Llanfoist Fawr Community Area
PART THREE REPORT
Consultation Comments
Comprising:
Govilon
Contents
1.0 Introduction
2.0 Govilon
2.1 Site-by-Site Key Stakeholder Responses & Development Potential Analysis
2.2 Proposed LDP allocation and Development Boundary
1.0 Introduction
The twin objectives of the LDP system are:-
to ensure that the plan is built upon a sound and clear understanding of local issues and circumstance; and
to build greater consensus and strengthen community and stakeholder involvement in plan preparation and outcomes.
In keeping with these objectives the NPA has attempted to formulate the LDP from a position that is grounded in an understanding how our settlements function, or rather what a place is and what it means to the people who live and work there. This “functionality” has been considered both in environmental (the settlements place within the wider whole that is a protected landscape) and social terms (the need for a community to develop and grow through the building of more houses or places of employment).
The first step in this assessment focused on environmental considerations. Settlements were surveyed to try to understand what land was available for development, and how this would impact on the character of the settlement within the landscape if development were to proceed. This first step in the process considered all land which had potential to accommodate growth and the findings are documented in “part two” reports. Land with potential to accommodate growth was determined as either land submitted to the Authority for consideration within the plan (known as Candidate Sites) or land which was immediately adjacent or within current UDP development boundaries or edges of settlements (known as Development Boundary Review “DBR” sites). All this land was subject to a standard assessment, land was deemed either suitable to take forward or not suitable, which enabled the Authority to develop a range of development options for each of our settlements. In order to ensure that the right option is taken forward into the LDP, these suitable sites have been subject to extensive consultation with a range of experts, key stakeholders and community groups. This consultation focused on the deliverability of the sites, ie what constraints are there on development, and how does the community feel about development on this site.
This report details the sites which were considered suitable development options within the Yscir Community area of the National Park and the findings of the deliverability consultation, it then details recommendations for land allocations within the LDP. You will see that each site has been allocated a numerical score – this relates to the Site Selection Methodology the NPA is employing to aid consistent decision making. Full details of the Site Selection Methodology are available on the Park’s website. These scores relate to the physical deliverability of sites within the constraints of the Land use planning system. We also include community views on the development of sites and look at the preference given for options. All this information is then considered in the round to determine which sites will be suitable to take forward into the LDP to deliver required development in keeping with local needs and aspirations. 2.0 Govilon
Community Profile
Location
Unitary Authority: Monmouthshire County Council Geographic Location: Govilon, lies south of the A465T where the canal crosses Cwm Shenkin Brook. The oldest part of the village is here. More recent development, including several estates, has grown up around the school and south of the canal around the former Merthyr to Abergavenny railway, now a cycleway. The village has a church, chapel, village hall, three shops, one of which is also a village information agency and two pubs. British Waterways has its local office at the canal wharf.
Key Statistics Profile: Llanfoist Fawr Community Council Area
Population
There are 3017 residents within Llanfoist Fawr Community Council Area. These residents make up 1255 households, making the average household size to be 2.39 people. The average age of residents in 2001 was 42.86 . This is relatively high compared to the average age in the County of 41 and 39.5 across Wales.
Findings of the Sustainability Survey
Govilon scored 31 in the survey.
This ranks it in 4th place in the overall rankings for settlements within the Park. The survey gave points not only for services available within the settlement but also for the settlements connectivity with larger service centres which were in a 5 and 10 mile radius.
A similar survey conducted in 1991 for the UDP ranked Govilon as 7th in the Hierarchy and placed it in the first tier of settlements.
Within the Settlement residents have access to:
Shop & Off Licence, Post Office, Primary School (currently under review), Pubs, Church, Church Hall, Garage
This shows that Govilon has access to a relatively good level of services compared to other settlements of a similar size in the National Park. It is not identified as a Key Settlement in the Wales Spatial Plan. It is for this reason that the LDP has not identified Govilon as a Level 1 settlement.
It is therefore a sustainable location for growth in terms of it being able to provide for the day to day needs of its residents within the village and also in terms of its proximity to higher level services in nearby larger service centres.
Key Connectivity Issues for Govilon
Govilon is not well related to other destinations in the park by public transport
The majority of journey times are between 2 and 3 times longer than if taken by private car
Govilon is better connected by public transport to key settlements outside of the national Park area such as Abergavenny and Brynmawr than it is to the key settlements within the National Park of Crickhowell or Brecon
Govilon would therefore look outside of the Park to Abergavenny or Bynmawr to access higher level services and facilities such as health care, higher education, supermarkets and employment.
The relationship between the BBNP LDP and the LDP strategies of the adjoining authorities will be essential.
Key Cultural Heritage Issues for Govilon
Industrial Heritage and World Heritage Site status is a key asset to the community. The plan could contain policies which support related tourism development.
World Heritage Site inscription is a key material consideration in the determination of planning applications The design of new development in this area should seek to reflect Govilon’s unique history.
Previous Development History
Adopted Local Plan: 1999
In the Local Plan Govilon had one allocation at Ty Clyd Close to accommodate 6 dwellings. This allocation did not have planning permission in 1999 when the plan was adopted. The development limit was drawn to include some opportunities for infill development.
Unitary Development Plan: approved in 2007
The UDP carried forward the Local Plan allocation as Site GV1 which was allocated for 9 dwellings. The site was still without planning permission in 2007.
This same site has been now been submitted as Candidate Site CS70. The development limit was drawn quite tightly with limited opportunities remaining for infill development. The land included within the limit in the Adopted Plan at Pentwyn Lane had been built by the time of the UDP.
Planning Permission History for New Dwellings
The UDP reported in 2001 that 3 dwellings had been completed between 1995 and 2000 and there was outstanding permission for a further 3.
In the past 5 years there have been a further 3 permissions, one still outstanding and two which are now built.
Key Issues for LDP
There is relatively little opportunity remaining for infill development
Previous allocation at Ty Clyd has not come forward in the past Growth in Govilon will have to be accommodated on Greenfield sites outside the UDP development boundary. The viability of allocations will be tested to ensure that allocated land will come forward during the plan period.
Summary of Development Options with Govilon
Site Code Site Name
CS39 Field at Boat Farm CS69 Land at Ty Clyd CS70 Land adjacent to Ty Clyd (UDP allocation GV1) Govilon All sites are in the same vicinity CS88 Land at Ty Clyd (UDP allocation GV1) Govilon CS89 Land at Ty Clyd CS99 Land at Ty Clyd (adjacent to Ty Clyd House)
CS50 Land adjacent to Troed y Rhiw Rejected from Capacity Study
Accepted from Capacity Study
2.1 Govilon Site-by-Site Key Stakeholder Responses & Development Potential Analysis
CS50 Land adjacent to Troed y Rhiw
Site Code CS50 Site Name Land adjacent to Troed Y Rhiw Current Use of land Agricultural Proposed Use of land Residential Area 1.06 Projected Capacity 32 Consultee Score Comment Environment Agency +1 Standard advice- Environment Agency's floodplain maps show that the site isn't within a fluvial floodplain and we have no record of awareness of any flooding having occurred to the site. There is a Greenfield Run-Off Restriction of 10 litres/sec/ha for any proposed development or impermeable surface within the Usk catchment. This also includes any surface water discharges to storm water sewers that ultimately drain into a watercourse. Canal is near site, need to fully investigate flood risk. As the site is Greenfield & over 0.5ha in size, consideration should be given to the appropriate management of surface water to ensure that development doesn't increase flood risk to third parties. CCW -2 CCW's records indicate vegetation of site is composed of "Lowland Dry Acid Grassland", a "Priority Habitat" in the UK BAP. Elevated site is also potentially very visible from surrounding roads & row & is within Blaenavon Landscape of Outstanding Historic Interest, Blaenavon World Heritage Site and a landscape assessed as having 'high' visual & sensory characteristics. Regarding potentially adverse landscape impacts, robust landscape planting at the S, S-E end of site may be required. Comment on requirement for up-to-date survey applies. BBNPA Ecologists Dwr Cymru Water Provision -1 A water supply can be made available to service the proposed development site. However, an assessment may be required, in particular for the larger densities, to understand the extent of off-site mains required. Dwr Cymru Sewerage Provision -2 For this village we would advise that we are able to accommodate the foul flows from the low capacity densities only. Further development allocations may be constrained by the performance of our assets for which there are no planned improvements. Foul & surface water should be on separate systems Dwr Cymru Sewerage Treatment -2 Our Waste Water Treatment works for this area has limited capacity to accommodate all of the planned growth without further improvement. Our Capital Investment programme(for the period 2010-2015) is currently being assessed by our Regulator and approval is expected in December 2009. However, the investment does not include this Works and we would request that our organisations meet to discuss and agree to a phased and agree to a phased release of land in this area. Phasing towards the end of the LDP period. Archaeological Trust Cadw Highways -1 Usk View has been traffic calmed as a consequence of previous concerns regarding excessive vehicle speeds. It is not evident whether frontage development or a new estate road is proposed. In either event development should be dependant on the developer entering into a Planning or Highways Agreement to undertake further improvements to Usk View. No capacity issues.
Trunk Road Agency Environmental Health +1 Land Drainage Rural Housing Enabler Waste Authority Contaminated Land +1
27 Objections
.Drainage, flooding, arguing that survey conducted by NPA concluded that site is unsuitable .Traffic, road safety, flooding, drainage,
Site Development Potential Analysis
Score -5 Scores poorly in comparison to Boat Farm Comment History Site has been considered through the previous UDP process and ultimately rejected. It was the subject of numerous objections during this process.
Environment Agency Greenfield run off restriction Investigate flood risk re nearby canal Consider appropriate management of surface water
CCW – landscape and habitats "Priority Habitat" in the UK BAP Site is composed of "Lowland Dry Acid Grassland", Within Blaenavon Landscape of Outstanding Historic Interest, Assessed as having 'high' visual & sensory characteristics. Elevated site is also potentially very visible from surrounding roads & row Mitigation may be required in form of robust landscape planting at the S, S-E end of site
Water/Sewerage Does have water supply. May need assessment if develop at higher densities Foul flows accommodated for low densities only. Requisition required for development in first part of plan period. Foul and surface water on separate systems
Highways Further traffic calming improvements required for Usk View.
Community Community Preference : 3rd of 3 Comment All members of the public objected strongly: Site failed site assessment for last development plan/failed on drainage, narrow road access, access on blind bend etc Recommendation Do not include site.
In light of the comments from CCW and the lack of community support, inclusion of this site is not recommended.
More suitable land is available at Boat Farm.
Summary of Stakeholder Responses at Boat Farm/Land at Ty Clyd
A number of options have been submitted in this area. Each has been submitted as an individual candidate site.
Stakeholders have submitted responses for each site and these are reported in detail in this report. However, to aid analysis and comparison between the sites the below table has been prepared.
Based on the findings of the key stakeholders, a recommendation needs to be made about whether one site or a combination of sites is required. The combination of sites possible will be dependent on the location of the access to the allocation.
In summary there are 4 general options.
A. A small extension to Ty Clyd Close. (3 sites present options as to the extent of this – CS70, CS88 or CS89) B. Allocation of CS69 and/or CS99 with access through Ty Clyd Close (thus requiring allocation of CS70 or CS88) C. Allocation of CS39 – either alone – or in combination with CS69 D. Allocation of all the sites
CS39 CS69 CS99 CS70 CS89 CS88
Name Field at Boat Farm Land at Ty Clyd Land at Ty Clyd Land adj Ty Land at Ty Clyd Land at Ty Clyd Clyd Area 2.2ha 1.65 1.057 0.36 0.22 0.3
Capacity 66 high 50 high 32 high 10 high 7 high 9 high 44 medium 33 medium 21 medium 7 medium 4 medium 6 medium 22 low 16 low 11 low 3 low 2 low 3 low
Total Score 0 -1 0 1 0 Notes Only site with access to Site has no access unless Smaller version of Existing UDP Extension to CS70 Smaller version of CS70. B4246 developed in conjunction CS69 allocation with either CS70/CS88/CS89 or CS39/CS99 Environment +1 +1 +1 +1 +1 +1 Standard advice. No flood risk. Same advice as CS39 Same advice as CS39 Same advice as CS39 Same advice as CS39 Same advice as CS39 Agency Greenfield run off restriction – within Usk catchment. Canal is near check flooding. Consider appropriate surface water management re risk to 3rd parties. CCW +1 +1 +1 +1 +1 +1 Dwr Water +1 +1 +1 +1 +1 +1 Water supply available. If go for Same advice as CS39 Same advice as CS39 Same advice as Same advice as CS39 Same advice as CS39 larger densities, may require CS39 assessment to understand extent of off site mains required. Dwr Sewerage P -2 -2 -2 -2 -2 -2 Accommodate low density Same advice as CS39 Same advice as CS39 Same advice as Same advice as CS39 Same advice as CS39 only. CS39 Foul and surface water on separate systems. Site crossed by public sewer – require easement or diversion Dwr Sewerage T Limited capacity. No -2 -2 -2 -2 -2 improvement planned. Phased Same advice as CS39 Same advice as CS39 Same advice as Same advice as CS39 Same advice as CS39 to end of plan period. CS39
Highways -1 -2 -2 Suitable access can -1 SAME ADVICE AS CONSULT WAG – Site Concerns re site in isolation. Concerns re site in be obtained by Access would have to be via CS70 abuts A465 Only road frontage is A465 – isoloation. Only road extending Ty Clyd extension of Ty Clyd Access can be achieved from cannot be used as access. frontage is A465 – cannot Close. B4246 be used as access. Currently has no boundary Suitable access can be obtained by Highways improvements and/or Access onto B4246 is ok – but site Consult WAG – with access connection. extending Ty Clyd Close. extension of traffic calming has no frontage to this road. Access onto B4246 is ok site close to A465. required by agreement. Would have to be via CS39 if – but site has no frontage If the boundary is redrawn to Consult WAG – site close to To be as single improvement developed together. to this road. No capacity issues abut A465 then consult WAG. A465. package if CS69 developed. Possible access through CS70 – but Possible access through Site cannot be accessed No capacity issues would be convoluted, especially for CS70 – but would be without connection to another pedestrians. convoluted, especially for candidate site. pedestrians.
Environmental -+1 +1 +1 +1 +1 +1 Health Contaminated +1 +1 +1 +1 +1 +1 Land Community Comment Summary Site can be developed Lack of road frontage means Lack of road frontage Site can be Site can be developed. Site can be developed. towards the end of the plan that site can only be developed means that site can developed. developability period. (water constraints) in conjunction with a only be developed in Access via Ty Clyd Access via Ty Clyd extension neighbouring candidate site. conjunction with a Access via Ty Clyd extension Highways improvements neighbouring extension Water/Sewerage issues same as would be required. Ideally access would be via CS39 candidate site. Water/Sewerage issues same as CS39 and B4246. CS39 Although this site does have Ideally access would be via WAG needs to be benefit of access to the B4246, In All other issues are the same as CS39 and B4246. consulted re A465. order to form a cohesive CS39. Size of site means that Size of site means that Seweraage development in relation to the All other issues are the Water/Sewerage Sewerage probably has capacity probably has capacity for this scale existing settlement would be same as CS39. issues same as CS39. for this scale of devleopment. of devleopment. preferable to develop in conjunction with one or more Size of site means adjacent candidate sites to the that Seweraage west. probably has capacity for this scale of Currently water constraints devleopment. would allow only development at low densities. This would be incompatible with the Plan objective of making the best use of land.
Site is crossed by a public sewer and so an easement or diversion would be required, such work would add to the development costs.
WAG needs to be consulted re A465
CS39 CS69 CS99 CS70 CS89 CS88
The following area is suggested for allocation.
This area is considered to meet the following objectives
- Provide a coherent development in keeping with the current settlement form - Allow sufficient road frontage to achieve suitable access. - Provide development of a suitable scale. - Make allocations which do not preclude the potential for future sites to come forward.
The following issues need to be explored
- the fit with Monmouthshire’s LDP - the ability to phase development on the site towards the end of the plan period.
2.2 Proposed LDP allocation
Background information
DO THE COMMUNITY WANT GROWTH? YES.
The Community Council were not engaged during the early part of the Plan preparation. However, during the recent Autumn Community Consultations they arranged workshops to give the community the opportunity to comment on the sites. There is a general feeling that land is required in order to sustain the resident community. There are also strong feelings about which land is the most suitable.
Sustainability Index Score Overall 29 Access to 10 Access and 10 Transport 7 Other 2 Local proximity facilities to higher level facilities
LAND AVAILABLE ? YES
Land identified at Boat Farm/Ty Clyd.
Land at Ty Clyd is capable of development in the short term.
Land at Boat Farm is capable of development subject to overcoming Sewerage/Water constraints, possibly later in the plan period.
RESULT OF MATRIX ANALYSIS Level 3 Settlement (1st Column) (YES, YES, YES)
“Delivering the strategy to provide general needs housing in the most sustainable locations”
Position of Govilon LEVEL 3 within Settlement Hierarchy Govilon will have an Inset Map showing a development limit.
Housing Provision (over plan period) Potential for allocations for market growth.
Affordable housing may be delivered either through negotiation on Market sites or through the Rural Exceptions policy on sites either within or adjoining the defined development limit.
Employment Provision None Key Policy Areas for delivering E: Area unsupported by waste water and sewerage treatment capacity Development within Hierarchy
Site Code Site Name Proposed Number of Policy Area Local Policy Use units CS70/CS88/CS89 Ty Clyd Residential 10 B Area of water management sensitivity D Area of necessary highways improvements E Area unsupported by water /waste water /sewerage treatment F capacity Area of phased development
CS69 Land at Residential 2.9 ha B Area of water management sensitivity Boat Farm High = 87 CS39 - PART Land at Residential Medium = 58 Boat Farm Low = 29
Total Area : 2.9 ha
3.3 Proposed Development Limit
Annex A: Detailed responses relating to Ty Clyd/Boat Farm
CS39 Field at Boat Farm Other sites at Boat Farm for reference
CS89 CS69
CS88
CS99
CS70
CS39
Site Code CS39 Site Name Field at Boat Farm Current Use of land Agricultural Proposed Use of land Residential Area 2.2 Projected Capacity 66 Consultee Score Comment Environment Agency +1 Standard advice- Environment Agency's floodplain maps show that the site isn't within a fluvial floodplain and we have no record of awareness of any flooding having occurred to the site. There is a Greenfield Run-Off Restriction of 10 litres/sec/ha for any proposed development or impermeable surface within the Usk catchment. This also includes any surface water discharges to storm water sewers that ultimately drain into a watercourse. Canal is near site, need to fully investigate flood risk. As the site is Greenfield & over 0.5ha in size, consideration should be given to the appropriate management of surface water to ensure that development doesn't increase flood risk to third parties. CCW +1 BBNPA Ecologists Dwr Cymru Water Provision +1 A water supply can be made available to service the proposed development site. However, an assessment may be required, in particular for the larger densities, to understand the extent of off-site mains required. Dwr Cymru Sewerage Provision -2 For this village we would advise that we are able to accommodate the foul flows from the low capacity densities only. Further development allocations may be constrained by the performance of our assets for which there are no planned improvements. Foul & surface water flows should be on separate systems. The proposed development site is crossed by a public sewer for which protection measures, either in the form of an easement and/or diversion may be required Dwr Cymru Sewerage Treatment -2 Our Waste Water Treatment works for this area has limited capacity to accommodate all of the planned growth without further improvement. Our Capital Investment programme(for the period 2010-2015) is currently being assessed by our Regulator and approval is expected in December 2009. However, the investment does not include this Works and we would request that our organisations meet to discuss and agree to a phased and agree to a phased release of land in this area. Phasing towards the end of the LDP period. Archaeological Trust Cadw Highways -1 Site abuts the A465 dual carriageway and the WAG must be consulted. Access could be obtained from B4246. The road is currently traffic calmed & we would expect the developer of any site creating a new junction to undertake highway improvements and/or the extension of the existing traffic calming under the provisions of a Section 106 Planning Agreement or Sections 278 Highways Agreement. If this site & CS69 are both likely to be developed then the highway infrastructure for both should be planned as one comprehensive exercise. Trunk Road Agency Environmental Health +1 Land Drainage Rural Housing Enabler Waste Authority Contaminated Land +1
4 Objections: .Query regarding access and developments dependent on each other
Site Development Potential Analysis
Score 0
Comment Water Environment Agency – River Usk Catchment – Greenfield run off restriction. Check flooding re Canal. Consider appropriate surface water management. Supply – does have supply, may require assessment if develop at larger densities. Sewerage provision – Accommodate low density only. Foul and surface water on separate systems. Site crossed by
Community Site found some favour with public - land is adjacent to current village boundary & doesn't spoil landscape of special merit. Comment Small number of possible problems but no strong objection to limited/medium sized developments. Recommendation
CS69 Other sites at Boat Farm for reference
CS89
CS39
CS88
CS69
CS70
CS99
Site Code CS69 Site Name Land at Ty Clyd Current Use of land Agricultural Proposed Use of land Residential Area 1.65 Projected Capacity 50 Consultee Score Comment Environment Agency +1 CCW +1 BBNPA Ecologists Dwr Cymru Water Provision +1 A water supply can be made available to service the proposed development site. However, an assessment may be required, in particular for the larger densities, to understand the extent of off-site mains required. Dwr Cymru Sewerage Provision -2 For this village we would advise that we are able to accommodate the foul flows from the low capacity densities only. Further development allocations may be constrained by the performance of our assets for which there are no planned improvements. The proposed development site is crossed by a public sewer for which protection measures, either in the form of an easement and/or diversion may be required Dwr Cymru Sewerage Treatment -2 Our Waste Water Treatment works for this area has limited capacity to accommodate all of the planned growth without further improvement. Our Capital Investment programme(for the period 2010-2015) is currently being assessed by our Regulator and approval is expected in December 2009. However, the investment does not include this Works and we would request that our organisations meet to discuss and agree to a phased and agree to a phased release of land in this area. Phasing towards the end of the LDP period. Archaeological Trust Cadw Highways -2 We would have concerns regarding this site in isolation. The only road frontage is onto the A465 dual carriageway which obviously cannot be used as a means of access. A new access from the B4246 could be contemplated, but the site does not have a frontage onto this road. The site could possibly be accessed from Ty Clyd Close by extending through candidate site CS70 (although the access route would be somewhat convoluted particularly for pedestrians if it were not possible to create a direct footpath link to the B4246) or from B4246 via candidate site CS39 Trunk Road Agency Environmental Health +1 Land Drainage Rural Housing Enabler Waste Authority Contaminated Land +1
Candidate Site Consultation Responses: INSERT NUMBER OF OBJECTIONS
11 Objections .Query regarding access and developments dependent on each other Site Development Potential Analysis
Score LEAVE BLANK SS/HF TO FILL IN
Comment
Community No comments specifically relating to this site. No preference expressed. Comment
Recommendation
CS70 Land adjacent to Ty Clyd (UDP allocation GV1) Govilon
Other sites at Boat Farm for reference
CS89
CS39
CS88
CS69
CS70
CS70 CS99
Site Code CS70 Site Name Land adjacent to Ty Clyd (UDP allocation GV1), Govilon Current Use of land Agricultural Proposed Use of land Residential Area 0.3574 Projected Capacity 10 Consultee Score Comment Environment Agency +1 CCW +1 BBNPA Ecologists Dwr Cymru Water Provision +1 A water supply can be made available to service the proposed development site. However, an assessment may be required, in particular for the larger densities, to understand the extent of off-site mains required. Dwr Cymru Sewerage Provision -2 For this village we would advise that we are able to accommodate the foul flows from the low capacity densities only. Further development allocations may be constrained by the performance of our assets for which there are no planned improvements. The proposed development site is crossed by a public sewer for which protection measures, either in the form of an easement and/or diversion may be required Dwr Cymru Sewerage Treatment -2 Our Waste Water Treatment works for this area has limited capacity to accommodate all of the planned growth without further improvement. Our Capital Investment programme(for the period 2010-2015) is currently being assessed by our Regulator and approval is expected in December 2009. However, the investment does not include this Works and we would request that our organisations meet to discuss and agree to a phased and agree to a phased release of land in this area. Phasing towards the end of the LDP period. Archaeological Trust Cadw Highways -1 Suitable access can be obtained to CS-70 by extending Ty Clyd Close. As the site is close to the A465 dual carriageway the WAG must be consulted. No capacity issues Trunk Road Agency Environmental Health +1 Land Drainage Rural Housing Enabler Waste Authority Contaminated Land +1
3 Objections
Site Development Potential Analysis
Score
Comment
Community No comments specifically relating to this site Comment No preference expressed relating to this site.
Recommendation
CS88 Land at Ty Clyd (UDP allocation GV1) Govilon
Other sites at Boat Farm for reference
CS89 CS39
CS88
CS69 CS70
CS99
Site Code CS88 Site Name Land at Ty Clyd (UDP allocation GV1), Govilion Current Use of land Agricultural Proposed Use of land Residential Area 0.3 Projected Capacity 9 Consultee Score Comment Environment Agency +1 CCW +1 BBNPA Ecologists Dwr Cymru Water Provision +1 A water supply can be made available to service the proposed development site. However, an assessment may be required, in particular for the larger densities, to understand the extent of off-site mains required. Dwr Cymru Sewerage Provision -2 For this village we would advise that we are able to accommodate the foul flows from the low capacity densities only. Further development allocations may be constrained by the performance of our assets for which there are no planned improvements. The proposed development site is crossed by a public sewer for which protection measures, either in the form of an easement and/or diversion may be required. Dwr Cymru Sewerage Treatment -2 Our Waste Water Treatment works for this area has limited capacity to accommodate all of the planned growth without further improvement. Our Capital Investment programme(for the period 2010-2015) is currently being assessed by our Regulator and approval is expected in December 2009. However, the investment does not include this Works and we would request that our organisations meet to discuss and agree to a phased and agree to a phased release of land in this area. Phasing towards the end of the LDP period. Archaeological Trust Cadw Highways -1 Suitable access can be obtained to CS88 & CS79 by extending Ty Clyd Close. As the site is close to the A465 dual cariageway the WAG must be consulted. No capacity issues Trunk Road Agency Environmental Health +1 Land Drainage Rural Housing Enabler Waste Authority Contaminated Land +1
Candidate Site Consultation Responses: INSERT NUMBER OF OBJECTIONS
3 Objections
.Access, Sewerage
Site Development Potential Analysis
Score LEAVE BLANK SS/HF TO FILL IN
Comment
Community Comment
Recommendation
CS89 Land at Ty Clyd Other sites at Boat Farm for reference
CS89
CS39
CS88
CS69
CS70
CS99
Site Code CS89 Site Name Land at Ty Clyd Current Use of land Agricultural Proposed Use of land Residential Area 0.22 Projected Capacity 7 Consultee Score Comment Environment Agency +1 Standard advice- Environment Agency's floodplain maps show that the site isn't within a fluvial flodplain and we have no record of awareness of any flooding having occurred to the site. There is a Greenfield Run-Off Restriction of 10 litres/sec/ha for any proposed development or impermeable surface within the Usk catchment. This also includes any surface water discharges to storm water sewers that ultimately drain into a watercourse. Canal is near site, need to fully investigate flood risk. As the site is Greenfield & over 0.5ha in size, consideration should be given to the appropriate management of surface water to ensure that development doesn't increase flood risk to third parties. CCW +1 BBNPA Ecologists Dwr Cymru Water Provision +1 A water supply can be made available to service the proposed development site. However, an assessment may be required, in particular for the larger densities, to understand the extent of off-site mains required. Dwr Cymru Sewerage Provision -2 For this village we would advise that we are able to accommodate the foul flows from the low capacity densities only. Further development allocations may be constrained by the performance of our assets for which there are no planned improvements. The proposed development site is crossed by a public sewer for which protection measures, either in the form of an easement and/or diversion may be required Dwr Cymru Sewerage Treatment -2 Our Waste Water Treatment works for this area has limited capacity to accommodate all of the planned growth without further improvement. Our Capital Investment programme(for the period 2010-2015) is currently being assessed by our Regulator and approval is expected in December 2009. However, the investment does not include this Works and we would request that our organisations meet to discuss and agree to a phased and agree to a phased release of land in this area. Phasing towards the end of the LDP period. Archaeological Trust Cadw Highways -1 We would expect any development in this vicinity to be accessed via an extension of Ty Clyd Close. The boundary of the candidate site as drawn does not connect with any public highway, except the A465 dual carriageway (which cannot be used as a means of access). If the site boundary is redrawn (see candidate site CS-88) & development becomes a possibility then the WAG must be consulted. No capacity issues Trunk Road Agency Environmental Health +1 Land Drainage Rural Housing Enabler Waste Authority Contaminated Land +1
1 Objection:
.Suggests that site should be treated similar to CS70 and CS88
Site Development Potential Analysis
Score LEAVE BLANK SS/HF TO FILL IN
Comment
Community Comment
Recommendation
CS99 Land at Ty Clyd (adjacent to Ty Clyd House)
Other sites at Boat Farm for reference
CS89
CS39
CS88
CS69
CS70
CS99
Site Code CS99 Site Name Land at Ty Clyd (adjacent to Ty Clyd House) Current Use of land Agricultural Proposed Use of land Residential Area 1.057 Projected Capacity 31 Consultee Score Comment Environment Agency +1 Standard advice- Environment Agency's floodplain maps show that the site isn't within a fluvial floodplain and we have no record of awareness of any flooding having occurred to the site. There is a Greenfield Run-Off Restriction of 10 litres/sec/ha for any proposed development or impermeable surface within the Usk catchment. This also includes any surface water discharges to storm water sewers that ultimately drain into a watercourse. Canal is near site; need to fully investigate flood risk. As the site is Greenfield & over 0.5ha in size, consideration should be given to the appropriate management of surface water to ensure that development doesn't increase flood risk to third parties. CCW +1 BBNPA Ecologists Dwr Cymru Water Provision +1 A water supply can be made available to service the proposed development site. However, an assessment may be required, in particular for the larger densities, to understand the extent of off-site mains required. Dwr Cymru Sewerage Provision -2 For this village we would advise that we are able to accommodate the foul flows from the low capacity densities only. Further development allocations may be constrained by the performance of our assets for which there are no planned improvements. The proposed development site is crossed by a public sewer for which protection measures, either in the form of an easement and/or diversion may be required Dwr Cymru Sewerage Treatment -2 Our Waste Water Treatment works for this area has limited capacity to accommodate all of the planned growth without further improvement. Our Capital Investment programme (for the period 2010-2015) is currently being assessed by our Regulator and approval is expected in December 2009. However, the investment does not include this Works and we would request that our organisations meet to discuss and agree to a phased and agree to a phased release of land in this area. Phasing towards the end of the LDP period. Archaeological Trust Cadw Highways -2 We would have concerns regarding this site in isolation. The only road frontage is onto the A465 dual carriageway which obviously cannot be used as a means of access. A new access from the B4246 could be contemplated, but the site does not have a frontage onto this road. The site could possibly be accessed from Ty Clyd Close by extending through candidate site CS-70, although the access route would be .....somewhat convoluted, particularly for pedestrians if it were not possible to create a direct footpath link to the B4246. Trunk Road Agency Environmental Health +1 Land Drainage Rural Housing Enabler Waste Authority Contaminated Land +1
1 Objection
Site Development Potential Analysis
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