SAMDev Preferred Options Draft February 2012 Oswestry

Key Centre: Oswestry Community Hubs: Gobowen Kinnerley Knockin

1 SAMDev Preferred Options Draft February 2012 & Pant Ruyton XI Towns St Martins Whittington Community Clusters: , Bryn Melyn, Dolgoch; and Porthywaen; Selattyn, Upper/Middle/Lower Hengoed and Pant Glas. Site Allocations in the Countryside: n/a

If your village is not included in the list of Community Hubs or Community Clusters above, then this means that your Parish Council has not advised us to date that it wishes the village to be identified as a location for new open market housing development. The village is therefore proposed to be ‘countryside’ for planning policy purposes, where new development is strictly controlled in accordance with national and local planning policies. New housing would only be permitted in exceptional circumstances in accordance with Policies CS5 and CS11 of the Council’s Core Strategy.

Infrastructure Information about the local infrastructure priorities, needs and aspirations for Oswestry and surrounding villages is available from the latest version of the Oswestry area ‘Place Plan’: http://www.shropshire.gov.uk/planningpolicy.nsf/open/A6750E681BBBC1A880257 922004CC919 All these issues will need careful examination when development applications are considered and development proposals will need to be discussed with relevant infrastructure providers at the earliest opportunity to understand the constraints to development.

Key Centre: Oswestry Oswestry (population 18,300) is the second largest town in after Shrewsbury, on the border between the lowlands of north-west Shropshire and the foothills of the Berwyns in . It acts as the principal employment, commercial and administrative centre in the north west of the County. The town is a service centre for a wide rural hinterland, including parts of Wales, and this is reflected in the busyness of the centre. Oswestry has good road links to Shrewsbury, Wrexham and Chester via the A5/A483. Rail links are available at the nearby village of Gobowen. Oswestry has a relatively high level of self-containment for employment and the town provides more jobs than it has resident workers.

2 SAMDev Preferred Options Draft February 2012

Oswestry Proposed Primary Shopping Area and Primary and Secondary Frontages:

Development Strategy Policy CS3 of the Core Strategy sets out Oswestry’s role as a focus for major development, to include a comprehensively planned, integrated and sustainable

3 SAMDev Preferred Options Draft February 2012 urban extension (SUE) on land between Shrewsbury Road, Middleton Road and the Oswestry A5/A483 Bypass – the Eastern Gateway SUE, accommodating major housing development, a Business Park, and land for community facilities and public open space, and providing a new link road between the Middleton and Shrewsbury Roads (see plans for the extent of the SUE and the broad arrangement of land uses, linked to Policy Direction MD7) The overall development targets for Oswestry for the period 2006-2026 proposed at this stage, following discussion with Oswestry Town Council, are for 2,600 dwellings and 35 hectares of employment land – approximately 40% of the housing and 60% of the employment land planned for North West Shropshire, reflecting the important role of the town in economic terms. Housing There are, however, significant constraints affecting land supply in Oswestry, although there are potentially major brownfield sites with scope for housing, employment, and other uses. At this stage, three significant brownfield sites are put forward for allocation as housing sites: - The Richard Burbidge site at Unicorn Road for predominantly housing re- development (potentially 180 dwellings); - The Council Depot at Alexandra Road (approximately 35 dwellings); - The former Oswestry Leisure Centre off College Road (approximately 35 dwellings). There are a number of other brownfield sites where clarification of the owners’ intentions is sought and which could then by identified as housing allocations rather than left as potential windfall. However, the proposed windfall balance of 480 dwellings, averaging 32 per annum from 2011, is considered reasonable having regard to the opportunities that exist and past rates. Greenfield housing options are limited by physical factors – the Morda Valley (flood risk and need to maintain separation from Morda village) and poor access (Weston Lane and former railway line) to the south; topography, landscape sensitivity and poor access to the west and north west; the Hill Fort and its setting to the north, and the Oswestry Bypass to the east. The two remaining significant greenfield areas on the eastern side of the town within the bypass are between the Shrewsbury and Middleton Roads (proposed for the Eastern Gateway SUE) and north of the Whittington Road. The principle of the Eastern Gateway SUE was established in the Core Strategy, reflecting the widespread consensus on the suitability of the site as a location for development. Policy Direction MD7 in the Preferred Options SAMDev Plan sets out the key elements of the development, including the provision of approximately 750 dwellings on a phased basis. The broad arrangement of land uses proposed is shown on a separate plan in this document, and this will be refined through the preparation of a masterplan, to be the subject of separate public consultation and then adoption by the Council. The Council considers that there is scope for sensitively planned development of some of the land off Whittington Road (housing and employment), together with land and farm buildings west of the Gobowen Road (housing) whilst safeguarding

4 SAMDev Preferred Options Draft February 2012 the setting of the Hill Fort. English Heritage has not supported development in these areas to date and require further work to be carried out to assess the setting of the Hill Fort and the impact of development of the areas proposed. The Council also recognises that there are highways issues to be resolved with regard to the speed of traffic on the Gobowen Road, and the junction of the Gobowen and Whittington Roads. The two proposed developments off Gobowen Road are linked and would include facilities and public open space for improved visitor access to the Hill Fort. The land off Whittington Road is in the same ownership, and all of these areas are being put forward as part of a comprehensive and co-ordinated approach to this part of the town. The relationship between existing business premises on Whittington Road, new employment development (proposed primarily on the land adjacent to the A5/A483 Bypass) and new housing development (in the lower lying land between the two) would also require careful planning, with adequate landscaping, open space and other buffer areas. Two further greenfield sites are proposed to be identified – land south of the Cemetery, subject to satisfactory access from Victoria Fields and to the provision of land for an extension to the Cemetery (to be agreed with Oswestry Town Council); and land off the Morda Road (The Cottams), still maintaining the important physical gap to Morda village (this site is in Oswestry Rural Parish). Employment Land The provision of land for employment to meet Oswestry’s needs has proved problematic in the past, with a longstanding land allocation at Weston Farm not having been delivered, linked to difficulties of access associated with the protection of the line of the former railway. The Council is therefore proposing to remove this land allocation, and therefore needs to identify sufficient land both to replace it (12 hectares) and to add to the existing committed supply of 8 hectares (15 hectares) to meet the overall target of 35 hectares. The same constraints affecting potential housing sites also apply to employment land, but with employment buildings potentially having even more impact on sensitive landscape and the setting of the Hill Fort. Whilst the Eastern Gateway SUE can provide a 4-6 hectares Business Park and the land off Whittington Road a further 2-3 hectares of land for B1 uses, it is clear that a major step needs to be taken east of the Oswestry Bypass if the employment land target is to be met. This is accepted in principle by and Oswestry Town Council and investigations of site options are on- going, embracing land at Park Hall and off the Whittington Road, and land at Mile End. There is sufficient land in these areas, with potentially willing landowners, but more work is required before specific areas of land can be put forward. The employment land allocations will include provision for recycling and environmental industries, where appropriate. Town Centre In supporting Oswestry’s role as a Principal Centre, and in line with evidence from the Oswestry Retail Study 2006, it is proposed to define the extent of the Primary Shopping Area and Primary and Secondary Frontages for the town centre. This is shown on the map above and will be included on the Proposal Map when adopted. The Preferred Options document does not propose to alter the extent of the wider town centre boundary which can be viewed via the following link

5 SAMDev Preferred Options Draft February 2012 http://www.shropshire.gov.uk/planningpolicy.nsf/viewAttachments/EWET- 8NUEVF/$file/oswestry-borough-local-plan-town-centre-insert-map-31.pdf. The Proposals Map will define the extent of the town centre and Primary Shopping Area when finalised. Development proposals in these areas will need to satisfy policy requirements set out in Core Strategy Policy CS15 and SAMDev Policy MD12 when adopted.

Other Policy Issues The Proposals Map for Oswestry in the Final Plan will also identify: - Existing major employment areas, linked to Policy Direction MD11; - The line of the former Cambrian railway through the town, linked to Core Strategy Policy CS16; - the development boundary for the Oswestry urban area. The boundary proposed as the preferred option is the boundary currently shown on the former Borough Council’s 1999 Local Plan. Site allocations, when confirmed, will be included within the development boundary. The development strategy for Oswestry will also recognise the importance of safeguarding landscape character and the setting of the Hill Fort, and the importance of the town’s Environmental Network and green spaces. Linking with the Oswestry Place Plan, it will also set out the planned approach to the improvement of the town’s infrastructure, notably the junctions on the A5/A483 Bypass and waste water treatment.

Housing: Approx. Houses Housing Target 2006 – 2026 (consistent with Town Council 2600 dwellings aspirations) Houses Built or Committed 2006-11 740 Proposed Housing to be Allocated 1,380 Balance/Windfall 480 Development Boundary Yes Preferred Sites (See Map): Richard Burbidge (Site OSW042 – Area: 6 ha.) 180 Alexandra Road Depot (Site OSW033 – Area: 0.9 ha.) 35 Former Oswestry Leisure Centre (Site OSW029 – Area: 1 40 ha.) Eastern Gateway Sustainable Urban Extension (Site 750 OSW024):

Development to be in accordance with the masterplan to be

6 SAMDev Preferred Options Draft February 2012 adopted for the comprehensively planned, integrated and 2011-2016:80 phased development of the SUE, to include the provision of 2016-2021:375 a new link road from Middleton Road to Shrewsbury Road, Business Park, land for community facilities and public open 2021-2026:295 space, facilitation of improvement to A5/A483 trunk road junction, and sustainable transport measures. Land South of the Cemetery (Sites OSW034, 035 and 045 – 80 Area: 5.4 ha.): Development subject to satisfactory access from Victoria Fields and the provision of land for an extension to the Cemetery (to be agreed with Oswestry Town Council), due regard to the setting of the Cemetery, and maintenance of a good network of public footpaths with associated green space/links to the countryside. The Cottams, Morda Road (Site OSW030 – Area: 2.3 ha.): 65 Accessed off the Morda Road, with significant buffer area provided to south to maintain strategic gap to Morda village. Land off Gobowen Road (Site OSW002 – Area: 2.7 ha.): 80 Access and layout to have regard to setting of Hill Fort, provision of public open space and paths to enable the improvement of the public access to and enjoyment of the Hill Fort, and the need to manage traffic speeds on the Gobowen Road. The site is linked to the redevelopment of Oldport Farm, Gobowen Road (Site OSW003): Oldport Farm, Gobowen Road (Site OSW003 – Area: 1.4 25 ha.): Access, layout and design to have regard to setting of Hill Fort, and the need to manage traffic speeds on the Gobowen Road, with the development to include provision of improved access and parking for visitors to Hill Fort (to be agreed with English Heritage). The site is linked to the Land off Gobowen Road (Site OSW002): Land off Whittington Road (Site OSW 004 (part) – Area: 8.8 125 ha.): Subject to further assessment of the setting of the Hill Fort and the potential impacts of development on it, with location, scale, layout and design of development all to have regard to the setting of the Hill Fort. Access off Whittington Road, with improvements to the Whittington and Gobowen Road junction and the junction of Whittington Road with the A5/A483 trunk road. Total 1,380

Employment Land:

7 SAMDev Preferred Options Draft February 2012 Employment Land Target 2006 – 2026 35 hectares (ha.) Built or Committed 2006-11 8 ha. Proposed Employment Land to be Allocated 27 ha. Preferred Sites: Oswestry Eastern Gateway Sustainable Urban Extension, 4-6 ha. Off Shrewsbury Road (Site OSW024): Land for B1 employment uses and ancillary/local centre commercial development in southeast corner of the SUE, accessed via Shrewsbury Road, to be in accordance with the masterplan to be adopted for the comprehensively planned, integrated and phased development of the SUE. Land north of Whittington Road (B4580) west of A5 bypass: 2-3 ha. Site (OSW004 (part)): Land area, layout and design to minimise impact on setting of Hill Fort Land east of A5/A483 Bypass (Park Hall/Whittington 18-21 ha. Road/Mile End) – sites to be identified following results of further investigations.

• This Plan is indicative of the broad arrangement of land uses proposed for the Sustainable Urban Extension (SUE), having regard to the principles set out in Policy CS3 of the Adopted Core Strategy and Preferred Policy Direction MD7 of the Site Allocations and Management of Development Plan. This land use plan is

8 SAMDev Preferred Options Draft February 2012 not the masterplan for the SUE, which will be more detailed and subject to separate public consultations prior to adoption by the Council. The masterplan will incorporate buffer areas on the boundaries of the areas to be developed and between different types of land use, where appropriate. The Land Use Plan will be amended, if required, to reflect the masterplan. Community Hubs: Gobowen

Development Strategy Parish Council has indicated that it would support approximately 150 – 200 new dwellings during the period 2010 – 2026; The preferred locations for future housing development in Gobowen are consistent with earlier allocations H10.1 and H10.3 in the previous Oswestry Borough Council Local Plan and would deliver approximately 110 homes;

9 SAMDev Preferred Options Draft February 2012 Both sites comprise natural extensions to the built area of Gobowen, with easy access to central facilities and services; In addition to allocating land for houses, some dwellings will be built as infill development within the current development boundary. An allowance has therefore also been made for 40-90 homes (approx. 3-6 per year) to be built in this way in order to help deliver a level of development consistent with that identified by the Parish Council; The existing development boundary (see map above) will be amended to include the proposed site allocations; Key development constraints for Gobowen include flood risk in areas which lie adjacent to the River Perry and its tributaries;

Housing: Approx. No. Houses Parish Council aspirations for housing 2010 – 2026 150-200 Proposed Housing to be Allocated: 110 Balance / Windfall 40-90 Development Boundary? Yes Preferred Sites (See Map): GOB008: Land at Southlands Avenue(1.42Ha) 20 This site has good access to village centre services and would provide an opportunity to develop a modest number of homes within the development boundary on a site previously allocated by the Oswestry Local Plan GOB012: Land between A5 and Shrewsbury railway 90 line(3Ha within 4.8Ha site) This is a well screened, natural infill site within the bypass which would be well related to village centre services, subject to the completion of development of land to the South and an upgraded pedestrian access across the railway to the East. TOTAL 110

10 SAMDev Preferred Options Draft February 2012 Kinnerley

• The Parish Council has indicated that it is considering options for future development by establishing one or more of the settlements in the parish as a Community Hub or part of a Community Cluster as part of the preparation of a Neighbourhood Plan. A local consultation is proposed to inform the preferred approach. Further information is available from: www.kpnp.co.uk

11 SAMDev Preferred Options Draft February 2012 Knockin

Development Strategy The Parish Council believe that the Parish should have development in the future to sustain it as a viable community. Their response was informed by responses to a parish questionnaire asking what rate of development the community would like to see. The majority response was that the local community would like the rate of development to be slightly lower than past trends (1.1 Per year or 22 over twenty years); Housing affordability and type will also be important issues that need to be considering when looking at future development. More small houses are needed to attract younger people into the community; The Parish Council has therefore indicated that it would support the allocation of land in Knockin to deliver a small number of new dwellings, at or below the historic rate, during the period 2010 - 2026; Key development constraints for Knockin include flood risk in areas and potential impacts on protected species and the historic environment;

12 SAMDev Preferred Options Draft February 2012 The preferred locations for future housing development selected represents a modest scale natural extension to the existing built area, with easy access to village centre services to deliver up to 15 homes; In addition to allocating land for houses, some dwellings will be built as infill development within the current development boundary. An allowance has therefore also been made for up to 5 homes to be built in this way in order to help deliver a level of development consistent with that identified by the Parish Council; The existing development boundary (see map above) will be amended to include the proposed site allocation and a small area of land to the south of the village centre to provide for potential windfall development;

Housing: Approx. No. Houses Parish Council aspirations for housing 2010 – 2026 at or below the historic rate Proposed Housing to be Allocated Up to 15 Balance / Windfall Up to 5 Development Boundary? Yes Preferred Sites (See Map): KK001: Land north of Lower House (1.4Ha) This site occupies a central position within the village and, at Up to 15 a density which is sensitive to the local context and with appropriate design of the sensitive road frontage, could provide a suitable small scale extension to the village. The site rises to the NW and development should therefore be restricted to the southern part (1.4Ha approx.) of the site to limit the visual and land scape impacts of development. Access to the site would be to the East of Lower House Farm to provide maximum visibility and this may also require the relocation of the war memorial. Vine Tree House would be retained, although part of its grounds to the rear may be redeveloped.

13 SAMDev Preferred Options Draft February 2012 Llanymynech & Pant

Development Strategy The Parish Council has indicated that it would support approximately a number of small allocations in to deliver about 50 new dwellings during the period 2010 - 2026; Key development constraints for Llanymynech and Pant include flood risk in areas and potential impacts on protected species and the historic environment; The preferred location for future housing development selected would provide for a modest scale natural extension to the existing built area, with easy access to village centre services and would deliver approximately 35 homes; In addition to allocating land for houses, some dwellings will be built as infill development within the current development boundary. An allowance has

14 SAMDev Preferred Options Draft February 2012 therefore also been made for 15 homes (approx. 1 per year) to be built in this way in order to help deliver a level of development consistent with that identified by the Parish Council; The existing development boundary (see map above) will be amended to include the proposed site allocation;

Housing: Approx. No. Houses Parish Council aspirations for housing 2010 – 2026 50 Proposed Housing to be Allocated 35 Balance / Windfall 15 Development Boundary? Yes Preferred Sites (see Map): Land north of playing fields LLAN009 (1.19Ha) 35 This site represents a modest scale natural extension to the existing built area in close proximity to village centre services

15 SAMDev Preferred Options Draft February 2012 Ruyton XI Towns

Development Strategy The Parish Council has indicated that it would support some additional development amounting to 10-25 dwellings (approx. 1 per year) during the period 2010 – 2026 to help deliver further infrastructure improvements; The Parish Council do not support specific allocations, only limited infill and conversions within the current development boundary. An allowance has therefore also been made for 15 homes (approx. 1 per year) to be built in this way in order to help deliver a level of development consistent with that identified by the Parish Council; The existing development boundary (see map above) will be retained; Housing: Approx. No. Houses Parish Council aspirations for housing 2010 – 2026 15 Proposed Housing to be Allocated 0 Balance / Windfall 15 Development Boundary? Yes

16 SAMDev Preferred Options Draft February 2012 St Martins

• St Martins is a large village located approximately 5 miles north east of Oswestry and is the main village within the Parish. It has a good range of facilities and services including both a primary and secondary school, a church, public house, Stan’s shop and the St Martin’s Centre. There is a sports field behind Stan’s shop which is on a short term lease of less than 5 years. There is a recognised under provision of open space including recreation/sport space which needs to be addressed. There is also a long standing issue with the sewage system capacity in the village.

17 SAMDev Preferred Options Draft February 2012 Development Strategy St Martin’s Parish Council has agreed to nominate St Martin’s as a community hub to allow for a modest amount of housing development to take place in the village to support the existing facilities and services. The amount of development will be limited to 200 new dwelling houses for the period 2010 – 2026. At the time of the Issues and Options consultation which took place in 2010, there were 105 new homes with planning consent which would leave a balance of 95 additional new homes. In agreeing to the additional 95 new dwellings the Parish Council have added the following caveats: 1. The 95 additional new dwellings will only be acceptable if the capacity of the sewage system is proven to be capable of accommodating them without resulting in an exacerbation of current issues. 2. The 95 additional new dwellings will only be acceptable if additional recreation facilities are provided for the village to address the existing under provision and meet the needs of the new projected population. There is only limited potential for infill development within the existing development boundary so it is suggested that up to 15 new dwellings could come forward this way. The existing development boundary would be amended to include the proposed sites if either of them (or a combination of both) are adopted. No other amendments to the existing development boundary are proposed.

Housing: Approx. No. Houses Parish Council aspirations for housing 2010 – 2026 Approx 200 (including outstanding permissions of 105) Proposed Housing to be Allocated 80 Balance/windfall 15 Development boundary Yes Possible Housing Sites (see map) Potential capacity Land at Rhos y Llan Farm (STM029) 3.9ha Up to 80 (see caveats 1 & 2 above) Land at north of Griffin Farm (STM009) 7.3ha Up to 80 (see caveats 1 & 2 above)

18 SAMDev Preferred Options Draft February 2012 Whittington

Whittington is a large village located approximately 3 miles east of Oswestry main village within Whittington Parish. It has a good range of facilities and services for its size including primary school, church, public houses, shop and village hall.

Development Strategy Whittington Parish Council has agreed to nominate Whittington as a community hub to allow for a modest amount of housing development to take place in the village to support the existing facilities and services. The amount of development will be up to 100 new dwelling houses for the period 2010 – 2026. There may be some limited potential for infill development within the existing development boundary; The existing development boundary would be amended to include the proposed sites if they are adopted. No other amendments to the existing development boundary are proposed.

19 SAMDev Preferred Options Draft February 2012 Housing: Approx. No. Houses Parish Council aspirations for housing 2010 – 2026 Up to 100 Proposed Housing to be Allocated 80 Balance/windfall 20 Development boundary Yes Preferred Sites (see map) A combination of the following sites: (combined area 2.9ha) Up to 80 Land adjacent to Oaklands Drive (WGN001) Land to rear of Hershell House (WGN004) Land to south east of School (WGN005) Land adjacent to Big House (part of WGN021)

The allocation of the following sites for up to 80 new dwelling houses, a school drop off collection facility and an area of open space (immediately adjacent to the school). The Parish Council have expressed concern that new roads accessing these sites should be designed in such a way that the development should not provide the ability to ‘rat run’ between Station Road and the B5009.

20 SAMDev Preferred Options Draft February 2012 Community Clusters:

Park Hall, Hindford, Babbinswood, and Lower Frankton

Development Strategy Whittington Parish Council has indicated that it would like to establish a Community Cluster comprising the settlements of Park Hall, Hindford, Babbinswood and Lower Frankton to accommodate 10-50 dwellings over the period 2010 – 2026 (equivalent to 1 per year); The Parish Council have identified a need for an improvement to rural transport links for these villages; A single allocation is proposed at Park Hall on land at Artillery Road Larkhill Road and Park Crescent (PARK001). This site is capable of comfortably delivering approximately 20 dwellings and is well related to the existing Park Hall development. Other possible sites that are well related to Park Hall were promoted and are shown on the map below. We welcome comments on the preferred site as well as the other possible sites; No specific site allocations are to be made in Hindford, Babbinswood and Lower Frankton where only limited infill and conversions will be permitted;

21 SAMDev Preferred Options Draft February 2012 The existing development boundaries at Park Hall and Babbinswood will be retained (see maps below) but may be amended. We welcome views on whether these boundaries should be changed and whether new boundaries should be introduced at Hindford and Lower Frankton.

Housing: Approx. No. Houses Parish Council aspirations for housing 2010 – 2026 10 - 50 Proposed Housing to be Allocated 20 Balance / Windfall Up to 30 Development Boundary Park Hall Yes Babbinswood Yes Hindford ? Lower Frankton ? Preferred Sites (see map) Potential capacity

Land at Artillery/Larkhill/Park Crescent (PARK001) 1.19ha 20

22 SAMDev Preferred Options Draft February 2012 Park Hall

23 SAMDev Preferred Options Draft February 2012 Babbinswood

24 SAMDev Preferred Options Draft February 2012 Llanyblodwell, Porthywaen, Dolgoch, Llynclys and Brynmelyn

Development Strategy Llanyblodwel Parish Council has indicated that it would like to establish a Community Cluster comprising the settlements of Llanyblodwel, Porthywaen, Dolgoch, Llynclys and Bryn Melyn to accommodate 10-25 dwellings over the period 2010 – 2026 (equivalent to 1 per year); The Parish Council have identified a need for affordable housing to allow young people to stay in the area. No specific site allocations are to be made, only limited infill and conversions within the current development boundaries are proposed. An allowance has therefore also been made for up to 25 homes (approx. 1 per year) to be built in this way in order to help deliver a level of development consistent with that identified by the Parish Council; The existing development boundaries at Llanyblodwel and Porthywaen will be retained (see maps below) but may be amended. We welcome views on whether these boundaries should be changed and whether new boundaries should be introduced at Dolgoch, Llynclys and Bryn Melyn;

25 SAMDev Preferred Options Draft February 2012 Housing: Approx. No. Houses Parish Council aspirations for housing 2010 – 2026 10 - 25 Proposed Housing to be Allocated 0 Balance / Windfall 10 - 25 Development Boundary Llanyblodwel Yes Porthywaen Yes Dolgoch ? Llynclys ? Bryn Melyn ?

Llanyblodwel

26 SAMDev Preferred Options Draft February 2012

Porthywaen

27 SAMDev Preferred Options Draft February 2012 Selattyn, Hengoed and Pant Glas

Development Strategy Selattyn and Gobowen PC has indicated that it would like to establish a Community Cluster comprising the settlements of Selattyn, Upper/ Middle/ Lower Hengoed and Pant Glas to accommodate 10-25 dwellings in Upper Hengoed and Selattyn over the period 2010 – 2026 (equivalent to 1 per year in each settlement). The maximum number of new dwellings across the Cluster should be limited to 30; Selattyn and Gobowen PC propose to undertake a local housing needs survey in Selattyn, which will be used to inform views on the most appropriate scale of local housing development as part of subsequent stages of the SAMDev Plan; In Middle Hengoed and Lower Hengoed, development should be limited to single infill plots. There should be no new development in Pant Glas; The Parish Council would prefer very limited building of affordable housing for young families or small live/work developments. In Hengoed, development should comprise small scale affordable housing rather than further large houses which would be viewed as inappropriate; Infill development or a number of small allocations to the East of Selattyn are viewed as the most appropriate pattern of development by the Parish Council; Selattyn and Gobowen PC has indicated that it would like Hengoed and Selattyn to have a development boundary. The existing development boundary together with possible housing allocation sites at Selattyn are illustrated in the map below. Views are invited about these possible housing sites in Selattyn and the extent of a new development boundary for Upper Hengoed.

28 SAMDev Preferred Options Draft February 2012 Housing: Approx. No. Houses Parish Council aspirations for housing 2010 – 2026 Up to 30 Selattyn 10-25 Upper Hengoed 10-25 Proposed Housing to be Allocated ?? Balance / Windfall 30 Development Boundary? Selattyn Yes Upper Hengoed Yes Middle Hengoed No Lower Hengoed No Pant Glas No

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