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Item 2 St Teilos , Item 7. PDF 3 MB PLANNING, ACCESS AND RIGHTS OF WAY COMMITTEE 18 June 2019 Application Number: 18/16814/FUL Date Validated: 7 December 2018 Site Address: Land To The North Of St. Decision Due 18 June 2019 Teilo's Church And South Date: And East Of New House, Llantilio Pertholey Monmouthshire NP7 6NU Grid Ref: E: 331115 N:216449 Proposal: Residential Development of 18 units Case Officer: Donna Bowhay Community: Llantilio Pertholey Reason(s) Application Major Planning Application Reported to Committee: RECOMMENDATION: Refuse 1. Description of Development The proposed overall scheme relates to residential development on land to the north of St Teilo's Church, and south and east of New House, Llantillio Pertholey. The proposal is for construction of 32 new residential units on 26 plots across the overall development site which crosses the administrative boundary between Monmouthshire County Council (MCC) and Brecon Beacons National Park (BBNP). 11 plots (now revised to 10 plots) and the main access are proposed within MCC and 15 plots providing 18 units, a new internal access road and footpaths would be located within BBNP and is the subject of this application. The development is referred to as an 'Eco development' and a sustainable development of innovative, landmark design. This applicant states that this is achieved by the retention of the natural landscape, use of sloping topography, green roofs, heating and water to be provided by air source heat pumps, electric vehicle charging points, use of sustainable drainage. The development proposes a mixture of 2 bedroom flats, and 3,4 and 5 bedroom houses as set out below:- House Type 1 - 3 bed (99sqm) x1 House type 2 - 3 bed (127sqm) x 2 House type 3 - 4 bed (170sqm) x6 Page 1 of 31 House type 4 - 2 bed flats (Flat A 73sqm, Flat B 59sqm) x6 House type 5 - 5 bed (193sqm) x2 House type 5a - 5 bed (193sqm) x 1. It is proposed that 6 of the 18 residential units (House type 4) would be affordable. Three plots are proposed to the west of the Gavenny River and 12 plots (15 units) to the east including 6 flats in 3 buildings. A central corridor is shown to maintain a green corridor of the Gavenny River and amenity space. The existing hedgerows are to be retained. The proposed units would be split level to follow the slope of the ground and built using structurally insulated panels with external materials including timber, brickwork, metal cladding with grey aluminium windows and grass roofs with roof lights. The heights range from 8.248m to the ridge level for house type 1, 5.935m for house type 2, 8.190m for house type 3, 8.092m for house type 4, and 8.31m for house type 5. The proposed site plan shows a new access road built to adoptable standards entering the site from the South West end of the site, in the vicinity of an existing field gate, within MCC. The access extends North into the site with a new vehicle bridge crossing the River Gavenny before curving up to the North East end of the site. In addition, a new pedestrian pathway from Hereford Road is proposed, across the North of the site and over the river via a new footbridge to connect with the new road in the North East corner of the site. Improvements of the junction with Hereford Road are included in the MCC application to widen the road to 5.5m and provide 1.8m footpaths either side. The residential units would be connected to the existing public sewer. A sustainable drainage system is proposed with green roofs, permeable paving, grasscrete for parking areas and use of water butts would reduce surface water runoff. As the application represents a major application it is accompanied by a pre application consultation report (PAC). The application is supported by the following documents:- Planning Statement 1a Appendix A - 2016 pre-application advice 1b Appendix B - 2018 pre-application advice 1c Appendix C - 2016 Design & Access Statement 2. Design & Access Statement BBNPA specific 3. Design & Access Statement Whole Site Technical Evidence Reports 1. Agricultural Land Assessment 2. Arboricultural Impact Assessment 3. Archaeological Desk Based Assessment 4. Bat Activity Survey 5. Desk Based Study (Contamination) 6. Dormice Survey 7. Ecological Appraisal 8. Ecological Impact Assessment 9. Feasibility Assessment 10. Flood Consequence Assessment (plus Hydraulic Modelling) 11. Geophysical Survey 12. Great Crested Newt Survey 13. Green Infrastructure Appraisal 14. Heritage Impact Assessment Page 2 of 31 15. Landscape and Visual Impact Assessment 16. Otter and Water Vole Survey 17. Preliminary Ecological Appraisal 18. Reptile Survey 19. Transport Assessment Pre-application Advice 1. 2016 pre-application advice 2. 2018 pre-application advice 3. 2016 pre-application design & access Pre-application Consultation Report & Appendices 1. Pre-application Consultation Report 2. Appendices (1-29) 2. Site and Context The proposed overall scheme relates to a green field site on land to the north of St Teilo's Church, and south and east of New House, Llantillio Pertholey. It lies approximately 1.7 miles from Abergavenny town centre. The site forms part of New Court Farm and consists of three fields used for grazing purposes. The site is located within the open countryside to the north east of Mardy a suburb of Abergavenny. The site comprises of a valley through which the Gavenny River flows from north to south through the site within a mature tree corridor. The eastern side of the valley slopes fairly steeply up towards the railway line and A465. The land to the west of the river has a gentler slope up towards the Hereford Road. The eastern boundary lies adjacent to the main Abergavenny to Hereford passenger railway line, and the A465 runs parallel approximately 30 metres further east. To the south lies the Grade I Listed St Teilo's Church and adjacent dwellings. To the north lies modern housing development and old mill buildings which have been converted for residential purposes. Further to the east the ground rises up gradually to the wooded ridge of Penclawdd and to the west the land rises up towards Ysgryd Fawr at 486mAOD, at 1.5km from the site. The scheduled remains of St Michaels Chapel and Skirrid Fawr defended enclosure (SAM MM182) are located some 2.3km to the north east. The site is located within the Skirrid and Sugar Loaf landscape character area of the BBNP Landscape and Development SPG. A public footpath runs north- south within the eastern part of the site. To the south east of the site a public footpath runs in an easterly direction and crosses the main passenger railway at a level crossing. The overall proposed application site straddles land between the administrative boundaries of Brecon Beacons National Park and Monmouthshire County Council's Planning Boundary. 3. Planning History N/A 4. Relevant Local and National Planning Policy 4.1 Brecon Beacons National Park Authority Local Development Plan and Supplementary Planning Guidance Page 3 of 31 Policy no. Policy SP1 National Park Policy Policy 1 Appropriate development in the Park SP3 Environmental Protection SP11 Sustainable Design Policy 6 Biodiversity and development Policy 7 Protected and Important Wild Species Policy 8 Trees and Development Policy 10 Water Quality Policy 11 Sustainable Use of water Policy 12 Light Pollution Policy 13 Soil Quality Policy 14 Air Quality Policy 17 The settings of listed buildings SP4 Climate Change SP6 Affordable Housing Policy 24 Housing Requirement Policy 28 Affordable Housing Contributions SP5 Housing SP10 Sustainable distribution of development SP17 Sustainable Transport Policy 56 Water and Sewage Supply for New Development Policy 58 Sustainable drainage Systems Policy 59 Impacts of Traffic Policy 61 Dwelling Density SPG Biodiversity and Development 2016 SPG Landscape and Development 2014 SP16 Sustainable Infrastructure SP17 Sustainable Transport SP18 Sustainable use of land 4.2 National Planning Policy and Guidance Document Planning Policy Wales: 10th Edition (December 2018) Technical Advice Note 1: Joint Housing Land Availability Studies (2015) Technical Advice Note 2: Planning and Affordable Housing (2006) Technical Advice Note 5: Nature Conservation and Planning (2009) Technical Advice Note 12: Design (2016) Technical Advice Note 15: Development and Flood Risk (2004) Technical Advice Note 18: Transport (2007) Technical Advice Note 24: The Historic Environment (2017 5. Summary of Consultation responses Consultee Comments NP Rights Of Way The proposed development affects a public footpath but it appears that this will be Officer subsumed into the estate road that is proposed to service the site. I do not know the site or the footpath myself but Shaun has suggested that the existing footpath should be diverted nearer to the river to avoid it being lost under the proposed estate road. Page 4 of 31 In principle, and without the benefit of seeing the site for myself, I would concur with his comments. Having a separate footpath on the site would be of greater benefit to the public than having the footpath subsumed into the estate road. Monmouthshire Policy for Abergavenny, Crickhowell and Hay on Wye area is 30percent affordable County Council housing. Affordable Housing 18 units x 30percent = 5.4 Our greatest need is for social rented housing. The mix we would suggest is 5 x 4 person 2 bed houses. These would have to be constructed to meet Welsh Government DQR. Notional space standard for a 4 person 2 bed house is 83m2. These units should be delivered through a RSL. For this area the Council's preferred RSL would be either Monmouthshire Housing Association or Melin Homes. The RSL would pay 42percent of Welsh Government ACG for the affordable homes. Monmouthshire I note the close location of Hereford Rd to the west of the site and the railway County Council line and A465 to the east.
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