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APPLICATION NUMBER: 12/07922/FUL APPLICANTS NAME(S): Mr Phil Collins SITE ADDRESS: For mer Mid Wales Hospital Hospital Road Talgarth Powys LD3 0EF GRID REF: E: 316190 N:233086 COMMUNITY: Talgarth DATE VALIDATED: 5 April 2012 DECISION DUE DATE: 26 July 2012 CASE OFFICER: Mr Rhodri Davies PROPOSAL Mixed use redevelopment of the site f or housing, employment and community uses including 76 number residential units (C3), 5 live work units (B1/C3) and 18 number 1-2 bed retirement apartments (C3), Care/health facility (up to 70 bed apartments) (C2/D1), conversion of the front 'Admin Block' into 4 apartments (C3), conversion of retained chapel into multi-use community building (D2) and offices (B1), conversion of retained mortuary into office space (B1), internal roads and paths, new allotments, creation of new cricket pavilion, access road, car park and tennis courts, landscaping and public open space, sustainable drainage systems, de- construction (demolition) of the existing former ward buildings and associated works, services and utilities. ADDRESS Former Mid Wales Hospital, Hospital Road , Talgarth CONSULTATIONS/COMMENTS Consultee Received Comments Powys County The Cabinet considered a report on the potential Council Executive impact on Council services of a large scale Cabinet development proposal at the site of the former Mid Wales Hospital in Talgarth. The Cabinet was agreed on the need for a co-ordinated response and a constructive dialogue with the Brecon Beacons National Park Authority. Management Team would discuss the issue to ensure that there was a co- ordinated response from services. The Board resolved that the Leader responds on behalf of the Council as follows: Taking all matters into account, the Council is concerned that with the significant residential element proposed, the scheme is out of balance with the stated aims of BBNPA policy, which seeks to maximise and promote the economic reuse of the site for the benefit of Talgarth and wider area. The concerns that exist in terms of the scale of residential reuse of the site, when taken together with concerns that exist in terms of accessibility, have resulted in the Council wishing to raise an objection to the planning application on the grounds that the proposed development does not represent a sustainable form of development that would benefit the social, environmental and economic wellbeing of Powys’ residents. In the event, however, that the BBNPA are minded to approve the application, Powys County Council requests that all developer contributions associated with County Council service areas are supported through a ‘Section 106’ planning agreement Brecon Beacons Park 25th May 2012 I am writing on behalf of the Brecon Beacons Park Society Society to object to the planning application cited above. We feel that the proposed development does not accord with the purposes of the National Park and is contrary to the aims of the Unitary Development Plan and Local Development Plan and the status of the site as part of the Talgarth Conservation area. I. The proposal is contrary to UDP Policy SS1 Housing Land in First Tier Settlements and Policy SS5 Allocation of Previously Developed Land for Mixed Use. In this plan the Mid Wales Hospital Site T8 is allocated for Mixed Use/Commercial (Table 7.6 page 131). Reference is made to Supplementary Planning Guidance, a Development Brief adopted in 1997 (Appendix 7A). This Development Brief rejects residential use except that which is ancillary to other uses. The brief states that conversion of the buildings to housing would be out of scale with the local housing requirements (Paragraph 6.5). In Paragraph 5.3 it states “It is of paramount importance to Talgarth and the local economy that the site of the former Mid Wales Hospital continues to provide employment for local people.” While much has changed in the years since this brief was adopted (particularly the deterioration of the buildings on the site) it remains true that Talgarth needs more employment not more houses. The development proposal for 104 new dwellings will add to the need for jobs and lead to the ‘unsustainable need for people to travel further afield for work’ (Paragraph 5.3.ii)). As public transport is inadequate this will mean an increase in car use. This proposal includes plans for a care home which would provide some jobs but it is scheduled for development late in the time scale of the scheme (phases 3 – 5) and leaves open the possibility that it might never materialise. 2. The proposed development does not accord with the spatial strategy of the deposit LDP. In the LDP the Mid Wales Hospital site is outside the settlement boundary for Talgarth in open countryside and the land is not allocated for development. Although the LDP has yet to be approved by the Inspector we would suggest that weight can be given to it in judging planning applications following the precedent of the Cwrt y Gollen enquiry. In his report on the Cwrt Y Gollen enquiry (dated 19.07.2011) the Inspector, Mr Alwyn B Nixon, gives considerable weight to the LDP (paragraphs 20 to 23, 241-246 and the conclusion, paragraph 280). He states in paragraph 243 “Notwithstanding that the independent examination of the emerging LDP has not yet occurred, I consider that the clear shift to a more proportionate and sustainable approach to the provision of new housing within the settlements of the locality, based on their respective sizes, characteristics and the services and the facilities that they contain, is a significant material consideration in this case. Moreover, the very different approach now being taken by the emerging LDP reduces the weight that should be placed on the provisions of the NPA- approved UDP in this respect.” The Mid Wales Hospital site is some 900 metres from Talgarth. To site a large scale housing development here in the open countryside would not be sustainable. The road access to Talgarth is narrow, lacking a complete footpath, steep and hazardous for those on foot or bicycle. It is disingenuous to suggest that the majority of the residents (especially the elderly and the young) would access the services of Talgarth by foot or bicycle. This development would be bound to produce a large increase in motor traffic and besides making the access roads more hazardous would also adversely affect the centre of Talgarth into which both roads lead. 3. The proposed development is contrary to UDP policy G3vii). The proposed development is not compatible with the NP road hierarchy and is not likely to be within the capacity of the existing approach roads (see above). The preservation of the existing character of the road links to the hospital (as a country lane) was a stated objective of the National Park. 4. The proposed development adversely affects the Talgarth Conservation area and is contrary to UDP Policies Q17 and 18, the policies relating to Conservation areas in the deposited LDP and the guidance given in PPW Chapter 6.5.16 – 6.5.23. These policies suggest that new buildings in Conservation Areas should only be permitted where they preserve or enhance the character of the area and that demolition should only be permitted where there is the strongest justification. The developer proposes to demolish the majority of the important buildings on the site. The proposed new buildings would not enhance the buildings to be retained. For instance those proposed to be closest to the Administration building would not give it sufficient prominence and would tend to diminish it, being mainly of three stories. The lay out of the buildings does not reflect the distinctive layout of the original Hospital site. The applicant stresses that the new houses are designed to reflect the local vernacular but has chosen to relate them to houses in Talgarth and not to the historic buildings on the site. 5. The proposal is contrary to UDP Policy G3 i), ii) and iii). A development of a 103 dwellings in open countryside well outside the nearest settlement will detract from the special qualities, natural beauty, wildlife and cultural heritage of the National Park. The scale and density of this development is not appropriate for this site and does not respect the cultural heritage of the “handsome buildings and their setting in an attractive landscape” (Talgarth Development Brief 2008, 10.8). For the above reasons we consider that the application should be refused. We consider that the site is only suitable for mixed use/commercial use as originally planned and trust that a more suitable development can be encouraged that better values the historic buildings. P.S. We note that the developer makes great play of the dangers posed by asbestos on the site if the buildings are left to deteriorate further. Since there has not been a proper structural survey one is unable to determine the truth of this suggestion and it leaves the possibility that the suggestion is scaremongering to encourage people to accept the current proposal. We suggest that a proper structural survey by a reputable firm should be insisted on. CADW Ancient 16 th July 2012 Judith Alfrey, Cadw's Head of Regeneration and Monuments Conservation has commented as follows: The buildings at the former Mid-Wales Hospital have been assessed on two occasions, but were felt to fall short of the high standard necessary for listing. They were assessed as part of a thematic survey of NHS hospital buildings which was undertaken to provide certainty about the listability of buildings on the NHS estate, and again when the community of Talgarth was surveyed. As part of the thematic exercise, some 230 structures on 35 sites were assessed for listing, and 42 structures on 11 sites met the listing criteria and were listed.

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