5 Population and housing

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ALL PLANNING APPLICATIONS WILL BE JUDGED AGAINST THE GENERAL PLANNING POLICIES IN SECTION 2, IN ADDITION TO THOSE IN THIS AND OTHER RELEVANT SECTIONS.

POPULATION 5.1 The population of the National Park is unevenly spread. The majority live in the Usk Valley between Brecon and Abergavenny, with further clusters in the northern market towns of Hay and Talgarth and along the southern fringes of the Park. In the last decade there has been very little change in the population, but there has been growth in the number of households through a fall in household size. These trends are reflected in the provision being made for housing in this Local Plan during the Plan period. 5.2 Table 1 shows the population of the Park by former county. More detailed information is not available as the 1991 census areas do not coincide with the Park boundary. The closest estimate is of a total population of almost 32,000. Table 5.1 Population by former county Population Households % County % Park in Park in Park population population Powys 21648 8525 18.0 68 Gwent 7317 2860 1.6 23 Dyfed 1485 537 0.5 5 Mid 1428 543 0.26 4 Glamorgan Total 31878 12465 100 Source: 1991 census.

HOUSING 5.3 The Local Plan public meetings showed that most communities wanted some Public development, but primarily to cater for the needs of the resident population. consultation Finding housing land for the young people of the area was seen as essential to maintain the continuity and viability of communities. Large scale, speculative estate developments, however, were generally seen as not in keeping with the National Park. 5.4 These views reflect this Local Plan’s aims of protecting the environment and fostering the social and economic well being of the local population. In addition, survey work shows that there are few settlements where major expansion is possible before environmental or public service restrictions are exceeded. 5.5 At many of the meetings there was a call for a more relaxed attitude towards allowing new housing in the countryside. However, government guidance indicates that new development should be concentrated within existing towns and villages. Further sporadic development would damage the appearance of the

22 Brecon Beacons National Park Local Plan: Policies including Mineral and Waste Adopted May 1999 Population and housing

countryside, increase the cost of providing services and encourage increased use of cars. Therefore, the need to provide and maintain rural services and the principles of sustainable development both point to the advantages of focusing development in existing settlements, as the basis of policy. 5.6 Whilst the NPA strongly supports this government policy, it is also aware of the need for some flexibility. A new policy is proposed to bring back into use some of the abandoned houses in the countryside, as a way of sustaining the more rural communities in the Park.

Allocation of housing land 5.7 As indicated in section 2, this Local Plan is part of a larger development plan that includes the structure plans of the four former counties covering the Park. These provide guidance on the numbers of new households likely to be formed during the period 1991-2006, and the number of new dwellings needed to cater for them. The details of this guidance varies between the counties. The different methods used and the numbers arrived at are explained below. • Powys With 18% of Powys’ population residing within the National Park, the Adopted Replacement Structure Plan March 1996 has three main policies guiding the allocation of housing land. Policy H1 requires that provision be made for 750 dwellings to cater for all the general housing needs of the population in the period mid 1991 to mid 2006. In considering the amount of land to be allocated, or identified in this Local Plan, allowances are made for the number of completed houses, for the number of houses with planning permission not started or not complete, for the possibility of planning permissions lapsing, (20%), and for exceptional requirements, (MOD housing). To fulfil the requirements of Policy H1, sufficient land for dwellings has been allocated or otherwise identified, as indicated in Table 5.2 below. Policy H2 in the Structure Plan requires the NPA to have available at all times a supply of housing land to accommodate a number of new dwellings not less than the number completed during the previous five years in that area. Policy H2, therefore, provides a practical means of enabling the policies and the proposals of the Approved Structure Plan to be implemented. It imposes on the NPA the requirement to monitor the progress made towards meeting the Structure Plan requirement for 750 dwellings and to provide housing land, free from development constraints, to meet that target. Table 5.2 Housing requirements in Powys Dwellings Structure Plan housing requirement for Powys 750 Ministry of Defence housing requirement 60 Total requirement mid 1991 - mid 2006 810 Less those completed including those acquired by MoD 488 Requirement 1998 - mid 2006 322 Plus contingency allowance 20% 65 Total requirement 1998 - mid 2006 387 Less those committed: extant planning permissions and H1 sites without consent 408 Land and locations required none * * for details of allocations see community chapters

Brecon Beacons National Park Local Plan: Policies including Mineral and Waste Adopted May 1999 23 Population and housing

Policy H3 in the Structure Plan requires the allocation of land for residential development and the granting of planning permission for housing to be regulated so that housing development at area centres and larger settlements does not have the effect of depriving the surrounding smaller settlements of appropriate housing development. In meeting the requirements of Policy H3, the NPA will be mindful of the aims of the Local Plan and, in particular, will ensure that the principles of sustainable development are central to all planning decisions in determining the appropriate location of housing development. • Gwent The Gwent Structure Plan 1991-2006 Proposed Amendments to Deposit Plan April 1993 indicates that as only small parts of Blaenau Gwent, Torfaen and Monmouth Boroughs extend into the Park, it would be difficult to forecast housing need on a strategic level for the Gwent section of the Park. It considers it more appropriate that forecasting is carried out in this National Park Local Plan, where detailed consideration can be given to the environmental capacity of the area, and an assessment made of local and other need. However, it also considers that it is unlikely to be appropriate for the average construction rate (based on the previous 10 years) of 12 houses per year to be exceeded over the Plan period. This gives a guidance figure of no more than 180 dwellings during the Plan period 1991-2006, or less if environmental capacity is restricted. Table 5.3 Housing requirements in Gwent Dwellings Structure Plan housing requirement, Gwent mid 1991 - mid 2006 180 Less those completed (private sector) 34 Requirement 1998 - mid 2006 146 Plus contingency allowance 20% 29 Total requirement 1998 - mid 2006 175 Less those committed: extant planning permission and H1 sites without consent 136 Land and locations required (say) 39* * for details of allocations see community chapters • Mid Glamorgan The Mid Glamorgan Replacement Structure Plan 1991-2006 Proposed Changes to Deposited Plan December 1994 gives the guidance that sufficient land should be made available between 1991 and 2006 to accommodate the dwelling needs of the population, estimated to be 50 in the National Park. Table 5.4 Housing requirements in Mid Glamorgan Dwellings Structure Plan housing requirement Mid Glamorgan mid 50 1991 - mid 2006 Less those completed (private sector) 5 Requirement 1998 - mid 2006 45 Plus contingency allowance 20% 9 Total requirement 1998 - mid 2006 54 Less those committed: extant planning permission, and H1 sites without consent 50 Land and locations required : (say) 4* * for details of allocations see community chapters

24 Brecon Beacons National Park Local Plan: Policies including Mineral and Waste Adopted May 1999 Population and housing

• Dyfed The Dyfed Structure Plan Supplementary Planning Guidance on Housing Allocations July 1994 advises: “That part of the National Park within Dyfed is very sparsely populated. Most of the settlements serving the area are on the boundary and outside the Park. It is not considered appropriate to identify a separate housing allocation figure [from those of the districts] based upon population share.” The NPA therefore proposes to make an allocation based on past rates of house building in the Dyfed part of the Park, dividing that between the communities in proportion to their populations. This gives a total of 41 new dwellings during the period 1991- 2006. Table 5.5 Housing requirements in Dyfed Dwellings Structure Plan housing requirement for Dyfed mid 1991 - 41 mid 2006 Less those completed (private sector) 7 Requirement 1998 - Mid 2006 34 Plus contingency allowance 20% 7 Total requirement 1998 - Mid 2006 41 Less those committed: extant planning permission, and H1 sites without consent 13 Land and locations required (say) 28* * for details of allocations see community chapters 5.8 In allocating land for dwellings, this Local Plan attempts to absorb the demand for housing while protecting the countryside from inappropriate development. The structure plan guidance totals are shared out in proportion to the population of each Community Council area within the Park. A community with 10% of the population of the Powys section of the Park in 1991 would thus be allocated 10% of the Powys guidance total. This method ensures that larger settlements that have a greater demand for housing have a larger allocation, and that smaller ones are not swamped by rapid new development. In the remoter rural areas where population numbers have dwindled over the years, there is not a great local demand for housing.

5.9 In the larger settlements, land has been specifically allocated for housing. This is White shown in white on the settlement inset maps. In most cases, development will be in areas on small groups of no more than six dwellings, or in suitable infill plots, although in the inset maps larger settlements larger groups may be appropriate. In other settlements and the countryside, no land has been allocated for housing. A small amount of infilling will be acceptable in settlements listed under policy H4. Settlements with no inset map and not listed in H4 are considered to have reached their capacity. 5.10 This pro-rata housing allocation provides a guide to the order of development each community might be expected to need between 1991 and 2006. New and refurbished dwellings, subdivisions of existing ones and conversions of existing buildings will count towards the allocation. Houses built under the exceptions policies H5 and H8 (affordable housing and agricultural workers dwellings) will however be permitted above the level of the allocation. There will be a review of housing needs after 5 years, and if necessary a further allocation may be made. 5.11 Undoubtedly, some areas will grow faster than others. To allow some flexibility, communities are not locked into a discrete figure by policy. However, because of the impact it would have on the remaining communities in the structure plan area, any significant variation from the community allocation cannot be accepted, and will

Brecon Beacons National Park Local Plan: Policies including Mineral and Waste Adopted May 1999 25 Population and housing

trigger a review of the housing allocation strategy. Monitoring of permissions and completions for different household types since 1991 will be undertaken and if necessary, a further allocation will be made. These matters will in any case be reconsidered in the transformation of this Local Plan into a Unitary Development Plan for the year 2000.

Strategy for housing 5.12 Community Council areas are the basis for allocating land for housing. Most new housing will be concentrated in the larger settlements which have a defined development boundary, that is, a white area on the inset map. Within this boundary, development will either be on specified sites, usually of 6 or less units, or as suitable infill, a conversion or occasionally a ‘windfall site’ that becomes available. In the largest settlements where larger sites may be appropriate, design techniques for breaking up the development into smaller areas and a phasing of work will be required. Developers may be required to provide an element of affordable or special needs housing in these larger sites if a local need is proven. Over and above the allocation, suitable sites for ‘affordable’ housing under the exceptions policy H5 will be considered within and adjoining these settlements. Sufficient land will be made available to enable the provision of about 1080 dwellings over the period 1991 - 2006 to meet the housing needs of the National Park as identified in the four Structure Plans. 5.13 In Brecon, much of the new housing development will be channelled to defined redevelopment sites just off the town centre. It will be important to maintain the residential use of upper floors in the central shopping area. 5.14 The rest of the Park, outside those settlements with a defined boundary, will be Housing in considered as countryside where no new housing will be allowed, with the villages and following exceptions: the i) in the small settlements listed under policy H4, some housing development may be countryside absorbed during the Plan period; ii) where appropriate, the conversion of existing buildings and the refurbishment of abandoned houses; iii) for a worker in agriculture or a rural industry where there is a proven need for someone to live on the spot.

26 Brecon Beacons National Park Local Plan: Policies including Mineral and Waste Adopted May 1999 Population and housing

Table 5.6: Housing allocation within Brecon Beacons National Park by community

Community Council Community Community Community Area within BBNP Guidance Council Area Guidance Allocation within BBNP Allocation 1991-2006 1991-2006

Brecon 315 Myddfai etc. 5

Glyn Tarell 19 Llandovery 1

Yscir and Honddu 3 Llanddeusant 6 Isaf

Llanfrynach 15 Llangadog 10

Talybont on Usk 23 Dyffryn Cennen 11

Crickhowell 75 Llandybie 1

Llanfihangel Cwmdu 31 Cwmaman 4

Llangynidr 34 Quarter Bach 3

Llangattock 38 Dyfed total 41

Vale of Grwyney 20

Hay 49 Hirwaun 32

Llanigon 11 Vaynor 18

Gwernyfed 7 Mid Glamorgan 50 Total

Talgarth 57

Llangors 22 Llanelly 94

Llywel 14 Llanfoist Fawr 44

Crai 8 Crucorney 15

Maescar 25 Llantilio Pertholey 16

Trallong 3 Abergavenny 5

Tawe Uchaf 21 Llanover 2

Ystradgynlais 0 Goetre Fawr 4

Ystradfellte 20 Gwent Total 180

Powys Total 810

New housing in larger settlements 5.15 At the Local Plan public meetings there was a strong feeling that there should be no more estate development. However, in the larger settlements it is appropriate to allocate some sites that are large enough for small estates; these are labelled H1 on the proposals map. The NPA will ensure that schemes for such sites will not cause

Brecon Beacons National Park Local Plan: Policies including Mineral and Waste Adopted May 1999 27 Population and housing

further dilution of the character of the settlements, but will make a positive contribution to the community. 5.16 Particular attention must be given in such schemes to imaginative layouts, with integral open and play space and path links. In any larger estates, an element of special needs housing and/or affordable housing fulfilling the criteria of policy H5 will be negotiated if there is a proven need. The size of the site, development constraints and the housing needs of the locality, as identified by survey work and consultation with relevant bodies will be taken into account. This provision is necessary because most housing is now being built by the private sector. Local authorities have limited powers to provide housing for those who cannot afford to buy, or for the elderly or those with disabilities who wish to live independently in the community. Policy H1 Provision will be made for about 1080 dwellings in the National Park during the period 1991 - 2006. This will include about 486 dwellings for which specific allocations are made in the towns and larger settlements in the National Park. Applications for residential development of 6 or more houses will be permitted on the sites shown on the inset maps of the settlements shown in table H1 below, which are expected to accommodate the number of new dwellings indicated. Table H1 Settlements with H1 housing sites Settlement Dwellings on allocated sites, Total dwellings on policy H1 H1 sites No planning Planning Commenced permission permission or built Brecon 25 15 10 50 Libanus 20 20 Llanspyddid 19 19 Llanfrynach 10 10 Talybont on Usk 6 6 Hay-on-Wye 50 50 Talgarth 3 31 10 44 Llangorse 16 8 24 Crickhowell 57 57 Bwlch 14 14 Llangattock 10 10 20 Llangynidr 10 11 21 Defynnog 10 10 Ynyswen 9 5 14 POWYS TOTAL 109 138 112 359 Clydach 6 6 Govilon 6 6 Maesygwartha 20 20 Llanelly Hill 30 30 Gilwern 25 25 GWENT TOTAL 67 20 87 Lower Penderyn 25 25 Pontsticill 15 15 MID GLAM TOTAL 40 40 DYFED TOTAL (There are no H1 sites in this area of the Park) TOTAL DWELLINGS ON H1 216 158 112 486 SITES

28 Brecon Beacons National Park Local Plan: Policies including Mineral and Waste Adopted May 1999 Population and housing

Note: this table is accurate as of 7th July 1998.

(Policy H1 cont.) a) Where it is reasonable to do so, the NPA will require developers to include: i) design techniques that break up the site into smaller elements; ii) a scheme for phasing the development; for this purpose, the Authority will issue design briefs for the larger sites, after consultation with the developer; iii) play space to cater for the needs of the development; iv) links to the existing footpath network where appropriate. b) The NPA may wish to negotiate with developers to provide a mix of house types, including an element of affordable housing and housing suitable for elderly or disabled people, if a local need is proven by the evidence of an independent, verified local housing needs survey. 5.17 There are many villages that have the capacity to accommodate some more house building. The inset maps in the proposals sections show white areas where development will be considered. Policy H2 New house building will be permitted within the boundaries of settlements as shown by the white areas on the inset maps. Building will be in groups of not more than 6 dwellings except on H1 sites. 5.18 Smaller settlements with no inset map but with scope to accommodate some housing development are listed in policy H4. Outside these areas, development will not be permitted, except for affordable housing schemes for local people (policy H5) or where there is an essential need, such as for agriculture or forestry (policy H8). Infilling Open spaces within settlements, many of which are too small to be protected under policy CB10, can be important to their character. So can the large gardens of some older houses, which were constructed to a high standard of privacy and spaciousness. Insensitive infilling of these spaces and gardens can damage the character of a settlement, or lead to a loss of quality housing stock. It may also affect the setting of historic buildings. Policy H3 Infill development in all settlements will only be permitted where it does not have a significantly detrimental effect on the character of the settlement, the quality and mix of housing stock or the setting of existing buildings. 5.19 Development permitted under policy H2 will be small in scale, normally no more than 6 units. Infill plots between existing buildings may be available in addition to the larger allocated areas. New housing units may also be made by sub-dividing existing dwellings. In all cases, the proposed development must be in keeping with the settlement, be built to a high standard of design and meet appropriate highway standards (policies G3 and G7). More detailed guidance on the level of development envisaged within each community is available in the relevant community proposal section.

New housing in smaller settlements 5.20 Some smaller settlements that do not have inset maps in the proposals sections are capable of absorbing growth of one or two dwellings during the Plan period without radically changing their character. Government advice allows minor infill of this

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kind on land that is designated as countryside. No specific sites have been allocated, to allow for flexibility to accommodate this minimal growth. Policy H4 Within the following settlements, housing development to fill a small gap in an Settlements otherwise built-up frontage, or minor rounding off, will be permitted within the without inset Plan period. Proposals must conform to the other policies in this Local Plan. The maps settlements are: Dyfed: Bethlehem, Capel Gwynfe, Drefach, Myddfai, Trap, Twynllanan, Twyn y Mynydd, Cefn-bryn-brain Gwent: Crossways Mid Glamorgan: Llwynon, Vaynor Powys: Aber, Aberbran, Aberyscir, Blaen Llynfi, Cwmdu, Felin Crai, Heol Callwen, Heol Senni, Pencelli, Pentre’r-felin, Scethrog, Trallong, Tretower. 5.21 Open spaces within settlements, many of which are too small to be protected under policy CB10, can be important to their character. So can the large gardens of some older houses, which were constructed to a high standard of privacy and spaciousness. Insensitive infilling of these spaces and gardens can damage the character of a settlement, or lead to a loss of quality housing stock. It may also affect the setting of historic buildings.

Affordable housing 5.22 In exceptional circumstances, the NPA may permit development for affordable housing in or adjoining certain settlements, on sites not allocated for housing in this Plan period, but which otherwise meet the requirements of policy G3. In this context, the term, 'affordable housing', encompasses both low cost market and subsidised housing that are available to people who cannot afford to occupy any of the available houses on the open general market. Such housing would be additional to the general housing allocation for the settlement or community, described above and in more detail in the proposals sections. It would be to meet a local need. 5.23 To establish a ‘local need’ persons would have to demonstrate a link with the community or be needed to fulfil a social service, or undertake employment in an important local service, or have a proven medical need to remain in the community. Reference to current appropriate local housing surveys, including Authorities’ waiting lists, would be required to establish the availability or otherwise of affordable housing to meet the needs of local persons in need of it. Schemes will be managed by a housing association or similar organisation. They will be subject to a legal agreement restricting occupancy to people living or working in the community concerned or an adjoining community, and preventing subsequent sale on the open market. 5.24 Settlements where affordable housing development might be appropriate are those with shops, a school, public transport and reasonable access to other services for those without a car. Such settlements will also have an allocation of land for housing and other development, shown white on the inset maps. Outside this, the land is defined as countryside where planning permission for housing would not normally be granted. Land prices would therefore relate to agricultural rather than development values, so keeping down the cost of the housing. 5.25 The number of houses permitted on any site will depend on the character of the site and size of the adjacent settlement, as well as the need for the houses. Except in the

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larger settlements the number of units will not normally exceed 6. Schemes involving more than 6 units will be required to conform to policy H1 Policy H5 Exceptionally, development for affordable housing will be permitted on sites in or adjoining and forming a logical extension to appropriate settlements, to meet a proven local need that cannot be met in any other way, where a local need has been established by the evidence of an independent, verified local housing needs survey. Such permission will only be granted if: i) the dwellings can be controlled, tied to a legal agreement (section 106) or other mechanism which restrict their occupancy to people with a proven local need for accommodation that cannot be met in any other way; ii) the proposal can demonstrate that any dwellings built will be affordable to those for whom the need is proven, and that the benefit of affordable housing will be enjoyed by successive as well as the initial occupiers of the property.

Conversion of buildings in settlements 5.26 The conversion of buildings in settlements to residential use contributes significantly to the housing needs of the National Park. The policy relates to settlements with an inset map in the proposals sections and those listed in policy H4. The main policies relevant to conversion proposals are G3 and G7, plus CB3 for listed buildings. Policy H6 Applications to convert buildings within defined settlements to dwellings will be permitted if they conform to the other policies in this Local Plan. 5.27 The NPA wishes to see life regained and maintained in town centres, to increase the sense of community and reduce vandalism. This means retaining prime retail cores with viable shops and living accommodation above. The 1995 General Permitted Development Order allows for changes of use to a single flat over a shop (Class A1) without planning permission. A planning application is needed for more than one flat, or if the ground floor use is other than a shop. In these circumstances, the NPA will generally support proposals within town centres for a change of use of upper floors to residential accommodation. Policy H7 The change of use of upper floors of buildings in town centres to residential use will be permitted subject to the other policies in this Local Plan.

New dwellings in the countryside. 5.28 For the purposes of the Local Plan, all the areas shaded pale green on the proposals map are defined as countryside. In H4 settlements, which are in the countryside, provision is made for infilling in line with government guidance. However, isolated new dwellings in the countryside away from existing settlements require special justification, and should only be permitted if an essential need can be demonstrated for the dwelling to be located there. For example an agricultural worker may Agricultural need to give 24 hour supervision to stock, or a manager of a business permitted at workers’ that location may need to live on the premises. In such cases, the applicant will dwellings be required to prove this need. The NPA will be concerned that the proposed house is of an appropriate type and size, and in the case of an outline application may require sketch details of the house to be submitted. 5.29 The NPA will attach an occupancy condition to the grant of planning permission to ensure the dwelling is available in perpetuity for agricultural or forestry workers or

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their dependants. In addition, an occupancy condition could be placed on any untied dwelling in the unit as a protection against unnecessary development in the countryside. In appropriate circumstances, and to prevent the selling of an existing untied farmhouse or untied farm buildings, an Agreement under Section 106 of the Town and Country Planning Act 1990 will be negotiated for a term to be determined. In deciding which would be the most appropriate course, the Authority will take into account all 'material considerations', including any legal charges which exist on any of the buildings. 5.30 The purpose of the policy is to allow for genuine needs while preventing sporadic development in the countryside. Stringent criteria will therefore be applied, and conditions imposed, to ensure that the dwelling is really required and will continue to be used for the purpose for which it was permitted. The use of an existing dwelling with relevant occupancy conditions, or the conversion of a suitable existing building, will be preferred to permitting a new dwelling. Placing a new dwelling near existing buildings will reduce sporadic development and discourage severance. Policy H8 In countryside, new residential accommodation, whether temporary or permanent, will only be permitted in exceptional circumstances where an essential need is demonstrated and where: i) the need relates to the running of the holding or enterprise and not to the circumstances of the owner or occupier concerned. Functional evidence must be provided, including a financial assessment if necessary, of the enterprise’s long term capacity to support the proposed occupant of the dwelling; ii) there is no existing building that could be converted for the purpose, and no vacant dwelling with an agricultural occupancy condition nearby; iii) the size and type of dwelling, as indicated by a sketch plan submitted with the application, is not beyond the means of a worker in the industry concerned to purchase or rent; iv) it is located as near to the existing farm or other relevant buildings as is reasonably possible; v) the occupancy of the new dwelling will be restricted through planning conditions. vi) Wherever the Local Planning Authority considers it necessary, an agricultural occupancy condition will be imposed on any existing untied dwellings on the unit. In appropriate circumstances, a planning obligation under Section 106 of the Town and Country Planning Act 1990 shall be negotiated to tie the proposed dwelling and its occupancy and all existing buildings and dwellings to the unit for a period to be determined. 5.31 PPG7 requires that where the need to provide accommodation for agricultural workers has been proven, it will be necessary to ensure that the dwellings are kept available for meeting this need. However, if this condition was breached for 10 years, it would lapse. Where permission for a dwelling is granted under policy H8 the occupier will be required to make an annual return to the NPA giving details of the occupancy and employment of the occupiers. 5.32 The purpose of policy H8 is to provide for a specific need, as an exception to government guidance that new housing should not normally be permitted in Agricultural countryside. A need for an agricultural worker’s dwelling, for example, will have occupancy had to have been proved. If circumstances on a particular holding change, the NPA conditions will not be willing to remove the agricultural occupancy condition if there is a demand for dwellings for present or former workers in agriculture, or their dependants. It will be up to the applicant to show that such a need no longer exists

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in the area by evidence that the dwelling has been for sale or rent at a price which reflected market conditions and the occupancy condition and for at least 18 months. Policy H9 Permission will not be granted for the removal of occupancy conditions imposed under policy H8 unless the exceptional need for the dwelling is shown no longer to exist. The NPA will require the dwelling to have been on the market for sale or rent at a price which reflected the occupancy condition.

Renovation of former dwellings 5.33 During consultations on the Local Plan, the NPA was strongly criticised for its restrictive policy on the renovation of abandoned houses. The NPA has acknowledged the force of these comments, and in certain circumstances will support the renovation of former houses where use as a dwelling has been abandoned. Maintaining the character of the dwelling and its setting are important elements of this policy. This should contribute to the conservation of the Park’s rural character and provide additional much needed housing in the countryside. Policy H10 The renovation of former dwellings in the countryside will be permitted where: i) at the time of application the building is demonstrated to possess the fundamental characteristics of the former dwelling in that: a) the original wall structure is intact or provides sufficient evidence of the size, number and location of original window and door openings; b) the roof structure is intact or provides sufficient evidence of the original roof height, shape and features; ii) any renovation required retains or faithfully reproduces the features in a) and b) above; iii) the proposal, including any extension, the provision of services and changes within the curtilage, is appropriate to the scale and design of the original building and its setting. If necessary to keep control of this, permitted development rights may be removed; iv) no new or enlarged curtilage is required; v) any new or enlarged road access can be provided without significant damage to the setting of the proposal or surrounding landscape.

Conversions of farm and other buildings to dwellings 5.34 While barn conversions have made a greater contribution to the housing stock than in many other areas, not all have been sympathetic to the former building or its setting. The NPA’s intention is to conserve traditional barns and similar buildings in an appropriate working use, such as workshops or camping barns. However, some may be suitable for conversion to dwellings, and this may be the only practicable way to conserve them. 5.35 Any conversions will be subject to stringent conditions, to conserve the Park’s landscape and ensure that only intact buildings are given permission. Any extensions required in converting such a building to a dwelling must not change its character. Not all traditional buildings can easily be adapted to the requirements of modern living, so a degree of compromise may be necessary. For example, in order to preserve the character of the internal roof structure it may be appropriate to have the living space upstairs and the bedrooms on the ground floor. Permitted

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development rights in the curtilage may be removed, in order to control the effect of development on the character of building and its setting. New road accesses can have a harmful effect on the landscape. ‘Defined’ settlements are those with inset maps or listed in policy H4. The conversion of listed buildings to dwellings will be considered under policy CB3. Policy H11 The conversion of a building outside a defined settlement to a dwelling will only be permitted where: i) it has been demonstrated that a sequence of alternative uses for the building has first been explored, starting with employment, then tourism, and these have been discounted as not appropriate; ii) it is of special architectural quality, historical interest or vernacular in character, but is not in a position where a dwelling and its associated facilities would create an obtrusive element in its setting; iii) it is demonstrated to be substantially intact and substantially sound without the need for major or extensive demolition and rebuilding works; iv) the building lends itself to a conversion to a dwelling without the need for new openings, roof-lights or extensions that would detract from its character or harm its appearance as a building of traditional interest; v) any new or enlarged road access can be provided without significant damage to the setting of the proposal or surrounding landscape; vi) no new curtilage will be required except within an existing courtyard.

Demolition and replacement of dwellings 5.36 This policy allows an existing dwelling to be replaced by a new building that is more appropriate to the National Park. The design and curtilage should be at least as sympathetic to the setting as the original dwelling. Policy H12 Applications to demolish and replace an existing habitable dwelling will be permitted if the design and curtilage is at least as sympathetic to the setting as the original dwelling and where: i) the building is of no particular architectural, historic or visual merit, for which it should be conserved; ii) the proposal, including its access and curtilage, conforms to other policies in this Local Plan. 5.37 Planning permission is not required to demolish a building unless: a) it is a listed building (policy CB1); or b) it is in a conservation area (policy CB6). Excluding these two circumstances, in the event of someone wishing to demolish a building used as a dwelling and not replace it, the NPA must be notified at least 28 days in advance. This will allow time for a site visit and any concerns about adjoining or neighbouring properties or schemes of reinstatement to be considered. The NPA may then ask for a planning application to control such schemes. Policy H13 In determining planning applications to demolish a dwelling house without replacement, the NPA will have particular regard to the effect on neighbouring properties and the details of reinstatement of the site.

34 Brecon Beacons National Park Local Plan: Policies including Mineral and Waste Adopted May 1999 Population and housing

House extensions and ancillary buildings 5.38 Whilst not wishing to be unduly restrictive to householders wanting to modify their properties, the NPA is concerned that a balance of dwellings of varying sizes remains in the Park, and that dwellings after extension have adequate parking and amenity areas. Extensions should in the main be the subordinate part of the overall finished structure, and not be dominant or intrusive. A minimum of 60 square metres private open space in the curtilage of an extended dwelling will normally be required. Design policy G7 will be applied. Policy H14 Extensions to dwellings will be permitted where: i) the proposal is appropriate to the scale and design of the existing dwelling; ii) no loss of on-site parking space will result, and adequate on-site parking provision can be provided for the extended dwelling; iii) sufficient curtilage is retained to provide an area of private open space compatible with the proposed size of the dwelling; iv) there is no significant loss of privacy to an adjoining property. 5.39 Some buildings in the garden or curtilage of a dwelling, such as small garden sheds, do not require planning permission. Larger structures such as garages and stables do need specific permission. The NPA will apply its general planning and design policies G3 and G7 to such applications. In the countryside, where an occupant may own or control more than just a garden, the NPA will be concerned to protect the Park’s landscape by preventing a spread of buildings away from the main group around the house. Policy H15 In the countryside, new buildings ancillary to domestic use should be grouped with the house.

Sites for gypsies and travellers 5.40 The NPA has no legal requirement to provide sites for gypsies or travellers. However given the scenic and natural attractions of the National Park, proposals for the provision of private sites may well be received. It is prudent therefore to set out the conditions to be satisfied for any site on which gypsies and travellers were to take up permanent or temporary residence. Policy H16 Gypsy and travellers’ caravan sites will be permitted where: i) the proposed development will not adversely affect wildlife, landforms, archaeological and cultural features as defined in section 3; ii) the proposed development will not adversely affect the character, amenity and natural beauty of the National Park and shall be designed in local materials and be screened; iii) the proposed development will not adversely affect the amenity and privacy of existing buildings, nor the utility and security of neighbouring buildings and land uses; iv) the proposed site will be provided with a satisfactory level of services; v) the proposed site will have an adequate means of access, and traffic to or from the site will not adversely affect highway safety.

Brecon Beacons National Park Local Plan: Policies including Mineral and Waste Adopted May 1999 35 Population and housing

Residential care 5.41 There has been a considerable demand in recent years for residential homes for elderly people. Other facilities such as hostels and nursing homes may be required from time to time. Those which will cater for fairly active people should be located so as not to be inaccessible on foot or by public transport to shops and other services. 5.42 Residential care might provide an appropriate new use for large older buildings, thus helping to conserve them. New purpose-built buildings may be acceptable within the larger settlements where land has been allocated for development and shown white on the inset maps. All proposals will need to comply with standards on layout and car parking in relation to access for people with disabilities, as set out in section 2. Permissions granted under policy H17 will be conditioned to prevent their use as schools or residential conference, training or outdoor pursuits centres. Schools are covered by policy C2 in section 7. The issues and policies relating to conference, training and outdoor pursuits centres are discussed in section 11. Policy H17 i) New buildings to provide accommodation for people in need of care will be permitted within the development boundaries of settlements, subject to the other policies in this Local Plan. ii) The change of use of existing buildings for this purpose will be permitted subject to the other policies in this Local Plan, where they are conveniently located for shops, services and public transport, if applicable.

36 Brecon Beacons National Park Local Plan: Policies including Mineral and Waste Adopted May 1999