Brecon Beacons National Park Authority

Local Development Plan

Part One Report

Hay Assessment

May 2009

Contents

Introduction

Preferred Strategy and Settlement Hierarchy

Community Overview

Part One: Hay-on-Wye in context Part Two: Land Availability Study Part Three: Key Stakeholder Comments

Conclusion

Key Issues for Hay-on-Wye

Objectives for the LDP

Hay-on-Wye Vision

Proposed policy and land allocations

Introduction

This paper is one of a series of Settlement Assessment papers prepared by the Beacons National Park Authority (BBNPA) as part of the review of the evidence base for the Local Development Plan (LDP).

This paper considers the Settlement of Hay-on-Wye in detail.

The overall purpose is to establish, through a combination of desk surveys, consultations and site surveys, a set of policies and land allocations which are able to respond to the needs of each community whilst taking into account the special qualities of the National Park

To do this we carried out a ―3 step‖ survey

Step 1—‖paint a picture‖ of the place and its qualities Step 2—find out how much growth the place could take without harming the special qualities of the National Park Step 3—take into account what people told us technical experts (water, highways, drainage etc)

Local Residents and Town and Community Councils

This is summarised into a three part report for the settlement

Part one provides an overview of the settlement in context, drawing on diverse range of evidence to consider constraints and opportunities for future sustainable development of the area. The findings of this review of the evidence base is then summarised into a set of key issues for the area. From this position it will be possible to define settlement specific objectives for the area for the LDP to address.

Part two is a broad survey of the land available within Hay-on-Wye for future development. All land considered to be available for development has been assessed to determine its suitability. This survey is not intended to be prescriptive, not all land surveyed will be needed or relevant within the LDP; rather the survey is intended as an audit to determine the available land for development and to consider its potential to accommodate the levels of growth set out in part one of the document. The survey considered both land submitted as candidate sites to the Authority and areas of potential expansion to current development boundaries. In some cases the survey also considers land within current development boundaries which can accommodate development, but at time of survey is undeveloped.

It is possible therefore that there is land included within this survey that was not formally submitted as a candidate site. The inclusion of this land is important in order to establish a clear view of the capacity of the whole settlement, rather than just the identified sites. It was also considered important to ensure that all land was surveyed at the time of the survey visit, in order that alternative options were immediately available should the identified candidate sites prove to be unsuitable. Where land has been identified that was not submitted as a candidate site, then further investigations will be made into land ownership and availability. By carrying out this additional work is intended that the plan will be able to respond quickly to the possible scenario where a community has indicated that they are in favour of some growth for a settlement, but there are no suitable candidate sites available.

Part three: Consultation Responses will contain the results of consultations with communities and technical experts (such as Local Authority Highways Departments, Welsh Water, Environment Agency) to be conducted in Autumn 2009. This part of the report is currently in draft and contains only the results of the initial Town and Community Consultations conducted in 2008.

Report conclusion The report concludes by summarising the findings from both parts of the assessment as follows:

Key issues for the settlement,

Translating these issues into objectives for the LDP to address

Defining a vision for the future of the area

Setting out policy and land allocation solutions necessary to achieve the objectives for the settlement

The conclusion will form the basis of future consultation with communities and key stakeholders to be conducted in August 2009.

LDP Preferred Strategy and Settlement Hierarchy

The LDP Preferred Strategy contains a policy which governs how future development should be spread across the Park. How a place is ―classified‖ in this Policy will determine the level of growth this it will receive over the 15 year plan period

The LDP Preferred Strategy overarching aim is as follows

We want to ensure that all the communities in the Park are assured of a vital and sustainable future and are able to meet their day to day needs within the local community In order to ensure that this overarching objective is achievable we aim to provide land for a moderate level of growth (approximately 1500-1650 households within the Park Area over the plan period) to be distributed in accordance with a defined sustainable settlement hierarchy

Development within Primary Key Settlement Brecon is identified by the Spatial Plan as a Primary Settlement which is ―strategically placed to serve its surrounding communities.‖ Brecon will become the spatial hub to support opportunities for new employment and housing. Development options will contribute to the regeneration of Brecon in line with the vision of the Wales Spatial Plan.

Development within Key Settlements The Wales Spatial Plan identifies , Hay on Wye and Hay-on-Wye as Key Settlements. These areas will fulfill a role in serving both their resident population and surrounding settlements. They also provide links and influence to larger service areas outside of the Park. Within Key Settlements development will be focused to meet housing requirements, near to facilities and services to reduce over reliance on the private car. Employment opportunities will be focused within Key Settlements servicing the needs of the wider surrounding communities.

Other Listed Settlements: Outside the ―Key Settlements‖ there are a number of settlements which have a limited range of facilities which are able to meet the day to day needs of residents. These settlements may have capacity to accommodate some appropriately scaled development for housing, employment opportunities or community facilities which would support the vitality and viability of the area. This could be in the form of extended development limits for infill of one or two development limits for infill of one or two dwelling or an allocation for a number of dwellings. Such settlements may also be identified as suitable locations for allocations for employment use.

Level 4 Settlements These are settlements which are not appropriate locations to accommodate the general population growth or to provide employment land. However in response to community consultations, a need for development to support the long term sustainability of the settlement has been identified. In these settlements land may be identified for affordable hosing to meet local needs

Development outside of listed settlements

Development will be restricted to that which can be proved to be necessary in a given location. This could be development which is seeking to consolidate/diversify an existing, established business (including agriculture) or to produce wider identifiable community benefits. In all cases proposals must reflect and respect the character of the locality both in terms of its design and associated levels of activity. It‘s location in relation to existing settlements and facilities and to road access will also be carefully considered. Such development will be of a small scale and will be subject to meeting rigid criteria in order to protect the special qualities of the National Park.

Hay-on-Wye is identified as a key settlement for the area, the evidence set out below examines how this vision for the area can be translated into action.

Part One Hay-on-Wye Overview Hay-on-Wye Past Planning Policy and Previous Development Hay-on-Wye Key Statistics Hay-on-Wye Sustainability Questionnaire

Hay-on-Wye and National Park Special Qualities Hay-on-Wye Natural Environment Conservation Issues Landscape Character Hay-on-Wye Cultural Heritage Historic Landscape Nature of the Built Environment Hay-on-Wye Vitality and Viability Employment Opportunities Previous Development History Hay-on-Wye Connectivity Road Network Sustainable Transport Options Relationship to Other Settlements Hay-on-Wye Resilience to Climate Change Flooding Carbon Footprint Hay-on-Wye and Tourism Hay-on-Wye Community Defined Issues

Summary of Part One Key Issues

Objectives to be addressed by the LDP

Hay-on-Wye Overview Hay-on-Wye as a settlement dates back to Norman times, having grown up around the castle and St Mary‘s church. It is located beside the Black Mountains at the north eastern tip of the National Park, and is bordered by the National Park boundary to the north, east and west, by the River Wye to the north, and the English/Welsh border directly to the east. The historic town contains a number of notable buildings including St. John‘s Chapel, the Cheese Market and the Butter Market, and a wealth of listed buildings, some dating as far back as the 16th century. More recently Hay has achieved fame – and attracts significant numbers of visitors – as a result of its second-hand and antiquarian book shops. This reputation has led to the town hosting a number of literary-based festivals, notably the renowned Hay Festival of Literature and the Arts, currently in its fifth year and drawing substantial tourists to the town during May and June. A traditional market, held on Thursdays in the Memorial Square, the Butter Market and around the Town Clock, provides locals and visitors with the opportunity to purchase locally sourced produce. It is also a centre for canoeing and fishing, walking and riding, and even hang-gliding.

COMMUNITY STATISTICS

KEY STATISTICS: POPULATION There are 1469 residents within Hay Community Council Area. These residents make up 730 households, making the average household size to be 2.0 people. The average age of residents in 2001 was 43.6.

HOUSING In 2001 there were 816 dwellings available to house these 730 households. Of the remaining 86 dwellings, 51 were vacant and 35 were second residences or holiday homes.

The majority of dwellings (416) are privately owned, with 314 being rented (168 from public sector landlords and 146 from private sector landlords).

The housing stock is predominantly houses (127 detached houses/bungalows and 510 semi- detached houses/bungalows or terraces). Only 179 dwellings were flats. The average number of rooms per dwelling is 5.04.

EMPLOYMENT RATES Of the 1469 residents, 1043 are of working age. Of these, 674 residents were employed, 30 were unemployed and 319 were economically inactive (retired or unable to work).

TRAVEL TO WORK A slim majority of people (357) travel to work by motorcycle, car or van. Only 6 used public transport. A further 329 used alternative means of transport or worked from home. The average distance travelled to work was 9.19 miles (14.79 km).

HAY-ON-WYE SUSTAINABILITY QUESTIONNAIRE

As part of the LDP preferred strategy consultation, Community Councils were asked to complete a sustainability questionnaire for the settlements within their Community Council Area. The findings of these surveys give a good indication of comparative levels of services and facilities between the settlements in the National Park. They also give a better understanding of how residents access their services. The settlement survey was coded to determine a sustainability rating for each settlement. This sustainability rating provides a source of information in determining whether a settlement is considered to be a sustainable location for future development. In the Unitary Development Plan a hierarchy of settlements was developed using the scores derived from the process. Community Councils were asked to update this information, this provided a useful monitoring tool to check whether services and facilities were maintained during the intervening period between UDP and LDP preparation and whether there was a correlation between levels of development enabled through the plan and provision of services and facilities. In preparing the LDP a similar index for scoring sustainability was developed, however the results emerging have led to the conclusion that although this is an interesting measure it cannot be the only source of evaluation in determining the sustainability of a place. The nature of many of the settlements within the National Park means that whilst a place may not have a large range of services within its boundaries, it may still have a strong community. The ability to access services by means other than the private car is therefore only one aspect in determining whether a place is suitable or desirable location for future growth. During UDP preparation Hay-on-Wye scored 26 and was the second most sustainable location for development within the Park. The LDP score for Hay-on-Wye has increased to 36 and therefore remains in second place within the hierarchy. (Full details of the Sustainability Findings can be found at Appendix A).

Findings of the Sustainability Survey Hay-on-Wye is clearly one of the most sustainable locations within the National Park. It provides most services required for the town to be self-sufficient as well as the ability to serve as a key service-centre for smaller outlying settlements in the north-eastern region of the Park. The historic significance, cultural identity and its status as a key tourist destination is difficult to quantify as part of the Sustainability Assessment process, but is an important factor when considering the town‘s sustainability.

Issues for the LDP to address:

Ensure that future development maintains and strengthens the important strategic role Hay-on-Wye has as a service centre within north eastern areas of the Park.

Hay-on-Wye is designated as a Key Settlement within the LDP Settlement Hierarchy.

HAY-ON-WYE CONNECTIVITY ROAD NETWORK Hay-on-Wye is linked to Brecon via the A438 and the B4350, Hay also has good links to the A40 which acts as the main road to many major settlements in the park (Llandovery, , Abergavenny). The A438 provides a link to Leominster. For a route to Cardiff form Hay the A470 provides the quickest link, and to from Hay the A465 is the best road to take. Road Hierarchy Local Distributor Route: B4350 - Hay-on-Wye.

SUSTAINABLE TRANSPORT OPTIONS

Cycle Lanes: National Route 42, Including:

Lon Las Cymru (South) Route: Chepstow/Cardiff to via Aberfan, Abergavenny, Merther Tydfil, Brecon, Glasbury, with a link to Hay on Wye. Distance: Map shows 137 miles of route, of which 39 are traffic-free

Celtic Trail (East) Route: Severn Bridge to Swansea (Chepstow - Newport - Pontypridd - Port Talbot). Distance: 84 miles. Map shows 214 miles of route, of which 130 are traffic-free. The Celtic Trail covers 377 miles (in its entirety) of the most diverse scenery in Wales, taking you from the eastern 'Gateway to Wales' at the Severn Bridge, Chepstow, to Pembrokshire Coast National Park in the West.

Bus Routes: 39 - Hereford - Peterchurch - Hay on Wye - Talgarth – Brecon. Monday to Friday (not Bank Hols). Running from 0748 until 1846 (8 departures a day).

Relationship to Other Settlements

Service Centre Distance in Travel time by car Public Transport Time taken by Public Transport miles

Brecon 15.8 27 min Bus 44 min

Crickhowell 20.1 32 min Bus 1 hour 23 min

Talgarth 7.9 14 min Bus 19 min

Abergavenny 25.7 40 min Bus 1 hour 52 min

Cardiff 58.4 1 hour 31 min Bus 2 hours 22 min

Merthyr 35.4 56 min Bus 1 hour 29 min

Neath 52.7 1 hour 19 min Bus 2 hours 34 min

Pontypool 34.2 1 hour 3 min Bus 2 hours 12 min

Ystradgynlais 41.6 1 hour 3 min Bus 1 hour 50 min

Swansea 59.9 1 hour 33 min Bus 2 hour 55 min

Llandeilo 49.9 1 hour 16 min Bus 3 hour 38 min

Llandovery 37.4 56 min Bus 2 hour 24 min

Hereford 19.9 34 min Bus 57 min

Builth 19.3 31 min Bus 1 hour 27 min

SUMMARY OF CONNECTIVITY

Hay is well connected by road to Talgarth and Brecon in the south west, as well as Hereford to the east. Direct Bus Routes are available through route 39. Talgarth is under 20 minutes away by bus and Brecon just under 45 minutes.

Key Connectivity Issues SETTLEMENT NATURAL ENVIRONMENT Hay is well located to access two larger service centres; Brecon and

Hereford. Public transport supports this connectivity, with both locations being accessible within an hour.

HAY-ON-WYE NATURAL ENVIRONMENT

Conservation Issues The River Wye running along the northern border of Hay is both a designated Site of Special Scientific Interest and a Special Area of Conservation. A number of bat sitings have been recorded within the town as well. There are Section 3 woodlands and ancient woodlands outside the town.

LANDMAP Landscape Habitat BRCKNLH895 Usk Valley

Survey undertaken as part of the LANDMAP Landscape Habitat assessment found that the key features that define the areas biodiversity character are improved agricultural land of the Usk and Wye valleys centered upon Brecon. Improved grasslands dominate but arable farming is also practiced. In addition to the watercourses, hedgerows, mature trees and occasional small woodlands as well as isolated fields of unimproved or semi-improved grassland form the basis of the biodiversity interest. Evaluation summarised that the value of the area for biodiversity interest was medium due to the largely improved agricultural landscape. However analysis noted that the River Usk is the focus for biodiversity with habitats of international importance, as well protected sites within the larger area.

The full landscape habitat report for Hay-on-Wye can be viewed by following this link http://landmap.ccw.gov.uk/testsite_copies_of_sequence/map/PrintExtendedResults.aspx?filter=LH|BRCK NLH895&MapCollectionName=LandMap&Layer01=LH;BRCKNLH895

Issues for the LDP to address

The USK SSSI/SAC prohibits development along the River The Urban Bat population is healthy and should remain so throughout the LDP period.

HAY-ON-WYE GEOLOGY

LANDMAP Geological Landscape BRCKNGL625 Wye Valley

http://landmap.ccw.gov.uk/testsite_copies_of_sequence/map/PrintExtendedResults.aspx?filter=GL|BRCK NGL625&MapCollectionName=LandMap&Layer01=GL;BRCKNGL625

LANDMAP assessment summarises the geological landscape as the Wye river valley and flood plain with meandering course, becoming broader E of with wide flood plain. Steep escarpments along valley S of Builth, and bounding flood plain W-E to Hay (Ushaped). Alluvium in channel, generally narrow fluvioglacial and glacial sands and gravels flanking valley, moraine in upper valley, alluvial fans at tributary mouths. Fault controlled along some stretches (NE-SE, N-S). It rates the value of the geological landscape as Moderate (Major glacial/fluvioglacial valley floor and floodplain), the condition as Good (Regional floodplain geomorphology), and the trend as Constant.

Key Issues for the LDP to address Determine the extent and quality of the Sand and Gravel resource

HAY-ON-WYE CULTURAL HERITAGE

Hay-on-Wye derives its name from the Norman French La Haie, meaning an enclosure or forest clearing. The town has grown up around the castle and St Mary‘s Church, and the current Conservation Area has been designated centering around this. It has been a requirement that new developments in the historic core reflect the historic nature of the town. There are areas of archaeological sensitivity throughout the town, as well as a Scheduled Ancient Monument at Castle Mound and at the Castle, along with the historic garden also at the castle.

LANDMAP Historic Landscape BRCKNHL846 Hay

Summarises Hay-on-Wye as a medieval castle-borough and market town which became an important regional commercial and transport centre in the post-medieval period and although it failed to develop as a significant industrial centre it has more recently emerged as a regional cultural and tourist centre. Part of the area falls within the Hay-on-Wye conservation area.

http://landmap.ccw.gov.uk/testsite_copies_of_sequence/map/PrintExtendedResults.aspx?filter=HL|BRCK NHL846&MapCollectionName=LandMap&Layer01=HL;BRCKNHL846

Key issues for the LDP to address

The historic nature of Hay-on-Wye adds much to its character and sense of

place, and this should be maintained and enhanced during the LDP period. Areas of archaeological sensitivity were drawn up for the Local Plan – these should be re-evaluated and updated for the LDP.

HAY-ON-WYE CULTURAL LANDSCAPE

LANDMAP Cultural Landscape BRCKNCL253 Hay on Wye

http://landmap.ccw.gov.uk/testsite_copies_of_sequence/map/PrintExtendedResults.aspx?filter=CL|BRCK NCL253&MapCollectionName=LandMap&Layer01=CL;BRCKNCL253 LANDMAP assessment summarises Hay-on-Wye as a delightful Border town with a long history, has become as a consequence, initially, of Richard Booth, achieved international status as a major bookshop centre and for the Hay Literary Festival that has attracted international speakers. The town with its neighbour also featured in the writings of Francis Kilvert in the 19th century. Its location, its rich built heritage and the association with literature has given Hay great cultural significance. It‘s important to note that Hay has a very high cultural landscape value because of its strong associations from literary based activities (book sales and Festival and self-promotion through Richard Booth‘s efforts) and tourism generally. The quality of the built and natural environment is an additional factor. It rates the value of the cultural landscape as Outstanding (Internationally recognised for books and the Festival), the condition as Good (Culturally rich from a historic and contemporary viewpoint), and the trend as Improving (The Festival continues to lend great cultural significance to the area).

Key issues for the LDP to address

Hay-on-Wye’s cultural identity does not appear to be in danger. It has a very strong sense of place as a result of its nationally recognised association with literature and the arts. Ensure future development does not impede in any way on the success of the towns festivals.

HAY-ON-WYE LANDSCAPE CHARACTER LANDMAP Visual and Sensory BRCKNVS527Hay on Wye

http://landmap.ccw.gov.uk/testsite_copies_of_sequence/map/PrintExtendedResults.aspx?filter=VS|BRCK NVS527&MapCollectionName=LandMap&Layer01=VS;BRCKNVS527 LANDMAP assessment summarises the visual and sensory qualities of Hay as lying adjacent to the river Wye on sloping land which gives particular character to its busy traditional core. This core consists of solid stone (old red sandstone/brownstone) and rendered buildings with slate roofs, sometimes stone slates, which are laid out to a medieval pattern of streets and spaces which run around the base of Hay Castle. There is a mix of bookshops cafes, pubs, craft shops for visitors as well as shops for the local community. The outskirts of the town have spread, particularly to the west in the 20th century pattern, but this is mostly on flat land set above the river floodplain level and north of the main approach road from the west. The town is screened from the Wye by substantial trees and is separated from it by its elevation. It rates the sense of place as Strong (Distinctive town core with attractive streets and plethora of bookshops).

Issues for the LDP to address Development appropriate to the towns historic core, whilst providing a mix of housing types. Development enhancing the retail provision and tourism opportunities.

.

HAY-ON-WYE FLOODING CONSTRAINTS

Location of flood: As can be seen on the map above, there is little risk of flooding from the River Usk. Any potentially problematic areas are to the north of the river spreading away from Hay.

Key Issues for flooding

Impact on existing development: None.

Consequences for future

development: Areas suitable for future development are to the west or south of the town, and are not in danger of potential flood

risks.

Explanation of Development Advice Maps taken from TAN15: Zone Classifications Development Advice B Generally suitable for most forms of development. Assessments unlikely to identify consequences that cannot be overcome or managed to an acceptable level. Planning consent unlikely to be refused on grounds of flooding. C1 Plan allocations and applications for all development can only proceed subject to justification in accordance with section 6 and acceptability of consequences in accordance with section 7 and Appendix 1. C2 Flooding consequences associated with emergency services and highly vulnerable development are not considered to be acceptable. Plan allocations should not be made for such development and planning applications not proposed.

HAY-ON-WYE PAST PLANNING POLICY

Local Plan (adopted May 1999) The Local Plan set out the allocation of dwelling units to Hay-on-Wye. This identified 107 Residential Units with permission. 50 of these were split across allocated sites, the remaining 57 were permitted on unallocated sites.

Unitary Development Plan (Approved March 2007) Hay-on-Wye scored well in the UDP settlement assessment, ranking 2nd in the Hierarchy. It was defined as a first tier settlement. UDP settlement assessment found that during the Local Plan period 1995-2000 permission had been granted for only 45 dwellings, at time of publication in 2001, 41 were unbuilt. The UDP allocated five sites in Hay, four of which have been developed, and one is currently under construction. It was felt during the production of the UDP that there was sufficient land within the town for growth during the Plan period.

HAY-ON-WYE RETAIL

Hay on Wye consists of a decent variety of comparison stores as there are eighteen different types with the dominance of clothing and jewellery/antiques stores apparent. The town specialises in book shops, and this type of shop commands 34.5% of the total number of comparison shops in the centre. The provision of convenience stores is also sufficient and there is a good variety of services which cater for local needs as well as tourists such as the nine cafes or six pubs. In the town centre area the presence of retail is relatively healthy with 49.3% of the unit’s surveyed being in the A1 category while 76.7% of the primary frontages and 35.7% of the secondary frontages are of this use. The quantity of vacant units is low as only 1.4% of the units surveyed were empty but these are slightly concentrated on the primary frontages (3.3%), while there were no vacant units on the secondary frontages. Since 2005 the centre has experienced a 4% decrease in the number of units considered to be of the A1 (retail) use class, a 1% decrease in vacant units and a 7% increase in D1 (Non-residential institutions). As Hay on Wye can be construed as a tourist destination a survey conducted by the tourism department was analysed. A high proportion of those questioned felt that the range of shops was good or excellent thus highlighting the importance of safeguarding this provision as well as identifying the centre’s future role, in line with National guidance.

Use Classes in Hay 2009 D1 Sui Vacant C1 10% 2% 2% 5% B1 3%

A3 13%

A1 59% A1: Shops A2 A2: Financial & professional services 6% A3: Food and drink

B1: Business

C1: Hotels and hostels

C2: Residential institutions

D1: Non-residential institutions D2: Assembly & leisure Sui Generis: Does not fall within any use class

Primary frontages in Hay-on-Wye

Key Issues for the LDP to address

A third of Hay-on-Wye’s shops house second-hand and specialist books, to such an extent that the town has become renowned for it and attracts many visitors for this reason.

The largest use classes within Hay are A1 (shops) and A3 (food & drink), with a recent decrease in vacant units. This has created a vibrant retail centre enhancing the towns appeal to tourists and should be strengthened through LDP policies.

HAY-ON-WYE TOURISM

Hay-on-Wye hosts a number of festivals attracting significant numbers of tourists. It has become a destination hot-spot for literature and arts.

The Guardian Hay Festival of Literature and the Arts http://www.hayfestival.com/wales/index.aspx?skinid=2¤cysetting=GBP&localesetting=en- GB&resetfilters=true Held annually for the past five years during May and June, the festival brings together well-known writers, comedians and musicians for ten days, and attracts approximately 85,000 people from across the world.

How The Light Gets In – The Philosophy Festival at Hay http://www.howthelightgetsin.org/ Running alongside the Festival of Literature and the Arts, ‗How The Light Gets In‘ showcases leading thinkers in philosophy mixing with cutting edge musicians and performers.

The Guardian Hay Festival Winter Weekend

Artisans at Hay – art fair occurring during the Hay Festival offering contemporary jewellery, knitwear, wood-turning etc.

Hay-on-Wye Food Festival – held in June with over 50 companies

Hay-on-Wye Horse and Pony Show - July

Issues for the LDP to address

The value of Hay-on-Wye as a tourist destination contributes significantly to the local economy, and the appeal of Hay-on-Wye as a destination attracts many visitors to the area who may not of otherwise have chosen to visit the National Park. Tourism in Hay-on-Wye must be supported by the LDP and appropriate development addressed. Festivals held within Hay-on-Wye have become synonymous with the town and add much to its cultural identity. This is turn has made Hay a key tourist destination within the Park. Policies must ensure these remain constant. Summary of Key Issues for Hay-on-Wye

The area has a very strong tourism value with its reputation for books and literature, and its associated festivals. This should be maintained and enhanced during the LDP period. Protect vibrant retail centre within the defined retail core with a strong emphasis on independent specialist retailers. Maintain strong sense of place formed by location within landscape and historical / cultural associations. High provision of quality places to eat and drink has the making of vibrant night time economy. Previous plan period has brought a moderate level of development to the town. Any future growth should enable a mix of housing types and tenure options. Sense of place and character of the settlement is derived from high quality architecture within conservation area. Future development within the area should be respective of this rich architectural tradition. Development potential somewhat constrained by location within landscape setting. River Usk to the north prohibits the spread of the town northwards, and the boundaries to the east and west will restrain growth.

Objectives to be addressed by the LDP

Need for development must be identified to justify development of Greenfield sites which may potentially compromise landscape character or require development on land which may be seen as spreading Hay unnecessarily to the south and west. New development should help to contribute not detract from strong sense of place provided by the surrounding landscape, cultural heritage, and historic built environment. LDP policies need to support the vitality of an already thriving tourism industry within Hay-on-Wye, capitalizing on the towns reputation as a centre for literature and the arts. Retail policies should maintain retail core and encourage and grow the current local market that proliferates within the Town The creation of a village design guide to ensure all new development respects the architectural heritage of Hay-on-Wye should be incorporated into SPG to support LDP Design Policies. Ensure all designated areas which are required to be protected from development are identified on proposals maps, including if found to be appropriate the Sand and Gravel resource.

Level of Growth Key Settlement

Sustainable location to support residential and employment need of community and surrounds Sustainable location in terms of connectivity to other settlements by public and private transport Development land identified in small pockets to the south, east and west of the settlement will provide for medium level of growth to support the needs of the community for the plan period. Live work schemes encourage within new development to enable flexible and sustainable working patterns.