 2016): Paragraph 6.5.9 recognises the importance of protecting the historic environment and states that: "Where a development proposal affects a Listed Building or its setting, the primary material consideration is the statutory requirement to have special regard to the desirability of preserving the building, or its setting, or any features of special architectural or historic interest which it possesses" The adopted LDP states that: Policy 19 Development affecting Conservation Areas

New development and alterations to existing buildings within or affecting the setting of a Conservation Area will only be permitted where it will preserve or enhance the character or appearance of the area and where the design, all building materials, proportions and detailing are appropriate to the Conservation Area.

The demolition or substantial demolition of any unlisted building or structure within a Conservation Area that is subject to Conservation Area consent will only be permitted where there is the strongest justification. Where such a building is to be replaced, a contract of redevelopment will be required to be finalised and entered into prior to the granting of conservation area consent. 3.15.5 Conservation Areas 3.15.5.1 Conservation Areas are areas "of special architectural or historic interest, the appearance or character of which it is desirable to preserve and enhance. " The NPA has a duty to ensure that the special features which contribute to the character and quality of these areas are enhanced. These features may include the historic street pattern, plot boundaries, the form of the settlement and individual buildings, the spaces between buildings, the materials used in construction, street furniture, the floorscape and the uses and activities which are carried out there. Conservation Areas have been designated in five settlements in the Park: Brecon, Crickhowell, Llangattock, Hay and Talgarth. Conservation Area boundaries are shown on the Proposals Map. Policy 18 Protection of Buildings of Local Importance

Development affecting buildings which make an important contribution to the character and interest of the local area as set out on the local list will be permitted where the distinctive appearance, architectural integrity or their settings would not be significantly adversely affected. Considerations Although there is no formal local list for this area of the Park the buildings on the site do fulfil the criteria for being included on such a list. The former farmhouse is a late 17th century building with a later Victorian extension. The barns on the site vary from late 17th to mid-19th century and have their own historic interest. The former farmhouse has been much altered over the centuries and many of the changes have been less than sensitive. This has meant that the building does not now fulfil the criteria for national listing. Normally it would be appropriate to resist the demolition of a building that meets the criteria for Local Listing however in this case the reports clearly show that the building, due to the movement in the Victorian extension and years of neglect, is not capable of economic renovation Therefore, with regret, it is accepted that demolition and replacement can be supported. The hydro reports suggest that a new sight is necessary because of the where the spring line is on the slope. This also seems to be why the new house is proposed to run along the contours and not across as the earlier building does. The landscaping will assist to mask the new property to some extent. The design has taken elements of the original farmhouse and incorporated them into the proposals along with other architectural features traditionally found in the area. The way the building is now broken up has helped to avoid the monolithic bulk of the previous scheme. The proposed materials of stone, lime render and natural slate roof is suitable for the site. The use of painted timber for the joinery and metal for the rainwater goods will all assist to make the proposals fit in with the surrounding traditional vernacular. However it would be appropriate to place some conditions on any planning consent regarding samples etc. Conclusion That the proposal can be supported from a build heritage perspective and that a recommendation of approval, subject to conditions set out below, is given: 1. 1:10 details of all external joinery, eaves and verge details to be provided and agreed prior to commencement of works 2. Samples of all new external materials to be supplied and agreed prior to commencement 3. Samples of the colour scheme for the external walls and joinery be supplied and agreed by the LPA prior to any painting or the use of self-coloured render. 4. Level 3 recording to be carried out on the former farmhouse and a copy of the report to be provided to the LPA to the appropriate local Archaeological Trust for the area and agreed by the LPA prior to commencement of demolition. 5. That no demolition take place of the former farmhouse until the contract has been let for the building of the new house

NP Heritage Officer Archaeology 13th Jan 2016 Thanks for the consultation on this one. Archaeological response attached. Also attached is the advice note on commissioning archaeological work in the National Park.

A lot of information has been provided with the application, information that for the most part represent a good enough record of the farmhouse and its historical development to mitigate the loss of the farmhouse, as long as these are included within the publically accessible regional Historic Environment Record maintained by Glamorgan Gwent Archaeological Trust. . However, the one element of the record that would be required to mitigate the loss of the farmhouse, that is not present within the existing application are elevation drawings of the farmhouse - could these be requested from the applicant, in order to avoid the need for a Building Recording condition?

I have covered all this within the archaeological response, along with an appropriate building recording condition in case the elevation drawings are not provided.

National Policy Framework Welsh planning legislation and policy guidance outlines that the desirability of preserving archaeological remains and their setting is a material consideration in the determination of a planning application (Planning Policy Wales, Chapter 6, Para. 6.5.1). Planning Policy Wales (Edition 8: 2016): Paragraph 6.5.1. 'The desirability of preserving an ancient monument and its setting is a material consideration in determining a planning application, whether that monument is scheduled or unscheduled. Where nationally important archaeological remains, whether scheduled or not, and their settings are likely to be affected by proposed development, there should be a presumption in favour of their physical preservation in situ. In cases involving lesser archaeological remains, local planning authorities will need to weigh the relative importance of archaeology against other factors, including the need for the proposed development.'

This means that Local Planning Authorities in Wales have to take into account archaeological considerations and deal with them from the beginning of the development control process (WO Circular 60/96 Para. 10), and need to be fully informed about the nature and importance of archaeological remains, and their setting, and the likely impact of any proposed development upon them (WO Circular 60/96, Para. 15).

Development Plan Framework The adopted Local Development Plan sets out the Brecon Beacons National Park's policies and proposals to guide development in the National Park, , including Policy SP3 f): 'All proposals for development or change of use of land or buildings in the National Park must demonstrate that the proposed development does not have an unacceptable impact on, nor detract from, or prevent the enjoyment of … archaeological features'.

And also relevant in this case, Policy 26 on the demolition and replacement of dwellings: Applications to demolish and replace an existing habitable dwelling will only be permitted where: i) the existing dwelling is of no particular architectural and/or historic and/or visual merit, for which it should be conserved; and ii) the design, size, and siting of the proposed replacement dwelling is sympathetic to the setting.

Archaeological sensitivity and significance of the site Consultation of the regional Historic Environment Record, records held by the Brecon Beacons National Park Authority, and the supporting documents submitted with this application, indicate that Ty'r-Ywen Farmhouse (also referred to as Celliwig Court) is a site of historic and archaeological interest. Whilst not Listed, the farmhouse does retain some heritage value, and the farmhouse and the farmstead as a whole are certainly heritage assets of local significance.

The farmhouse, along with the threshing barn, as the earliest structures on the site (potentially dating back to the 17th century) are integral to the heritage significance and values of the farmstead as a whole, evidential and historical, with each building within the farmstead making a contribution to its significance and helping to understand the history and development of the farmstead. The desk based research carried out as part of the Heritage Statement indicates the wealth of historic documentation that is available for Ty-r-Ywen Farm, principally sales particulars from the early 19th century that trace the owners, provide detailed maps and descriptions that allow the development of the farmstead to be traced and understood. The Heritage Statement identifies further sources, currently held by the Dorset History Centre, that were not consulted, but that may take the documented history of the farm back to the early 18th century. This wealth of surviving documentary evidence relating to its history and development enhances the historic and evidential value of the farmstead as a group, the farmhouse and the outbuildings. The farmhouse is integral to the aesthetic of the site, with its location and position in the landscape, and its relationship to both the other farm buildings and its residential curtilage contributing to how the farmstead sits within its setting. Furthermore, the proposed new dwelling is situated over the current fold barn, which has its origins in the once separate property of Little Ty'r y Wen.

I welcome the submission the Heritage Assessment, of the detailed evidence in relation to the development of the garden at the site, and the clarification about the nature of the buildings that once existed in this area. I also welcome the submission of the Historic Building assessment with associated photographic recording, which provide a detailed record of the farmhouse building, and the historic and development of the farmstead.

Archaeological Impact of the development The farmhouse, although not listed, and much altered, does still retain some heritage significance, and the demolition and removal of the farmhouse, such a key element of the site, would dramatically change the character of the farmstead and the ability to read the history and development of the farmstead through time, having a negative impact on the farmstead as whole and on the value of the group of historic buildings. I would advise that as the farmhouse does retain heritage value, its demolition may be contrary to Policy 26 in the LDP, and its loss would be regrettable. However, if on balance the repair and retention of the farmhouse is not deemed possible and the proposed new dwelling is acceptable, then the negative impacts of demolition could be mitigated. I would advise that the information that has been submitted in support of this application, including the Heritage Statement; the Historic Building Assessment, its accompanying photographic record and appendix; the Garden Curtilage Assessment; and the existing plans, for the most part represent a good enough record of the farmhouse and its historical development to mitigate the loss of the farmhouse, as long as these are included within the publically accessible regional Historic Environment Record maintained by Glamorgan Gwent Archaeological Trust. I will send the appropriate documents on to the Glamorgan Gwent Archaeological Trust for inclusion in the Historic Environment Record, and confirm receipt. However, the one element of the record that would be required to mitigate the loss of the farmhouse, that is not present within the existing application are elevation drawings of the farmhouse - could these be requested from the applicant, in order to avoid the need for a Building Recording condition?

The location of the proposed new dwelling is over the current fold barn and the site of Little Ty'r y Wen. The ground works associated with the construction of the new dwelling, including foundation trenches, landscaping or service trenches excavated as part of the development, has the potential to damage or destroy any surviving remains relating to this former structure, and such damage will need to be appropriately mitigated.

Mitigation Required An Archaeological Watching Brief is required to allow any archaeological deposits encountered during the development to be preserved by record to mitigate the potential damage to archaeological remains. An appropriate condition would be: The developer will ensure that a suitably qualified archaeological contractor is present during the undertaking of ground works in the development area, so that an archaeological watching brief can be maintained. The archaeological watching brief will be carried out in accordance with a brief issued by the local planning authority and a written scheme of investigation which has been submitted by the applicant and approved in writing by the local planning authority, which must meet the standards laid down by the Chartered Institute for Archaeologists in their Standard and Guidance for an Archaeological Watching Brief. The Local Planning Authority must be informed at least 2 weeks prior to the commencement of the development of the name of the archaeological contractor appointed to undertake the Watching Brief. A copy of the Watching Brief report shall be submitted to the Local Planning Authority for approval, and following approval to the Royal Commission on the Ancient and Historical Monuments of Wales for inclusion in the National Monument Record, and to Glamorgan Gwent Archaeological Trust for inclusion in the Regional Historic Environment Record (HER) within two months of the fieldwork being completed.

Reason: To ensure that any remains of archaeological significance disturbed in the course of the development are excavated, recorded and reported.

If the current elevation drawings are not provided by the applicant then a building recording condition will be required. However, if they are not provided I would advise that the following condition should be used to ensure that all the information required of an English Heritage Level 3 building survey is provided, in order to allow an adequate analytical record of the building to be mad prior to demolition. An appropriate condition to use is: No development shall take place until a programme of buildings recording and analysis, equivalent to English Heritage Level 3 building survey, has been secured and implemented, in accordance with a brief issued by this Authority and Written Scheme of Investigation, which has been submitted and approved by the Local Planning Authority. The building recording must meet the standards laid down by the Chartered Institute for Archaeologists in their Standard and Guidance for the archaeological investigation and recording of standing buildings or structures. A copy of the resulting report should be submitted to the Local Planning Authority. After approval by the Local Planning Authority, a copy should also be sent to Clwyd Powys Archaeological Trust for inclusion in the regional Historic Environment Record. Reason: To allow an adequate analytical record of the buildings to be made, before they are demolished, to ensure that the buildings origins, use and development are understood and the main features, character and state of preservation are recorded.

NP Tree Consultant 3rd Feb 2016 Thank you for consulting me on the above application. I have reviewed the submitted information and set out my comments below:

1) There are no trees within the proposed development boundary. 2) There is a block of woodland downhill to the South of the proposed development, but this is separated from the site by a stone boundary wall. 3) There are many other mature trees within the wider setting of Celliwig Court, particularly along the access drive and field boundaries. 4) The applicant has provided a planting plan with appropriate sized species for a domestic garden setting.

Based upon the above, no trees will be affected by the proposals, and I recommend that implementing the planting plan is included in any conditions set. I therefore have no objection to this application.

NP Head Of Strategy Policy And Heritage 16th Feb 2016 Policy have previously provided comments on the principle of the redevelopment of this site. At that time we raised concerns regarding the replacement of the dwelling at some distance from the site of the original dwelling. Having reviewed the current submission, and through discussions with my colleagues in Heritage, I am satisfied that it is not possible to reuse the site of the existing dwelling due to the underground spring. Policy therefore remove any objection in relation to this element.

We had also previously objected to the scale of the proposed replacement dwelling. I understand both the applicants calculations and your own place the replacement dwelling within the 30% volume increase (over and above PD rights) enabled within policy CYD LP1 and Policy 26. Strategy and policy therefore remove any objection issued in relation to this matter previously.

In summary, it is considered that the proposal fully complies with the policy and strategy of the LDP, namely Policy 26 Replacement Dwellings and CYD LP1 Enabling Appropriate Development in the Countryside.

NP Planning Ecologist 19th Jan 2016 A. Planning Policy & Guidance o To comply with Planning Policy Wales (2016), section 5.5 and also Technical Advice Note (TAN) 5, biodiversity considerations must be taken into account in determining planning applications. Planning permission should be refused if the proposals will result in adverse harm to wildlife that cannot be overcome by adequate mitigation and compensation measures. o The adopted Local Development Plan for the Brecon Beacons National Park includes the following policies regarding ecological issues and safeguarding biodiversity: o SP3 Environmental Protection - Strategic Policy o Policy 3 Sites of European Importance o Policy 4 Sites of National Importance o Policy 5 Sites of Importance for Nature Conservation o Policy 6 Biodiversity and Development o Policy 7 Protected and Important Wild Species o Policy 8 Trees and Development o Policy 9 Ancient Woodland and Veteran Trees

B. Legislation o Environment Act 1995 - the first Statutory Purpose of the National Park is to conserve and enhance the natural beauty, wildlife and cultural heritage of the National Park o Natural Environment & Rural Communities Act 2006 - Section 40 requires local authorities to have due regard to conserving biodiversity. This includes reference to the list of priority species and habitats produced under Section 42 of the Act. o Conservation of Habitats & Species Regulations 2010 (as amended) - Regulation 9 requires local authorities to take account of the presence of European Protected Species at development sites. If they are present and affected by the development proposals, the Local Planning Authority must establish whether "the three tests" have been met, prior to determining the application. The three tests that must be satisfied are: i. That the development is "in the interests of public health and public safety, or for other imperative reasons of overriding public interest, including those of a social or economic nature and beneficial consequences of primary importance for the environment". ii. That there is "no satisfactory alternative" iii. That the derogation is "not detrimental to the maintenance of the populations of the species concerned at a favourable conservation status in their natural range"

C. Comments 1. Thank you for consulting me on the above application. The development proposals are for the demolition of the existing farmhouse and the construction of a replacement dwelling in a different location. 2. I have visited the site on a number of occasions in 2014 and 2015 and have provided comments on a similar application in a memorandum dated 21st November 2014. I have reviewed the documents and drawings submitted with this application, which includes the following ecological information: o Ecological Appraisal and Protected Species Survey of Celliwig Court, Abergavenny by Crossman Associates dated 16 December 2015 3. I welcome the submission of the ecological report with the application. During my first visit to the site in 2014, I recommended that a full ecological appraisal be undertaken and was then dismayed to find that extensive earthworks and clearance of vegetation had been undertaken at the site prior to the ecological assessment. In the context of this, the survey that was then undertaken reflects the status of the site, but may not have reflected the previous situation. Although the report has been updated and given a new title, no additional ecological surveys appear to have been undertaken; however, ecological survey reports are generally considered to be valid for a period of two years and this report falls within that time- frame. 4. Bat activity surveys were undertaken during the summer of 2014 and I note the presence of up to three common pipistrelle bats roosting in the building that is to be demolished. It is unfortunate that so much vegetation clearance was undertaken prior to the surveys and this may have affected the level of bat activity at the site, particularly for species such as the lesser horseshoe bat. It is also noticeable that the floors in the existing loft void had been swept, thereby removing any potential evidence of bat occupation. The mitigation for the loss of common pipistrelle bat roosts is appropriate and welcome and will maintain the Favourable Conservation Status of the species concerned. A detailed method statement will need to be prepared in order to obtain a license from NRW; a copy of this should be forwarded to the BBNPA. The applicants should note that additional, up-to-date survey information may be required for a license application, especially if there are further delays before implementation of these development proposals. 5. Great crested newt surveys were undertaken at an appropriate time of year and no evidence of great crested newts was found. I have previously expressed my disappointment that the pond has now been stocked with goldfish - they were not evident during my second site visit and must have been brought in since then; removal of the goldfish would be preferable. I welcome the proposed aquatic planting although I suspect the numbers of plants proposed could be reduced given the size of the pond and the presence of aquatic species that are already becoming established. 6. The proposed landscaping scheme is broadly acceptable and will serve to replace the vegetation that was cleared earlier this year. The planting specifications are appropriate and should be implemented as approved. 7. The proposed external lighting scheme is acceptable and a planning condition should be imposed to ensure its implementation. 8. The land to the south of the pond should also be restored and managed for nature conservation. The second, small pond could be reinstated along with additional woodland or orchard planting. I recommend that a long-term habitat creation and management plan should be prepared for the landscaping and habitat creation works. Additional native-species planting would also be welcomed along the western boundary of the site.

D. Recommendations

If this application is to be approved, I recommend the inclusion of planning conditions and informative notes to cover the following issues:

1. Prior to commencement of development works, a full working method statement shall be submitted to the Local Planning Authority and shall be implemented as approved. Construction measures and the method statement shall incorporate the recommendations in Section 4 of the ecological report dated 16 December 2015. The biodiversity mitigation and enhancement measures shall be undertaken and/or installed prior to first use of the development. Following the installation of the mitigation, a report prepared by a suitably qualified bat consultant confirming their adequate installation shall be submitted to the Local Planning Authority. 2. Prior to the commencement of the development, a habitat creation and management plan that shall include use of native species, shall be agreed with the Local Planning Authority and shall be implemented in the first planting season following implementation of the development. The plan shall include details of the planting specifications - the species, sizes and planting densities - and a timetable for implementation and future management to ensure good establishment. The plan shall also include full details of the enhancement of the roof void above the west wing to make is suitable for use by lesser horseshoe bats. 3. The results of two monitoring surveys in the summer of years 1 and 3 following substantial completion of the development shall be submitted to the Local Planning Authority within 2 months of their being undertaken. 4. The external lighting plans NP14v1 and NP15v1 shall be implemented as approved. No additional external lighting shall be installed at the site unless a revised lighting strategy is submitted to the Local Planning Authority for written approval. 5. The hedgerow and tree planting scheme and specification shall be implemented as submitted and maintained thereafter.

Informative note: 1. Work should halt immediately and Natural Resources Wales (NRW) contacted for advice in the event that protected species are discovered during the course of the development. To proceed without seeking the advice of NRW may result in an offence under the Conservation of Habitats and Species Regulations 2010 (as amended) and/or the Wildlife & Countryside Act 1981 (as amended) being committed. NRW can be contacted at: NRW, Cantref Court, Brecon Road, Abergavenny, NP7 7AX Tel: 0300 065 3000

Reasons: o To comply with Section 5 of Planning Policy Wales (2016), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP o To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006

Natural Resources Wales/Cyfoeth Naturiol Cymru 21st Jan 2016 Thank you for consulting Natural Resources Wales (NRW) regarding the above planning application on 05 January 2016. NRW do not object to the proposal, subject to suitable conditions being attached to any planning permission regarding foul drainage and European Protected Species. We also provide advice and comments regarding local biodiversity and the NRW remit. Foul drainage and Source Protection Zones We refer you to the planning application form, which confirms that the applicant intends to discharge foul water into an existing septic tank. The receptor for the discharge from the septic tank does not appear to be confirmed in the submitted information (ground, for example, soakaway or watercourse). Before deciding a planning application, the Local Planning Authority needs to be satisfied that the proposed foul drainage arrangements are suitable. We refer you to the hierarchical approach to foul drainage and requirements for non-mains drainage assessment described in Planning Policy Wales (PPW) and Welsh Office Circular 10/99 (Planning Requirement in respect of the Use of non-Mains Sewerage incorporating Septic Tanks in New Development). The suitability of using the existing septic tank for the new development should be assessed. The nature and volume of the effluent, as well as the location and condition of the existing septic tank and drainage field, should be taken into account. Drainage fields for new discharges should be designed in accordance with British Standard 6297;2007 + A1:2008. It should be noted that there are springs located near the proposed development, which supply water to neighbouring properties. All water supplies used for human consumption are designated as Source Protection Zone 1 with a 50 metre radius. Source Protection Zones are used to identify those areas close to drinking water sources where the risk associated with groundwater contamination is greatest. The foul water drainage system should not pose an adverse risk to these springs. We recommend that you seek further information from the applicant regarding the above material planning considerations; and in order to confirm that the existing foul water system is suitable for use given the new development and without having an adverse risk to controlled waters. Should your Authority be minded to approve the planning application without this information then we recommend that the following condition is included in the permission: Condition: The development hereby permitted shall not be commenced until such time as a scheme to dispose of foul and surface water drainage has been submitted to and approved in writing by the local planning authority. The scheme shall be implemented as approved. Reasons: To ensure that a suitable drainage system is in place and to protect controlled waters. Regulatory Controls in addition to Planning Permission Foul Water Discharge The applicant should be aware that irrespective of any planning permission granted that an Environmental Permit or exemption should be obtained from NRW for the foul water discharges. If a property has a septic tank or package sewage treatment plant, it is a legal requirement for the discharge to be registered with Natural Resources Wales. Where sewage effluent is discharged into ground within a Source Protection Zone 1 the operator will need to comply with Environmental Permitting Regulations. Subject to certain criteria being satisfied, the applicant may be able to register for an exemption, however, if this criteria is not met then an Environmental Permit should be obtained from us. The applicant should visit the following website and consider the application procedures and implications for the development. https://naturalresources.wales/apply-for-a-permit/environmental- permittingregulations-guidance/epr-guidance/?lang=en At this stage we cannot guarantee that authorisation will be provided by us. Should the applicant require further help or ask for a pre-application discussion please call us on Tel no. 0300 065 3000. The applicant should also refer to Building Control requirements, British Standards and recognised industry Codes of Practice. Abstraction of Water Should the applicant wish to abstract _$4 20 m3/day of water then an abstraction license will also be required from us. European Protected Species We refer you to the 'Ecological Appraisal and Protected Species Survey of Celliwig Court, Abergavenny' by Crossman Associates (ref: S1116.002 dated 16 December 2015), which confirms that common pipistrelle bats are roosting in the farmhouse. Bats, along with their breeding sites and resting places, are protected under the Conservation of Habitats and Species Regulations 2010 (as amended). Where bats are present and a development proposal is likely to contravene the legal protection they are afforded, the development may only proceed under licence issued by NRW, having satisfied the three requirements set out in the legislation. A licence may only be authorised if: a) the development works to be authorised are for the purpose of preserving public health or safety, or for other imperative reasons of overriding public interest, including those of a social or economic nature and beneficial consequences of primary importance for the environment; b) there is no satisfactory alternative; and /or c) The action authorised will not be detrimental to the maintenance of the population of the species concerned at a favourable conservation status in its natural range. We refer you to comments made in paragraph 6.3.7 of Technical Advice Note 5: Nature Conservation and Planning (TAN5), which advises that your Authority should not grant planning permission without having satisfied itself that the proposed development either would not impact adversely on any bats on the site or that, in its opinion, all three conditions for the eventual grant of a licence are likely to be satisfied. On the basis of the submitted ecological report, we do not consider that the development is likely to be detrimental to the maintenance of the population of the species concerned at a favourable conservation status in its natural range. Therefore, we do not object to the proposal, subject to the inclusion of a planning condition on any planning permission granted by your Authority that prevents the commencement of development works until your Authority has either been provided with a licence that has been issued to the applicant by Natural Resources Wales pursuant to Regulation 53 of the Conservation of Habitats and Species Regulations (2010) authorising the specified activity or development to proceed, or where Natural Resources Wales has informed the applicant in writing that such a licence is not required. Please note that any changes to plans between planning consent and the licence application may affect the outcome of a licence application. We advise recipients of planning consent who are unsure about the need for a licence to submit a licence application to us. Natural Environment and Rural Communities (NERC) Act 2006 Please note that we have not considered possible effects on all species and habitats listed in section 42 of the Natural Environment and Rural Communities (NERC) Act 2006, or on the Local Biodiversity Action Plan or other local natural heritage interests. To comply with your authority's duty under section 40 of the NERC Act, to have regard to conserving biodiversity, your decision should take account of possible adverse effects on such interests. We recommend that you seek further advice from your authority's internal ecological adviser and/or nature conservation organisations such as the local Wildlife Trust, RSPB, etc. The Wales Biodiversity Partnership's web site has guidance for assessing proposals that have implications for section 42 habitats and species (www.biodiversitywales.org.uk). NRW Remit If the applicant requires guidance on matters within our remit then this can be found on our website at www.naturalresourceswales.gov.uk. Here, we provide guidance on environmental planning and regulatory issues, which includes topics on foul drainage, pollution prevention, waste management, biodiversity and protected species. We trust our representation is of assistance. However, if you have do have any queries then please contact us.

APPENDIX 2 – CONTRIBUTORS

Howells Solicitors, First Floor, Hallinans House

NEIGHBOUR/THIRD PARTY RESPONSE SUMMARY

The application was publicised by neighbour notification letter and the placing of a site notice at the end of the access drive on the public highway.

A letter was received which indicated that they had no wish to object to the proposed development, but that it must not adversely affect the private water supplies and springs and streams arising near to the site so that they detrimentally impact on neighbouring properties.

APPLICATIONS DELEGATED TO THE NATIONAL PARK OFFICERS

App No. Grid Ref. Applicant, proposal, type, address Decision Date Issued Decision Type

14/11337/FUL N: 228015 Mr Richard Ackroyd for Single detached Permit 1 February Delegated E: 305043 dwelling and associated non-mains subject to 2016 Decision sewage disposal (Full Application) at Section Land Adjacent To Canalbank Gardens, 106 Brecon, Powys Agreement

15/11827/LBC N: 218399 Mr Alan Logan for Renovation of Permit 4 January 2016 Delegated E: 321797 dwelling (Listed Building Consent) at 1 Decision Beaufort Street, Crickhowell, Powys NP8 1AD

15/12210/OUT N: 218897 BS Estates Limited for Outline proposal Withdraw 4 February Delegated E: 321698 for residential development comprising 2016 Decision three new detached dwellings with access, layout and scale for approval and landscaping and appearance reserved. (Outline Application) at Land Off Brecon Road, Crickhowell, Powys

15/12430/FUL N: 218892 BS Estates Limited for Demolition of Refuse 2 February Delegated E: 321642 existing garages and structures, 2016 Decision construction of new site access and garage with associated landscaping and boundary treatments (including demolition and rebuilding of wall within conservation area). Change of use of former Presbytery and St Joseph's Church to residential use (no proposed external changes to elevations of Presbytery or Church). (Full Application) at Land north of Brecon Road , Crickhowell, Powys

Reasons:- The proposal is considered to be contrary to Policy 50 of the Brecon Beacons National Park Authority Local Development Plan 2007 - 2022 (December 2013) as insufficient information has been submitted to justify the loss of a Community Facility. Insufficient information has been submitted to show that the proposed conversion of the Church and Presbytery will not have an unacceptable impact on protected species. The proposal is therefore contrary to Policy 7 of the Brecon Beacons National Park Authority Local Development Plan 2007 - 2022 (December 2013). The Brecon Beacons National Park Authority Local Development Plan 2007 - 2022 (December 2013) policies SP6 and 28 require a 30% affordable housing contribution from this scheme. There is no mechanism through an agreement under Section 106 of the Town and Country Planning Act 1990 to provide for the affordable housing contribution required.

15/12457/LBC N: 234180 Mr Paul Rees for Repairs to boundary Permit 22 December Delegated E: 318493 walls around the Churchyard of St 2015 Decision Ellywe's Church. The Works include complete demolition of the existing south boundary wall and its reconstruction. All other walls to receive repairs. (Listed Building Consent) at St Ellywe's Church, Llanelieu, Talgarth Powys LD3 0EB

15/12471/DISC N: 221925 Mr Ian Mitchell for Discharge condtion 6 Permit 6 January 2016 Delegated ON E: 328264 pursuant to planning permission Decision 14/11346/FUL (Approval of details reserved bycondition) at Gwern y Bustach , Forest Coal Pit, Abergavenny NP7 7LT

15/12579/REM N: 218012 Mrs Rachel Gwillim for Reserved Permit 2 February Delegated E: 323943 matters application with details relating 2016 Decision to appearance/landscaping/layout/scale pursuant to planning permission 13/08809/OUT for 5No houses (Approval of Reserved Matters) at Springfields , Llangenny, Crickhowell Powys NP8 1HA

15/12631/FUL N: 221708 Mr & Mrs John Chadwick for Permit 26 January Delegated E: 317004 Renovation of attic rooms with 2016 Decision additional roof lights, two new windows in the northern elevation and replacement windows. (Full Application) at Middle Gaer , Cwmdu, Crickhowell NP8 1SB

15/12677/LBC N: 242024 Mr Colin Greenway for Rebuild porch Permit 18 December Delegated E: 322559 to form opening in principal wall (Listed 2015 Decision Building Consent) at 3 Union Mews, Gipsy Castle Lane, Hay-On-Wye Hereford Powys HR3 5EB

15/12710/LBC N: 224363 Mr Richarrd Stacey for Replacement of Permit 25 January Delegated E: 329272 6 windows with "Heritage slimline" 2016 Decision double glazing. (Listed Building Consent) at Daren Uchaf, Cymyoy, Monmouthshire NP7 7NR

15/12756/LBC N: 219198 The Glanusk Family Partnership for Permit 18 December Delegated E: 318858 Removal of all the existing windows to 2015 Decision the main dwelling "Hendreforwydd" and there replacement with new units (Listed Building Consent) at Hendreforwydd, Glanusk, Crickhowell Powys NP8 1LP

15/12758/LBC N: 228680 Jacqui Thomson for BUILDING Permit 18 December Delegated E: 304445 WORKS REQUIRED: 2015 Decision New ATM, replacing of existing ATM - Adjust power and data to suit new machine. - Existing ATM cabinet to be removed. - New ATM cabinet to be constructed to match existing. New cabinet to suit NCR 6634 heigh and service zone. - Adjacent TCR to be temporarily removed to facilitate ATM installation. - New stainless steel scar plate to be provided. - Any disturbed finishes to be made good. (Listed Building Consent) at 27 High Street Superior, Brecon, Powys LD3 7LA

15/12767/LBC N: 229270 Mr Gavin Hogg for Replacing windows Permit 18 December Delegated E: 298628 on a listed building Grade II. (Listed 2015 Decision Building Consent) at Aberbran Fach , Aberbran, Brecon LD3 9NG

15/12796/LBC N: 222012 Mr And Mrs Hawkins-Adams for 1. Permit 22 December Delegated E: 311925 Reinstatement of window in original 2015 Decision sealed off opening 2. Construction of a new porch to the side entrance of the dwelling 3. Amendments to the existing wrought iron gates at the main entrance 4. Provision of 2 new rooflights in roof stor area, 1 in bathroom (Listed Building Consent) at Craiglas House, Talybont- On-Usk, Brecon Powys LD3 7YU

15/12814/DISC N: 220158 Mr Julian Tooley for Discharge of Permit 22 December Delegated ON E: 328936 Conditions 3 and 8 pursuant to Planning 2015 Decision Permission 13/09367/FUL (Approval of details reserved bycondition) at Maes Bach, Fforest Coalpit, Abergavenny Monmouthshire NP7 7LH

15/12817/FUL N: 239939 Mr And Mrs Abbots for Extension and Permit 8 February Delegated E: 321328 alteration to dwelling and new garage 2016 Decision (Full Application) at Church House, Llanigon, Powys HR3 5QA

15/12821/LBC N: 228568 HSBC Bank PLC for Existing Permit 22 December Delegated E: 304525 freestanding internal machine to be 2015 Decision swapped with new model (Listed Building Consent) at 5 High Street Inferior, Brecon, Powys LD3 7AH

15/12841/CPE N: 219277 Ms Estelle Morgan for Material change Refuse 17 December Delegated E: 333934 of use of a building to a single 2015 Decision dwellinghouse. (Certificate Existing Lawful Use/Dev) at Pen Y Mynydd , Pen Y Parc , Llanfihangel Crucorney Monmouthshire NP7 8EN

Reason/s:- Insufficient documentary evidence has been provided to demonstrate, on the balance of probabilities that, the barn has been used as a dwelling for the four year period as set out in section 171B(2) of the Town and Country Planning Act (1990) (as amended). The evidence is not sufficiently precise and unambiguous and is contradicted by evidence held by the Local Planning Authority.

Notwithstanding reason 1, the four year period as set out in section 171B(2) of the Town and Country Planning Act (1990) (as amended) has not been demonstrated because of the positive deception on the part of the applicant in matters integral to the planning process with the direct intention to undermine that process and in accordance with the judgment in Welwyn Hatfield Borough Council v Secretary of State for Communities and Local Government [2011] in reference to the Connor Principle, the appellant should not benefit from his (or her) actions.

15/12844/LBC N: 228455 Miss Aloysius Hourigan for Proposed Permit 5 January 2016 Delegated E: 304479 installation of lift (Listed Building Decision Consent) at Ursuline Convent , 1 Glamorgan Street, Brecon Powys LD3 7DW

15/12882/DISC N: 226015 Mr Andrew Stallard for Discharge of Permit 21 December Delegated ON E: 311523 Condition 4 pursuant to Planning 2015 Decision permission 08/01668/FUL (Approval of details reserved bycondition) at Barn Cottage, Pennorth, Brecon Powys LD3 7EX

15/12851/FUL N: 222268 Mr & Mrs Brown for Proposed PV Permit 17 December Delegated E: 263831 Panels on 2 Outbuildings (Full 2015 Decision Application) at Ty Gwyn, Bethlehem Road, Ffairfach Carmarthenshire SA19 6UU

15/12856/FUL N: 218186 Mr James McIlroy for Amended Permit 17 December Delegated E: 323982 application for the erection of a two- 2015 Decision storey side and rear extension. (Full Application) at Ty Wen , Llangenny, Crickhowell NP8 1HA

15/12857/FUL N: 242336 Mr Steve Gittins for Demolition of an Withdraw 22 December Delegated E: 323188 existing garage and the re-development 2015 Decision of the site of three houses (Full Application) at Lion Garage, Lion Street, Hay-On-Wye Hereford Powys HR3 5AD

15/12866/DISC N: 227373 Lime & Fertiliser Spreaders Ltd for Permit 24 December Delegated ON E: 299161 Discharge Conditions 3, 4, 5 and 6 2015 Decision pursuant to the Planning Permission 15/12432/FUL (Approval of details reserved bycondition) at Lime And Fertilizer Spreaders Ltd, Warren Road, Brecon Powys LD3 8EF

15/12867/FUL N: 219893 Mr Ian Brookes for Proposed re-design Permit 12 January Delegated E: 314788 of previously approved 3 bedroom 2016 Decision dwelling (13/10209) (Full Application) at Plot Adjacent To Hazelmere, Cwmcrawnon Road, Llangynidr Powys NP8 1LS

15/12873/FUL N: 226875 Mr Elwyn Watkins for Construction of Permit 25 January Delegated E: 295282 shed to be used for domestic workshop 2016 Decision and garage. (Full Application) at Sardis Vestry, Cwmcamlais, Brecon Powys LD3 8TE

15/12874/FUL N: 227905 Mr Ralph Goddard for Construction of Permit 23 December Delegated E: 303119 2No. Industrial Storage sheds annexed 2015 Decision to Unit 12A. (Full Application) at Goddard Engineering Unit 12, Ffrwdgrech Industrial Estate, Brecon Powys LD3 8LA

15/12875/FUL N: 228452 Sentimental Care Group for Conversion Withdraw 16 December Delegated E: 304483 of former gymnasium building to create 2015 Decision 18 bedrooms for existing nursing home, construction of new conservatory extension and link extension connecting the exiting nursing home and the former gymnasium (Full Application) at Morgannwg House , Glamorgan Street, Brecon Powys LD3 7DW

15/12876/LBC N: 228452 Sentimental Care Group for Conversion Withdraw 16 December Delegated E: 304483 of former gymnasium building to create 2015 Decision 18 bedrooms for existing nursing home, construction of new conservatory extension and link extension connecting the exiting nursing home and the former gymnasium (Listed Building Consent) at Morgannwg House , Glamorgan Street, Brecon Powys LD3 7DW

15/12877/FUL N: 235000 Mr & Mrs March Smith for Demolition Permit 22 December Delegated E: 323651 of existing amenity unit and replacement 2015 Decision with new. (Full Application) at Castle Farm, Capel-y-ffin, Abergavenny Powys NP7 7NP

15/12879/DISC N: 233783 Mrs Josephine Rumsey for Discharge of Permit 21 December Delegated ON E: 315480 Condition 3 pursuant to Planning 2015 Decision Permission 14/11095/LBC (Approval of details reserved by condition) at Town Hall, The Square, Talgarth Brecon Powys LD3 0BW

15/12878/FUL N: 215863 Mr & Mrs Casa for Retention of 3 Permit 22 December Delegated E: 324738 outbuildings including a tree house 2015 Decision constructed adjacent to the rear boundary of the existing property "Autumn View" (Full Application) at Autumn View, Lower Common, Gilwern Monmouthshire NP7 0EE

15/12880/FUL N: 229650 Mr Andrew Quarrell for Proposed Permit 18 December Delegated E: 304596 garage (Full Application) at 31 Beacons 2015 Decision Park, Brecon, Powys LD3 9BR

15/12881/FUL N: 223295 Ms Judy Roberts for Restoration and Withdraw 21 December E: 333431 conservation of existing garden store/ 2015 workshop annexe (Full Application) at Trewyn Mill, Walterstone, Pandy Monmouthshire NP7 7PG

15/12883/FUL N: 238353 Mr John Price for Proposed Permit 22 December Delegated E: 320070 improvements to, and use of, farm 2015 Decision access (Full Application) at Land south of Llwynberried , Ffordd Las, Llanigon HR3 5QQ

15/12890/FUL N: 230120 C/O WHP for Proposed upgrade to an Permit 11 January Delegated E: 317211 existing telecommunications installation 2016 Decision and associated works (Full Application) at Pengenffordd Farm, Brecon, Powys LD3 0EW

15/12894/FUL N: 220339 Mr Richard Powell for To erect a steel Permit 18 December Delegated E: 324494 frame building, designed to agricultural 2015 Decision specification, BS5502, 18.280m long x 9.140m wide x 4.6m to eaves and 5.8m to ridge, to be used as an implement shed. (Full Application) at Guddr Farm, Llanbedr, Crickhowell Powys NP8 1TA

15/12896/LBC N: 221314 Lt.Colonel & Mrs Cracroft for Permit 9 February Delegated E: 318493 Alterations to include: 1. Replacing and 2016 Decision arrangement of internal layout; 2. Provision of new internal staircase; 3. Construction of 2 additional windows at ground floor level; 4. Installation of roof lights to main house, to lower lean-to roof extension (Listed Building Consent) at Castle Cottage, Tretower, Crickhowell Powys NP8 1RE

15/12897/FUL N: 221314 Lt.Colonel & Mrs Cracroft for New Permit 18 December Delegated E: 318493 rooflights to the existing dwelling. (Full 2015 Decision Application) at Castle Cottage, Tretower, Crickhowell Powys NP8 1RE

15/12898/FUL N: 213030 Mr And Mrs Kirkpatrick for Conversion Permit 18 January Delegated E: 328456 of redundant boat shed into holiday let 2016 Decision (Full Application) at Boat Shed Adjacent To The Boat House, Church Lane, Llanfoist Wharf Monmouthshire NP7 9NG

15/12902/FUL N: 218545 Ms Jan Clark for The proposed Permit 13 January Delegated E: 321779 installation of an ATM installed in a new 2016 Decision purpose built steel secure room with steel floor plate and one anti ram raid bollard. ATM fascia with black bezel surround and white illuminated lettering Free Cash Withdrawals out of black background. Blue LED halo illumination to ATM surround. (Full Application) at Filling Station , Brecon Road, Crickhowell Powys NP8 1DE

15/12903/ADV N: 218545 Ms Jan Clark for Integral illumination Permit 13 January Delegated E: 321779 and screen to the ATM fascia 2016 Decision Internally illuminated Free Cash Withdrawals sign above the ATM fascia Blue LED halo illumination to ATM surround (Application to Display Adverts) at Filling Station , Brecon Road, Crickhowell Powys NP8 1DE

15/12906/FUL N: 220608 Mr H Adshead for Demolition of Permit 22 December Delegated E: 270522 existing stables and erection of general 2015 Decision purpose agricultural building (Full Application) at Pantydderwen , Gwynfe, Llangadog Carmarthenshire SA19 9RP

15/12914/FUL N: 210234 Mrs Jenny Otter for Retention of Permit 18 December Delegated E: 287381 existing Bore Hole and Sewage 2015 Decision Treatment Plant. Please refer to the covering letter for additional information/ (Full Application) at Nant Hir , Banwen, Neath SA10 9LU

15/12915/FUL N: 217330 Mr & Mrs Paul Brown for Construction Withdraw 22 December Delegated E: 332298 of two storey rear extension nand 2015 Decision extension of residential curtilage at the rear (Full Application) at Foxes Bark Farm , Great Triley Road, Triley Llantilio Pertholey NP7 8AU

15/12919/FUL N: 214507 Mr J Aylett for Proposed rear garden Refuse 18 December Delegated E: 324105 room and side utility room extensions 2015 Decision and rear garden timber climbing frame. (Full Application) at 17 Orchard Close, Gilwern, Monmouthshire NP7 0EN Reason/s:- Insufficient information has been submitted to prove that the proposal would not have a detrimental impact on European Protected Species and their habitats. As such the proposal is contrary to policies SP3, 6 and 7 of the Brecon Beacons National Park Local Development Plan (2013) and Section 5.5 of Planning Policy Wales (2014).

15/12920/FUL N: 214154 Mrs M Dicks for Proposed single storey Permit 7 January 2016 Delegated E: 326752 replacement garage extension to Decision dwelling. (Full Application) at Bali Mai, Dragon Lane, Govilon Monmouthshire NP7 9PG

15/12921/CON N: 220237 Mrs Eleanor Foxwell for Erection of 2no Permit 19 January Delegated E: 323899 3 Bedroom Dwelling Houses - 2016 Decision amendments to 11/06837/FUL (Variation/Renewal of Conditions) at Land To South Of St Peters Close, Llanbedr, Nr Crickhowell Powys NP8 1SR

15/12923/DISC N: 220237 Mrs Eleanor Foxwell for Discharge of Split 23 December ON E: 323899 Conditions 3, 13, 18, 19, 20 and 22 Decision 2015 Delegated pursuant to planning application Discharge Decision 11/06837/FUL (Only Conditions 13, 18, Conditions 19, 20 and 22 discharged, Condition 3 still outstanding) (Approval of details reserved bycondition) at Land To South Of St Peters Close, Llanbedr, Nr Crickhowell Powys NP8 1SR

15/12924/MINOR N: 220184 Mrs Eleanor Foxwell for Minor Permit 22 December Delegated E: 323905 amendments to application 2015 Decision 11/06917/FUL Change to materials and levels (Non-Material Changes (Minor Amendments)) at Land To South Of St Peters , Llanbedr, Crickhowell Powys NP8 1SR

15/12925/DISC N: 220184 Mrs Eleanor Foxwell for To discharge Permit 22 December Delegated ON E: 323905 conditions 3, 12, 17, 18, 19, 20 and 21 2015 Decision pursuant to planning permission 11/06917/FUL (Only Conditions 12, 17, 18 and 19 have been discharges, Conditions 3 and 21 are still outstanding) (Approval of details reserved bycondition) at Land To South Of St Peters Close, Llanbedr, Nr Crickhowell Powys NP8 1SR

15/12928/CON N: 218234 Mr & Mrs Barnsley for Variation of Permit 8 February Delegated E: 321553 Condition 2 (Planning Permission 2016 Decision 15/12157/LBC) Construction of glazed link to rear elevation, conservation rooflight to rear of slope (Variation/Renewal of Conditions) at 2 Talbot Place, Bridge Street, Crickhowell Powys NP8 1AR

15/12930/FUL N: 213255 Ms Janine David for Proposed A1 retail Refuse 23 December Delegated E: 283952 unit with integral campsite manager's 2015 Decision dwelling (Full Application) at Ancient Briton Hotel , Penycae, Swansea SA9 1YY Reason/s:- By reason of the lack of information and justification for an rural enterprise dwelling in this countryside location, the proposed campsite managers dwelling fails to meet the requirements of Planning Policy Wales 9.3.6 and Technical Advice Note 6 (4.4) and is therefore contrary to the provisions of Policy CYD LP1 of the Adopted Brecon Beacons National Park Local Development Plan in that it would introduce unsuitable development contrary to the Environmental Capacity of the National Park.

15/12931/FUL N: 222012 Mr Amd Mrs Hawkins-Adams for 1, Permit 7 January 2016 Delegated E: 311925 Provison of 3. new rooflights in roof Decision store area 2, Construction of a new porch to the side entrance of the dwelling (Full Application) at Craiglas House, Talybont-On-Usk, Brecon Powys LD3 7YU

15/12935/CON N: 228559 WM Morrison Supermarkets Plc for Permit 13 January Delegated E: 304696 Vary condition 5 of planning permission 2016 Decision reference P16275. To enable additional opening hours for the public which is currently 07.00 to 23.00 and change to 06.00 to 00.00 for any four days prior to Christmas Eve (excluding Sundays) (Variation/Renewal of Conditions) at Supermarket , Free Street, Brecon Powys LD3 7SE

15/12937/FUL N: 224679 Mr Steward Parton for Removal of Withdraw 8 January 2016 Delegated E: 299572 existing dilapidated outbuilding and to Decision rebuild with a new structure all to the original footprint (see attached photographs) (Full Application) at Llwyncelyn Fawr, Libanus, Brecon Powys LD3 8NE

15/12938/DISC N: 216575 Mr Andrew Godden for Discharge of Permit 18 December Delegated ON E: 331083 condition 4 pursuant to planning 2015 Decision permission 15/12548/FUL - method statement for works to install fence (Approval of details reserved bycondition) at Former Woodland Tree Services, Hereford Road, Abergavenny NP7 6PA

15/12941/FUL N: 228318 Mr Alan Carpenter for Formation of car Permit 7 January 2016 Delegated E: 303546 parking area within front garden Decision involving removal of small section of hedge (Full Application) at 2 Trenewydd, Llanfaes, Brecon Powys LD3 8DA

15/12939/FUL N: 227716 Mr Tom Bullough for Demolition of a Permit 15 January Delegated E: 300427 C20 conservatory and the construction 2016 Decision of a single storey extension (Full Application) at Cilwych Farm , Llanspyddid, Brecon LD3 8NS

15/12940/LBC N: 227716 Mr Tom Bullough for Demolition of a Permit 9 February Delegated E: 300427 C20 conservatory and the construction 2016 Decision of a single storey extension (Listed Building Consent) at Cilwych Farm , Llanspyddid, Brecon LD3 8NS

15/12942/CON N: 241844 Mr Nathan Dimbylow for Installation of Permit 11 January Delegated E: 323029 new windows (Variation/Renewal of 2016 Decision Conditions) at 1 Greenfield Industrial Estate, Forest Road, Hay-On-Wye Hereford Powys HR3 5FA

15/12945/FUL N: 213759 Mr R W Langford for Proposed Permit 15 January Delegated E: 274409 extension to garage to create annex to 2016 Decision dwelling (Full Application) at Brambletye , 66A Brynbrain, Cwmllynfell Swansea SA9 2WJ

15/12949/FUL N: 207688 Mr Raymond THomas for Renewal of Permit 22 January Delegated E: 290124 roof including 2 x pitched roof to 2016 Decision dormers (front) and removal of chimney to pine end wall. All new lead work to roof and new guttering and downpipes (Full Application) at 10 High Street, Pont Nedd Fechan, Neath Powys SA11 5NP

15/12951/FUL N: 219915 The Hon Dame Shan Legge Bourke for Permit 13 January Delegated E: 319801 Construction of 2 childrens climbing 2016 Decision frames adjacent to the existing building The Nantyffin Cider Mill (Full Application) at Nantyffin Inn, Brecon Road, Crickhowell Brecon Powys NP8 1LP

15/12953/MINO N: 219740 Mr & Mrs Manning for Minor Permit 16 December Delegated R E: 315292 Amendment to Application 2015 Decision 13/08868/OUT and 13/12633/REM. Removal of conditions 17 and 18 to the Code for Sustainable Homes. (Non- Material Changes (Minor Amendments)) at Highfield, Cwmcrawnon Road, Llangynidr Crickhowell Powys NP8 1LS

15/12958/FUL N: 211143 Mr Steve Richards for Two storey Refuse 18 January Delegated E: 305660 extension with balcony on flat roof (Full Reason/s: 2016 Decision Application) at Valley View , Evans Row, U26791 Pontsticill Merthyr Tydfil CF48 2UE Reason/s:- The proposed roof terrace, by reason of its location and 1.8 m high fence, will have a detrimental impact on the character and appearance of the host dwelling, and will be out of keeping with the form and character of the area. The roof terrace would result in an overbearing development to the detriment of the amenity of neighbouring properties. The development is therefore contrary to paragraph 3.1.7 of Planning Policy Wales (Edition 8: January 2016) and, Policies 1(a) and 27 (a) of the Local Development Plan 2013.

15/12965/TPO N: 217297 Western Power Distribution for To Permit 15 January Delegated E: 324122 crown reduce a mature Oak (Tree 2016 Decision Preservation Order) at Llangenny, Crickhowell,

15/12970/TPO N: 215771 Western Power Distribution for Works Permit 15 January Delegated E: 327604 to trees to make power lines 'storm 2016 Decision resilient'. (Tree Preservation Order) at Land Above Ty'r Y Wen Farm, Near Maes Berllan, Abergavenny NP7 7EY

15/12974/FUL N: 218675 Mr & Mrs Robert Moreton for Repair, Permit 25 January Delegated E: 328850 refurbishment and extension of cottage 2016 Decision and replacement outbuilding. (Full Application) at Upper Cefn Minog , Bettws, Abergavenny NP7 7LF

15/12976/MINOR N: 216673 Mr Andy Godden for Minor Permit 21 December Delegated E: 331062 Amendment to 15/12548/FUL to 2015 Decision redesign of resident communal open space by removal of conifers (Non- Material Changes (Minor Amendments)) at Former Woodland Tree Services , Hereford Road, Abergavenny NP7 6PA

15/12979/MINOR N: 206977 Mr Peter Brookes for Minor Permit 22 December Delegated E: 295189 amendment to application number 2015 Decision 15/12353/CON, Proposed timber external stairs to provide access to a storage area in roof space. (Non- Material Changes (Minor Amendments)) at Lletty Rhys Farm, Penderyn, Aberdare Rhondda Cynon Taf

15/12980/FUL N: 226062 Mr David Williams for garage extension Permit 21 January Delegated E: 318440 to existing domestic property (Full 2016 Decision Application) at Site Within Boundary Of Bryn Garage Site, , Pont Blaenau,, Cwmdu,

15/12983/DISC N: 220076 Mr AWT Jones for Discharge of Permit 11 January Delegated ON E: 331043 conditions 3, 4, 5 and 7 pursuant to 2016 Decision planning permission 13/09740/FUL (Approval of details reserved bycondition) at Penyclawdd Barns , Penyclawdd Lane, Penyclawdd Crucorney NP7 7LB

15/12984/DISC N: 233898 Mr Mark Stevens for Discharge of Split 26 January Delegated ON E: 315739 conditions 10, 21, 23 and 24 pursuant to Decision 2016 Decision planning permission 14/11433/FUL Discharge 27.01.16 - Conds 10,21, and 24 Conditions discharged. Cond 23 remains to be discharged (Approval of details reserved bycondition) at School Lane, Talgarth, Brecon Powys LD3 0AU

15/12985/TRCA N: 229004 Mr Simon Holland BSc MRICS for Permit 8 January 2016 Delegated E: 304368 Removal of yew tree in the grounds Decision (Work to trees in con area) at Brecon Cathedral Churchyard, Cathedral Close, Brecon Powys LD3 9DP

15/12998/FUL N: 224524 Ms Wendy Rees for Construction of Withdraw 4 February Delegated E: 298542 outbuilding for secure garage and 2016 Decision general storage, annexed. (Full Application) at Old Coach House, Glanrhyd, Libanus Brecon Powys LD3 8NG

15/12989/FUL N: 225261 Mr H Havard for Excavation and Permit 1 February Delegated E: 294333 installation of biofertiliser lagoon, access 2016 Decision area and 1.8m mesh fence (Full Application) at Land To The North East Of Cwmbrynich Farm , Sennybridge, LD3 8SS

15/13009/CON N: 219298 Mr & Mrs C & H Phillips for To remove Permit 9 February Delegated E: 315545 condition 3 of planning permission 2016 Decision P16499 (Variation/Renewal of Conditions) at Land Off James Street (garden Of Belmont Cottage), Llangynidr, Powys

15/13010/FUL N: 219311 Mr & Mrs C & H Phillips for Addition of Permit 29 January Delegated E: 315538 a connected storage building for fabric, 2016 Decision materials and other items, B1 use, removal of existing caravan (Full Application) at Land Off James Street, Llangynidr, Powys

15/13013/CPE N: 242215 Mrs Joyce Forwood for Use of Pear Permit 21 January Delegated E: 322734 Tree House as a single dwellinghouse 2016 Decision (Certificate Existing Lawful Use/Dev) at Pear Tree House, 6 Church Street, Hay- On-Wye Hereford Powys HR3 5DQ

15/13019/FUL N: 219065 Mr E Khan for Proposed retention of Refuse 10 February Delegated E: 321433 canopy structure over existing outside Reason/s: 2016 Decision seating/dining area, repair/replacement U27165 of dilapidated fence to raised patio, and improved disabled access. (Full Application) at Red Indigo Indian Restaurant , Crickhowell, Powys NP8 1DL

Reason/s:- The siting, scale, design, materials, and finish of the timber canopy structure results in an overly dominant extension to the listed building which is detrimental to its modest vernacular character. The proposal is therefore contrary to the provisions of Policies 15 and 17 of the Brecon Beacons National Park Authority Local Development Plan.

15/13020/LBC N: 219065 Mr E Khan for Proposed retention of Refuse 10 February Delegated E: 321433 canopy structure over existing outside Reason/s: 2016 Decision seating/dining area, repair/replacement U27167 of dilapidated fence to raised patio, and improved disabled access. (Listed Building Consent) at Red Indigo Indian Restaurant , Crickhowell, Powys NP8 1DL

Reason/s:- The siting, scale, design, materials, and finish of the timber canopy structure results in an overly dominant extension to the listed building which is detrimental to its modest vernacular character. The development is therefore considered to not comply with the provisions of Policies 15 and 17 of the Brecon Beacons National Park Authority Local Development Plan.

15/13021/REM N: 213956 Mr M Coles for Reserved matters Permit 2 February Delegated E: 273423 application, with details relating to 2016 Decision layout, scale, appearance and landscaping (pursuant to planning permission 13/18916/OUT for 2 dwellings). (Approval of Reserved Matters) at Land adjoining Min y Mynydd, Cwmgarw Road, Rhosaman, ,

15/13022/MINOR N: 213956 Mr M Coles for Minor Amendment to Permit 5 January 2016 Delegated E: 273423 application 13/08916/OUT - Due to a Decision change in recent national planning policy, we seek the removal of Condition 17. (Non-Material Changes (Minor Amendments)) at Land Adjoining Min Y Mynydd, Cwmgarw Road, Rhosaman

15/13030/FUL N: 223241 Mr Martin Farr for Change of use of Permit 2 February Delegated E: 318128 property Efail-Bach, Cwmdu from a self 2016 Decision contained "Granny Flat" to a short term holiday let. (Full Application) at Efail Bach, Efail Isaf, Cwm-du Crickhowell Powys NP8 1RU

15/13031/CON N: 215135 Mr Rodger Guy for Variation of Permit 8 February Delegated E: 324907 Condition 2 (Planning Permission 2016 Decision 15/12184/FUL) Provision of a new Reception extension together with a through corridor escape access and additional teaching space (Variation/Renewal of Conditions) at Gilwern Primary School, Cae Meldon, Gilwern Monmouthshire NP7 0AY

15/13032/TRCA N: 218501 Mrs Herring for Felling of one Permit 22 January Delegated E: 321893 Macrocarpa Cupressus, standing very 2016 Decision close to boundary wall (South) and overhanging neighbours cottage blocking light and brushing against roof and walls (close to entrance gate on left past yewtree) (Work to trees in con area) at Malthouse, Standard Street, Crickhowell Powys NP8 1BP

15/13037/FUL N: 223226 Mrs A Medhi for Form two agricultural Withdraw 11 February Delegated E: 272370 access gates (Full Application) at Beili 2016 Decision Home Farm , Gwynfe, Llangadog SA19 9PU

15/13039/FUL N: 225984 Mr Jonathan Griffiths for Construction Permit 4 February Delegated E: 308692 of detached WC and Shower Block (Full 2016 Decision Application) at Cambrian Cruisers, Ty Newydd, Pencelli Brecon Powys LD3 7LJ

15/13051/FUL N: 214661 Ms V Grey for Single storey extension Permit 11 February Delegated E: 324495 to the north gable of the existing 2016 Decision dwelling (Full Application) at Uplands Cottage, Dan Y Bont, Gilwern Monmouthshire NP7 0DD

15/13054/DISC N: 216425 Mr Joe Daggett for Discharge conditions Permit 9 February Delegated ON E: 332913 4, 6 and 7 pursuant to planning 2016 Decision permission 15/11944/FUL (Approval of details reserved bycondition) at Existing Layby Car Park And Field Off The B4521, Skirrid Car Park,

15/13065/DISC N: 227869 Mr Jeremy Crockett for Discharge of Permit 25 January Delegated ON E: 303072 Condition 3 pursuant to Planning 2016 Decision Permission 15/12433/FUL (Approval of details reserved bycondition) at Unit 16 , Ffrwdgrech Industrial Estate, Brecon Powys LD3 8LA

16/13076/DISC N: 215027 Mr Martin Hayward for Discharge of Permit 22 January Delegated ON E: 324756 Contions 3 and 4 pursuant to Planning 2016 Decision Permission 15/12734/FUL (Approval of details reserved bycondition) at Woodvale, Common Road, Gilwern Monmouthshire NP7 0DR

16/13126/TELN N: 206949 BT PLC for Install 1x BT DSLAM TEL 19 January Delegated OT E: 330280 equipment cabinet. Permitted 2016 Decision (Telecommunications Notifications) at Developm PCP011V2 Byrgwm Road, Opp Ty-Boda, ent Llanover Abergavenny NP7 9EP

16/13117/DISC N: 231959 Black Mountains Gliding Club for Permit 11 February Delegated ON E: 317275 Discharge condition 4 pursuant to 2016 Decision planning permission 15/12282/FUL (Approval of details reserved bycondition) at Black Mountains Gliding Club, Talgarth, Brecon Powys LD3 0EJ

16/13131/LBC N: 228573 Mr Kevin Staples for Temporary Withdraw 25 January E: 304561 erection of two signs promoting 2016 candidate in advance of Welsh Assembly Election on 5 May 2016 (Listed Building Consent) at 4A Lion Yard, Brecon, Powys LD3 7BA

16/13170/FUL N: 228423 Mrs Eimear Boyde for To drop the kerb Planning 11 February Delegated E: 303524 nearest to the property in order to gain Permission 2016 Decision access to a newly installed driveway at Not the property. (Full Application) at 26 Required Adelaide Gardens, Llan-Faes, Brecon LD3 8DD

AGRICULTURAL NOTIFICATIONS DELEGATED TO THE NATIONAL PARK OFFICERS

App No. Grid Ref. Applicant, proposal, type, address Decision Date Decision Issued Type

15/13007/AGR N: 229270 Mr David Jones for Erection of AGR 8 January Delegated E: 298628 agricultural building for storage of hay Permitted 2016 Decision and straw (Agricultural Notification) at Development Aberbran Fach, Aberbran, Brecon Powys LD3 9NG

15/13035/AGR N: 228343 Mr S Forsyth for Agricultural building AGR 13 January Delegated E: 292188 for storage of fodder and machinery Permitted 2016 Decision (Agricultural Notification) at Old Development Railway Line , Sennybridge, Brecon Powys

15/13036/AGR N: 224062 Mr Ieuan Williams for The forest roads AGR 8 January Delegated E: 329155 marked red on the site plan require Permitted 2016 Decision maintenance to deal with the timber Development traffic required to extract the timber. (Agricultural Notification) at Llanthony Forest , Llanthony, Monmouthshire

15/13052/AGR N: 227100 Mr Gatehouse for Building for storing AGR 21 January Delegated E: 315009 fodder and implements (Agricultural Permitted 2016 Decision Notification) at Cae Cottrell Farm, Development Llangorse, Brecon Powys LD3 7UH

16/13106/AGR N: 205616 Mr David Morgan for Agricultural Portal AGR 11 Delegated E: 331178 Frame (Lean To) (Agricultural Permitted February Decision Notification) at Pydew Farm, Goytre, Development 2016 Monmouthshire NP4 8SN

FRINGE APPLICATIONS DELEGATED TO THE NATIONAL PARK OFFICERS

App No. Grid Ref. Applicant, proposal, type, address Decision Date Issued Decision Type

15/12886/FRI N: 242058 Powys County Council for Fringe 19 January Fringe E: 321996 Development of 80 residential houses Comments 2016 comments and associated works (relates to 15/12443/FUL) (Fringe Consultation) at Development Adjacent Gipsy Castle Lane, Hay-on-Wye, Hereford HR3 5PW

15/12933/FRI N: 242067 Powys County Council for Construction Fringe 19 January Fringe E: 321995 of 5 dwellings or part of thereof and Comments 2016 comments associated works (in conjunction with residential development of 80 residential units in total and associated works) (relates to 15/12443/FUL) (Fringe Consultation) at Development Adj Gipsy Castle Lane, Hay-On-Wye, Hereford Powys

The area of development within Powys County Council relates to the overall development of a site allocated for residential development within the Brecon Beacons National Park Authority Local Development Plan. The allocation is site code DBR-HOWA and is allocated for residential development and is expected to provide 62 dwellings. The two applications are interdependent with the area in Powys offering public open space, physical development in the form of five dwellings and the provision of infrastructure including a drainage channel. The application in our planning area contains the highway access, the bulk of the housing development and infrastructure. The development in the Powys planning area will it appears be critical to determining the acceptability of the proposal. The National Park Authority will therefore seek to work closely with your Authority in order to appropriately consider and determine these applications.

The National Park Authority through this letter is seeking to inform you of the appropriate legal framework for considering the application which is cross border and impacts the National Park. The Authority is currently considering the related planning application (ref: 15/12443/FUL). The National Park Authority does not wish to prejudice the decision on this application by commenting on the specific merits of the proposal within the Powys County Council planning area. It is however our view that the development in the Powys planning area is critical to the acceptability of the application we are considering. We will seek to work together with you further in the consideration and determination of the overall development proposal.

15/13012/FRI N: 204777 R. T. C. County Borough Council for Fringe 22 December Fringe E: 294601 Proposed Southern Extension to Tower Comments 2015 comments Surface Coal Mine Site (Fringe Consultation) at Tower Surface Coal Mine, Treherbert Road, Hirwaun Aberdare

It is proposed to extend the existing colliery site some 26 hectares to the south, which would extend the coaling operations at the site from the existing expiry date of March 2019 to November 2020. The site is set approximately 1km from the National Park boundary. The extension to the site is set on the further southern side of the existing site, away from the National Park. Whilst, given the height of the operations which are set higher up the hill it is understood that an overburden mound would remain which will all but obscure the additional works from northern views.

In this respect the visual impact of the extension, in terms of views from, and indeed into, the National Park is considered to be limited, however full details of this should be submitted in the submitted ES.

Whilst the existing consent is subject to numerous conditions relating to landscaping and impact upon the highways network, the extending of the operational time period of the site, whilst extending the reach of works and possibly the amount of traffic to and from the site may have an increased burden on the surrounding road (and rail) networks which extend into the National Park. This may lead to the undermining of the special qualities of the National Park. It is considered that careful consideration must be given towards the potential highways impact of the proposal.

15/13045/FRI N: Monmouthshire County Council for Fringe 6 January 2016 Fringe E: Installation of a lattice telecoms tower Comments comments to supply broadband to the surrounding (Fringe Consultation) at Land Known As Little Skirrid Dobsons Farm To Ty Hir Coldbrook Abergavenny, ,

The proposed 30.5m lightweight lattice tower, hosting 8 radios and associated equipment is sited some distance from the National Park boundary on the eastern site of Abergavenny (approx. 2km from its centre) and the A465, and is intended to improve broadband coverage in the area.

Whilst its height is excessive and the elevated site chosen is prominent and otherwise empty structures, the mast will be partially obscured by the existing tree coverage and is designed to appear lightweight. Whilst the structure, given its height and siting, will be visible from the surrounding areas of higher ground and surrounding public rights of way network, the mitigation of the phased approach, so that the structure is limited to 12m in height for the initial 7 years in order for surrounding trees to grow, will ensure that the structure is not, on balance, considered to be unduly prominent will not have an unacceptable visual impact upon the wider area and from views from, and into the National Park. The associated equipment, solar panels outdoor cab and fencing will not be visible given their limited height.

Whilst no objection is raised, it is requested that should the Council be minded to approve the planning application that a number of conditions are imposed to ensure the development is adequately controlled regarding the height of the structure, the phasing of the construction, the associated equipment and fencing, their final location, the overall finish including colour etc.

16/13081/FRI N: 213235 Mons CC for Installation of freestanding Fringe 26 January Fringe E: 329555 7metre totem sign for McDonalds Comments 2016 comments Restaurant (Fringe Consultation) at Westgate, Land Off Merthyr Road, Llanfoist Fawr Abergavenny NP7 9AQ

The National Park Authority, based on the current information available, OBJECTS to the proposed development on grounds that the proposed permanently illuminated advertisement proposals by reason it its elevated position in very close proximity to the National Park Authority boundary would have a detrimental landscape and visual impact on both views into and out of the National Park to the detriment of its special qualities.

Whilst it is understood that the proposal will result in the removal of existing unsightly buildings, concern are raised in relation to the totem sign due to its elevated siting and external lighting. In particular, it is considered that the proposal would interrupt views into and ut of the National Park and would introduce a highly visible vertical feature and would also introduce a feature that would be highly visible at night to the detriment of the overall character of this area and the setting of the National Park and the area of the Blaenavon World Heritage site situated within. The proposal would by reason of its elevated position, 24hr illumination and a lack of landscaping in the Authority’s opinion, create an intrusive feature in the skyline interrupting views of the National Park to the detriment of its special qualities. The permitted restaurant and associated signage will be clearly visible from the A465 and the National Park Authority considers additional 7m high signage unnecessary.

Whilst the submission of additional information may allay some of the above concerns, at present based upon the information submitted, the Authority OBJECTS to the proposal as it would result in the introduction of an intrusive form of development in an elevated position, illuminated for 24hr period that would interrupt views into and out of the National Park to the detriment of its special qualities.

16/13150/FRI N: 216281 Monmouthshire County Council for Fringe 11 February Fringe E: 330977 Steel Framed Agricultural building Comments 2016 comments (Fringe Consultation) at Deri Farm,, Llantilio Pertholey, Abergavenny NP7 6NY

The proposed agricultural building is located approximately 165 metres to the south of the Brecon Beacons National Park boundary. Given the height and scale of the proposed development, it is not considered that the proposed building will have an unacceptable visual impact upon the wider area which includes views from, and into the National Park. The proposed materials of the building are typical for a structure of this type and do not detract from the agricultural character and appearance of the area.

It is not considered that the proposed development will cause undue harm to the National Park.

Planning Obligations 9th February 2016

Key:

AH – Affordable Housing BIO – Biodiversity COF – Community Facility EDU – Education HER – Heritage HIW – Highways/Transport AF – Affordable Housing Contributions OTH – Other REC – Recreation/Open Space/Footpath RED – Rural Enterprise Dwelling/Land Tie

With other party/parties With the Authority / Authority’s external solicitors Current Application Applicant/ Site/ Development/ Planning Committee Date Status Number Developer Location Proposal Obligations Date Completed Ty Doli, Pandy, Mr D. Hodgkins 10/05791/FUL Monmouthshire Change of use to football pitch COF 12/07/2011 12/11/2014 DISPOSED (Pandy Football Club)

Beacons Vet Centre, Ashfield Place, Demolition of existing buildings 12/07847/OUT Mr A.Westwood AH, HIW, REC 29/01/2013 29/09/2014 DISPOSED Llanfaes, Brecon, LD3 8EG Creation of 8no. dwellings

Residential development comprising Land off High Street, Talgarth, Powys, LD3 13/10186/FUL Wyro Developments Limited of 8 no. dwellings with associated AH, HIW, EDU 21/10/2014  0PG gardens and car parking

Old School (Land to Rear of), Bethlehem, AH(20%(1)) 07/01405/OUT Mr G. Bowen 5no. dwellings 01/03/2011  Carmarthenshire HIW, REC(£1k)

Conversion of existing building into 9 13/09861/FUL 30 High Street, Brecon one bedroom flats, 1 two bedroom Mr Mahmood Ali AH  13/09860/LBC flat and 1 two bedroom dwelling and retention of works Alterations, extension and subdivision

of the West End Fish Bar (22 Orchard West End Fish Bar. 22 Orchard Street, 13/09649/FUL Mr Murat Ongun Street) to form one Class A3 unit and AH 29/07/2014  Llanfaes, Brecon two units of residential

accommodation Residential Development (Outline with

Access, Layout and Scale) (Appearance 13/10289/OUT Mr Dai Hawkins Ty Clyd Close, Govilion AH,EDU,REC 21/10/2014  and Landscaping reserved for

subsequent approval)

Page 1 of 2 Current Application Applicant/ Site/ Development/ Planning Committee Date Status Number Developer Location Proposal Obligations Date Completed Removal/Demolition of a stable building and construction of 3 No. affordable housing units as an 13/09974/OUT MR John Thomas Ty Mawr, Llangorse exception site and 2 No. open market AH 10/12/2013  dwellings within the settlement boundary on unused land at Ty Mawr, Llangorse

Re-submission of outline planning 15/11964/OUT Mr Alan Howells Land at School Lane, Gilwern AH  permission 14/10694/OUT

Full planning permission for terrace of 14/11337/FUL Mr & Mrs R Ackroyd Land at Canal Bank Gardens, Brecon AH N/A (Delegated) COMPLETED four houses Demolition of existing garage together Green Meadows, Canal Bank, Brecon, 15/12509/FUL with erection of a single swelling and  Powys, LD3 7HH associated works  Land opposite The Meadows, Gypsy Castle Development of 80 residential units Persimmon Homes AH, REC  12/12443/FUL Lane, Hay-on-Wye and associated works Re-development of the former army camp at Cwrt y Gollen for mixed use development comprising residential 12/0875/OUT AH, REC, BIO, Crickhowell Estates Cwrt y Gollen Army Camp, Crcikhowell development, employment, a pre- 09/09/2014  HER, school day nursery, open space and community provision and associated infrastructure works

Page 2 of 2 Brecon Beacons National Park Authority

Internal Reporting: Planning Performance Figures From: 01 January 2016 To: 31 January 2016

Received Online Online% Decided OnHand 59 29 49.2 36 209

Approvals

Granted Refused %Approved 35 1 97

8 Week Performance

Under8Weeks Over8Weeks 8Wks% 25 11 69

Householder 8 Week Performance

Under8Weeks Over8Weeks 8Wks% 11 4 73

Age of Applications >8Wks >13Wks >16Wks >2Yrs 53 40 36 13

ENFORCEMENT FIGURES

Number Investigated Investigated Resolved Resolved of new in 84 days in more in 180 in more cases or fewer than 84 days or than 180 received days fewer days

June 2015 11 21 4 16 11

July 2015 8 12 3 8 5

August 13 14 1 5 6 2015

September 9 5 1 2 4 2015

October 15 9 0 5 10 2015

November 12 16 4 9 7 2015

December 14 8 0 2 1 2015

January 6 16 3 12 10 2016

Current Cases (01/01/2016- 12/02/2016)

Officer Active Backlog Suspended Total

Clare 16 24 40 Lisa 12 18 30 Sheila 9 31 13 53

37 73 13 123

Relevant Definitions Investigated means that the authority has considered the alleged breach of planning control and advised the complainant of their investigation Resolved means one of the following: a) A decision that, following investigation, no breach of planning control has occurred b) A decision that enforcement action is not expedient c) Planning permission is subsequently granted through an application or enforcement appeal d) An enforcement of breach of condition notice is complied with e) Direct action by the authority removes the breach of control

ENCLOSURE 9

SCHEDULE 12A LOCAL GOVERNMENT ACT 1972 EXEMPTION FROM DISCLOSURE OF DOCUMENTS

REPORTS: Delegated Decision Enforcement Reports – where no further action is required.

AUTHORS: Enforcement Officers

MEETING AND DATE OF Planning, Access and Rights of Way Committee MEETING: 1st March 2016

I have considered grounds for exemption of information contained in the report referred to above and make the following recommendation to the Proper Officer:-

Exemptions applying to the report:

 Information which is likely to reveal the identity of a particular person  Information relating to any action taken or to be taken in connection with the prevention, investigation, or prosecution of crime.

Factors in favour of disclosure:

 Facilitate the accountability and transparency of our decisions;

 Facilitate accountability and transparency in the spending of public money;

 Allow individuals to understand decisions made by the authority

Prejudice which would result if the information were disclosed:

 Disclose the identity of individuals prior to a decision being taken whether or not to take action – causing unnecessary concern to the individual and public opprobrium if proceedings are not pursued.  Prejudice potential judicial proceedings

ENCLOSURE 9

My view on the public interest test is as follows:

I have considered the enforcement cases contained within the aforementioned reports to be presented to PAROW on the 1st March 2016 and have measured each case against the public interest test. For the reasons outlined above, I consider that the factors in favour of disclosure are outweighed by those against.

Recommended decision on exemption from disclosure:

For the reasons set out above, it is recommended that the information contained within these enforcement reports is exempt from disclosure.

Date: 15/02/16

Signed:

Post: Principal Planning Officer

I accept the recommendation made above.

______Proper Officer

Date: 23/02/2016