Housing Sites on Behalf

FOCUSED ADDITIONAL INFORMATION IN RESPONSE TO INSPECTOR’S ISSUES AND MATTERS FOR HEARING SESSION 4 – HOUSING SITES

ON BEHALF OF WELLSTRIDE LIMITED

REPRESENTATION NUMBER 2630.D1, D2, D3 AND D4

SITE E70 LAND AT BEDWELLTY ROAD, ABERBARGOED 1.The following provides a summary note addressing the issues and matters raised by the Inspector and also in response to the Council’s consideration of our client’s site at Bedwellty Road, Aberbargoed within SB58.

HEARING SESSION 4 – HOUSING SITES - Allocated sites objected to by other parties

• Is the Council’s decision to allocate the site for housing based on a robust and rational site selection process?

2.As identified in relation to Session 2, we have concerns over the Council’s decision to allocate a significant number of sites for housing due to the lack of robust and rational information. Appendix 1 provides a schedule of sites where we have concerns/questions over the robustness, deliverability and availability of sites which are included in the LDP.

• Why is the deletion of the site concerned required in order to make the Plan sound?

3.We would recommend deleting those sites that are not deliverable or available within the assumed timescales, or to provide a more realistic timescale for delivery. Leaving them as they are is unsound as there are significant concerns over their deliverability.

Alternative sites put forward by other parties

• Is the Council’s decision not to allocate the site for housing based on a robust and rational site selection process?

4.Our client’s site is located at Land at Bedwellty Road, Aberbargoed. (Appendix 2)

The overall site was promoted as four potential land parcels for housing development at the Preferred Options and Deposit Plan stages.

In response to the representations the Council reviewed our client’s sites and concluded in the Report to Council on 15th September 2009 that the sites were not suitable for housing. (SB58)

Having reviewed the Council’s assessment of our client’s site we have identified a series of inaccuracies and inconsistencies in the process which we address below.

18891/BS 2 1st April 2010

Ecology

5.The Council’s assessment identifies that our client’s sites are located in close proximity to the Aberbargoed Tip and Aberbargoed Grasslands Special Area of Conservation and therefore should be discounted for development on this basis.

6.This is factually incorrect. Our client’s sites are over 500m from the SAC and separated from the SAC by the Aberbargoed Tip which is not within a SAC. Indeed the tip is identified in the existing Unitary Development Plan for re-profiling. In light of this issue, EDP have evaluated the site for it’s potential impact on the SAC (Appendix 3) and concluded that the proposals will have not any impact on the SAC.

7.The Council’s assessment refers to “important wildlife corridors and bio-diversity features” being present on the site but are not identified. Responding to this issue, EDP have evaluated the site and concluded that it is well maintained agricultural grazing land with little bio-diversity value. Any value is contained within the field boundaries comprising mature hedgerows, trees and stone walls which could retained in the development proposals.

Landscape, Archaeology and Heritage

8.The Council discount the site as it “would result in encroachment into the open countryside.” No other justification is provided. In response, EDP have undertaken a Landscape Assessment (Appendix 4) which shows that development of the site would be seen within the context of the overall Aberbargoed urban area, would not be unduly prominent in the landscape and would be contained by surrounding topography. Additionally the site would have no impact on features of archaeological or heritage importance.

Access Consideration – Bedwellty Relief Road

9.The sites were also discounted due to “cumulative impacts” which development of these sites would have on the surrounding road network. However the transport impact assessment for the planning permission for our client’s site to the west of Bedwellty Road allocated in the UDP as (H1(8) and which will deliver 108 dwellings showed that the local network was only at 40-60% saturation during peak periods and could support upto 300 dwellings without needing highway improvements. Accordingly there is residual capacity in the local network to support a further 200 dwellings.

18891/BS 3 1st April 2010 10.With regards to the Relief Road, if this is considered necessary the proposed development at Bedwellty Road could assist in delivering this highway improvement through appropriate and proportional S106 contributions. Alternatively if this route is no longer deemed necessary our client would be prepared to provide a contribution to suitable, necessary, and appropriate improvements to the local network or measures to encourage more sustainable modes of travel.

Aberbargoed Tip Reclamation

11.The sites were also discounted by the Council, as it is suggested that they are the only location in the immediate area where spoil arisings from the Council’s desired tip re-profiling works could be deposited. However the same assessment identifies that “no firm proposals exist for the extent and detail of the reclamation works”. It is therefore unacceptable to reject our client’s site due to the potential impact it could have on an unplanned, unconfirmed project for which no funding is available.

12.The Council’s desire to re-profile the tip also illustrates the inconsistent approach taken in terms of discounting our client’s site for housing due to its proximity to the SAC, even though the tip itself adjoins the SAC. In contrast, our client’s site is separated from the SAC by the tip and is well managed and grazed agricultural land.

Sewerage, Water and Drainage Overloading

14. Reference is made by the Council to the potential lack of sewerage capacity in the area, however during the development of the adjacent housing off Bedwellty Road, Aberbargoed, Welsh Water completed a hydraulic assessment of the existing sewers. The assessment report concluded that the sewers were able to support 108 dwellings without need for any works and a simple form of attenuation would allow an additional 142 properties to be developed. Any additional development could be met through upgrades to the local system provided for by the developer in association with Welsh Water’s statutory obligations.

Concluison

It is therefore apparent that the Council’s decision not to select this site for potential housing development was not based upon a robust and sound site selection process.

We have also identified in Session 2 a range of issues regarding the deliverability and availability of the specific sites identified by the Council as well as the significant reliance upon unidentified windfalls etc.

18891/BS 4 1st April 2010

• Why is the allocation of the site concerned required in order to make the Plan sound?

CONFORMITY WITH STRATEGY

15. As identified in relation to Session 2 we consider that the Plan is unsound because it relies upon a significant number of sites for housing which are not deliverable/available or are unidentified windfall sites. In addition to which the Plan does not provide for the anticipated household growth which is expected to occur within Caerphilly on the basis of the most upto date household projections by the Welsh Assembly Government.

Accordingly there is a need to rectify this situation by allocating suitable, available, and deliverable alternative sites for housing in the Plan. Our client’s sites at Bedwellty Road represent such an opportunity.

16. The sites are located in close proximity to Bargoed which is a Principle Town. Given it’s status the town and environs should be a focus for significant housing and employment growth in order to support the planned expansion and regeneration of the town centre. Accordingly there is a need to identify and provide suitable sites for housing within the Bargoed area.

17. The LDP identifies that there are six sites in the Greater Bargoed Area potentially providing 816 dwellings over the plan period. However 636 dwellings are located on previously developed sites (the bulk at Aberbargoed Plateau – 413 – which the Council removed and then reinserted into the Plan). There appear to be questions over the suitability of the Aberbargoed Plateau for housing development. Additionally despite it’s status as a Principle Town the Greater Bargoed area receives only 13% of the residual housing requirements of the County to 2021. This seems contrary toit’s status as a Principal Town.

18. Additionally all of the sites, apart from one, are brownfield sites, which typically have longer lead in periods and are typically more time consuming to develop than Greenfield sites.

19. Given the above and the need to deliver development in order to support the regeneration efforts at Bargoed and to reflect its Principle Town classification in the LDP there needs to be a complementary stream of available and deliverable and suitable sites. Our client’s site fulfils this requirement.

18891/BS 5 1st April 2010 SUSTAINABILITY

20. Our client’s sites are sustainably located adjoining Aberbargoed which contains a range of local facilities including shops, schools, Dr’s Surgery, Youth and Community Centre including sports pitches, tennis courts, etc.

21. The site is within 1km of Bargoed town centre which offers, a wide range of shops, community facilities, other employment opportunities and is a focus for regeneration efforts in the Plan. Development of our client’s sites would benefit from it’s close relationship to Bargoed and would crucially introduce additional expenditure into it’s catchment area, this would assist in the ongoing regeneration of the town centre and wider area.

The sites are also within 400m of existing bus services on Lewis Street which run to Bargoed town centre and the surrounding wider area. Aberbargoed Primary School is also within 1km of the site and can be reached by walking/cycling or public transport. The site is also located within 3km of the large employment area on Pengham Road to the south which contains a range of large employment opportunities which can be reached by cycling and public transport.

22. Additionally Bargoed Railway Station is located within 1km of the site and can be reached by bus or walking/cycling or private car via the park and ride facility. It provides high quality rail services to areas within Caerphilly County and also beyond providing sustainable access to jobs, services, and facilities.

THE PROPOSALS

23. The proposed development relates to approximately 8 hectares of land which would potentially deliver between 240-300 dwellings for family housing in a range and mix of types, sizes and tenures including affordable housing. The development could incorporate suitable areas of open space, landscaping and transport connections. This broad concept is illustrated at Appendix 5 – Concept Masterplan.

SUITABILITY

Ecology and Landscape

24. The proposals will have no impact on SAC, the site has little ecological interest or features on the site as confirmed by the EDP survey. (Appendix 3). The existing hedgerows, trees and stone walls which form the field boundaries to the site will be retained within any development.

18891/BS 6 1st April 2010 25. The proposals would incorporate suitable structure landscaping belts around the eastern and southern boundaries of the site softening the edge of the development and aiding its integration into the landscape.

26. The site would incorporate a network of routes for pedestrian and cyclists, which would link areas of public open space provided on the site and also to integrate the site to create a sustainable development with Aberbargoed.

27. The eastern parcel of the site adjacent to the motocross track and adjacent to St Sannan’s Church would be offered to provide a Rugby or Football pitch for the local community and surrounding area.

Transportation.

28. The site would incorporate suitable routes for walking, cycling to integrate the site to the existing urban area of Aberbargoed and facilitate access by these modes to local facilities such as schools, local shops and bus routes.

29. A significant proportion of the development would be deliverable within the existing capacity of Bedwellty Road and the surrounding road network. The proposals could if necessary contribute to delivering the Bedwellty Relief Road or if this is not necessary towards other appropriate local improvements and measures to facilitate sustainable modes of transport.

Surface Water Drainage

30. The proposals would incorporate sustainable drainage systems to reduce and attenuate to required levels the surface water run off from the site.

Conclusions

The sites would provide a sustainable, mixed and integrated residential development, adjoining the existing urban area of Aberbargoed, close to Bargeod a Principle Town. It would address the shortfall in housing sites needed to meet the household projections for Caerphilly. The sites development would conform with the strategy of the plan and there are no constraints which would prevent the sites development. The proposals would therefore make the plan sound. We also enclose the completed SA/SEA. (Appendix 6).

18891/BS 7 1st April 2010 • Have the housing allocations sought above been considered in respect of the Strategic Environmental Assessment/Sustainability Appraisal (SEA/SA)?

31. The Council in considering the alternative sites proposed by representors to the Deposit Plan did not undertake an SEA/SA of these sites. Only those sites which were originally included in the Deposit Plan were subject to an SEA/SA process. This is a significant flaw in the process because if the plan is found unsound and it is necessary to incorporate omission sites into the plan to make it sound then there will be a need for an SA/SEA of each site. Only those sites that have had an SA/SEA could therefore be identified for inclusion within the LDP. To reflect this situation we enclose a SA/SEA based on the Council’s assessment process at Appendix 6.

Would the change be likely to have significant effects that require reassessment? If so, has such an assessment been carried out? What was the outcome of this process?

32. No significant effects are anticipated particularly regarding designated sites.

• Would other amendments to the Plan sought alongside the housing allocation change follow as necessary consequential amendments?

33. No other additional amendments would be necessary.

• Are other changes sought to Plan designations relating to the site sought irrespective of the decision in relation to the suggested housing site? If so what is the basis for the proposed change, in terms of the soundness of the Plan?

34. If it is considered that the Bedwellty Relief Road is not considered necessary by the Inspector, then we would propose that this element is deleted from the plan.

18891/BS 8 1st April 2010

Appendix 1

Schedule of Sites with Deliverability/Availability Questions

Update of Planning Consents – December 2009

LDP Ref Site name Settlement Size Units Planning Planning Planning Planning Status December 2009 Planning BARTON WILLMORE COMMENTS RE (Ha) after Permissio app to permissio Application PLANNING STATUS Council n be n on 1.12.09 On determined 01.04.09 (2007 01.04.07 01.04.07 base) HG 1.01 Land to the Princetown 4.02 140 Two plots have consent ( 1 complete, South of 1 under construction as of 01.04.09) Merthyr but no planning consent on Road remainder of site and no applications awaiting determination HG 1.04 Lower Hill Rhymney 0.30 10 x x Outline consent valid until September 07/0912/OUT No progress to date – will consent be Street 2010 implemented before expiry. HG 1.06 Maerdy Rhymney 2.40 57 X X Deferred for the completion of a 07/1011/OUT Awaiting signing of S106 agreement for 3 Crossing Section 106 Agreement years. Why has this not been signed? HG 1.10 Land South Abertysswg 7.08 133 X X Outline consent valid until September 06/0782/out No progress to date – will consent be of West 2011 implemented before expiry. Carn Y Tyla Terrace HG 1.13 Land at New Tredegar 2.61 30 X X Outline consent expired December P/05/1144 This consent has expired. If it was not Graig 2009 developed at peak of the market will it be Rhymney developed now? HG 1.28 Blackwood Blackwood 0.68 24 No Consent and no applications Is site genuinely available? Ambulance awaiting determination Station HG 1.29 Pencoed Cefn Forest 1.87 65 X X Deferred for the completion of a P/06/0563AN Avenue Section 106 Agreement on part of D07/1393/NN site CC HG1.31 Land South Blackwood 0.34 12 X X Deferred for the completion of a 06/0821/OUT Awaiting signing of Section 106 for 4 years. of Section 106 Agreement Will this be signed? Thorncombe Road HG 1.32 Land at Pontllanfraith 5.55 194 Outline application awaiting 08/0752/OUT An application nearly two years old. What is Hawtin Park determination delaying its determination? HG 1.36 Penallta Ystrad 0.29 10 X X Outline Consent valid until July 2010 07/0750/OUT This consent has nearly expired. Has it Yard Mynach been reviewed? HG 1.37 Land at New Ystrad 0.54 18 X X Deferred for the completion of a 07/1477/OUT Awaiting signing of S106 for 3 years. Will it Road Mynach Section 106 Agreement be signed? HG 1.41 Land to the Nelson 3.36 90 X X Deferred for the completion of a 07/0366/full Awaiting signing of S106 for 3 years. Will it east of Section 106 Agreement be signed? Handball Court HG 1.45 Land West Pantside 2.20 56 X X Deferred for the completion of a 08/0207/full Awaiting signing of S106 for 2 years. Will it of Old Pant Section 106 Agreement be signed? Road HG 1.51 Twyncarn Cwmcarn 0.39 26 X Consent valid until September 2010 07/0453/RM This consent is nearly expired will it be House implemented? HG 1.55 Land at Risca 0.51 10 X Previous planning consent expired P/05/0262 This consent has expired. Station Approach HG 1.58 Eastern part Pontymister 1.38 48 Application for this site along with 06/0472/OUT An old application. Has this been approved? of land land on opposite side of river Also Tesco Stores have an application which adjacent to deferred for the completion of a appears to question if site will be developed River Ebbw Section 106 agreement. However, for housing. Tesco now approved on opposite side of river so unknown if previous application will proceed.

HG 1.60 Tyn Y Waun Machen 0.77 10 X Consent for part of site valid until P/05/0367 Has this now expired or will site be Farm February 2010 developed out? HG 1.62 Former Trethomas 0.19 10 X X Housing consent expires March 2010. P/04/0522 Tesco Store likely to replace housing petrol Filling planning application for Tesco consent. Station, Express store on the site granted in Newport August 2009 Road HG1.63 The Grove Trethomas 0.46 13 X X Housing consent expires January P/04/1212 An old permission. If not built now not 2011 likely to be 2011. HG 1.66 Land at Caerphilly 4.55 130 X X Deferred for the completion of a 07/0447/FUL What is delaying signing of S106 agreement? Venosa Section 106 Agreement L Will it be signed? Trading Estate HG 1.67 Land at Caerphilly 7.58 199 X X Deferred for the completion of a P/04/1325 A 6 year old scheme. What is delaying Pontypandy Section 106 Agreement signing of S106 agreement? Will it be industrial signed? Estate HG 1.69 Cardiff Caerphilly 1.12 127 X X Consent valid until August 2012 06/0665/FUL This is the town centre regeneration scheme Road/Pentre L with apartments. Will these be built in bane Street present market? HG 1.71 Gas Works Caerphilly 2.20 55 X X Deferred for the completion of a P/03/0926 This is an old application. Will S106 ever be Site, Mill Section 106 Agreement signed? Road HG 1.78 Land below Senghenydd 0.76 12 X Outline consent expired August 2010 06/0172/OUT This consent is nearly expired. Coronation Terrace 1479

OTHER SITES PROPOSED ALLOCATIONS AND PERMISSIONS

SITE Description Planning History COMMENTS RE: CONSTRAINTS HG 1.50 s Land west of 8.7 Ha 269 This site comprises the former South Celynen Zone C Flood risk FCA needed. SINC protection needed. the A467 and Afon Ebbw, Colliery, which been reclaimed for Abercarn Brownfield development. HG 1.56 Rom River, Risca 1.9 Ha 38 This is a small brownfield site to the north of Relocation programme for the library and education centre? 1 Brownfield Risca-Pontymister town centre, which is currently occupied as by the town library and an adult education centre. HG 1.61 Waterloo Works, 17 Ha 545 This is a large brownfield site, formerly used as a An outline planning application has been Majority of site in Flood Zone C Waterloo Brownfield paint works. submitted to redevelop the site for 545 residential units and a primary school. This application has been deferred for the signing of a Section 106 agreement. HG 1.63 The Grove, 0.46 Ha 13 This is a flat brownfield site in the heart of full permission for residential development Capped mine shafts, will require technical advice to be sought. Mature trees Trethomas Trethomas. The site comprises a large in 2005. on site limit number of dwellings. Brownfield number of mature trees and every effort should be made to retain these as an integral part of the (SEE PLANNING development. The site has the potential to PERMISSION LIST accommodate approximately 10 high quality ABOVE) residential units. HG 1.64 Bedwas Colliery, 36.22 Ha 630 This site comprises a larger former colliery site to 1 High voltage overhead transmission lines cross the site from west to east Bedwas the north of the settlements of Bedwas and along the northern boundary of the site and a 60-metre buffer between these Brownfield Trethomas and several fields to the east. The lines and any built development will need to be provided. site is proposed for mix of uses including 2 Prior to any development it will be necessary for the colliery, including the housing, formal leisure (allocated under LE 4.11) tip north of the site, to be satisfactorily remediated, including improvements to and a new school (allocated under CF 1.34). the drainage of the site. 3 Parts of the public sewerage network suffer from hydraulic overloading. No Regulatory improvements are planned under Dwr Cymru Welsh Water’s current 5 year Capital Investment Programme. Should this site be developed in advance of any regulatory improvements, developers may be required to fund the essential improvements. 5 The site is also crossed by public sewers, which may restrict the density of the development proposed. 6 Access to the site is to be obtained from a new access road (allocated under TR 7.3) linking the eastern part of the site with Newport Road. 7 Development Brief will need to be produced to show how constraints will be overcome.

Given constraints and costs is development viable?

HG 1.65 St James Primary 2.98 Ha 49 A large flat site proposed for a mixed-use School still on the site and will need to be relocated School, Caerphilly development involving a replacement Public Sewers cross the site, which might impact on density and layout Brownfield primary school and housing. Development brief will need to be produced to show how constraints will be overcome

HG 1.67 Land at 7.58 Ha 199 The site is an irregularly shaped area of land Outline submitted awaiting sec 106 Wet land. Peat on the site indicating poor drainage. Translocation and peat Pontypandy, Caerphilly comprising a large detached dwelling and removal will need to be undertaken. New access required Brownfield curtilage known as Mackworth Grange, and a (SEE PLANNING substantial area of overgrown land. PERMISSION LIST ABOVE)

HG 1.68 St Ilan School, 12.67 200 This site comprises the former St Ilan’s 1 The site is allocated for a mixed-use development incorporating housing, Caerphilly Brownfield Comprehensive school and adjoining playing leisure and education facilities. As part of this proposal, YGC Caerffili and fields, in addition to the current site of YGC Plasyfelin Primary School will be relocated to the listed school buildings at the Caerffili off Parc Y Felin Street south of the former St Ilan’s Comprehensive (allocated under CF 1.28) allowing the existing St Ilan’s school buildings. residual land to be allocated for leisure (allocated under LE 4.13) and housing use. 2 The Nant Yr Aber, which flows through the centre of the site, is designated a river SINC under NH 3.156 and consideration should be given to its protection in the design of any scheme. 3 The site is in Zone C – a FCA is needed. 4 Public Sewer crosses the site which might restrict density and affect layout

HG 1.74 Hendre Infants 0.46 Ha 16 The site of a current school building, bordered to Programme for relocation and funding secured? School, Caerphilly the east by the Caerphilly northern bypass, to Brownfield the west by St Cenydd Road and north of St Cenydd roundabout. HG 1.75 Cwm Ifor Primary 2.8 Ha 46 An irregular shaped parcel of land, proposed for Existing school needs and playgrounds need relocating School, Caerphilly a mixed-use development involving a Brownfield replacement primary school (allocated under CF 1.25) and housing. HG 1.78 Land West of 0.76 Ha 12 This site is a 0.76 hectare site roughly Outline in 2006. Severe gradients mean part of the site cannot be developed Coronation Terrace, rectangular in shape located on a steeply sloping Senghenydd area of land to the north-west of Coronation Greenfield Terrace, Senghenydd. 1805

Appendix 2

Site Location Plan

Appendix 3

Ecology Information

Appraisal Note - Land at Bedwellty Road, Aberbargoed

Date 31st March 2010

Subject Ecology Appraisal

Designated sites

Information on designated sites within the vicinity of the site has been obtained from a variety of publicly available sources including:

• Countryside Council for Wales (CCW) Protected Sites Map; • Joint Nature Conservation Committee (JNCC) SAC data; • Core Management Plan (Including Conservation Objectives) - Aberbargoed Grasslands SAC (CCW 2008); and • Caerphilly County Borough Council Unitary Development Plan (UDP).

Statutory Designations

The only statutory designation within 2km of the site is Aberbargoed Grasslands SAC (and SSSI). The SAC is located approximately 500m to the south of the site at its nearest point and is separated from the site by a large former colliery spoil heap. The SAC is designated for its population of marsh fritillary (Euphydryas aurinia) butterfly and its purple moor-grass (Molinia caerulea) meadows.

The proposed development site does not contain any habitats capable of supporting marsh fritillary butterflies, and therefore its development would not result in the loss of any existing outlying colonies of this species linked to the SAC metapopulation, or any habitat which could be potentially colonised in future. Owing to the distance between the SAC and the site, and the physical separation by a large former spoil heap which does not provide suitable habitat for the marsh fritillary, it is considered that the development of the site would not have any direct impacts on the habitats or species within the SAC boundary.

The only potential impact on the SAC resulting from development within the site relates to increased recreational pressure resulting from an increase in the local residential population. However, the key features of the SAC are not considered to be sensitive to normal recreational activity, such as dog walking and horse riding. Furthermore, the SAC contains several public footpaths, bridleways and public interpretation boards, which suggests public access is not considered to be contradictory to the conservation objectives of the SAC. This potential indirect impact is therefore considered to be minor and could be mitigated to insignificant levels through provision/improvement of recreational opportunities on or off-site.

Subject to the above, it is not considered that the proposed development would impact upon the conservation objectives of the SAC of the favourable conservation status of its key features.

Non-statutory Designations

According to the Council UDP proposals map there are approximately 20 Sites of Importance for Nature Conservation (SINCs) within a 2km radius of the site. The nearest of these is Bedwellty Churchyard SINC, which is located just to the south of the south east corner of the site, on the opposite site of Bedwellty Road.

Owing to their spatial relationship with the site and (in the case of the nearest SINC) their reasons for designation, it is considered unlikely that development of the site would have any adverse impacts on the nature conservation interest of any nearby SINCs.

Habitats

An assessment of the habitats present has been made through a walk over survey undertaken on 31st March 2010.

The site is dominated by agriculturally improved grassland which is of negligible ecological value. Some locally valuable habitats are present on the periphery of the site and on field boundaries. These include linear features namely hedegrows, woodland/tree belts and dry stone walls, and limited areas of semi-improved grassland with bracken.

None of these habitats would present an ‘in principle’ constraint to development, and it is considered that the majority of such habitats could be retained and potentially enhanced through sensitive masterplanning. Depending on the anticipated impacts of the development, detailed surveys may be required at the detailed design stage to confirm the value of the hedgerows and semi-improved grassland.

Species

A search of local species records has not been undertaken, however an assessment of potential protected species constraints has been made based on the habitats present within and around the site.

The hedgerows and scrub/tree lines within the site provide potential habitat for breeding birds, foraging bats and, to a lesser extent, dormice. The ungrazed grassland and bracken areas provide suitable habitat for common reptiles. The buildings and mature trees generally have low or negligible potential to support roosting bats.

The presence of any of the above species would not pose an ‘in principle’ constraint to development. However the presence/absence and abundance of these species would require further investigation through detailed survey at the detailed design stage in order to assess impacts and determine an appropriate level of mitigation.

Conclusions

An initial ecological appraisal of the site and its surroundings has demonstrated that there are no in principle ecological constraints to the allocation of the site for development.

Care will need to be taken, within the development of an appropriate masterplan for the site, to ensure that valued ecological features (habitats and species) are protected and enhanced within any new development.

It is considered that ecological mitigation is a matter to be addressed at the detailed design stage informed by further field surveys, and that, in the present context; it does not prejudice the site’s allocation.

Based on the distribution of potential/actual features of ecological value within the site, it is considered that ecological considerations are unlikely to represent a constraint to either the deliverability or capacity of the site for residential use in the future.

Site boundary

Woodland belt

Mature tree

Continuous scrub

Scattered scrub SI SI I Hedgerow

I SI Semi-improved grassland and bracken

I I I Improved grassland I I

Buildings

I Dry stone wall

Fence I I

0 250m

Habitat Features Plan

The Environmental Dimension Partnership 14 Inner Courtyard, Whiteway Farmhouse The Whiteway, Cirencester GL7 7BA

t 01285 640640 f 01285 652545 e [email protected] w www.edp-uk.co.uk

client Wellstride Ltd

project title Land at Bedwellty Road, Aberbargoed Site boundary Aberbargoed Grasslands SAC drawing title Ecology Plan

Site Location and SAC 0250m

date 31 MARCH 2010 drawing number EDP 1208/02 drawn by GC scale NTS checked TW

Appendix 5

Concept Master Plan

Appendix 4

Landscape, Archaeology and Heritage

Appraisal Note - Land at Bedwellty Road, Aberbargoed

Date 31st March 2010

Subject Landscape Character And Visual Amenity

Designations and Policy

The site does not contain any land protected by either national or local landscape designations. The nearest national designation is the Brecon Beacons National Park, some 15km to the north.

The nearest local designations are a 'Special Landscape Area (SLA)' located over 500m to the north and northwest of Aberbargoed which has relatively limited views of the site due to local topographic circumstances. Policy C12 of the Caerphilly County Borough Council Unitary Development Plan (UDP) applies to development within SLA's and as such is not pertinent in this case.

The draft Local Development Plan (LDP) Proposals Map also illustrates the site as being unaffected by landscape designations. Again, an SLA is defined over 2km to the west (Gelligaer Common), while around 1km to the north a 'Visually Important Local Landscape' is defined near the settlement of Markham at Man-Moel. Notably, documents within the LDP evidence base which provide the reasoning behind the designation of each of the areas (documents SB47 and SB48) make no reference to views of this area of the local landscape, or indeed to St Sannan's Church, Bedwellty itself.

Caerphilly County Borough UDP contains the following general policy C1:

Development in the Countryside C1 - development in the countryside will only be permitted where it will not have a harmful impact on the character, amenity, landscape and nature conservation value of the area.

The majority of the proposed site falls outside the existing and proposed settlement boundary of Aberbargoed and therefore is considered to be 'in the countryside'. As such Policy C1 is applicable and potential landscape character and visual amenity effects should be considered in relation to proposed development.

The UDP also contains policy C13 which provides protection to landscape features, a number of which (trees and hedgerows) are present within the site:

Trees, Woodlands and Hedgerows C13 - development which involves the loss of trees, woodlands and hedgerows which are of significant amenity and/or nature conservation value will only be permitted where the need for the development outweighs the importance of the feature or where acceptable mitigating measures, within the control of the developer, can be provided.

At the time of writing EDP are not aware of any other landscape relevant policy being pertinent to the site.

Landscape Character

EDP's Chartered Landscape Architects visited the site during March 2010. A range of photographic views were recorded of the site from within its boundaries and further afield. These images are provided on the attached plan and their locations are defined on Plan EDP 1208/03.

The site comprises a number of medium sized field parcels presently under use for grazing/pasture. The site slopes quite steeply from its highest point, around 295m AOD, adjacent to the disused Greyhound Racing Track, down to its boundary with the B4511 where it reaches around 255m AOD. As a result of this topography the site relates strongly to the existing settlement areas of Aberbargoed and Bargoed to the west and less so to the 'open countryside' to the north, east and south.

The site is bounded by a Public Footpath to the north, the disused Greyhound Track to the east, Bedwellty Road and Aberbargoed Tip to the south and the B4511 to the west.

Within the site field boundaries are demarcated by a range of landscape features including dry-stone walling, hedgerows and historic field banks (which combine the two).

The site could be said to be 'typical' of this area of countryside, with no distinguishing features within its boundaries to set it apart from much of its surroundings.

Visual Amenity

As stated above, the topography of the site provides a strong relationship between the site and the existing urban form of Aberbargoed. This results in a degree of intervisibility between the site and Aberbargoed (where one can be seen from the other) but also in views from Bargoed (View 8 on the attached plans) where the site would be viewed as an extension of the existing Aberbargoed settlement leading up to the ridgeline at its rear where development is already present.

As stated within the Archaeology and Heritage Assessment, also undertaken by EDP, St Sannan's Church at Bedwellty is a prominent local landmark and Scheduled Monument. Views of the church form part of the valleys skyline in the local area, particularly in views from Bargoed which occupies the opposite slope of the valley.

The development of the site would not obscure these key views from Bargoed and its environs, would not draw development any closer to the church in these views than is already present on the ridgeline (the Church Inn and adjacent properties) and furthermore the foreground of the church (and its graveyard) are already dominated by existing residential development.

Views of the Church from Aberbargoed are more limited. The church tower is visible in views from development to the immediate west of the B4511 (Viewpoint 1) and it is likely that development of the site could obscure these from some of the nearest properties. However, the part of the site which would create this effect (the parcel closest to the B4511) is already proposed for residential allocation within the draft LDP and has received Outline Planning Permission for development of the Church View Self-Build Village.

Where views of the site (or parts of it) are available from within the Special Landscape Areas (existing and/or proposed), from the public rights of way network for example, the distance to the site and the domination of these views by the existing settlement of Aberbargoed will limit the potential significance of impact on the Visual Amenity of the SLA such that it should be considered negligible. Although not located within an SLA, viewpoint 8 on the attached plans illustrates this effect as seen from a similar distance to the west.

Conclusions

EDP's Chartered Landscape Architects have visited the site and its surroundings to review existing landscape character, visual amenity and consider the potential effects of the development of the site for housing.

There are no landscape designations, either local or national, affecting the site. Locally designated Special Landscape Areas (SLA's) as defined within the UDP, are located over 500m to the north and north west and have limited views of the site.

Replacement SLA's as defined by the draft LDP are located over 1km away to the west, at Gelligaer Common. While views to the site are available from within this area, the existing domination of this part of the landscape by existing settlement, and the distance to the proposed development is considered to limit the potential visual effect to negligible and no effect will occur in relation to the landscape character of this area.

A Visually Important Local Landscape (VILL) is proposed over 1km to the north of the site, at Man-Moel. This designation is not considered to enjoy any views of the proposal site itself and will be unaffected by any future development.

The character of the site itself is typical of the surrounding pastoral farmland but due to the topographic circumstances it has a strong visual relationship with the existing Aberbargoed settlement. This relationship is born out both in views between the site and Aberbargoed itself, but also in more distant 'sideways' views of Aberbargoed from Bargoed to the west where development of the site would be seen as a cohesive extension of the existing urban form.

Critically, in these wider views, the immediate setting of St Sannan's Church at Bedwellty would be preserved with clear views of itself and its churchyard in the foreground retained. Proposed development at the site would not break the valley skyline (of which the church forms a part) and would fall short of existing development around the Church Inn.

On site landscape features include drystone walls, hedgerows, trees and field banks. The greater majority of these features could and should be preserved within development proposals and can provide design 'prompts' for the inclusion of further such features within any forthcoming schemes. While the onsite character would inevitably change as a result of development, this character is not considered so valuable as to prevent development and this is borne out by the lack of any landscape designations.

With appropriate care given to the immediate setting of St Sannan's Church and The Church Inn and the retention and enhancement of the most valuable landscape features, residential development of the site could provide an opportunity to create a strong 'sense of place' and strengthen local identity.

EDP therefore concludes that Landscape Character and Visual Amenity issues do not represent a constraint to the future deliverability of the site for residential use, nor therefore, to its allocation for such development within the Local Development Plan.

Lower field allocated for residential Church development in draft LDP

Photoviewpoint 1

Existing Aberbargoed Settlement Church

Photoviewpoint 2