1. PLANNING APPLICATIONS RECOMMENDED FOR APPROVAL

ITEM 1. 1

APPLICATION NO: P/2000/1394 DATE: 05/12/00

PROPOSAL: A1 RETAIL, A1 FOOD STORE RETAIL, A3 FAST FOOD RESTAURANT AND TAKE AWAY, PETROL FILLING STATION AND KIOSK, PUBLIC HOUSE AND GARDEN CENTRE

LOCATION: LAND ADJACENT TO A4067, ALLTWEN, PONTARDAWE SWANSEA APPLICANT: Pontardawe Coal & Metals Co. Ltd TYPE: Outline

BACKGROUND INFORMATION

Members will recall that this application was reported to Committee on the 18th December 2001, following referral of the application to the National Assembly, when Committee was minded to grant consent upon the signing of a Section 106 Agreement and subject to conditions.

Lengthy and protracted discussions have since taken place in relation to the Legal Agreement and a Draft has now been produced.

Section 1 of the Head of Terms requires an Approved Occupier only to trade from the Food Store and such restriction would apply in perpetuity. The developer has now requested, in view of the difficulty that this restriction presents in terms of attracting an Approved Occupier to the Food Store, that the restriction should apply for a period of 10 years from occupation of the Food Store.

The Head of Legal Services considers that the proposed amendment does not affect the reason behind the original decision to approve the development which was primarily justified on the ‘clawback’ of trade and arrest of ‘leakage’.

It is considered, in view of the foregoing, that paragraph 1 of the Head of Terms be amended as follows: -

PLANDEV-031202-REP-EC 1 “The owner shall not within a period of 10 years from the day when the Food Store opens, trade from the Food Store itself unless it is an Approved Occupier or allow any other persons or company to trade from the Food Store unless it is an approved Occupier”.

The report to the meeting held on the 18th December 2001, is re-produced below with the relevant paragraph of the Head of Terms amended as indicated above.

a. Structure/Local Plan Policies

S4 – Env. Improvement of main town centres.

S5 – West Glamorgan Structure Plan (Review no 2) - Retail warehousing.

S7 – Presumption against retail.

S1 - Northern Lliw Valley – Shopping centre boundaries.

S2 – Expansion shopping outside defined areas. b. Other Policies

Planning Guidance (Wales) c. Relevant Planning History

93/18 – Mixed Commercial Development – Approved subject to legal agreement (agreement not signed). 93/212 – Mixed Commercial Development – Approved 28.4.94 P/98/1238 – Details of Roads and Sewers – Approved 8.4.99 d. Responses to Consultations

Number of properties consulted: 128

A notice was displayed on site and in various locations at Alltwen and Pontardawe.

The proposal was advertised in the press.

PLANDEV-031202-REP-EC 2 In addition a public meeting was held at Pontardawe.

Number of replies received: 13 and a petition containing 331 signatures.

The objections can be summarised as follows: -

1) Adverse affect on the vitality and viability of the Pontardawe and Clydach town centres.

2) Adverse affect on highway safety due to increased traffic movements at the roundabout on the heavily trafficked A4067 by- pass route.

3) The site is allocated for leisure and recreation purposes in the Northern Lliw Valley local plan and not for shopping purposes.

4) The location of the proposed footbridge across the river Tawe should be moved further down stream in order to prevent pedestrians accessing the school and town centre through the sheltered housing complex.

In addition a detailed and comprehensive letter has been received from Consultants acting on behalf of Summerfield objecting to the proposal on the grounds that the site is allocated for leisure and recreational purposes and it is unlikely that there is a need in either quantitative or qualitative terms for a food store. The proposal should therefore have a significant harmful impact upon the existing convenience goods provision in Pontardawe and Clydach and the vitality and viability of these centres.

A further submission by the Consultants queries the methodology used by both the Consultants used by the applicants in the Retail Assessment submitted as part of the application and by the council’s Consultants in producing the Neath Port Talbot Retail Study and therefore the conclusions reached in those documents.

There are no specific grounds of objections relating to the petition

Statutory Consultees:

Head of Municipal & Highway Services (Highways) – no highway objection subject to conditions.

PLANDEV-031202-REP-EC 3 Head of Municipal & Highway Services (Drainage) – no adverse comments Environment Agency Wales – no objection subject to conditions. Welsh Water/Dwr Cymru – no response to date. SWALEC – no response to date. Transco – no adverse comments. British Telecom – no adverse comments. The Coal Authority – recommend that appropriate technical advice be sought. Countryside Council for Wales – no response to date. Chief Constable, South Wales Police – concerns regarding vehicle traffic movements and recommends that road improvements are carried out to access. City and County of Swansea – no objections. Cilybebyll Community Council – no objection. Pontardawe Town Council – no objections.

APPRAISAL

This is an outline application with matters relating to siting, design, external appearance and landscaping being reserved for subsequent approval. It should be noted that the means of access has not been reserved and it is indicated that access to the site is to be gained off the existing spur off the roundabout on the A4067 Ffordd Cwmtawe by pass road. Improvements are proposed to the roundabout alignment and to the spur into the site and it is also proposed to incorporate a deceleration lane when approaching the site from the Swansea direction.

The proposal relates to a mix of retail and commercial development and whilst the application has been submitted for outline approval, it should be noted that an indicative site layout plan has been provided and which indicates a comprehensive scheme comprising the following key elements:- a) A food store totalling (3000 m²) gross with an estimated sales area of (2300m²) together with 234 customers/operational car parking spaces. b) A garden centre totalling (2475 m²) gross and with a share of 143 parking spaces. c) A fast food restaurant of (485 m²) with 36 dedicated parking spaces. d) A public house totalling (456m²) and a share of 143 parking spaces. e) A non-food retail unit of (517m²) with a share of 143 parking spaces. f) A new river footbridge across the River Tawe linking the site and development with Parc Ynysderw and the town centre. A footpath

PLANDEV-031202-REP-EC 4 spur into the site is also to be created from the existing footbridge which crosses the A4067 and which will link the site to Alltwen. g) New access and site infrastructure.

The application has been advertised as a Departure from the Development Plan and as affecting Public Footpaths 44 and 45 which cross the site. It is noted that the Footpaths have, since submission of the application, been subject to a Footpath Diversion Order. A retail assessment and traffic assessment have been submitted in support of the proposal.

The Site

The application site is an elongated area of land located between the River Tawe and the Ffordd Cwmtawe by-pass road (A4067) and with an existing access off the roundabout located at the entrance gateway to Pontardawe. It has an area of some 5.84 hectares (14½ acres) and has previously been used for many years for mineral and industrial purposes.

A significant amount of vegetation within the central core area of the site has been removed in order to facilitate investigation works into any contamination which may be present following the previous industrial activities at the site. The proposal however allows for the retention of the existing trees along both the riverbank and the A4067.

The site is located above the River Tawe and below the level of the A4067 at its southern end but gradually reaching the same level as the highway at the northern end where it joins the existing roundabout.

Development Plan Policies and Planning Guidance

The following policies are considered relevant to this proposal.

The West Glamorgan Structure Plan (Review No. 2)

Policy S4: In order to safeguard the vitality and viability of existing shopping centres, the development of any additional new superstores,or hypermarkets, within the county will be resisted with the exception of those currently proposed within the central shopping areas of Port Talbot and Swansea.

Policy S5: The development of new retail warehouses will be directed to appropriate urban sites in and adjacent to

PLANDEV-031202-REP-EC 5 existing or proposed shopping centres and retail warehouse parks, the acceptability of all such proposals will be assessed against.

(i) The need for the development. (ii) Impact on the vitality and viability of surrounding shopping centres. (iii) Compatibility with the function and character of the centre in or adjacent to which they are located. (iv) Accessibility by car, public transport, bicycle and foot. (v) Local planning policies, and environmental and highway considerations.

Policy S7: With the exception of those developments permitted by policies S3 and S5, the establishment or expansion of retail outlets, through development or conversion, outside an existing or proposed shopping centre will be resisted. This Policy does not apply to proposals for the development of premises selling gardening materials, building and DIY materials, motor vehicles, motor vehicle components and accessories or caravans, applications for which will be determined on their merits.

The Northern Lliw Valley Local Plan.

Policy S1 Shopping centre boundaries are defined for Pontardawe, Clydach, Ystalyfera and Gwauncaegerwen. Within these areas the maintenance, establishment and expansion of retail outlets will be supported, subject to other planning and highway considerations being met.

Policy S2 The establishment or expansion of retail outlets outside the shopping areas defined will be considered on their merits according to the local needs of the areas concerned, giving due recognition to the role of village shops and other existing and proposed retail premises to the life of the community or settlement involved.

The explanation to both of the above polices reads as follows: -

The Borough Council wishes to see the maintenance of a level of retailing provision in the Plan area which is capable of providing a

PLANDEV-031202-REP-EC 6 convenient service to local residents. The current level and distribution of shopping floorspace should be consolidated and expanded where possible at the main centres.

The completion of the Superstore at Pontardawe means that all parts of the Plan area will have reasonable access to at least one major foodstore. Further developments of this type and scale are considered inappropriate and will be resisted. However, at the main shopping centres, smaller scale expansion of up to 10,000 square feet gross floorspace will be encouraged where land can be assembled and developed or redeveloped in accordance with other planning and highway standards. Proposals for retail development elsewhere in the Plan area will be considered in the light of local needs, planning and highway standards and West Glamorgan Structure Plan Policy S4.

Outside of the main shopping centres, many areas are served by small community shopping facilities that provide for the everyday needs of a small local population. They are small-scale retail outlets that perform an important local retail and community function, particularly for those who are unable to travel to town centre shopping facilities. The Borough Council will resist the loss of such retail premises unless their present use contributes towards planning and highway problems, or where it is clear that local demand is insufficient to sustain their use.

The Borough Council will also look favourably on applications to establish new retail outlets where they will serve local community needs, will deal primarily in everyday convenience goods, will be of a scale appropriate to local provision only, and will not conflict with other planning and highway considerations. Newsagents and grocers are examples of this type of retail outlet."

In terms of the site’s status in relation to the Local Plan, it is allocated under Policy R3 which states

"5 hectares of land situated east of the River Tawe, immediately opposite Parc Ynysderw are allocated for leisure and recreational use."

The explanation states

PLANDEV-031202-REP-EC 7 “The scope for extending the area used for recreation at Parc Ynysderw is very limited, but an area of 5 hectares of land in Alltwen on the east bank of the river, and flanked by the A4067 Swansea Valley Road, is allocated for leisure and recreation use. Part of the site is in public ownership. The site as a whole has potential for both formal and informal recreation use, and may be attractive to private developers involved in riverside developments, leisure industries and the licensed trade. In view of its proposals for informal recreation elsewhere in the Upper Swansea Valley, the Borough Council considers that there should be a different emphasis on this particular site, and development opportunities will, therefore, be investigated accordingly. A package of proposals for the site as a whole will be sought and will be expected to include a pedestrian footbridge linking the site with Parc Ynysderw”.

It is clear therefore from the foregoing that the proposal is a departure from the Development Plan and the application has been advertised as such.

It should be noted from the site history that previous proposals relating to mixed commercial development comprising garden centre, hotel, public house and restaurant, petrol station and fast food restaurant have been approved on this site and there is a current ‘live’ consent for roads and sewers to serve the development. Primarily therefore, it is the proposed food store which now introduces a new element to that already approved and which requires careful consideration and appraisal together with the proposed non food store. In addition the combination of these new elements with those previously approved, also needs to be assessed together with any new material issues which have arisen since the previous approval.

Turning to the Government advice it is noted that Planning Guidance (Wales) 1st Revision states that:-

"10.2.1 The Government’s objectives are:

 to sustain and enhance the vitality, attractiveness and viability of town, district, local and village centres;

 to focus development, especially retail and leisure development, in locations where the proximity of businesses facilities competition from which all consumers

PLANDEV-031202-REP-EC 8 are able to benefit and maximises the opportunity to use means of transport other than the car;

 to ensure the availability of a wide range of shops, employment, services, and facilities in both urban and rural areas to which people have easy access by a choice of means of transport;

 to maintain an efficient, competitive and innovative retail sector.

10.2.6 Proposed developments for retailing and other key town centre uses, including extensions to existing developments will be assessed in relation to the strategy of the development plan and to the sequential approach to site selection, as well as: their impact on existing centres; their accessibility by a choice of means of travel; and their impact on overall travel patterns. Developers should be able to demonstrate that all potential town centre options have been thoroughly assessed, using the sequential approach, before out-of-centre sites are considered for key town centre uses. The onus of proof that more central sites have been thoroughly assessed rests with the developer, and on appeal the Secretary of State will need to be convinced that this has been undertaken. Additionally, proposals for retail or leisure developments which would be located at an edge-of-centre or out-of-centre location and which are not in accordance with an up to date development plan; or which accord with a development plan but where the plan is out of date, inconsistent with this planning policy guidance, or otherwise fails to establish the need for new retail or leisure users should be able to demonstrate a need for the additional facilities.

10.2.7 Accessibility, movement and parking are key issues to be addressed. Development should be sited so that it is readily accessible and minimises the need to travel…….

10.2.11 The scale, type and location of out of centre retail devlopments should not be such as to likely to undermine the vitality, attractiveness and viability of those town centres that would otherwise serve the community well, and should not be allowed if they would likely to put town

PLANDEV-031202-REP-EC 9 centre strategies at risk. Out of centre food supermarkets should not be allowed if their provision is likely to lead to the loss of general food retailing in the centre of smaller towns.

10.2.12 In assessing the impact of a major new retail development proposal on existing centres, local planning authorities should consider not only the incremental effects of that proposal but the likely cumulative effects of recently completed developments together with outstanding planning permissions and development plan commitments in the catchment areas of those centres……….. Planning applications for retail development should not normally be allowed on land designated for other uses. This advice applies especially to land allocated for industry, employment and housing, where retail development can be shown to have the effect of limiting the range and quality of sites that would be available for such uses."

Retail Impact

As stated previously, a Retail Study for the County Borough was commissioned last year and carried out by Nathaniel Lichfield and Partners (NLP). This identified a high level of convenience expenditure outflow leakage from the Pontardawe area of some 66%. If the level of convenience expenditure leakage from Pontardawe continues in the future then there will be only limited scope for new convenience floorspace. Based on this assumption, surplus convenience expenditure is estimated to be between £2.0 to £3.1 million in Pontardawe by 2006. This would only support a small food store (approximately 500 sq m net). However, the potential to clawback expenditure leakage from the Pontardawe area could increase the scope for food store development (between 1,000 to 1,300 sq m net). However, impact on existing food stores and the town centre would need to be carefully considered.

In relation to bulky goods the outflow from the study area is significant. In particular, the outflow of electrical and furniture/carpet trips to Swansea and Llansamlet Enterprise Park exceeds 50%. The outflow of DIY trips to Swansea is slightly lower at 37% due to the availability of DIY stores in the County Borough.

PLANDEV-031202-REP-EC 10 It is also considered that there is limited potential for additional comparison retail floorspace in the County Borough outside Neath and Port Talbot.

The Retail Impact Statement submitted in support of the application prepared by Chapman Warren (CW) draws upon NLP findings and in addition, further survey work was undertaken. It explains that the study area (primary catchment area) was sub-divided into four sub-areas; Area 1 focused on the Ystalyfera/Ystradgynlais area to the north-east; Area 2 centred on the Cwmgors/Gwaun-Cae-Gurwen area to the north; Area 3 encompassing the urban areas of Pontardawe, Alltwen and Rhos; and the Area 4 focused on the communities of Clydach and Glais to the south- west.

The survey demonstrates that over half (55%) of main food shopping of local residents within the Pontardawe area (Area 3) is undertaken at food stores outside of the study area and remote from Pontardawe town centre. Superstores in Swansea, for example, account for 34% of such trips, with the out of centre Asda stores at Morriston (24%), together with the Tesco store at Llansamlet(4%) being notable. Also relevant in this respect is the Tesco store at Neath Abbey which accounts for some 7% of trips.

In terms of the Ystalyfera/Ystradgynlais area (Area 1), a similar pattern and outflow of main food shopping is evident, with some 50% of such trips being undertaken at superstores further afield in Swansea (40%) and Neath (10%), with the Asda store at Morriston again being a significant attractor accounting for 25% of such trips. The balance (50%) being broadly equally split between stores within Area 1 and Pontardawe itself (Area 3).

Within Area 2, the attraction of Ammanford is clearly demonstrated, with some two-thirds of residents’ main food shopping trips being attracted to the Tesco (53%), Somerfield (10%) and Coop (5%) stores. Although less significant, the attraction of stores at Pontardawe (13%) and Swansea (12%) is also evident.

Within Area 4, the loss of trade to superstores within Swansea is clearly evident, with such stores accounting for some three-quarters of local residents’ main food shopping trips. In sharp contrast, the Somerfield stores at Clydach and Pontardawe attract just 13% and 6% respectively of such trips.

PLANDEV-031202-REP-EC 11 In terms of the study area overall, 68% of main food shopping and 36% of top-up shopping is undertaken at stores located beyond the study area. Almost half (46.3%) of respondents overall indicated that they carried out linked shopping trips.

The conclusions of the survey were

 Residents within the Pontardawe/Alltwen/Rhos/Ystradgynlais area (Areas 1 and 3) undertake half of their main food shopping at locations remote from Pontardawe town centre.

 The vast majority of this “leakage” is to out of centre supermarkets/superstores at Morriston, Llansamlet, Neath Abbey and Ammanford.

 Whilst the Pontardawe Somerfield store performs an important main food shopping function, it attracts less than two-fifths of local residents’ expenditure (Area 3).

 The more specialist small convenience stores serve a top-up food shopping role that is materially different to the main food shopping function of supermarkets/superstores.

 The potential exists for a new food store at Pontardawe to “claw back” a major element of main food shopping currently undertaken at stores located further afield.

 The potential also exists for a new food store at Pontardawe to increase linked shopping trips to the town centre with associated spin-off economic benefits.

The convenience goods sector in Pontardawe Town Centre comprises a small Alldays store, together with 2 bakers, 2 CTN’s (confectioners, tabacconists, newsagents), 1 butcher and 1 greengrocer/butcher. The Alldays store has an estimated sales area of (1200ft²) (N.B. this Authority's retail floorspace summary indicates that it is 213sqm (2130sqft)) and offers a limited range of convenience goods and videos. This store clearly fulfils a role as a “local convenience shop,” performing a top-up basket shopping function in meeting the needs of a surrounding walk-in catchment.

PLANDEV-031202-REP-EC 12 The smaller, independent convenience stores, which have an estimated sales area of (330m²) similarly cater for the basket/top-up shopping needs of an essentially localised walk-in catchment, although these stores too are likely to benefit from some limited linked shopping associated with the Somerfield and Lidl supermarkets located to the west of the town centre.

With regard to the comparison and service use providers, the overwhelming majority of these are local independents, with just three “national multiples” represented – a further reflection of the relative proximity of higher order centres further afield.

In addition to the retail/service uses referred to, there are several important other uses within and immediately adjacent to the town centre including a Community Resource Centre, doctors’ surgery, job centre, Area Housing Office, an Arts Centre, and residential accommodation, which contribute towards its attraction and viability.

 Observations suggest that in terms of pedestrian flows, the centre is moderately successfully in attracting local residents and meeting some of their largely day-to-day needs.

 The general shopping environment is good, particularly in Herbert Street where public realm improvements have been undertaken.

 Observations confirm that the centre has a substantial walk-in catchment. It is also relatively well provided for in terms of conveniently located and free car parking, and is served by a number of public transport services which extend throughout the study area and further afield.

 There is some limited evidence of recent investment in commercial premises.

N.B. It should be noted that in addition to the information provided by CW, there are currently two banks and pharmacies in the Pontardawe Town Centre.

Additional information has been received from CW in relation to the impact of the proposed Garden Centre and Non Food Retail unit and which states as follows: -

PLANDEV-031202-REP-EC 13 "In terms of retail impact, the proposal will have an imperceptible effect on the functionally different non-food sector within the town centre. Consequently, there are no ground for believing that the proposed garden centre would materially harm the vitality and viability of Pontardawe."

"It is widely acknowledged that bulky good retail warehouses compete essentially with similar retail warehouses. Consequently, the proposal will not compete 'head to head' with the relatively limited non-food retail offer within the town centre. Furthermore, as previously indicated, the proposed floorspace can be justified in terms of surplus expenditure and an identified need for additional floorspace. Clearly, in a situation such as this, there is an underlying acknowledged absence of harm in terms of retail impact."

Objections

One of the objections received is from Roger Tym and Partners (RTP) acting for Somerfield Stores Ltd. who operate nearby from a site some 300 metres from the main shopping centre of Pontardawe. Their initial objections, prior to their detailed assessment of the CW and NLP Studies is based on Policy grounds whereby they consider that the proposal is contrary to policies S4 and S7 of the Structure Plan, policy S2 of the Local Plan and National Planning Policy Guidance. After assessing the two Reports, they state that they have a number of concerns with both studies which in their view seriously undermine the conclusions reached. Their criticisms are summarised as: a) Both CW and NLP employ a convenience business expenditure base, rather than the more appropriate convenience goods base, to calculate available expenditure within the catchment area; b) Neither the CW assessment nor NLP’s study demonstrate a need for the additional convenience retail floorspace proposed; c) Both the main existing foodstores in Pontardawe, Somerfield and Lidl, are located on sequentially preferable sites to the proposed foodstore; d) CW underestimate the likely turnover of the proposed foodstore; e) The impact of the proposal on stores beyond the catchment area is likely to be lower than CW estimate and correspondingly higher on the stores within the catchment; f) The proposal is highly likely to undermine the vitality and viability of both Pontardawe and Clydach town centres.

PLANDEV-031202-REP-EC 14

The objection letter is re-produced as Appendix A.

In respect of the objection letter, a response has been received from NLP which is reproduced in Appendix B together with responses from CW, see Appendix C and D.

Having regard to these objections, and the responses made, the following comments are offered. a. In relation to the methodology used, it is considered that due to the type of store envisaged, i.e. it will include sale of comparison goods, the convenience business expenditure based method is considered acceptable. b. It is considered that both CW and NLP have identified that currently there is a significant leakage of convenience goods shopping from the general area to Swansea, Ammanford and Neath. NLP identified that a food store of between 1,000 and 1,300 sqm could clawback this leakage. The applicants submit that the size of store indicated by NLP, would not achieve the clawback. It is considered that the proposed store of 2,300 sq. metre occupied by a retailer of sufficient attractiveness would offer a wider choice of goods and would be more likely to arrest this leakage, and the effects of a larger store than suggested by NLP would impact mostly on other food stores and not on any town centre.

It should be noted that the existing Somerfield and Lidl stores do not currently arrest this leakage.

In view of the foregoing, it is considered that CW have demonstrated the need for the store indicated in the applications. c. In relation to the Sequential Test the applicants have carried out a survey which concludes that there are no sites within Pontardawe Centre or edge of centre that could accommodate such a proposal. The Directorate concurs with this view. Whilst it is accepted that these stores are better located in relation to proximity to the town centre, they are not considered as town centre or edge of centre locations. It is not the role of the planning system to restrict competition or to protect existing commercial interests. The significant point in planning terms is whether the reduction in turnover at those stores would affect the attractiveness viability and vitality of

PLANDEV-031202-REP-EC 15 the town centre. It is considered that this would not happen due to the positive effect of the proposal on the town centre (see f below). d. Even if the proposed foodstore overtrades it is considered that most of the additional trade would be clawed back from outside the area and not from existing local stores and this would, in fact, assist in arresting leakage out of the area. e. In this respect, the surveys carried out by CW do not indicate this scenario. Were it to be the case as RTP suggests, that less expenditure is taken from beyond the catchment area, it does not follow that more would come from any town centres within the catchment area. f. CW has given information relating to the effect on Pontardawe Town Centre (See Appendix D). In relation to Pontardawe, it should be noted that it is likely that if the store attracts additional trade from both within and outside the area, in view of its location, there would be an increase in linked trips to the centre because of the arrested leakage from the area. This is indicated in the survey results submitted by CW, whereby 50% of the respondents who would use the store indicated that they would carry out a linked trip to Pontardawe, and for these residents in area 3 of the corresponding proportion was 76%. In view of the role of the centre which primarily provides a ‘top up basket’ service, it is considered that the new store would not significantly affect this role as the vast majority of convenience shoppers already shop outside the town centre. In addition, the provision of a footbridge to the town will also facilitate linked trips.

In relation to Clydach, whilst the existing Somerfield store is located within the centre and is therefore of primary importance, again this centre’s role is primarily “topping up” and there is proportionally a greater leakage of convenience shopping, primarily to Swansea. It is again considered therefore that the new store would not significantly alter the existing role of this centre.

In respect of other objections, these have been received from a number of establishments within the town centre, together with a local public house, local residents, the Federation of Fish Friers and an employee of Somerfield, who are concerned relating to the effect on existing commercial properties and the loss of jobs. These issues are addressed elsewhere in the report. In relation to the position of the proposed footbridge it is considered that in order to encourage linked trips by foot between the proposed new store and Pontardawe Town Centre, the bridge

PLANDEV-031202-REP-EC 16 should not be located further down stream. The exact arrangements at the sheltered housing complex to accommodate pedestrians will need to be considered at a later stage, once the bridge position has been finalised. Members will note that the position of the bridge as submitted, cannot be accepted at this stage as it needs to be carefully positioned in relation to the finalised layout, a matter which is reserved for later approval, hence proposed condition 18.

In relation to highway safety and access, a Traffic Impact Assessment has been submitted in support of the application which has been assessed by the Head of Municipal and Highway Services. It is considered that the proposed improvements to the alignment of the roundabout and to the spur into the site, together with the introduction of a de-celeration lane when approaching the site from the direction of Swansea would ensure that the proposal would not adversely effect highway safety and is therefore acceptable.

Conclusions

The proposal has to be determined in accordance with Section 54A of the Town and Country Planning Act 1990 which states that “regard must be had to the Development Plan and the determination shall be made in accordance with the plan unless material considerations indicate otherwise.”

With respect of the Development Plan, the proposal is considered to be contrary to Policies S4 and S7 of the Structure Plan, the explanation to Polices S1 and S2 and to Policy R3 of the Local Plan and is therefore a departure.

The Development Plan Retail Policies are designed primarily to protect the vitality and viability of town centres. Having assessed all the relevant information put forward, it is considered that this proposal is unlikely to adversely affect Pontardawe, Clydach, Ystalyfera or Ystradgynlais bearing in mind the nature and role of those centres in the provision of food and other retailing. Since the adoption of the Development Plan the survey by NLP and information provided by CW demonstrates the scale of trade loss from this area. It is likely that if shoppers are retained in the area, there would be an increase in linked and "topping up" shopping trips especially to Pontardawe which is the centre most likely at risk, and whilst it is accepted that a comprehensive retail package is proposed, it is considered subject to a number of limiting conditions that this would not

PLANDEV-031202-REP-EC 17 result in a new town centre being created in direct competition to Pontardawe Town Centre.

With respect to Policy R3, elements of this development i.e. public house and the footbridge comply with this policy. In relation to the loss of the potential to develop the remainder of the site for recreational and leisure facilities it is considered that since the adoption of the Local Plan, improvements and additional facilities have been provided at the adjacent Parc Ynysderw which now provides an adequate level of such facilities to serve the area.

In relation to National Planning Guidance the following need to be addressed.

Need

It should be noted that the "need" for the Retail Food Store has been considered and addressed previously in this report. However in terms of "need" for the Garden Centre and Non Food Retail Unit, additional information has been received from CW and which states as follows:

Garden Centre

"The proposed garden centre totals 244750 ft² gross. If it is assumed that some 80% of this floorspace would be devoted to retail sales, this would equate to 199800 ft². There is, however, no Office of National Statistics classification for garden centres, nor any consumer spending category which closely matches the sales mix of such operations. Consequently, it is not possible to examine in conventional quantitative (expenditure) terms, the need for the new facility proposed.

Two leading garden centre operations have emerged in this sector of the market, namely Wyevale and Country Gardens. The average sales density for these operators derived from Retail Rankings in £85/ft². If applied to the current proposal, this would equate to a turnover of £1.7 million. Unfortunately, for the reason stated above, this figure can not be related directly to the surplus expenditure identified in the Retail Study prepared for the Council by NLP. It is, however, noteworthy that the turnover estimate equates to less than 30% of the surplus identified.

PLANDEV-031202-REP-EC 18 Furthermore, retail analysts predict sustained growth in this sector, reflecting the 'greying' population and the growing interest in gardening as a leisure activity stimulated by television programmes - growth that will further fuel operator demand and the justification for new floorspace.

On the basis the DIY retailers account for a third of garden centre product sales (source: Retail Rankings 2000) and that food superstores are increasingly extending into this sector, the proposal will clearly meet a qualitative need by providing residents with a far more conveniently located facility. In so doing, the proposal will also assist in clawing-back shopping trips/expenditure to locations further afield and, as such, will also meet a sustainability need.

The proposed garden centre will also assist in meeting an acknowledged urban regeneration need whilst also providing much-needed jobs at a widely accessible location."

Non-Food Retail Store

"The proposed non-food retail warehouse totals 5170ft², of which we estimate some 80% could realistically equate to sales floorspace i.e. 4136ft². For the purposes of estimating the likely turnover of this unit, we have adopted the average sales density for such 'bulky goods' floorspace used in the Neath Port Talbot Retail Study, namely, £163/ft². The estimated turnover of this unit is therefore £0.67 milllion.

This turnover estimate should appropriately be considered in the context of the following key points arising from the above Retail Study:  The overwhelming majority (£49 million or 88%) of comparison goods expenditure generated within the Pontardawe area (Zone 6 of the Retail Study) is spent in shops outside Neath Port Talbot;

 There is some £6.0 million of surplus comparison goods expenditure available to support new 'bulky goods' retail warehouse floorspace in 2003, rising to almost £9.0 million by 2006, which equates to between approximately 36,000 - 53,000ft² of sales floorspace;

PLANDEV-031202-REP-EC 19  The proposed bulky goods retail warehouse accounts for approximately 10% of the additional floorspace requirement identified by the Council's consultants.

The proposed retail warehouse is therefore justified in terms of quantitative need as identified in the Neath Port Talbot Retail Study. Moreover, the proposal will also meet a qualitative need for new and improved bulky goods retailing at a convenient location for local residents and, as such, will make a small yet worthwhile contribution to attracting shopping trips which would otherwise be undertaken at locations further afield. In this respect, the proposal will therefore also contribute towards meeting a sustainability need. Furthermore, as in the case of other elements of the proposed development, this unit too will assist in meeting an urban regeneration and employment need and, moreover, as part of a mixed use scheme, it will also facilitate linked shopping between the constituent elements, thereby delivering further sustainability benefits.

For the reasons indicated, we conclude that there is a demonstrable need for the proposed bulky goods retail warehouse and, as such, this element of the proposal also satisfies relevant national policy guidance."

It is considered therefore that the applicant has demonstrated the high leakage of shopping trade out of the area, and that there is a need for the food store, retail store and garden centre as outlined previously in this report.

Development Plan Strategy

The shopping strategy for the Structure plan is to improve the range and quality of shopping facilities in the County, particularly within or close to residential areas, for the benefit of all sections of the community. In relation to the Local Plan the general aim is to see the existing level of retail provision maintained and where possible improved. Whilst the policies in these plans seeks to resist further superstore developments, it is considered that the identified need justifies considering departing from the policies and complies with the overall objectives as set out in this strategy.

It is also considered therefore that this proposal complies with the National Assembly Wales objectives as outlined in Planning Guidance (Wales) Planning Policy First Revision as quoted earlier in the report.

PLANDEV-031202-REP-EC 20

Sequential Test

As stated previously, there are no available sites within town centre or edge of centre able to accommodate this proposal and this issue has been fully addressed previously in report.

Impact on Town Centres

Again this has been addressed in this report and it is considered that there would be no unacceptable adverse affect on any town centres.

Accessibility and Impact on Overall Travel Patterns

It is considered that the site is conveniently situated to serve the needs of local areas within the Swansea Valley. It is not only situated near the town centre, which with the proposed pedestrian links to both Pontardawe and Alltwen would encourage pedestrian shoppers, but it is also well placed to intercept trade currently flowing down the A4067 to the Swansea Area. In addition a condition is recommended that a Green Transport Plan is submitted which requires provisions for public transport and it is considered that this development would attract public service vehicles into and out of the site.

The following are considered to be other material matters to be taken into consideration in the determination of this application.

Provision of Shopping Facilities

These proposals comply with the general retailing strategies in providing an additional retailing area which would be of sufficient standing to encourage and allow residents to shop locally. This would result in less overall travel, reduce the reliance on the car and facilitate multi purpose trips and would not be likely to lead to the loss of general food shopping in Pontardawe or Clydach Town Centres.

Previous Planning Consent

There is an extant consent for infrastructure to serve commercial development. The original application (which has lapsed) incorporated a

PLANDEV-031202-REP-EC 21 number of the present proposals and the use of the land for commercial purposes (albeit not food store or A1 store) has been established.

Employment Opportunities

It is estimated that the development could provide in the region of 300 jobs plus those for construction. This is considered to be a major benefit in this area.

In assessing this proposal it is considered that the only disbenefit that this development would have is the marginal effect on the trading levels of local retailers. However balanced against this are the benefits of providing a substantial retail outlet, arresting leakage of shopping trade out of the area, contributing towards sustainability in relation to travel, enhancing and sustaining Pontardawe as a centre, as more people would remain in the area, developing a brownfield site at the gateway to Pontardawe, creating improved pedestrian links between Alltwen and Pontardawe and providing substantial job opportunities.

It is considered that these benefits outweigh the disbenefits and justifies departing from the Development Plan.

In order to ensure that the “clawback” is achieved, it is considered that only a “first division” retailer, currently considered to be one of the top 6 companies indicated in the Retail Rankings 2000 document, should occupy the proposed foodstore and it is considered that this is best controlled by a section 106 agreement naming the 6 leading operators or other operators as may be agreed with the authority. It is considered that without this guarantee, development of this site would not necessarily achieve the required clawback and therefore would not justify the departure from the Development Plan.

RECOMMENDATION: That this Authority is mindful to approve this application upon the signing of a Section 106 Legal Agreement in respect of the following Head of Terms, and subject to the following conditions: -

HEAD OF TERMS

The owner shall not within a period of 10 years from the day when the Food Store opens, trade from the Food Store itself unless it is an Approved Occupier or allow any other persons or company to trade from the Food Store unless it is an Approved Occupier.

PLANDEV-031202-REP-EC 22

Secure off site highway works required to the main roundabout and access and approaches including all signage, drainage and lighting and all approach signage to the development.

Prior to construction of A1 Food Retail Store a binding Agreement has been entered into with an acceptable operator.

APPENDIX A

RTP Letter

“Need

Firstly, we consider the NLP study which was commissioned by the Council to inform the review of the UDP. The NLP study concluded that, in respect of Pontardawe, by 2006 the “surplus convenience expenditure is estimated to be between £2.0 to £3.1 million. This would only support a small foodstore (approximately 500m² net). However, the potential to clawback expenditure leakage from the Pontardawe area could increase the scope for foodstore development (between 1,000 and 1,300m² net). However, impact on existing foodstores and the town centre would need to be carefully considered”. Paragraph 10.35”.

We consider NLP’s assessment to be flawed because they apply convenience business based expenditure growth rates rather than convenience goods based estimates. The consequence of applying the business based growth rates is to over-estimate the estimates of available expenditure. Thus, applying convenience goods based expenditure growth rates will demonstrate that there will be even less surplus convenience expenditure by 2006 to support additional convenience floorspace than NLP estimate.

Map Info (formally URPI/Data Consultancy), who supply the expenditure estimates, issued Information Brief 95/1 to explain the differences in the derivations of the two consumer retail expenditure estimates. The Brief states that "in general the consumer expenditure data is likely to be more accurate at a local level on a goods basis”. The Brief also confirmed that the business base relates to businesses as a whole and not individual shops. The business based estimates include certain businesses, such as the Co-Op, who operate a mixture of foodstores and department stores. Business based convenience expenditure estimates therefore include a mix of convenience and comparison businesses and have a much higher

PLANDEV-031202-REP-EC 23 growth rate (2.2%) than that for convenience goods (0.1%), because expenditure on comparison goods is still growing. A business based convenience expenditure forecast is appropriate therefore when assessing the potential for large superstores that will stock a relatively large proportion of comparison goods in addition to convenience goods. Business based expenditure data is not appropriate when considering capacity for predominantly convenience goods retailing. When the different growth rates are applied over the forecast years major differences in expenditure projections result.

NLP’s confusion between business and goods based expenditure data is demonstrated by the differences between Tables 43 and 44 of this study. In Table 43 (the surplus convenience expenditure calculation) NLP use a business based approach to calculate growth in the total available expenditure, but do not allow for growth in the turnover of the existing provision. This has lead to an over-estimate of the surplus convenience expenditure. Table 44, however, which sets out NLP’s calculations for surplus comparison expenditure again used the business base, but does then allow for growth in the turnover of the existing provision. Therefore, NLP’s approach can be seen to be inconsistent and to have crucially over-estimated the surplus convenience expenditure.

As stated above CW has also wrongly applied convenience business based growth rates in their assessment. We have re-worked CW’s expenditure estimates using a convenience goods base in Appendix 1 to demonstrate the difference between the two expenditure data sets. The three tables at Appendix 1 present the available convenience goods expenditure for each zone and also for the total catchment. The tables should be compared with CW Tables 1 and 3. The tables indicate that in the design year (2004) there is likely to be £10 million less expenditure available in the catchment area than CW estimate. The significance of this difference is two-fold; firstly there is much less expenditure growth to support additional floorspace and secondly, there is less expenditure within the catchment area for the proposed store to clawback from the existing stores both within and beyond the catchment area.

The basis of CW’s need argument is the proposal’s ability to clawback expenditure from stores beyond the catchment area. However, we have reservations with this approach. Firstly, because the catchment area is drawn widely there are significant catchment area overlaps with other stores/centres that also need to retain expenditure to maintain respective market share. Our analysis of the household survey results (presented in Appendix 2) demonstrates the extent to which the proposal’s catchment

PLANDEV-031202-REP-EC 24 area would overlap with, in particular, Tesco at Ammanford and Tesco and Asda in Morriston in Zones 2 and 4 respectively. The proximity of these stores to the catchment area will severely restrict opportunities to clawback sufficient trade to support the proposal. The implication being that if the proposal is unable to divert sufficient expenditure from these stores beyond the catchment area more trade will need to be diverted from stores in closer proximity, most notably the Somerfield stores in Pontardawe and Clydach. Appendix 2 presents the total market share of convenience goods expenditure by store from within the catchment area. The market shares are calculated from the household survey data and a 80.20 ratio for expenditure on main:top-up shopping, as is standard practice. The stores are grouped by location, all the stores located within the catchment area are listed first followed by the stores beyond the catchment area. The results are revealing. The combined expenditure retention of all the stores within both Zones 1 and 3 is over 50%. It is Zone 2 and 4 that bring down the overall retention rate, for the Somerfield and Lidl stores in Pontardawe from the wider catchment area, to the 37% figures quoted in the CW report. Our analysis demonstrates that local convenience shops retain a respectable amount of locally derived expenditure in Zones 1 and 3. These zones are the furthest from competing foodstores in other centres. The populated areas of Zones 2 and 4 area as close, if not closer to, the large stores in the neighbouring higher order centres such as Ammanford and Morriston. Significant clawback from Zones 2 and 4 is very unlikely and would quite possibly lead to an increase in distances travelled contrary to PPG13. Additionally, the stores in the higher order centres will derive some of the catchment areas’ expenditure from food shopping trips linked to commuter journeys home from work, as Neath and Swansea in particular, are major employment centres for residents in the catchment area.

We maintain that with population growth set, at best, to increase only marginally (NLP acknowledge at paragraph 9.10 that it may well decline in line with NAW estimates), the amount of surplus expenditure in either the NLP Pontardawe or the CW proposal catchment areas is likely to remain virtually static over the plan period to 2016. The fundamental point in respect of the foodstore proposal is that with little or no growth in convenience expenditure available for stores in Pontardawe any new floorspace will have to derive its turnover from expenditure currently going to stores’ elsewhere that is, both within and beyond Pontardawe.

In addition to the quantitative aspect, CW also presents a qualitative retail argument based on the size of the proposed foodstore. CW refer to a net:gross ratio for the foodstore of 77:23, which we consider to be

PLANDEV-031202-REP-EC 25 unrealistically high. Modern foodstore operators commonly employ a 65:35 ratio and sometimes lower. Applying the 65:35 ratio to the gross floorarea (3000m²) produces, in our view, a more realistic (19,50m²) sales area, which is just 8% larger than the sales area at the Pontardawe Somerfield store, and which would certainly be insufficient to represent a qualitative improvement to satisfy the need test and consequently less able to complete with larger nearby stores in qualitative terms and will not clawback expenditure.

CW also seek to argue a need for the proposal on the grounds that it will lead to the beneficial use of a brownfield site. CW acknowledge that the comprehensive redevelopment of the whole site needs to be underpinned by an overall viable development package. However, the developer’s desire to incorporate a foodstore within the scheme should not be permitted to over-ride the provisions of the Development Plan and national guidance, which both seek to sustain and enhance the vitality and viability of town centres such as Pontardawe and Clydach.

The fourth need argument concerns the employment opportunities that the redevelopment may bring. CW refers to the 175 jobs that they estimate will be generated by the foodstore. We consider that because there is likely to be no, or very little, growth in convenience expenditure the provision of a modern new foodstore at Gwyn’s Drift would divert trade from other stores and put jobs in these stores at risk, not least the 138 jobs at the Somerfield store in Pontardawe.

Finally, in respect of retail need, CW refer to a 1999 NAW call-in decision that they consider assists their case because it demonstrates that even if the Council should find that CW have failed to demonstrate a retail need for the foodstore, on its own that is not enough to refuse planning consent. The decision, to allow a retail warehouse development even though the need for the development had not been proven, was in respect of an out-of-centre non-food retail proposal in Merthyr. The NAW found that the provision of bulky retailing on the site to be complementary to other nearby units, and also that there would be no conflict with the existing traders in Merthyr town centre. We consider that the comparison that CW seek to make is not valid as the call-in proposal was for non-food retail warehouse scheme selling bulky goods whereas the current proposal is for a foodstore. The proposed foodstore at the Gwyn’s Drift site would not be complementary to the existing shops and facilities in Pontardawe, and would compete head-to-head with the Pontardawe Somerfield store as well as other stores in the area. The location of the Gwyn’s Drift site, on the by pass approximately 400

PLANDEV-031202-REP-EC 26 metres from the town centre with no visual or easy physical links to the town centre suggests that the store would be most likely to operate as a `one-stop’ shopping destination, bringing no linked trip benefits to the traders in the town centre. The CW household survey demonstrated that almost half of Zone 3 main food shoppers undertake linked shopping or service trips. Of these almost a half again undertook the linkages between Tesco and Ammanford town centre. The household survey results demonstrates the importance of the links, sometimes underplayed by consultants, between the main foodstores in Pontardawe and the town centre that is just 150 metres away.

In conclusion neither the CW assessment nor the NLP study demonstrates the need for additional convenience retail floorspace of the scale proposed in the Pontardawe catchment area. Therefore the application fails the test of need, while the size of the proposed store will not result in a qualitative improvement sufficient to clawback expenditure going to other stores outside the catchment area.

Retail Impact

Our previous objection letter stated that Development Plan Policies S4 and S7 and National Planning Guidance require the applicant to demonstrate that the proposal would not impact detrimentally on the vitality and viability of existing shopping centres. CW addresses the proposal’s retail impact in Section 8 of their report.

The conclusions of the CW assessment of retail impact estimate that the Somerfield store in Pontardawe will experience a 36% impact and the Lidl store a 25% impact following the development of the proposed store. This level of impact is serious, and in the case of the Somerfield store, would result in significant contraction of the business in terms of staffing levels, the range of goods sold, the amount of floorspace given over to retail sales and any future investment/refurbishment plans. We consider, that even on the basis of the applicant’s evidence, the proposal would seriously undermine both the Somerfield and Lidl stores that are located in sequentially preferable locations to provide more linked trip benefits for the town centre as a whole. However, we wish to make a number of criticisms and observations on the CW impact assessment, which we set out below.

We have previously referred to CW’s over-estimate of the net floorspace for the proposed store, which will impact on the store’s turnover. CW Table 5 sets out their estimate of turnover. However, we are concerned

PLANDEV-031202-REP-EC 27 that the sales density figure of £650/ft² is much too low. It is normal practice in circumstances where the operator is unconfirmed to take an average of the top four operators to provide a sales density. We have undertaken this exercise and calculate that £832/ft² is a more realistic figure. Applying the more realistic sales area figure (19,500ft²) to the revised sales density suggests that the proposed foodstore would be likely to have a turnover of £16.3 million rather than the 14.9 million that CW estimate.

We have re-worked CW’s Tables 8 and 9 to provide a sensitivity test to the estimates of trade draw presented by CW and recalculate the range of likely impacts. Our calculations are presented in Appendix 3. Table 1 presents our re-worked turnover figures based on the household survey market shares, but applied to the convenience goods expenditure base and CW’s estimates of trade draw. The data in our revised Table 1 does not differ markedly from CW’s own impact estimates presented in Table 9 of their assessment. The Estimated impacts on the Somerfield stores in Pontardawe and Clydach would reduce the store’s turnover to 26% and 23% below company average respectively. The only adjustment we have made to the data is to separate out the `other local stores’, which includes all the local stores in all the local centres within the catchment area, as referred to in the table at Appendix 2, from the `other stores’ beyond the catchment area. CW’s Tables 8 and 9 combine these figures, although at paragraph 8.30 of their assessment CW refer to a 1% trade draw from the former and a 7.5% from the latter to the proposed foodstore.

We consider that CW’s trade draw estimates are somewhat unrealistic and we have therefore made adjustments to provide a sensitivity test. The sensitivity test will assess the possible range of impact should the proposal fail to divert sufficient trade from stores beyond the catchment area. Our sensitive test of the impact of the proposed store is set out in Table 2 of Appendix 3. We have reduced the trade draw of stores from beyond the catchment area from 55% to 45% and increased the trade draw estimates from stores within the catchment from 35% to 45% i.e. equalising the diversion from within and beyond the catchment area (allowing 10% of the proposal store’s trade to be derived from beyond the catchment area which is consistent with CW’s assessment).

The re-worked trade figures involve relatively minor adjustments that we consider provide a more realistic estimate. Firstly, we have reduced the clawback from the two main stores to the south, Asda and Tesco, to what we believe to be more realistic levels considering the significantly higher population in CW’s Zone 4 that have easier access to these stores than

PLANDEV-031202-REP-EC 28 they would have to a new foodstore in Pontardawe. Secondly, we have increased the trade draw on the Somerfield store in Pontardawe from CW’s estimate by just 10%, which raises the impact to over 40% and reduces the turnover to 35% below the company average. We have tripled the trade draw percentage for the Somerfield store in Clydach, which CW seriously underplays, as this store provides for significant numbers of main food shopping trips and will experience, in our opinion as much trade diversion as the Lidl store in Pontardawe, if not more. This store, which is within Clydach’s town centre, would be likely to experience impact in the region of 30% and would mean the store would trade at 60% below the company average, which is clearly unacceptable. We also consider the trade draw from the Co-Op store in Ystradgynlais will be 50% higher than the CW estimate and consequently the impact on this store will be approximately 27% rather than the 18% estimated by CW. Finally, we consider that the overall trade draw from local stores within the catchment area will be higher than the 1% CW estimates. We estimate that 2.5% of the proposal’s trade will divert from these other local stores within the catchment area. This remains a relatively low level of trade draw and equates to a single digit impact figure, but the impact is likely to be concentrated in particular shops and locations rather than being spread more widely. We consider that the larger convenience stores selling a range of goods such as wines and sprits would be the most susceptible to trade diversion to a modern foodstore that was easily accessible by the private car. The Alldays store in Pontardawe town centre is one such store that benefits from on-street parking that allows a high proportion of customers to drive to the store, park and shop. The proposed foodstore that is within a two minute drivetime of Alldays would compete directly for specific types of goods such as wine and sprits. Therefore Alldays and all the other shops and services in Pontardawe stand to lose not only a large proportion of the linked trips made from Somerfield and Lidl, but also trade from direct competition from the proposed new foodstore. Overall therefore the CW estimates of retail impact, and our sensitivity test, demonstrate that the proposal presents a serious threat to the continued vitality of both Pontardawe and Clydach town centres. The proposed store would be likely to divert significant levels of trade from the key anchor store in these centres and lead to a consequential loss of linked shopping trips to other shops and services in these centres, and indeed all the other centres, and indeed all the other centres in the catchment area. Therefore the application fails the test of retail impact.

We conclude that this proposal is unacceptable and should be refused for the following reasons:

PLANDEV-031202-REP-EC 29

 The applicant has failed to demonstrate that there is a need for the proposed foodstore;  The location of the proposed foodstore is not sequentially preferable to the location of the two existing foodstores in Pontardawe, which would be likely to experience very high levels of trade diversion;  The proposed foodstore’s location indicates that it would function as a `one stop’ shopping destination and fail to provide the same degree of trip linkage as currently provided by the Somerfield and Lidl stores;  The benefits from regenerating the Gwyn’s Drift site for the intended uses, that would be underpinned by the foodstore, do not outweigh, in our opinion, the disbenefit that would ensue from allowing a foodstore development that is clearly unacceptable in planning terms;

PLANDEV-031202-REP-EC 30 APPENDIX B

D. NLP Letter

RTP’s main criticism of the NLP study relates to the alleged over- estimated level of surplus convenience expenditure and the failure of the study to demonstrate a need for additional convenience retail floorspace.

The alleged over-estimate of convenience goods expenditure is due to NLP’s flawed application of business based expenditure growth rates rather than convenience goods estimates. This criticism is also made of the Chapman Warren study.

We do not agree with RTP’s conclusion that the business expenditure figures are flawed and should not be used. Map Info’s business and goods based expenditure data are both widely used and recognised data sources, and both have been accepted at numerous planning enquiries. There are pros and cons with using each of these data sources. The critical issue is not which source is used per se, but whether the selected information source has been applied correctly and consistently. The NLP retail study has correctly applied the business based figures, and there is no reason to change these figures.

Notwithstanding the validity of NLP’s surplus expenditure projections, the NLP study does not suggest that the growth in convenience expenditure in the Pontardawe area will be significant, nor is it sufficient to support a large food store on its own. Subsequently, the study concluded that any new food store development in Pontardawe would need to clawback expenditure leakage.

Our report indicated that the existing provision of food stores suitable for bulk food shopping in Pondardawe is limited, and that expenditure outflow from the area to larger competing food stores is high. Therefore, the report indicated that there is potential to clawback expenditure leakage. These factors suggest that there may be a qualitative need for a new food store in Pontardawe.

However, our report also suggested that a new food store could have an impact on the town centre, and that this issue would need to be carefully considered. Therefore, even if there is a qualitative need for a new food store, the Council must be satisfied that the proposed store will not harm the town centre, and that the store is accessible by means of travel other than the car.

PLANDEV-031202-REP-EC 31 APPENDIX C

CW Letter

 Our assessment uses the “convenience business” approach for the following reasons:

- Virtually all supermarkets/superstores sell a degree of non-food goods ranging in floorspace terms from a few percentages up to as much as 30%. Such goods include health and beauty products, homeware, pet foods, CDs/Videos, stationary, cards and, in the larger stores, clothing/footware. - The food/non-food division of floorspace changes on a seasonal basis. - The impact of a new store falls on the business as a whole and not just the convenience element. For example, a high diversion of convenience expenditure would not necessarily means a decision to close a store when its non-food turnover is taken into account. - The convenience business approach also allows for comparison of “like with like” without the need for artificial adjustments to net sales areas which is required for the goods approach. - The only source of turnover to floorspace ratios is Retail Rankings in which the ratios are presented on a business rather than a goods basis. Artificial adjustments are again necessary to discount the comparison sales element if the goods approach is to be used.

These considerations vindicate our use of a “business” based approach, an approach endorsed by the Council’s own retail advisors and consultants preparing borough-wide retail capacity assessments elsewhere in the country.

 RTP’s Appendix 2 cogently demonstrates the extent of expenditure leakage from Areas 1 and 3, namely, 44% and 49% respectively. Assessed in terms of convenience goods expenditure (RTP’s Appendix 1), this equates to the loss of approximately £16 million, i.e. a substantial outflow of expenditure to food stores further afield and a strong justification for a new food store at Pontardawe.  In this regard, it is noteworthy that RTP do not challenge the potential for “claw back” from both Zones 1 and 3 which, in reality, will account for the majority of the overall “claw back” figure of £7.0 million. Furthermore, we believe there is also a realistic prospect of

PLANDEV-031202-REP-EC 32 attracting a meaningful proportion of the 77% of local residents’ expenditure from Zone 2 which is currently spent in the Ammanford area and elsewhere. Using RTP’s figures (Appendices 1 and 2), this leakage currently equates to some £6.3 million. We find further support for the above estimations have regard to the response to question 18 of the Household Survey which provides a broad indication of the extent to which local residents would shop at the proposed store.  It is indisputable that the proposed store, whether 10% or 20% larger than the Somerfield store, would increase choice and competition to the benefit of local consumers. This consideration too represents an aspect of the qualitative case for a new store at Pontardawe.  It is significant that RTP do not question the regeneration need that the proposal will meet and the vital contribution that the food store will play in this regard. Moreover, we would not suggest that such a proposal should override the provisions of the Development Plan where demonstrable harm in terms of a town centre rather than a supermarket situated outside of the centre, would result. As demonstrated in our Assessment, no such harm will arise and, on balance, the proposal is forecast to have a net benefit in terms of the town centre’s vitality and viability.  With regard to employment opportunities, RTP provide no evidence whatsoever that the proposal would result in job losses. Moreover, in the event that the Somerfield store did reduce employee numbers, this should appropriately be seen in the context of the 300 jobs overall that will be created by the proposed development.  For the reasons stated in our Assessment, we believe the NAW Merthyr Tydfil appeal decision is relevant. Moreover, similar conclusions have been reached in the case of food store proposals which confirm that an absence of quantitative need or capacity (unlike in this particular case) is not, in itself, a sufficient basis for withholding consent. In the Hoddesdon case, for example, which was decided in March 2000 and which involved a Sainsburys food store, the view was taken that government guidance could not be reasonably interpreted as pointing to a refusal solely because retail floorspace would be larger than the minimum necessary to meet a perceived level of need.

There are five leading food store operators, namely, Tesco, Sainsburys, Asda, Safeway and Morrisons. The average sales density (excluding petrol sales) for these operators derived from Retail Ranking 2000 is £739/ft² (1995 prices). Applying this sales density to RTP’s sales area

PLANDEV-031202-REP-EC 33 figure of 19,500ft² produces a turnover figure of 14.4 million, i.e. some £0.5 million less than our estimate of £14.9 million.

 At Appendix 3, RTP provide two “alternative” retail impact tables. Our comments in relation to these are as follows:

- The RTP turnover estimate for the Somerfield store is actually some £0.72 million higher than our own estimate. Moreover, their estimate of the store’s total (food and non-food) turnover has been derived by increasing the convenience goods turnover by 5%. This does not represent a realistic assumption for principally three reasons: firstly, the retail analysts verdict, indicate that overall, non-food goods account for some 7% of Somerfield’s turnover; secondly, the Pontardawe store is comparatively large supermarket in Somerfield terms; and thirdly, on the basis that a 5% allowances is appropriate for considerably smaller stores such as Lidl and “other local stores”. For these reasons, we believe a 10% uplift would be more realistic, producing a total turnover figure of £10.4 million. - By adopting this turnover estimate, the above £14.4 million turnover estimate for the proposal and our trade draw estimation (22.5%), the trade diversion from the Somerfield store becomes £3.24 million which equates to a percentage impact of 31% and a residual turnover of £7.16 million, i.e. just 8% below company average. - By repeating the above analysis but using the RTP 25% trade draw estimation, the revised percentage impact becomes 34% which equates to a residual turnover of £6.8 million, i.e. just 12.7% below company average.  Whilst these revised calculations further reinforce our conclusion that the Somerfield store would be unlikely to close as a direct result of the proposed development, it is indisputable in our view that the Somerfield store does not fall within the town centre. It is therefore not an anchor store within the town centre and, as such, is not protected by the Development Plan.

 RTP seek to advance their case partly on the basis that Pontardawe town centre would, as a result of shoppers switching from the Somerfield store to the new store, “… lose a large proportion of linked trips”. They also allege that convenience shops within the town centre will lose trade as a result of directed competition with the proposed store. Our comments in response to these matters are as follows:

PLANDEV-031202-REP-EC 34

- Paragraph 4.10 of our Assessment identifies a number of key findings from the household survey relating to linked shopping trips, which clearly demonstrates that the proposal is likely to increase both the proportion and number of shoppers who undertake a linked shopping trip to Pontardawe town centre and, as a consequence, such new trips will far outweigh the very small proportion of Somerfield shoppers who, as a result of switching to the new store, would no longer visit the nearby town centre. Overall, the net effect of the proposal will be an increase in linked trips with consequential economic benefits in terms of spin-off trade for town centre businesses. - In terms of Pontardawe itself, local residents who are predisposed towards supermarket shopping for goods, including wines and sprits, already have the choice of shopping at Somerfield and/or Lidl. There are therefore no compelling grounds for believing that anyone who currently undertakes top-up shopping at the Allday store or at other convenience shops in the town centre would materially change their shopping patterns as a result of the proposed development. Moreover, as previously stated, such stores will benefit from the greater degree of linked shopping.

 Notwithstanding the retail impact concerns expressed by RTP, nowhere in their objection is it alleged that the Somerfield store would close as a result of the proposed development. Their submission is a commercial objection on behalf of a retailer not situated within the town centre, who is simply seeking to protect market share and a level of overtrading which, based on the RTP estimation of 9.92 million, is some 27% above the company national average.

In summary, the proposed development will directly assist in delivering a wide range of community benefits. In sharp contrast, it will not cause any demonstrable harm to any interests of acknowledgement importance protected by the planning system. Consequently, and for the above reasons, we conclude that the RTP objection should be afforded little, if any, weight in the determination of our client’s proposal.

PLANDEV-031202-REP-EC 35 APPENDIX D

Additional clarification was sought from Chapman Warren relating to the possible effect of the proposal on Pontardawe Town Centre and how the store would `clawback’ the expenditure leakage

 Our Retail Assessment and, in particular, our analysis of retail impact in relation to Pontardawe town centre, draws upon the findings of both the household survey and our qualitative assessment of Pontardawe town centre. The key findings in this respect, which we refer to below, are clearly examined in our report.  The household survey was commissioned specifically to assist in establishing shopping patterns within the study area. With regard to the Pontardawe area (Area 3), some 99% of local residents main food shopping is undertaken at superstores and supermarkets located outside of Pontardawe town centre. Consequently, the potential for the proposed food store to divert main food shopping trips from the town centre is extremely small. Furthermore, to the very limited extent that a small proportion (just 1%) of local residents use the Alldays store for main food shopping, this is associated with shoppers from the town centre’s walk-in catchment who basket shop at the store several times a week, and for whom this particular store will continue to be more conveniently located than the proposed food store. Our quantitative assessment further reinforces this household survey finding that Alldays stores serves a basket shopping role. Our estimation that the town centre is not susceptible to any material main food shopping trade diversion is based on these clearly identified findings. It also reflects, the fact that shoppers that are predisposed towards superstore/supermarket shopping are currently undertaking their main food shopping at such stores rather than the smaller, specialist shops within, for example, Pontardawe town centre.  With regard to likely trade diversion from other convenience businesses located within the town centre, i.e. top-up shopping, this potential is also very limited, as evidenced by the household survey findings. Local stores within Pontardawe itself account for just 11% of top-up shopping trips undertaken by local residents from Area 3 – a reflection of the town centre’s relatively limited convenience retail offer and the fact that such a largely specialist sector can co-exist in an area where there are much larger food stores such as Somerfield and Lidl. Also of particular significance is the survey finding that only a small proportion of respondents (6%) indicated that they would switch to the proposed new store to undertake their top-up shopping – a further reflection of the extent to which such shopping is largely

PLANDEV-031202-REP-EC 36 undertaken at more conveniently located, often specialist, convenience stores. Moreover, of these shoppers none would be switching from local stores within Pontardawe town centre.  The above considerations in relation to both main and top-up shopping have largely determined our trade draw estimation that the town centre’s more specialist convenience stores will not be susceptible to any material trade diversion and, as such, the centre’s vitality and viability will not in any way be threatened by the proposed new store. On the contrary, we believe Pontardawe town centre would, in reality, benefit from a net increase in linked shopping trips with consequential economic spin-off benefits for existing businesses – a view reinforced by the household survey finding that over three-quarters (76%) of respondents from the Pontardawe area (Area 3) who would shop at the new store, would also undertake a linked shopping trip to Pontardawe town centre, in sharp contrast to the corresponding 45% of respondents from Area 3 who currently undertake such linked trips.  Having regard to the Tesco Exit Polls the proximity of the application site to Pontardawe town centre and the household survey findings in relation to the likelihood of shoppers at the new store undertaking linked trips, we estimate that the potential exists for at least 50% of shoppers at the proposed store to undertake such linked trips to the town centre each week. Based on our experience, we would anticipate a store of the scale and nature proposed to generate approximately 20,000 shopping trips per week which on the basis of the above estimation equates to some 10,000 linked shopping trips. If it is assumed that these trips generate, on average, expenditure of between £3 - £5 during such a visit, this would equate to an annual increase in expenditure of between £1.6 – £2.6 million in Pontardawe town centre. This scale of economic benefit will clearly result in a net increase in the overall turnover of the town centre and, as such, will directly assist in reinforcing the centre’s vitality and viability.  Based on our household survey and that undertaken by Nathaniel Litchfield, it is indisputable that a major proportion of local residents’ expenditure is leaking out of the Pontardawe area and the valley communities to the north-west and north-east, to food stores located further afield. Consequently, the potential exists for a “strategically” located new food store to intercept a proportion of this expenditure leakage. In this regard, the proposed development alongside the A4067 is ideally placed and will represent a more conveniently located shopping opportunity for local residents. Moreover, the stores estimated 23,000ft² sales area (almost 30% larger than the Somerfield store) will ensure that the store can offer a comprehensive and wide range of goods that will prove attractive to main (bulk) food shoppers

PLANDEV-031202-REP-EC 37 who are currently travelling further afield, with associated travel-time and fuel costs. The household survey findings clearly indicate the extent to which respondents would switch from more remote stores to the proposed new store.  Also of particular relevance is the certainty that in the absence of a new development of at least the scale currently proposed the level of expenditure leakage will continue to increase. Consequently, any proposal capable of “clawing back” an element of this leakage should, in our view, be welcomed by the Council. We do not, therefore, believe that a store of the scale suggested by Nathaniel Litchfield’s capacity assessment, would have such a positive effect. Our “claw back” estimation is, of necessity, based upon a judgement which takes into account the above considerations. If, in reality, the new store “claws” back a smaller proportion of expenditure leakage, this will still represent a positive outcome, both in sustainability and linked shopping terms. This scenario, however, would not necessarily mean that a greater proportion of the store’s turnover would be derived from, for example, the Somerfield store. The new store might conceivably turnover at a lower level than we have estimated. However, even if the Somerfield store (not the town centre for the reasons stated above) accounted for a slightly higher proportion of the proposal’s turnover, this should appropriately be considered in the light of the Somerfield store’s higher turnover indicated by Roger Tym & Partners and the absence of any policy protection for this store in planning policy terms.

PLANDEV-031202-REP-EC 38 APPENDIX E

RTP Letter

On behalf of our client, Somerfield Stores Limited, we have previously objected to the foodstore element of the above referenced out-of-town proposal. We will not repeat here our earlier representations. On Friday 2nd November we received an electronic copy of the officer’s report (for which, many thanks) which is due to be considered by Committee tomorrow. This report raises three issues upon which we wish to comment.

First and fundamentally, the need for a foodstore of the size proposed is not supported by the evidence. The study by the authority’s own retail consultants “does not suggest that the growth in convenience expenditure in the Pontardawe area will be significant, nor is it sufficient to support a large food store on its own” (officer’s report, fourth paragraph of Appendix B, page 26). This study “concluded that any new food store development in Pontardawe would need to clawback expenditure leakage” (ditto, page 26). However, the quantum of expenditure which can be realistically clawed back is in fact quite limited and the authority’s consultants make it clear that a new store of 1,000 to 1,300 sq. m, is sufficient for this purpose (officer’s report, page 13, mid-page).

Yet the proposed store is some 2,300 sq. m. in size and is thus substantially larger than that necessary to attract that part of the expenditure from the Pontardawe catchment area which currently ‘leaks’ elsewhere. The obvious implication and result is that the proposed store will have a substantial volume of trade from within the existing Pontardawe retail centre if it is to survive. This will directly damage the vitality and viability of the centre and is contrary to government guidance.

Secondly, there is a reference in the officer’s report (foot of page 13) to the location of the existing Somerfield store as follows: “Whilst it is accepted that Somerfiedl and Lidl are better located in relation to proximity to the town centre, they are not considered as town centre or edge of centre locations”. We assume that this reference is intended to be attributed to the applicant’s consultants. The Somerfield store is, in fact, an edge-of-centre location as implied by the 300 metre reference stated elsewhere in the officer’s report (foot of page 12).

PLANDEV-031202-REP-EC 39 Thirdly, we note the recommendation that a Section 106 agreement be used to ensure that a store of “sufficient status and attractiveness” is secured for the application site (officer’s report, page 13, mid-page). Notwithstanding our views, and those of the Council’s own consultants, that there is insufficient convenience goods expenditure to be clawed back in the first place, we would express some concern at the value of the S106 as proposed. This is a novel suggestion and, to our knowledge, has not been tested in law in the type of circumstances prevailing in Pontardawe. It would in any event be liable to successful legal challenge after five years. More significantly, it points towards a scenario in which a “first divion” retailer with a high turnover per square metre would trade from an out-of-town location in a situation whereby most of its turnover would be derived not from clawback but from Pontardawe’s own main shopping centre.

On this basis, we consider that the foodstore element of the application is contrary to government guidance, that the requirement to demonstrate need has not yet been met, and that the proposal will damage the vitality and viability of Pontardawe as a retail destination. We respectfully request that the application be refused planning permission.

We would be grateful if the contents of this letter could be brought to the attention of Committee members as a duly made objection to planning application 00/1394.

PLANDEV-031202-REP-EC 40 APPENDIX F

Local Member’s Letter

I write to lodge my objection to the proposed development on the above named site.

I am concerned that far from new jobs coming into the Valley I fear that a number of currently viable businesses will fail, resulting if not a net loss, a net gain far less than expected, and more empty shops, not to mention the existing Somerfield and Lidel premises.

Surely, it is naivety to expect shoppers to use the new footbridge, when they would undoubtedly feel that everything they need is where they, and their cars are already.

This development will effectively move the centre of Pontardawe to the side of the A4067, and thriving businesses will be unable to sustain a living for the owners and staff. The commercial centre will die, leaving only a plethora of takeaways, most of which are closed during the day, boarded up shops, and offices. I doubt there will be room for the florists, the bakers, the butchers, the pet shop, possibly even the newsagents, we have already lost one of those.

I also query whether there is need of yet another public house, especially one where by it’s sheer location would encourage the use of a car. Indeed the car park is expected to accept 143 cars, which means there is potential for 143 drivers who will have had a drink, albeit the one or two to “keep under the limit”.

The provision of a single road access is beyond belief. I calculate, given the proposed parking areas, a possible 413 cars, plus delivery vehicles in and out onto a roundabout, which is also carrying Pontardawe and by- pass traffic. To compound the problem the parking spaces for the foodstore at 234, sounds small, I estimate that Somerfield currently can manage somewhere in the 300 region. This paucity would make the proposed deceleration lane a queuing lane; just what is needed for a by- pass.

I have not even mentioned that the land is currently designated for leisure use, nor that both West Glamorgan and Lliw Valley had policies in place that would have prevented consent.

PLANDEV-031202-REP-EC 41 I fear for the vitality of my town and I fear for the livelihood of the people who work there.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)Approval of the details of the siting, design and external appearance of the building(s), and the landscaping of the site (hereinafter called the reserved matters) shall be obtained from the local planning authority in writing before any development is commenced.

Reason

The application was made for outline planning permission.

(2)Plans and particulars of the reserved matters referred to in condition 1 above, relating to the siting, design and external appearance of any buildings to be erected, and the landscaping of the site, shall be submitted in writing to the local planning authority and shall be carried out as approved.

Reason

The application was made for outline planning permission.

(3)Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(4)The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of the approval of the last of the reserved matters to be approved, whichever is the later.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

PLANDEV-031202-REP-EC 42 (5)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 or Town and Country Planning (Use Classes Order) 1987 (or any orders revoking and re- enacting those orders with or without modifications) the A1 food store shall not at any time be divided or sub-divided and a minimum of 2,300 sq.m of retail floorspace shall be retained at all times and a minimum of 80% of the retail floorspace shall be for the sale of convenience goods.

Reason

In order that the proposed store retains its capability of clawing back expenditure to the Pontardawe area in the interest of the viability, attractiveness and vitality of the town centre.

(6)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 or the Town and Country Planning (Use Classes) Order 1987 (or any orders revoking or re-enacting those orders with or without modification) the proposed A1 food store shall not have facilities for a a)Pharmacy. b)Post Office. c)Bank other than ATMs.

Reason

To safeguard the vitality, attractiveness and visibility of the town centre.

(7)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 or Town and Country Planning (Use Classes) Order 1987 (or any orders revoking and re- enacting those orders with or without modification) the proposed A1 'retail store' and the 'garden centre' shall not be divided or sub divided, nor shall either be used as a bank "other than an ATM", post office, or phamarcy, nor for the sale of a)food; b)men and/or women's fashion clothing and/or footwear; c)sports goods, equipment and/or clothing; d)fashion accessories;

PLANDEV-031202-REP-EC 43 e)jewellery; f)cosmetics and/or toiletries; g)pharmaceutical products; h)photographic equipment.

Reason

To safeguard vitality, attractiveness and viability of the town centre.

(8)No buildings or structure shall be erected or constructed within 3 metres either side of any public sewer crossing the site.

Reason

In order to ensure protection and future maintenance of the sewer in the interest of amenity.

(9)The rising main shall not be connected directly to the gravity main sewer and discharge from the pumping station must be allowed to flow by gravity into the public sewer.

Reason

In order to ensure satisfactory foul drainage arrangements in the interest of amenity.

(10)Prior to development commencing on site the developer shall undertake a study of the area to establish the extent and frequency of flooding on site. Details of a scheme to protect the site from flooding and mitigate against increased flooding off-site shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be undertaken prior to development of the site commencing.

Reason

In order to prevent increased flooding in the area in the interest of amenity.

(11)No permanent structure other than the proposed pedestrian bridge and other associated works, tree planting, etc. shall be positioned within seven metres of the top of the banks of the watercourse, or within seven metres of the landward base of any Flood Defence Wall or embankment.

Reason

PLANDEV-031202-REP-EC 44 To allow for the maintenance of the main river and to protect existing habitats/bankside trees and vegetation adjacent to the River Tawe.

(12)The development shall include works for the control of effluent which shall be designed, engineered and maintained in accordance with a scheme which shall be submitted to and approved in writing by the Local planning authority to prevent any contaminated surface water drainage from entering a watercourse. The scheme for each of the proposed units shall be implemented prior to the occupation of that unit.

Reason

In order to ensure the provision of adequate foul drainage.

(13)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the local planning authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainage of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented prior to the occupation of the first unit.

Reason

To ensure satisfactory drainage.

(14)A suitable oil interceptor shall be installed in the surface water drainage system constructed and to have a capacity and details compatible with the site. Roof water shall not pass through the interceptor.

Reason

In order to prevent pollution of the area in the interest of amenity.

(15)Notwithstanding the provisions of the Town and Country (General Permitted Development) Order 1995 as may be applicable (or any order revoking or re-enacting that order) no tank for the storage of oils, fuels or chemicals shall be erected within the curtilage of the development unless it is sited on an impervious base and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to the volume of the largest tank, or the combined capacity of interconnected tanks, plus 10%. All filling points, vents, gauges and sight glasses must be sealed with no discharge to any watercourse, land or underground strata. Associated pipework

PLANDEV-031202-REP-EC 45 should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets must discharge downwards into the bund.

Reason

In order to prevent pollution of the water environment.

(16)Development shall not begin until a scheme to deal with contamination of the site has been submitted to and approved in writing by the local planning authority. The above scheme shall include an investigation and assessment to identify the extent of contamination and the measures to be taken to avoid risk to the development or the environment when the site is developed. The site shall be developed in accord with the scheme as may be approved.

Reason

In the interests of public safety.

(17)No works shall be carried out to the landscaping or verge of the A4067 without the prior written consent of the local planning authority.

Reason

In the interest of highway safety.

(18)Notwithstanding the details shown on the submitted plans, the siting and design of the River Bridge are excluded from this consent, and no retail unit shall be open to the public prior to the completion and opening to the public of a footbridge across the River Tawe and the completion and opening to the public of a new footway link, from the existing footbridge over the A4067 to the River bridge. These details, which shall also include necessary measures to discourage pedestrians walking through the Glan yr Afon Sheltered Housing complex, shall be first submitted to and approved by the Local Planning Authority.

Reason

In the interest of pedestrian safety and to ensure that the location of the River Bridge relates properly to the layout of the site and provides a satisfactory access to the town centre.

(19)Whilst it is acknowledged that landscaping has been reserved for subsequent approval, the proposed landscaping scheme shall take into account existing vegetation and in order to protect and safeguard any

PLANDEV-031202-REP-EC 46 habitats that are likely to be present, the scheme should incorporate the following:-

(a) the trees along the riverbank being retained and protected,

(b) the wooded area to the south of the site beyond the proposed garden centre being retained and protected.

(c) the area referred to in (b) being cleared of Japanese Knotweed and measures incorporated to ensure it remains as such for a subsequent period of 3 years.

(d) the trees and shrub undergrowth long the embankment being retained.

Reason

In the interests of amenity and to ensure the protection of flora, fauna and habitat.

(20)The plans and particulars submitted in accordance with condition 2 above shall include:

(a) a plan showing the location of, and allocating a reference number to, each existing tree on the site which has a stem with a diameter, measured over the bark at a point 1.5 metres above ground level, exceeding 75mm, showing which trees are to be retained, taking into account potential growth, and the crown spread of each retained tree;

(b) details of the species, diameter (measured in accordance with paragraph (a) above) and the approximate height, and an assessment of the general state of health and stability of each retained tree and of each tree which is on land adjacent to the site and to which paragraphs (c) and (d) below apply;

(c) details of any proposed topping or lopping of any retained tree, or of any tree on land adjacent to the site;

(d) details of any proposed alterations in existing ground levels, and of the position of any proposed excavations;

(e) details of the specification and position of fencing for the protection of any retained tree, and any tree overhanging the application site, from damage before or during the course of development.

In this condition "retained tree" means an existing tree which is to be retained in accordance with the plan referred to in paragraph (a) above.

PLANDEV-031202-REP-EC 47 Reason

In the interest of visual amenity and to accord with Section 197 of the Town and Country Planning Act 1990.

(21)No development shall take place until details of the proposed car parking and servicing arrangements within the curtilage of the site have been submitted to and approved by the local planning authority. The car parking and servicing as may be approved under this condition shall be completed prior to the first use of the associated building(s) hereby granted consent.

Reason

To ensure that adequate car parking and servicing provisions are made within the curtilage of the site.

(22)Prior to the commencment of development, a green transport plan shall be submitted to and approved by the Local Planning Authority. The following items shall be incorporated into the plan.

(i)Cycle parks (covered) and shower facilities.

(ii)Heated waiting areas for bus users with real time passenger information, together with bus shelters.

(iii)Bus turning facilities within the site.

The scheme shall be completed/implemented in accordance with the approved details.

Reason

In the interest of sustainability.

PLANDEV-031202-REP-EC 48

ITEM 1. 2

APPLICATION NO: P/2001/1423 DATE: 10/12/01 15:07:45

PROPOSAL: (OUTLINE) FOR ERECTION OF DWELLING

LOCATION: Land at Pant-y-Ffordd, (between) 49 Heol -y- Felin & 1 Golwg-y-Bryn., Seven Sisters, Neath APPLICANT: Mr. & Mrs. S. Powell TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan T25(c) – Schedule of road improvements schemes. H3 – Criteria for rounding off of settlements. T26 – New development and highway safety.

b. Other Policies

None.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 22

A Notice was displayed on the site.

Number of replies received: 2

The grounds of objection can be summarised as follows: -

1) The proposed access route is over a public right of way. 2) The applicants do not own the land over which access is proposed.

PLANDEV-031202-REP-EC 49 3) The applicants are grazing horses on land adjacent to the application site and which is affecting a stream and the amenity of nearby residential properties. 4) Part of the land is required for the construction of a roundabout in connection with a road improvement scheme.

Statutory Consultees:

Head of Municipal and Highway Services (Highways) – Recommends refusal on the grounds that the site is affected by the route of the proposed Seven Sisters by-pass. Head of Municipal and Highway Services (Drainage) – No objection. Environment Agency – No objection. The Coal Authority – No adverse comments. Hyder Consulting – No objection subject to condition. Transco – No adverse comments. British Telecom – No adverse comments. Western Power Distribution – No adverse comments. Seven Sisters Community Council – No response therefore no observations to make. Onllwyn Community Council – No response therefore no observations to make.

APPRAISAL

This is an outline application with matters relating to siting, design, external appearance and landscaping reserved for subsequent approval. Access is to be gained via an existing access gate off the highway and which affords access to fields at the rear.

The site has an area of some 0.2 hectares having a frontage to the highway of approximately 60 metres and a maximum depth of 22 metres. It is elevated above the highway and is located between No. 49, Heol y Felin and the empty farmhouse known as Hen-Waun and No. 1, Golwg- y-Bryn. There is an existing access into the site located at the southern corner of the frontage and an internal driveway is to be constructed to the proposed dwelling.

In land use terms the site is considered to comprise infill development being a small frontage gap in an otherwise built up frontage and the proposal is therefore consistent with Policy H3 of the Neath Local Plan. It is also considered that the proposal will not adversely affect the street scene as the development in the locality comprises mainly frontage

PLANDEV-031202-REP-EC 50 development in a linear manner. A dwelling could be accommodated on the site consistent with current planning guidelines.

Turning to the question of highway considerations it will be noted that the Head of Municipal and Highway Services has recommended that permission be refused on the grounds that part of the site is identified as being affected by the construction of a roundabout in connection with a proposed Seven Sisters By-Pass Route identified under Policy T25(c) of the Local Plan. The exact design of the scheme has not yet been undertaken nor the necessary ‘land take’ determined so the actual affect upon this plot cannot at this stage be determined but it is considered and would appear that a minimum of half the plot could be affected. The application is therefore considered to be a departure from the Plan.

Protracted and lengthy discussions have taken place with the Head of Municipal and Highways Services in view of the fact that no details are available at present as to the exact affect of any proposed scheme on the land, and it appears that protection of the land is now being sought at this stage in case the scheme is undertaken at some time in the future. Those discussions have however revealed that the scheme is not presently on a list of highway schemes for future implementation and has not been incorporated in the Unitary Development Plan which will shortly go on deposit.

In view of the extreme uncertainty of this highway scheme, it is considered that it is unreasonable to expect the applicant to retain the land for that purpose and also for the Authority to refuse planning consent for this reason only and which would effectively sterilise the land. In relation to the policy considerations, it is considered that the proposal is not a major departure and can be determined by this authority.

The following comments are made on the objections received from local residents:-

1) A consultation has been undertaken with the Council’s Rights of Way Officer and the proposed development does not affect any public right of way shown on the Definitive Map. 2) The applicants have described themselves as “owners” of all the land to which the application relates and have signed and submitted the relevant Certificate ‘A’. The application is therefore correctly submitted and, in any event, the question of land ownership is not a matter to be controlled under planning legislation.

PLANDEV-031202-REP-EC 51 3) The grazing of horses is taking place on land outside the application site and the stream referred to is also outside the site and not relevant to this planning application. 4) The question of the proposed road scheme and roundabout has already been addressed in this appraisal and no further comments are offered.

In conclusion, it is considered that the proposal comprises infilling development along this frontage and will not adversely affect amenity, the street scene or highway safety. The only objection relates to the protection of the land to accommodate a road scheme which has not been programmed, and for the reasons expressed previously in this appraisal, it is considered unreasonable to refuse planning consent for this reason alone.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)Approval of the details of the siting, design and external appearance of the building(s), and the landscaping of the site (hereinafter called the reserved matters) shall be obtained from the local planning authority in writing before any development is commenced.

Reason

The application was made for outline planning permission.

(2)Plans and particulars of the reserved matters referred to in condition 1 above, relating to the siting, design and external appearance of any buildings to be erected, and the landscaping of the site, shall be submitted in writing to the local planning authority and shall be carried out as approved.

Reason

The application was made for outline planning permission.

(3)Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission.

Reason To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

PLANDEV-031202-REP-EC 52 (4)The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of the approval of the last of the reserved matters to be approved, whichever is the later.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(5)The drive gradient shall not exceed 1 in 9.

Reason

In the interest of highway safety.

(6)The drive shall be a minimum of 3.2 metres width and a turning head provided so that all vehicles can enter and exit in a forward gear.

Reason

In the interest of highway safety.

(7)Prior to the occupation of the dwelling at least two car parking spaces, three if the gross floor area exceeds 120 sq.m., shall be provided within the curtilage of each dwelling in accordance with a scheme which shall be submitted to and approved in writing by the local planning authority. The approved car parking area(s) shall be retained as such and thereafter not be used for any purpose other than vehicle parking.

Reason

To comply with the requirements of the local planning authority concerning off-street car parking in the interests of amenity and highway safety.

(8)Any gates shall be set back a minimum of 5 metres behind the back of footway and be of a type which open inwards only.

Reason

In the interest of highway safety.

(9)A vehicular footway crossing shall be provided prior to the first use of the drive.

PLANDEV-031202-REP-EC 53 Reason

In the interest of highway safety.

(10)Foul and surface water discharges shall be drained separately for the site and no surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system and no land discharge run-off shall discharge to the public sewerage system.

Reason

To prevent hydraulic overload of the Public Sewerage System in the interest of amenity.

(11)The development shall include works for the control of effluent which shall be designed, engineered and maintained in accordance with a scheme which shall be submitted to and approved in writing by the Local planning authority to prevent any contaminated surface water drainage from entering a watercourse. The scheme shall be implemented prior to the occupation of the dwelling.

Reason

In order to ensure the provision of adequate foul drainage.

(12)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the local planning authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainage of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented prior to the occupation of the dwelling.

Reason

To ensure satisfactory drainage.

PLANDEV-031202-REP-EC 54

ITEM 1. 3

APPLICATION NO: P/2002/9 DATE: 04/01/02 08:41:03

PROPOSAL: ADVENTURE HOLIDAY PARK INCLUDING: 240 HOLIDAY LODGES, LEISURE VILLAGE, SKISLOPE, LIFT & SKI LODGE HOTEL, LEISURE HOTEL & ENTERTAINMENT COMPLEX, ASSOCIATED CAR PARKING & GOLF COURSE, PLUS ATTACHED RESIDENTIAL DEVELOPMENT. (Please note additional information received 9/7/02)

LOCATION: Land between Cymmer & Caerau, Afan Valley, Port Talbot, M25 9JZ APPLICANT: F & P DEVELOPMENTS LTD TYPE: Outline

BACKGROUND INFORMATION

Background Information

Members will recall that this application was reported to Committee on 1st October 2002 where it was resolved that the authority was minded to grant consent subject to a Section 106 Legal Agreement and conditions, but that the application be referred to the National Assembly for Wales in accordance with the Town and Country Planning (Development Plans and Consultations) Directive 1992.

The National Assembly have considered the application and concluded that the proposed development does not involve planning issues which would warrant taking responsibility for determining the application from the Council. Accordingly the Council may determine the application.

In the light of the above the report to the October 1st Committee has been amended as appropriate and is reiterated below with a revised recommendation and a minor amendment to condition No. 6 relating to plan numbers.

PLANDEV-031202-REP-EC 55 a. Structure/Local Plan Policies

West Glamorgan Structure Plan

H6 – Land for public sector residential development. C5 – Development in open countryside. TRS3 – Tourist and recreation.

Deposit Draft Port Talbot Local Plan

E1 – Nature conservation. E11 – Development outside settlement. E14 – Dwellings in open countryside. E18 – Landscape Protection Areas. RT1 – Development of tourist recreation facilities. RT5 – Development of recreation and tourism and leisure in the Afan Valley. T19 – Open space or commuted sum.

Upper Afan Valley Plan

R1 – Promotion of tourism. b. Other Policies

Planning Policy Wales – March 2002. TAN 5 – Nature Conservation and Planning Circular 11/99 – Environmental Impact Assessment. c. Relevant Planning History

P90/7698 – Leisure facilities comprising golf course, ski slope, 100 bedroom hotel and 200 chalet units. Approved 12th November 1993 subject to conditions and Section 106 Agreement. d. Responses to Consultations

Number of properties consulted: 0

The application was advertised in the press and site notices placed in the locality. Secondary publicity was carried out in the same manner in July 2002 following the receipt of additional information.

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Number of replies received: 2

One letter has been received indicating that the application should be considered as departure to the development plan in force or refused as premature to the emerging Unitary Development Plan. The letter also is concerned that should the development be allowed, it would seriously affect the development of their sites as a substantial landbank will already exist prior to the consideration of the UDP.

A letter of objection has also been received from the Ramblers Association stating that the development would see the extinguishment of bridleways 42, 43, and 44 and the substantial diversion of footpath 66.

Statutory Consultees:

The Coal Authority have no adverse comment but refer to previous coal development in the area.

Head of Environmental Health and Trading Standards – No adverse comments.

Western Distribution Power have indicated that apparatus would be affected and have to be redirected.

Transco Gas have no objections.

Head of Municipal and Highway Services (Drainage) – No objection subject to condition.

Glamorgan Gwent Archaeological Trust advise that the effect of the construction of the proposed development and its future use on the archaeological resource is not sufficient for planning permission to be refused subject to condition.

British Horse Society have no objection.

Environment Agency have no objection subject to conditions.

Hyder Consulting Ltd. on behalf of Welsh Water Dwr Cymru have no objections subject to conditions.

PLANDEV-031202-REP-EC 57 Countryside Council for Wales are satisfied that any adverse effects of the proposals can be mitigated against, however recommend that the residential development element of the proposal is refused on policy and sustainability grounds. They also refer to the need to provide alternative Rights of Way to those affected. They however indicate that should the authority be minded to grant consent with residential development that such development be restricted until such time as the leisure complex has been brought into use.

Bridgend County Borough Council have no objection in principle subject to an acceptable revised Traffic Impact Assessment being submitted to the Assistant Director Transportation and Engineering and the concerns of the Assistant Director Transportation and Engineering (Drainage), Assistant Director Public Protection and Hyder Consulting being addressed.

APPRAISAL

Background Information

The application seeks outline planning consent for the development of an adventure holiday park consisting of holiday lodges, a leisure village, ski slope, ski lodge, leisure hotel and ancillary facilities, golf course and attached residential development.

The application is accompanied by an Environmental Statement under the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1991. The application was received in January 2002. Following initial consultations further information and surveys were provided in July 2002 which were further publicised.

The site had a previous outline planning permission granted by the former Port Talbot and Ogwr Borough Councils in November 1993. This included a similar leisure facility, composed of a golf course, ski slope, 100 bedroom hotel and 200 holiday chalets. The permission lapsed without being implemented.

The site and its surroundings

The development site is located on a mainly afforested area between Cymmer in the Afan Valley and Caerau and Brynheulog in the Llynfi Valley, covering some 192 hectares of land. Cymmer village lies to the north of the site boundary and Croeserw to the east. The A4107 that

PLANDEV-031202-REP-EC 58 forms the main road along the Afan Valley run along the north and western boundaries of the site. The A4063 Maesteg to Caerau/Cymmer road follows the eastern boundaries of the site. The county boundary between Neath Port Talbot and Bridgend crosses the south eastern part of the development site. A separate application has been submitted to Bridgend County Borough Council for the partial development of the proposed 18 hole golf course. Footpath 66 crosses the site in a north to south direction and Bridleways 42, 43, and 44 cross the application area in general north east to south west directions. The disused Cymmer railway tunnel runs below the site in a north to south direction. The site is covered mainly in a pine/conifer plantation although various areas have an acidic grassland covering. No major water courses cross the site although smaller streams emerge and sink within the site and a large pond and standing water lies close to the existing entrance near Pen y Bryn, Croeserw. Various access tracks cross the site and an underground reservoir is located on the eastern edge.

Foel Fawr forms the highest point of the site which lies approximately 350 metres A.O.D. Pen y Castell Farm, a ruin, lies in the north western corner of the site. A bronze age cairn lies towards the eastern edge. The land falls to around 260 metres AOD at southern limits within the Bridgend area and some 210 metres AOD on the northern edge of the site boundary near Cymmer and the A4107.

The Development Proposals

The proposed facilities are split into three main development zones, these are as follows:- a) Holiday Destination Village

This part will be composed of a sub tropical leisure centre, with additional plaza containing restaurants and associated support shops and facilities surrounded to the north by 240 units of holiday lodge accommodation. An indoor sports and leisure facility and fully serviced 50 bedroom lodge would also be constructed within the village. The complex would provide wide ranging indoor and outdoor sport and recreation facilities taking advantage of both the prevailing countryside and man made lakes and water areas. Pen y Castell Farm would also be converted to a pony tracking and children’s farm area. Entrance to this part of the development would be off the A4107 Afan Valley road between Dyffryn and Cymmer. This area would cover some 89 hectares of the western part of the site.

PLANDEV-031202-REP-EC 59 b) Public Leisure Zone

This area would cover some 89 hectares of the middle core of the site and extend southwards into the Bridgend area. The area will include an eighteen hole golf course with clubhouse, a covered leisure facility including a 100 bedroom hotel and a ski slope and bobsleigh run with lodge associated accommodation. Access to this area would be derived off the A4063 rear Croeserw. c) Residential Housing

An area to the north eastern corner of the site covering some 15 hectares is proposed for 140 units of residential housing composed of low density, high quality housing set in small groups with landscaping and public open space. Access to this residential area would be shared, in part, with the access road into the public leisure zone.

Environmental Impact Assessment

The application was subject to an Environmental Impact Assessment and the following issues were identified for assessment.

Ecology

Flora and fauna surveys and an ecological appraisal have been undertaken in a two stage survey of the site and its surroundings. Habitats, breeding birds, protected mammals and terrestrial invertebrates have been the subject of follow up ecological surveys. The site, whilst largely covered by dense conifer plantation, has a range of other habitats the most important being acid grassland/dwarf shrub heath mosaic and wet acidic grassland dominated by Purple Moor grass. This is a UK Biodiversity Action Plan habitat along with Rush Pastures and Upland Heathland. A few scattered blue bells were found but no other protected plant species are known to occur on the site, with the exception of Round Leaved Crowfoot and Bog Asphodel which are included in Category A of the Countryside Council for Wales list of globally threatened plants. No areas were identified to be of special significance for birds.

The area was systematically surveyed for bats, badgers, amphibians and reptiles.

PLANDEV-031202-REP-EC 60 Bat roosting potential on site was considered poor. No protected species of amphibians or invertebrates were found or significant populations of lesser species. No evidence of badgers was identified.

Mitigation measures include the enhancement and recreation of heathland within the site. Most of the purple moor grass habitat is identified of “poor quality”. Appropriate management and enhancement within the site could increase the area of the habitat along with rush pastures and dwarf shrub heath and upland heathland. The translocation of purple moor grass area as affected by development, particularly in the residential area, can be integrated with the other recreational areas of the development. Controls on drainage and receptor sites would be necessary under a scheme.

Peregrine falcon were recorded near or on the site but there is no evidence to suggest that this species breeds within the site. With the exception of the Tree pipit none of the birds recorded on various conservation lists are likely to be significantly affected. The enhancement and management of the remaining parts of the site could create opportunities for foraging and nesting. No specific concerns are expressed for amphibians and invertebrates.

The conclusions, recommendation and opportunities for mitigation indicate that all areas of high major constraint as habitats would be retained and integrated into the scheme with appropriate management. Amendments to the indicative layout plans for the development have avoided development on the more sensitive and highly regarded areas. These areas include the area known to contain Roundleaved Crowfoot and Bog Asphodel. Specific controls, protection and enhancement would be carried out of the higher quality areas of Purple Moor Grass. The resiting of parts of the lodge development, golf course etc. has also been undertaken. A complete management scheme would be produced when detailed layouts have been completed. The Countryside Council for Wales have welcomed the approach to enhance and integrate the biodiversity principles to compensate the loss of some areas, particularly of purple moor grass. In any future development the overall management of the ecology of the site should be adopted within the site strategy.

Transport and Access

A Traffic Impact Assessment has been produced to establish the effects of traffic generation to and from the site along the surrounding highway networks. The principle highways that lead to the application site are the

PLANDEV-031202-REP-EC 61 A4107 Afan Valley road, and the A4063 Llynfi Valley road. The TIA has established traffic projections and potential impacts on various junctions and roundabouts along both routes including roundabouts that form part of the M4 junction 36 interchange at Sarn. Assumed completion dates for the development, and criteria such as directional signing to the proposed holiday and public leisure uses were adopted to establish traffic generation and distribution. Supplementary information and assessment has also been carried out at the request of Bridgend County Borough Council.

From discussions with both Highway Authorities, it is reasonable to assume that the traffic associated with the development will not have a detrimental and overbearing impact on highway conditions and safety, subject to various controls, signing and junction improvements being undertaken.

The main access to the holiday destination village has been identified off the A4107, Brytwn Road, north of Dyffryn Rhondda Village. This will entail either a roundabout or right-hand turn lane facility. Directional signs along the M4 motorway will indicate that the primary route for this destination will be along the M4 towards junction 40, and thence along the Afan Valley road towards Cymmer.

The public leisure entrance is proposed at a junction point at Penybryn, Croeserw, on the A4063. This would also provide the main feeder road to the proposed residential housing development.

Both access points, although reserved under the outline planning application, have been identified as probable and suitable access arrangements. Access construction would need to be designed to existing and projected highway conditions and criteria. It is considered that the development can be served adequately through these identified access proposals without significant effect on highway use and safety. Additionally, the impact of both access arrangements is not likely to be detrimental in visual terms, subject to landscaping, or on the amenities of existing residents and properties.

Certain improvements at highway junctions along the A4107 may require improvement.

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Acoustics/Noise etc

A noise survey and impact analysis has been undertaken including the potential on amenities from leisure buildings, traffic and construction noise. The conclusions are that such impacts would be minimal due to its location provided appropriate controls are adopted in accordance with building design and construction practice.

Archaeology

An Archaeological assessment of the site has been undertaken. This and other assessments have identified the following archaeological resources: a) Bronze Age Cairn on eastern end of site. The proposed housing development has been adjusted to extend public space and protection around the cairn. b) Pen y Castell Farm

The post medieval farmhouse remains are to be retained on part of the conservation and ecological area at the north western corner of the site. c) Trackway

The prehistoric trackway is believed to follow a line approximately along Bridleway 42. Certain elements of the proposal would impact on part of this trackway particularly the ski run. Additional appraisal would be made in the form of either archaeological field evaluation, watching brief or archaeological excavation in selected areas to avoid damage and loss. d) Existing dry store walls and field boundaries would be integrated into the design layout as far as possible.

Glamorgan Gwent Archaeological Trust are satisfied that no archaeological resource exists on the site that would warrant rejection of the development. However subsequent archaeological investigation would be required prior to development.

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Water Environment

Surface water storage and retention will be required on the site to provide some of the leisure elements. Additional detail will be required at the detailed design stage. There are no technical objections to development with regard to surface water and foul drainage, subject to appropriate detailed evaluation and design under condition. No effect on the hydrogeological conditions of the area are anticipated.

It will be necessary for specific treatment and design of foul water discharges from the site to be accommodated and prepared prior to the development of the site.

Landscape

The site is located on elevated high ground between the Llynfi and Afan valleys. The majority of the site is covered by coniferous woodland, which will be left to mature in between the development areas.

There will be a visual impact from certain elements of the development as follows:

The communal holiday village facilities are proposed toward the centre of the site to minimise visual and other impacts outside the confines of the development. The main buildings and car parking will be set against a higher background level where upon views from the north and west would have a backdrop of woodland. This would mitigate the visual impact of buildings within the open countryside. Controls on the external materials for the communal complex would provide additional opportunities to mitigate the visual impact of buildings. The village lodge buildings will be sited alongside existing contours within the existing tree belt to minimise visual impact.

The ski slope and ski lodge will be located at the top of an existing clearing in the forest areas. The ski slope and bobsleigh run will be visible to the west from Abercregan and Cymmer villages. The ski lodge at the top of the ski run will also be visible on the skyline, but predominantly at the same height as the existing conifer plantation. The golf course and associated facilities would be, by and large, well screened within existing woodland, although some areas of the course would be found in open moorland.

PLANDEV-031202-REP-EC 64 The residential development on the north-eastern corner of the site will be visable from a wide area, however, the final landscape design would be sought to maintain a balance between high quality views out from the housing, and screening the development from views to the north, east and west of the site.

In visual terms, the whole development will have a measurable impact from certain viewpoints. However, by careful design and location, most of the holiday village complex and public leisure zone facilities can be integrated into the landscape without significant detrimental effect. The most notable feature would be the ski slope and ancillaries to the west facing Abercregan and Cymmer.

The residential development would be composed of high quality three, four and five bedroom executive housing in between landscaped areas. This part of the development will bring a relatively significant amount of building outside the settlement areas of Cymmer and Croeserw.

Rights of Way

Footpath 66 and Bridleways 42, 43 and 44 will be affected by the development. There is sufficient scope and availability of land in the control of the applicant to establish reasonable diversions and connections to these Rights of Way.

Alternative Development Opportunities

The Environmental Impact Assessment states that the proposed development requires a rural high quality forest park/mountain environment, with good vehicle access from major road networks, with a capacity to develop both woodland and wetland developments on the site. The site, in the region of 200 hectares, together with the above criteria and land availability, is considered by the applicant as being of a reasonable and optimum development potential which would be located away from similar major leisure facilities and holiday park operations.

Policy Considerations

Port Talbot Local Plan – Deposit Draft

In accordance with the principles of sustainable Development Policy E1 states:-

PLANDEV-031202-REP-EC 65 The Council will seek to promote development in accordance with natural ecological processes and nature conservation interest. Wherever possible, all new development and redevelopment should:

(a) retain woodland, trees, hedgerows, wetlands habitats, watercourse, geological features and other natural construction work.

(b) where the loss of existing, wildlife habitats or geological features is unavoidable, provision for replacement habitats should be made where appropriate.

Paragraph 5.33 goes on to say:

‘The Council do not wish to encourage sporadic or unnecessary development in the open countryside. Open countryside is defined as those lands outside of the settlement limits as shown on the Proposals Map. However, it is recognised that some development may be necessary to fulfil the needs of agriculture, forestry, and the rural economy. In addition, other policies within the Plan specifically identify lands for development or may allow such development in specific circumstances. In these circumstances, the Council would wish to guide developments away from higher quality agricultural land.’

Policy E11 states that:

Development in the countryside outside the settlement limits of Cwmafan, Bryn, Goytre, Oakwood, Croeserw, Glyncorrwg, Abergwynfi, Blaengwynfi and the urban boundary of Port Talbot will not be permitted except where need is clearly demonstrated as being an essential use in the open countryside and in such cases the following criteria will be applied in the assessment of any application for development:

(a) whether the proposal could be satisfactorily located within an existing settlement.

(b) the impact upon visual and environmental amenities.

Policy E14 states that:

Planning consent for new dwellings in the open countryside will only be granted where one of the following criteria is met:-

PLANDEV-031202-REP-EC 66 (a) it has been clearly demonstrated that the dwelling is required for essential workers engaged full time in agriculture or forestry having to live on the site, and where it cannot be reasonably located in a nearby settlement;

(b) in the case of new farm holdings, where the viability of the holding has been clearly demonstrated;

(c) it forms an essential part of a tourist based scheme which requires a worker living on the site;

(d) the proposed development is either the infilling or minor extension of an existing settlement and would not give rise to detriment to the amenity and character of the area.

Policy E18 of the Deposit Draft Port Talbot Local Plan also identifies areas which, by virtue of their location or landscape appearance, are deserving of retention for their own sake. The site lies within a designated landscape protection area under the above policy, which states that:

It is the policy of the Council that in those areas listed below as designated Landscape Protection Areas planning consent for development will only be granted where it can be clearly demonstrated that there is no detrimental effect on the environment ecology and landscape of the area but rather seeks to enhance those qualities.

(a) Afan Forest Park and its environs including the upland areas around Aber/Blaengwynfi and Glyncorrwg;

(b) Margam Park environs including the Goytre and Cwmwernderi Valley;

(c) The immediate upland areas overlooking Port Talbot, Baglan and Cwmafan.

Paragraph 9.5 states

‘There is considerable scope for further recreational development within the Borough which is well served by the M4 motorway. The Borough also has direct links with the Rhondda Valley through the Afan Valley and is easily accessible from the surrounding large population areas of the

PLANDEV-031202-REP-EC 67 Llynfi Valleys, Neath, Swansea, Pyle and Bridgend. The capital city of Cardiff is also easily accessible by both road and rail.’

Policy RT1 states that:

The development of appropriate tourist and recreational facilities will be permitted subject to their compatibility with the following criteria:

(a) the development will not cause nuisance by virtue of noise, dust.

(b) there is no considerable increase in the consumption of renewable energy and non renewable resources.

(c) satisfactory transportation and access arrangements can be made as well as suitable access arrangements for people with disability.

(d) the development will not result in a demonstrable loss of primary agricultural land.

(e) the development shall promote environmental improvements.

The Deposit Draft Port Talbot Local Plan identifies the Upper Afan Valley as an area of exceptional scenic beauty, with many opportunities for recreation and tourist based developments. Policy RT5 states that:

‘The development in the Upper Afan Valley area for recreation, tourism and leisure uses will be supported and encouraged.’

West Glamorgan Structure Plan (Review No. 2)

Development in the open countryside needs to be strictly controlled. Policy C5 of the Structure Plan states:-

In the open countryside, development will not be permitted except where:

(i) It is essential for the rural economy or rural employment, or

(ii) It can be demonstrated to meet the overriding social or economic needs of the local community, or

(iii) It is for a replacement dwelling on an agricultural holding, or

PLANDEV-031202-REP-EC 68 (iv) It provides an acceptable use for redundant building(s) and the adaptation of the building(s) to the new use is sensitive to the surrounding natural landscape and built environment, or

(v) It is essential for communications, telecommunications, and other forms of utility service provision, renewable energy generation or minerals extraction, or

(vi) It is an appropriate development associated with nature conservation, rural recreation, rural recreation and tourism or farm diversification, and

(vii) The land is of poor agricultural, conservation, or ecological value, and the development does not adversely affect the viability of an established farm unit.

Policy TRS3 states:

The development of appropriate tourist and recreational facilities will be encouraged outside the urban coastal belt, especially in the Tawe, Neath, Dulais, Afan and Goytre Valleys and their tributaries and at existing tourist attractions.

The structure plan also refers to housing in the Afan Valley under Policy H6 and states that:

Within Port Talbot sufficient land will be made available to enable development, up to the year 2006, as follows:

(i) Approximately 2,700 new dwellings in Port Talbot urban area, on a range of sites spread throughout the area, which may include the provision of a small new settlement.

(ii) The development of new housing will be favourably considered within and adjoining existing settlements in the upper Afan Valley.

Upper Afan Valley District Plan

One of aims of this Plan is directed towards the achievement of stability and in particular the halting of population out migration, by offering effective policies and proposals on local employment opportunities, access to employment centres and choice of new housing. Whilst

PLANDEV-031202-REP-EC 69 housing policies do not identify any westward extensions to Croeserw Policy R1 states:

It is policy to improve and conserve the natural environment and to develop facilities for Countryside Recreation and Tourism at appropriate locations through the Valley.

In relation to Planning Policy Wales 2002, the Assembly is committed to promoting sustainable development that meets the needs of the present without comprising the ability of future generations to meet their own needs. Both the Assembly’s Sustainable Development Scheme and the UK Vision of Sustainable Development stress that working towards sustainable development means pursuing four objectives at the same time, namely:

 Social progress with recognition of the need of everyone  Effective protection of the environment  Prudent use of natural resources, and  The maintenance of high and stable levels of economic growth and employment.

In addition to the consideration of the whole policy document, the following parts of Planning Policy Wales 2002 (PPW2002), are particularly relevant to this application.

Paragraph 2.4.4 identifies priorities for rural areas. These are:

 Sustainable rural communities with access to high quality public services  A thriving and diverse local economy where agriculture related activities are complimented by sustainable tourism and other forms of employment in a working countryside, and  An attractive ecologically rich and accessible countryside in which the environment and biodiversity are conserved and enhanced.

Paragraph 2.5.6 states that for most rural areas the opportunities for reducing car use and increasing the use of public transport, walking and cycling are more limited than in urban areas.

Paragraph 3.5.2 relates to questions of prematurity, which may arise where a UDP is in the preparation or under review, and proposals have been issued for consultation (i.e. placed on deposit) but the plan has not

PLANDEV-031202-REP-EC 70 yet been adopted. The paragraph also goes on to state that a refusal would not usually be justified except in cases where a development proposal went to the heart of a plan. It also states that a refusal might be justifiable where a proposal would have a significant impact on an important settlement, or on a substantial area with an identifiable character.

Paragraph 5.2 highlights the need for protecting the earth’s biological diversity and in particular to those UK biodiversity action plan objectives and local biodiversity action plans.

Paragraph 5.2.7 indicates that the planning system has an important part to play in meeting biodiversity objectives by promoting approaches to development which create new opportunities to enhance biodiversity, prevent biodiversity losses, or compensate for losses where damage is unavoidable.

Paragraph 11.1.1 also emphasises that tourism can be a catalyst for environmental protection, regeneration and improvement in both rural and urban areas. The Assembly’s Government’s objectives for tourism are:

 To encourage sustainable tourism in Wales, maximising its economic and employment benefits, promoting benefits, promoting tourism in all seasons, and encouraging its development in non-traditional destinations, while safeguarding the environment and the interests of local communities, and

 To manage change in the tourism sector in ways which respect the integrity of the natural, built and cultural environment to provide for economic growth, employment and environmental consideration.

Paragraph 11.1.6 states that: In rural areas, tourist development is an essential element in providing for a healthy, diverse, local and national economy. It can contribute to the provision and maintenance of facilities for the local community. Here too development should be well designed and sympathetic in scale and nature to the local environment and the needs of the local community.

Paragraph 11.3.1 states that in determining planning applications for tourist developments, local planning authorities need to consider the impact of proposals on the environment and local community. They may

PLANDEV-031202-REP-EC 71 seek to reduce the impact of development using arrangements for traffic and visitor management.

Assessment

In assessing this application the main issues are:

1. Visual impact. 2. Transportation implications. 3. Ecology. 4. Housing Allocation. 5. Benefits.

1. Visual impact

The overall proposal will have a major impact on the landscape. Whilst planning policies seek to generally protect the countryside allowances can be made for certain developments particularly appropriate development associated with rural recreation and tourism. It is expected that certain elements such as the holiday village can be designed to have a minimal impact on the landscape but other elements particularly the ski slope, ski lodge and residential development will be prominent from certain viewpoints and therefore the proposal can be considered to be contrary to policies E11 and E18 of the Draft Port Talbot Local Plan in this respect.

2. Transportation

It is considered that the existing highway network is capable of accommodating the proposal subject to some improvements where appropriate. Bridgend County Borough Council have expressed concerns over the affect on the M4 interchange at Sarn and on the A4063 Llynfi Valley Road. However they are now satisfied that subject to conditions relating to directional signing and “change around” times, that the proposal is acceptable.

3. Ecology

The site is not considered to be ecologically “sensitive” and it is considered that the development would not have an overall detrimental effect on existing ecological features or habitats. The fact that areas of purple moor grass would be lost is counter-balanced against the proposed implementation of enhancement of higher

PLANDEV-031202-REP-EC 72 quality areas and the integration of biodiversity principles which would enhance the natural ecology. The Countryside Council has welcomed this approach and it is considered therefore that the proposal is in accord with policy E1 of the Draft Port Talbot Local Plan.

4. Housing Allocation

The residential housing element of the proposals is in direct conflict with policies within the Structure and Local Plan. The housing would be located immediately adjacent to Croeserw with immediate access onto the A4063. In broad terms, it is considered that the proposed 140 units could be considered as an extension of Croeserw although the type of executive housing would form a different setting in style and design to existing residential areas. There is a question to be raised if there is a need for additional housing in the area, given the slow build rate in the Upper Afan area and if the development for residential use in premature to the Unitary Development Plan and prejudicial to this process.

The residential development is put forward by the applicant as a crucial and fundamental part of the overall funding of the whole development and in the opinion of the applicant, is a primary stimulus to the future planning and implementation of this substantial and ambitious tourism and recreational development. It has been made clear in correspondence and discussions that without the residential component the overall scheme could not be viable. In recent correspondence to the Planning Authority the applicant’s agent has stated the following.

“The residential development, from the initial concept through development of design proposals and establishing financial viability, has always been an integral and fundamental element of the whole scheme development. This has not changed, and we would refer all earlier statements regarding this matter.

The sustainability of the leisure development and the housing are intrinsically linked and interdependent.

The site development for leisure use is in accordance with development plans for that area. Such facility would substantially reinforce the existing successful developments

PLANDEV-031202-REP-EC 73 in the locality such as the Afan Valley Country Park, the cycle way etc.

In the broadest sense the total proposals by the applicant are believed to be enabling to and fully supportive of the development and strengthening of a ‘sustainable’ approach to the future of the whole local community.”

The Countryside Council for Wales have objected to the residential development element of the proposal citing the Assembly’s policies for integrated and connected patterns for new residential development. It is the view of CCW that the residential is clearly in conflict with Planning Guidance on housing and sustainable development which seeks to avoid fair distances of housing development from employment centres, added use of the car and intrusion into the Countryside. However the provision of high quality residential development in this location would be a positive factor in the regeneration of the Upper Afan Valley.

The applicant has accepted that should consent be granted that this would be, inter alia, dependant upon the signing of a Section 106 Agreement ensuring that no housing development would be commenced until certain elements of the tourist and recreational facilities were provided and that each phase of housing would be linked to commensurate phasing of tourist and recreational facilities. In addition it is also accepted that a restriction would be placed ensuring that the holiday chalets are only used for that purpose and not for permanent residential use.

5. Benefits

The provision of a major tourist and leisure development would be a major investment into the locality and would provide a significant injection of wealth into the local economy providing a possible total of 1200 construction jobs and 390 full and part time jobs the majority of which are likely to be recruited locally. The development would have spin off effects by increased expenditure in nearby communities and contribute towards the provision and maintenance of services for the local community as well as enhancing existing tourist and recreational facilities within the valley.

It is considered the proposal would with certain conditions accord with the aims of the National Assembly of working towards a

PLANDEV-031202-REP-EC 74 sustainable development by enabling social progress, effective protection of the environment and the maintenance of high and stable levels of economic growth and employment.

Comments on objections

1. With regard to the prematurity of the proposals in relation to the UDP it is considered that advice in PPW states that this issue may arise if the UDP has been placed on deposit and the development would predetermine decisions about the scale, location or phasing of new development. It is considered that in this case the UDP is not on deposit (although this is expected in the very near future) but in any event, the proposal would not go to the heart of the Plan and therefore it is considered that the application can be determined without prejudice to the UDP process.

2. The public rights of way affected by the development can be diverted and/or suspended without significant detriment to the use of recreation routes in the area.

Conclusions

It is accepted that the proposal is in conflict with certain Development Plan Policies with regard to impact on the landscape and housing development, however it is considered that the opportunity to develop a major tourist and leisure facility in this location and the economic benefits that would accrue, outweigh those conflicts and therefore the application should be approved.

In reaching the recommendation below the Authority has taken due regard of the environmental information submitted within the Environmental Statement, the additional information, the comments of statutory consultees and comments of observation provided by the public. In addition all relevant European Directives legislation and regulations have been taken into consideration.

It should be noted that the applicants have requested that in the event of permission being granted the time period for the approval of reserved matters be increased from 3 years to 5 in view of the complexity of the proposal. It is considered this is acceptable.

PLANDEV-031202-REP-EC 75 RECOMMENDATION: That, upon the signing of a Section 106 Agreement with the following Head of Terms, consent be granted subjected to the following conditions.

Heads of Terms.

1. The phasing of the housing development to be commensurate with the phasing of leisure and recreational developments. 2. The occupancy of the holiday chalets be limited so as to prevent a general residential use. 3. Any necessary off site highway works to junctions of the A4107 between the M4 and the development site.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)Approval of the details of the siting, design and external appearance of the building(s), the means of access thereto and the landscaping of the site (hereinafter called the reserved matters) shall be obtained from the local planning authority in writing before any development is commenced.

Reason

The application was made for outline planning permission.

(2)Plans and particulars of the reserved matters referred to in condition 1 above, relating to the siting, design and external appearance of any buildings to be erected, the means of access to the site and the landscaping of the site, shall be submitted in writing to the local planning authority and shall be carried out as approved.

Reason

The application was made for outline planning permission.

(3)Application for approval of the reserved matters shall be made to the local planning authority before the expiration of five years from the date of this permission.

PLANDEV-031202-REP-EC 76 Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(4)The development hereby permitted shall be begun either before the expiration of seven years from the date of this permission, or before the expiration of two years from the date of the approval of the last of the reserved matters to be approved, whichever is the later.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(5)The development hereby granted shall be carried out substantially to that shown on the following plans or as otherwise approved by other conditions of this consent.

Drg. No. 1KA-0100 Rev. C.

Drg. No. 1KA-0101 Rev. A.

Drg. No. 1KA-0102 Rev. OR.

Drg. No. 1KA-0103 Rev. OR.

Reason

To avoid any ambiguity to the planning permission hereby granted.

(6)The development shall be carried out in accordance with the principles as set out within the Environmental Statement and additional information supplied with the application or as amended by conditions or other approvals to this consent.

Reason

To identify the principal impacts of the development that must be taken due regard of in the preparation of detailed design and the operation of the site.

(7)Unless otherwise agreed with the local planning authority no development shall occur within 5 metres of any public right of way that crosses the site until the necessary diversions have been enacted and provided for.

PLANDEV-031202-REP-EC 77 Reason

To protect the use of Public Rights of Way.

(8)No development shall commence until all ancient monuments in the development area identified in the Environmental Impact Assessment have been suitably protected to a standard agreed in writing with the local planning authority. Throughout the development no works will be undertaken within the area surrounded by the fencing without the written consent of the local planning authority.

Reason

In the interest of archaeological protection.

(9)No development shall take place until the applicant or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the local planning authority.

Reason

In the interest of archaeology.

(10)Prior to the opening of the holiday village park a monument management plan to be agreed with the local planning authority shall be implemented for all archaeological features identified in the Environmental Impact Assessment.

Reason

To protect archaeological features.

(11)Notwithstanding the details in the application the precise siting, and construction details of all fairways, greens and practice areas for the golf course, the ski slope, the ski lift and the bobsleigh run shall be submitted to and approved by the local planning authority (in a phased manner where appropriate) prior to the commencement of that part of the development.

Reason

In the interest of amenity.

PLANDEV-031202-REP-EC 78 (12)None of the development hereby approved shall commence until a scheme showing full details for the foul and surface water sewerage of the whole site has been submitted to and approved in writing by the local planning authority. The scheme shall be implemented as approved (in a phased manner where appropriate) prior to the first use of any associated building or use of land.

Reason

To ensure that public foul sewerage facilities are available to the development and that seprate surfce water facilities are provided without prejudice to the integrity of the existing public sewerage system.

(13)The point of discharge of the new foul drainage system shall be to a point of adequacy on the public sewerage system as determined by an hydraulic modelling assessment.

Reason

To protect the integrity of the existing public sewerage system and prevent pollution of the environment.

(14)Foul water and surface water discharges shall be drained separately from the site.

Reason

To protect the integrity of the Public Sewerage System.

(15)No surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system.

Reason

To prevent hydraulic overload of the Public Sewerage System and Pollution to the Environment.

(16)No land drainage run-off shall be permitted to discharge to the Public Sewerage System.

Reason

To prevent hydraulic overload of the Public Sewerage System and Pollution of the Environment. (17)The developer shall provide a suitable grease trap to prevent the entry into the public sewerage system of matter likely to interfere with the free

PLANDEV-031202-REP-EC 79 flow of sewerage or which would affect prejudicially the treatment and disposal of such sewage.

Reason

To prevent adverse affect on the public sewerage system.

(18)Adequate provision, in accordance with a scheme to be first submitted to and approved in writing by the local planning authority shall be made for the drainage of the land and such a scheme shall include consideration of:-

- rainwater harvesting,

- grey water reuse,

- surface water treatment,

- surface water attenuation and flow regulation,

- surface water disposal, and

- amenity opportunities associated with the use of Sustainable Urban Drainage Systems (SUDS). and ensure that proper drainge of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented as approved prior to the occupation of any associated buildings or uses of land.

Reason

To prevent the increased risk of flooding, to provide amenity benefits, to prevent pollution of the water environment and to promote sustainable use of water resources.

(19)All foul drainage shall be connected to the public sewerage system unless otherwise agreed with the Local Planning Authority.

Reason

To prevent pollution of the water environment.

(20)Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity fo the tank plus 10%. If there is multiple tankage, the compound

PLANDEV-031202-REP-EC 80 should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks, plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.

Reason

To prevent pollution of the water environment.

(21)Any importation of fill material shall be in accordance with a scheme to be submitted to and approved by the Local Planning Authority and the scheme shall be implemented as approved.

Reason

To prevent pollution of the water environment.

(22)Prior to the commencement of the development, a detailed water features and protected rights survey shall be undertaken prior to finalising the site layout and the site design shall seek to protect water features from the impacts of development and site operations. These features surveys shall cover a radius of 500m around the perimeter of the site to identify all groundwater and surface water features and users within that area. Based on these results the developer shall assess the potential impacts on each of the identified water features from those activities to be undertaken at the site.

Reason

To protect the quality of ground and surface waters and riparian habitats and species.

(23)Prior to the commencement of work on site, a detailed scheme to deal with any contamination on the site shall be submitted to and approved by the Local Planning Authority. This scheme shall be a staged approach and will first include the submission of a Site Investigation and Risk Assessment. If at this stage of the process the Local Planning Authority notify the applicant in writing that contamination will cause an unacceptable risk to the site users or the enviornment, a mediation strategy shall be provided to be submitted to and approved by the Local Planning Authority. Prior to any occupation of the development a

PLANDEV-031202-REP-EC 81 validation report and results prepared by a suitably qualified person, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details.

Reason

In the interest of public safety.

(24)Prior to the commencement of the development a detailed scheme for the protection, enhancement, management and translocation of habitats and species as identified in the Environmental Statement and the subsequent 2002 Ecological Assessment (July 2002) shall be submitted to the local planning authority for its approval and the management of such works shall be carried out in accordance with the terms of such approval. Such a scheme shall include provision for the management of ecological targets by a qualified ecologist and the management of ecological areas for at least 5 years.

Reason

In the interest of nature conservation.

(25)During the construction phase of any part of the development, all plant and machinery utilised for the works shall be fitted with efficient silencers and maintained in such a condition in accordance with manufacturer's specifications.

Reason

In the interest of amenity.

(26)Prior to the commencement of the development a scheme at a scale of 1:200 detailing the access road onto the A4063 being designed either as a ghost island junctoin in accordance with the Design Manual for Roads and Bridges TD42/95 or a roundabout in accordance with Design Manual for Roads and Bridges TD16/93 shall be submitted for the approval of the local planning authority and shall be constructed as such prior to the first beneficial use of any part of the site.

Reason

In the interest of highway safety. (27)Prior to the commencement of the development a scheme at a scale of 1:200 detaling the access road onto the A4107 being designed either as a

PLANDEV-031202-REP-EC 82 ghost island junction in accordance with the Design Manual for Roads and Bridges TD42/95 or a roundabout in accordance with Design Manual for Roads and Bridges TD16/93 shall be submitted for the approval of the local planning authority and constructed as such prior to the first beneficial use of any part of the site.

Reason

In the interest of highway safety.

(28)Prior to the commencement of development a traffic management scheme on the A4107 and A4063 on the approach either side of the proposed accesses onto the highway (which could include traffic calming, reduced speed limit, signing and lining) shall be submitted for the approval of the local planning authority and implemented as such prior to the first use of any building or dwelling at the site.

Reason

In the interest of highway safety.

(29)Prior to the commencement of the development a scheme detailing directional signing for both the holiday chalets and leisure facilities to Junction 40 on the M4 Motorway and then along the A4107 to both the holiday and leisure facilities shall be submitted for the approval of both the local planning authority and the Welsh Assembly Government's Transport Directorate, and implemented as such prior to the first beneficial use of any part of the development.

Reason

In the interest of highway safety.

(30)Prior to the commencement of development a scheme detailing pedestrian crossing facilities across the A4063 near the proposed junction to the public leisure facilities shall be submitted to the local planning authority for its approval and implemented as such prior to the first beneficial use of the leisure facilities.

Reason

In the interest of highway safety.

(31)Prior to the commencement of any development a scheme shall be submitted to the local planning authority for its approval detailing

PLANDEV-031202-REP-EC 83 footway/cycle access from the site onto the existing road and cycle network. The scheme shall be implemented as approved.

(32)All roads shall be constructed to bindercourse level for each phase of development it serves prior to the construction of any building and made up to surface course prior to the first beneficial use of any building in this phase.

Reason

In the interest of highway safety.

(33)Prior to the commencement of works on any building and facility associated with the approved development a detailed scheme showing the parking layout for each facility or building shall be submitted to the local planning authority for its approval and shall be provided and marked out prior to the first use of that building or facility.

Reason

In the interest of highway safety.

(34)Prior to the occupation of the dwelling at least two car parking spaces, three if the gross floor area exceeds 120 sq.m., shall be provided within the curtilage of each dwelling in accordance with a scheme which shall be submitted to and approved in writing by the local planning authority. The approved car parking area(s) shall be retained as such and thereafter not be used for any purpose other than vehicle parking.

Reason

To comply with the requirements of the local planning authority concerning off-street car parking in the interests of amenity and highway safety.

(35)Prior to the first use of any part of the approved development a detailed Green transport and travel plan shall be submitted to and approved by the local planning authority and the plan implemented as approved prior to the first beneficial use of the development.

Reason

In the interest of highway safety.

(36)The change over times for users staying in any holiday chalet/lodge accommodation at the development shall be a minimum of two hours

PLANDEV-031202-REP-EC 84 outside the normal peak hours of 0800-0900 and 1700-1800 and remain as such thereafter.

Reason

In the interest of highway safety.

(37)Prior to the commencement of any development on the public leisure area a detailed scheme shall be submitted to the local planning authority assessing the impact that any development will have on the Cymmer Tunnel that lies below the application site. The scheme shall include mitigation measures where appropriate and implemented as approved prior to any development commencing on the public leisure area.

Reason

To ensure that engineering works do not interfere with the Cymmer Tunnel.

(38)Any retail uses on the site shall only be provided in association with the associated leisure activities and only made available for users of these activities.

Reason

In the interest of general amenity and highway safety as the application has not been assessed for general retail use.

PLANDEV-031202-REP-EC 85

ITEM 1. 4

APPLICATION NO: P/2002/291 DATE: 21/10/02

PROPOSAL: FREE STANDING CCTV CAMERA AND COLUMN (PLEASE NOTE AMENDED PLANS RECEIVED 21/10/02)

LOCATION: OUTSIDE FORMER No.1 COMMERCIAL STREET AND JUNCTION WITH, BRIDGE STREET, GLYNCORRWG, PORT TALBOT APPLICANT: Neath Port Talbot County Borough Council TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

None

b. Other Policies

None

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 7

The proposal has also been advertised by means of a site notice.

Number of replies received: 0

Statutory Consultees:

The Head of Municipal and Highway Services (Highways) – has raised no objection subject to a minimum of 1200mm of the existing footway width is maintained.

PLANDEV-031202-REP-EC 86

APPRAISAL

This application seeks full planning permission to install a cctv camera and column at the junction of Bridge Street and Commercial Street, Glyncorrwg.

It should be noted that the application has been held in abeyance at the request of the Applicant pending investigation of an alternative site. The original submission sought consent for the proposal outside No 2 Bridge Street. Details of the amended location were received on 21st October 2002 which now seeks consent to site the proposal on the southern side of Commercial Street adjacent to an area of amenity land.

Residential properties stand to the east and west. There are lamp standards in the near vicinity.

The proposed column is 8 metres high with a cctv camera attached at the top.

It is considered that the proposal will be viewed against existing street furniture and would not unduly detract from the visual amenities of the area and is therefore acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2) A minimum width of 1200mm of existing footway shall be maintained at all times.

Reason:

In the interests of pedestrian safety.

PLANDEV-031202-REP-EC 87 ()This consent shall relate to the amended plans received on 21st October 2002

Reason

In the interest of clarity.

PLANDEV-031202-REP-EC 88

ITEM 1. 5

APPLICATION NO: P/2002/298 DATE: 08/11/02

PROPOSAL: FREESTANDING CCTV CAMERA & COLUMN (PLEASE NOTE AMENDED LOCATION RECEIVED 8/11/02) )

LOCATION: ADJACENT TO NEATH SCOUT HEADQUARTERS, MAES Y FFYNON, MELINCRYTHAN, NEATH SA111AX APPLICANT: Neath Port Talbot County Borough Council TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

None

b. Other Policies

None

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 5

One letter has been received in respect of the original submission, however to date no representations have been received in respect of the amended location.

The proposal has been advertised by means of a site.

Number of replies received: 0

Statutory Consultees:

PLANDEV-031202-REP-EC 89 The Head of Municipal and Highway Services (Highways) – No highway objection

Neath Town Council – No objection

APPRAISAL

This application seeks full planning permission to install a cctv camera and column at the front of the Scout Headquarters, Maes y Ffynon Close, Neath.

It should be noted that the application has been held in abeyance at the request of the Applicant pending investigation of an alternative site. The original submission sought consent for the proposal on the opposite side of the road outside the residential property known as No 16 Maes y Ffynon Close. Details of the amended location were received on 8th November 2002.

Residential properties stand some 8 metres to the north and east, while Neath pensioners Hall is to the south.

The proposed column is 8 metres high with a cctv camera attached to the top.

It is considered that the amended siting of the column would not unduly detract from the visual amenities of the area and is therefore acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)This consent shall relate to the amended plans received on I8/11/02

Reason In the interest of clarity.

PLANDEV-031202-REP-EC 90

ITEM 1. 6

APPLICATION NO: P/2002/745 DATE: 24/06/02 13:06:33

PROPOSAL: RENEWAL OF PLANNING APPLICATION P/99/0484 - RESIDENTIAL DEVELOPMENT.

LOCATION: Neath General Hospital, Briton Ferry, Neath, SA112DF APPLICANT: Baglan Moor Healthcare Property Ltd., TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

H3 - Criteria for rounding off of settlements. H5- Open Space provision on new residential estates. H9 - Affordable Housing (new). H8 - Housing design - effect on existing dwellings. T26 - New development and highway safety. T24 - Car parking and servicing for new development.

b. Other Policies

None.

c. Relevant Planning History

99/484 Outline residential development. Approved.

d. Responses to Consultations

Number of properties consulted: 235

In addition a number of site notices were posted and the application advertised in the local press.

Number of objections received: 10

PLANDEV-031202-REP-EC 91 Objections can be summarised as follows:

1. Concern is expressed that since the last outline permission was granted the objector has stronger evidence to support the strong case for protection of the area of land to the rear of the out patients block. This area has a wealth of wildlife including some protected species. The objector also wishes her objections to the previous application to be considered. These include the following: a) opposition to the idea of residential development in such close proximity to the objector’s house, b) privacy and security will be compromised c) increased traffic with associated congestion on an extremely busy road, d) increased demands on the sewerage system in an area already prone to flooding drainage and sewage problems would increase these problems, e) Residents have been subjected over the years to development at the hospital, including the building of an incinerator some years ago which has resulted in a loss of view and devaluation of property, f) some years ago the objector installed a conservatory to enjoy the view over the green area, the objector would not wish this view to be of a large housing development, g)the green area (to the rear of outpatients) is home to a large number of foxes, badgers, wildflowers, shrubs, mature trees and countless birds. The objector does not wish this area to be destroyed by indiscriminate development; it is the only green area adjacent to her home. 2. Request is made that before planning permission is given that a site visit is made and the site viewed from all angles. The site is not flat; it is on a hill enclosed by houses, and a boundary wall. If this wall is removed, along with the trees, what is going to happen to the drainage barrier they form? If it rains the entrance to the land always floods. When it rains the first two to three feet of the crossing is under water. 3. Speed cameras have been installed on the main road because it is an accident black spot. 4. The site is surrounded by existing houses and the school, and has varying levels with the houses on Old Road being in an elevated position compared with the houses on Pant Yr Heol. 5. The area is now relatively peaceful since the closure of the Melyn Manor. 6. Outline permission has been granted for residential development nearby- the Melyn Manor and Garthmoor.

PLANDEV-031202-REP-EC 92 7. The daily activity is confined to the school and hospital. The objector is happy to live with these, as they were there when the property was bought. 8. Concern is raised that there is a risk of contamination from demolition of buildings. 9. Loss of peace and enjoyment during rebuilding process and beyond. 10. Destruction of mature trees and wildlife will have an adverse effect on the adjoining nature reserve at Cwrt Sart School. Conflicts with the Local Biodiversity Action Plan. 11. Fears that the site will be fragmented and developed by various Housing Associations not in keeping with the surrounding private residential properties. 12. Over development of the area outline planning permission given for 2 sites nearby. 13. Increased traffic on already busy roads. 14. Increased noise pollution. 15. Demands for a wholesome water supply from Dwr Cymru/ Welsh water an ongoing problem in the vicinity. 16. Increased demands on the sewerage system, which is prone to flooding on the main road. 17. The proposal conflicts with the current local plan. This states occupancy of the site for the medical care of the people of Neath. 18. A newspaper extract has been forwarded which reports the previous application. It indicates that a consultant working at Singleton Hospital has hit out at the housing plans, which will leave Neath without medical facilities. It quotes him as saying “I do not think a town the size of Neath should be left without certain technical and medical facilities…We are talking of removing all medical facilities from Neath. The new hospital at Baglan is not big enough to replace the facilities which, are currently there and it is wrong. If we approve the development of this site as a planning committee then we are agreeing to the removal of all medical facilities from the site.” 19. Objection is raised to the principle of the development and concern is expressed at the lack of information available. 20. Concern is raised that residents of Pant yr Heol have had to endure years of flooding. The council replies that the problem is to do with the brook, but this is not the case and even after a light shower the water does not go down the drain. The drains need to be completely renewed. If a new housing estate is to be built, the objector hopes that a new drainage system will be

PLANDEV-031202-REP-EC 93 installed outside her home to take all the extra water, which will run to the lowest level outside the homes. This is a great concern of residents. 21. Homes were bought in the belief that nothing would be built in front of or behind our homes. 22. The council are forcing residents out of their homes by allowing some developer to do what they wish to destroy a peaceful, safe, quiet area which is currently enjoyed, but seem unlikely to do so for much longer. 23. Concern is raised as to the safety of residents houses with regards the possible threat of affordable housing 24. Concern is expressed in terms of road safety. 25. Concern is raised for the emotions of those whose stillborn babies were buried somewhere in the grounds. 26. Safety of residents when the radioactive material, known to be buried within the grounds, are disturbed by diggers. 27. There will be increased noise form traffic, children, lawnmowers, and other electrical garden implements, barbecues, drunks, dogs. 28. There is no compensation for people who will be driven out of their homes by this development, nor will there be any compensation for homes being put at risk by the arrival of unsavoury residents, or if the site is only partly developed. 29. Concern is raised as to the level of Council Tax paid by residents. 30. Concern is raised that the concerns of the residents will be ignored. 31. Concern is expressed that the agent in response to queries raised by residents has indicated that the entrance gates to Westbourne Road will remain open to allow access for site traffic, that the site could take 5 to 15 years to develop, that no new drains are to be built, in respect of vermin on site and the possibility of it being disturbed during demolition etc the agent has indicated that there is no evidence of excessive numbers and normal control will be maintained until demolition – query is raised as to what the agent considers excessive. Query is raised as to who determines which trees will be felled and retained. 32. Loss of trees. A number of trees on the site are dying is there a reason for this? If there is a tree disease on site, what is proposed? 33. Request is made for a survey to be carried out in respect of trees and wildlife on site.

PLANDEV-031202-REP-EC 94 34. Request is made for the trees on site to be protected with a Tree Preservation Order.

In addition has been received a copy of a petition signed by 21 residents of Pant yr Heol and Howell Road has been received which states:

1. That adequate drainage will have to be provided from this development and Pant yr Heol, as we have never had a problem with flooding due to the extensive natural drainage from trees and open land surrounding Neath General Hospital. 2. An increase in the volume of traffic onto a very busy highway and access points. 3. Will the development include tree felling at Pant Yr Heol? 4. Campaign for the Protection of Rural Wales - The grounds of the old hospital comprise a substantial green area of about 8 acres, with mature trees and wildlife habitats. It is a green lung of great importance to the local residents, the ecology of the area and the environment. It is our view that green areas on the edge of settlements are of great value and we therefore object to even outline planning permission being renewed for this part of the site. Attention is drawn to Section11 of Planning Policy Wales involving the community and preparing community strategies. We believe that to proceed with the renewal of permission would be contrary to the intention of this section of the document, which is in force.

Statutory Consultees:

Head of Municipal and Highway Services No highway objection subject to conditions.

Head of Municipal and Highway Services (Drainage) – No objection in principle.

Head of Streetcare Services (Aboriculturalist) – No objection subject to conditions.

Head of Housing Services – confirmed that there is no need for the provision of affordable housing.

Hyder – requests that if permission is granted that specified conditions and notes are attached to any decision. It notes that the site is crossed by a public sewer, no development including the raising or

PLANDEV-031202-REP-EC 95 lowering of ground levels will be permitted within the safety zone which is measured either side of the sewer. Objection is therefore raised by Dwr Cymru/ Welsh Water.

Head of Environmental Health & Trading Standards – A first phase investigation (desk study) is required to identify the history of the site and its previous uses (i.e. waste disposal activities). An assessment is then required to identify whether these uses will pose a risk to the end users of the site and identify the need for a contaminated land investigation.

Environment Agency – No objection subject to notes to be imposed on any decision.

Head of Municipal and Highway Services (Drainage) – No objection in principle.

Transco – Offers advice on the location of its apparatus in the locality which may be affected by the development and need diverting.

The Coal Authority – The property is not within the likely zone of influence of any present or currently planned future workings. It has no knowledge of any shafts or adits within or within 20m of the site.

Neath Town Council – No reply, therefore no observations to make.

APPRAISAL

This application seeks to renew the original outline planning permission, which was granted for residential development on the site in 1999.

The application is the whole of the Neath Hospital site which covers an area of 8.3 hectares. The site stretches from Old Road to the east, Pant Yr Heol in the west from Westbourne Road in the north and Cwrt Sart School in the south. Parts of the site front onto the three roads stated above, in other parts it is located to the rear of housing in these roads. The site is located within a predominantly residential area.

All matters of siting, design, external appearance, landscaping and means of access are reserved for subsequent reserved matters approval.

The site rises between Pant Yr Heol and Old Road and the various hospital buildings have been developed on a number of platforms. The

PLANDEV-031202-REP-EC 96 site is characterised with a sprawl of buildings both modern and old interspersed by lawns, trees and hard surfaced areas generally used for access and car parking. None of the buildings are listed, but a number including the old poor house, the two lodges, doctor’s pavilion, nurse’s accommodation, Ward 10 and the main entrance are of significant character and historic significance. In addition, some of the walled boundaries, particularly to Pant yr Heol and Old Road, are of significant character both to the hospital grounds and to the surrounding streets.

The main access to the hospital is from Pant yr Heol. In addition there is a gated service access to Westbourne Road and an exit onto Old Road.

The site is not allocated for residential development in the Neath Local Plan but the site is located within the built up part of the settlement and utilises a brown field site. The development is considered to be in accord with the Planning Policy Wales (PPW) regarding the use and re use of lands within existing development areas. It notes that not all sites will be suitable for development, however for sites with protected species, valuable habitats, or highly contaminated it may be appropriate to secure remediation for nature conservation, amenity value or reduce risks to human health.

Policy H9 of the Borough of Neath Local Plan states:

“Where there is a demonstrable lack of affordable housing to meet local needs, the Council will seek to negotiate with developers for the inclusion of an element of affordable housing in substantial new housing developments, and for secure arrangements to ensure that the affordable housing is reserved for those who need it in terms of initial and successive occupiers.”

It should be noted that the previous permission included a requirement for affordable housing to be provided on site. Following the recent completion of a housing needs survey, it appears that there is no demonstrable lack of affordable housing in the area. Hence there is now no need for the provision of an element of affordable housing on site.

As an outline application, no detail has been provided regarding the way the site could be developed. In view of the size of the site, the significance of the existing buildings, trees and wildlife areas, it is important that the site is developed in a way that these important factors are incorporated into the overall scheme. It is recommended that a number of conditions are imposed which require surveys and assessments

PLANDEV-031202-REP-EC 97 of such details to be provided. The results of these reports will be used to prepare and agree a development brief for the site.

In respect of the objections raised:

1. The comments in respect of the land at the rear of the outpatients’ block are noted. Many of the comments made in the earlier objection relate to matters of detail, which cannot be verified until details have been submitted. Loss of view and devaluation of properties are not as such material planning matters. The Head of Municipal and Highway Services and Head of Municipal and Highway Services (Drainage) have offered comment in respect of highway and drainage issues and have no objection to the principle of the development. 2. Officers have visited the site and are aware of its general topography, this will be considered in any detailed planning proposals. There are no plans to remove the trees or boundary wall facing Pant yr Heol and conditions were imposed on the previous consent requiring their retention. 3. Conditions are recommended relating to highway safety. 4, 5, 7, 12, 13, 24. This will be addressed at the reserved matter stage. 6, 28, 19, 29. These are not material to the determination of this application. 8. A condition would be imposed on any approval relating to contamination, requiring further details. 9, 14, 27. If a statutory nuisance existed action could be taken under the appropriate legislation. 10. An ecological survey of the site will be required, in consultation with the Local Planning Authority and the development shall include all necessary mitigation and other measures to protect fauna and flora of importance, which may be revealed by such a survey. 11. The type of developer is not material to the determination of this application. 15. Dwr Cymru/ Welsh Water has raised no objection to the development in terms of water supply. 16, 20. Conditions have been suggested form Hyder in respect of sewerage. In respect of flooding on the main road, the Head of Municipal and Highway Services (Drainage) has indicated that the flooding that affects the properties on Pant yr Heol is primarily caused by a build up of silt in the watercourse routed between 65 and 67 Pant yr Heol. The silt reduces the brook’s capacity and obstructs the sewer outfalls serving the highway drainage, thereby causing the

PLANDEV-031202-REP-EC 98 flow within the system to “back up”. It is suggested that the proposed rate of discharge from the proposed development be limited to that of original “green field” site i.e. before the hospital was constructed. Calculations should be submitted by the applicant to determine the run off and justify the design of the drainage system. 17, 19. This is addressed in the main report. 18. This is a matter for the Health Authority. 21. No such guarantees could ever be made. 22. The proposed residential use of the site is considered to be acceptable in principle. 23. Affordable housing is no longer a requirement on this site, however, the type of occupant is not a material planning consideration. 25. No details have been able to be verified and no record exists of where this area is located. 26. A requirement of any planning permission will be an assessment of contamination on site and measures to deal with it. All work will need to be carried out by a specialist contractor who has specific knowledge on dealing with the contaminants found. 30. The comments raised by residents have not been ignored and are fully considered in this report. 31. If there is a problem with vermin this will need to be resolved at the time. Ultimately the local authority will determine which trees will be allowed to be felled. 32. In respect of the alleged tree disease the Arborculturalist has responded that a number of the tees are in poor condition, but the majority are healthy. This is fairly typical for a large number of trees. Due to the cold wet spring there has been a large number of leaf diseases affecting the trees, which may be what the objector has noticed, these should not have a long term effect on the trees. 33. This will be required as part of any planning approval. 34. This is being addressed.

In respect of the petition the comments made are covered in the points above.

In respect of the comments made by the CPRW, the development of the ‘green’ area will be addressed at the reserved matter stage and it is considered that the proposal does not conflict with the aims of community strategies.

In principle it is considered that the development of this site for housing is acceptable subject to conditions and there has been no material change in circumstance since the last permission was granted.

PLANDEV-031202-REP-EC 99 RECOMMENDATION: Approval

CONDITIONS;

(1)Approval of the details of the siting, design and external appearance of the building(s), the means of access thereto and the landscaping of the site (hereinafter called the reserved matters) shall be obtained from the local planning authority in writing before any development is commenced.

Reason

The application was made for outline planning permission.

(2)Plans and particulars of the reserved matters referred to in condition 1 above, relating to the siting, design and external appearance of any buildings to be erected, the means of access to the site and the landscaping of the site, shall be submitted in writing to the local planning authority and shall be carried out as approved.

Reason

The application was made for outline planning permission.

(3)Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(4)The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of the approval of the last of the reserved matters to be approved, whichever is the later.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(5)Prior to the commencement of work on site, a detailed scheme to deal with any contamination on the site shall be submitted to and approved in writing by the Local Planning Authority. This scheme shall be a staged

PLANDEV-031202-REP-EC 100 approach and will first include the submission of a Site Investigation and Risk Assessment. If at this stage of process the Local Planning Authority notify the applicant in writing that contamination will cause an unacceptable risk to the site users or the environment, a mediation strategy shall be submitted in writing and approved by the Local Planning Authority. Prior to any occupation of the development a validation report and results prepared by a suitably qualified person, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details.

Reason

In the interest of public safety.

(6)The stone boundary walls facing Pant yr Heol, Westbourne Road and Old Road shall be retained and incorporated in any detail plans for the site.

Reason

In the interests of visual amenity.

(7)Prior to development commencing an architectural assessment of all pre 1939 buildings within the site shall be submitted to the local planning authority for approval. The assessment shall include recommendation regarding the feasability of retaining such buildings for residential use.

Reason

In order to preserve the architectural and historical heritage of the site where feasible, and in the interests of amenity.

(8)Notwithstanding the details in the application and notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 1995 (or any equivalent provision in any order revoking and reenacting that Order with or without modification), no building shall be demolished accept in accord with any approved reserved matters or as may be agreed in accord with the Development Brief for the site required by Condition 12.

Reason

In order to preserve the architectural and historical heritage of the site where feasible, and in the interests of amenity.

PLANDEV-031202-REP-EC 101 (9)The principle access to the site shall be from Pant Yr Heol in the position of the existing site access. The existing access put onto Westbourne Road shall not be used for vehicular access to more than 5 dwellings. The existing exit onto Old Road shall not be used for any vehicular access to more than 1 dwelling.

Reason

In the interest of highway safety.

(10)An ecological and tree survey of the site at a season and to a methodolgy to be first agreed with the local planning authority, undertaken by a suitably qualified person, shall be submitted to the Local Planning Authority with or prior to the reserved matters for its approval, and the development shall include all necessary mitigation and other measures to protect flora and fauna of importance which may be revealed by such survey. It should be noted that development on land identified as important ecological or landscape areas would be restricted.

Reason

In the interest of the preservation of wildlife.

(11)The development shall make provision for an areas of public open space within the site including measures for this future maintenance thereof, in accordance with a scheme which shall be submitted with the detailed plans.

Reason

In the interest of the amenities of local residents and in order to comply with policy H5 of the Neath Local Plan.

(12)A Development Brief for the site which sets out the principles for the site development, shall be submitted to and approved in writing by the Local Planning Authority and the reserved matters details shall be in accord with such Development Brief as may be approved.

Reason

In the interest of amenity and good planning.

(13)The development shall include works for the control of effluent which shall be designed, engineered and maintained in accordance with a scheme which shall be submitted to and approved in writing by the local planning authority to prevent any contaminated surface water drainage

PLANDEV-031202-REP-EC 102 from entering a watercourse. The scheme shall be inplemented prior to the occupation of any associated dwellings.

Reason

In order to ensure the provision of adequate foul drainage.

(14)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the local planning authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainagee of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented prior to the occupation of any associated dwelling.

Reason

To ensure satisfactory drainage.

(15)A scheme for car parking which shall accord with the Councils Parking Guidelines (published by the Standing Conference on Regional Policy in South Wales) shall be submitted with the reserved matters. The approved car parking area(s) shall be retained as such and thereafter not be used for any purpose other than vehicle parking.

Reason

To comply with the requirements of the local planning authority concerning off-street car parking in the interests of amenity and highway safety.

(16)A scheme for improvements to the access to the site from Pant Yr Heol shall be submitted to and approved by the local planning authority, and no development shall take place until the agreed improvements and alterations outside the application site are completed. This scheme shall include the following main works: - i)The localised widening of the A474 Pantyrheol. ii)The installation of a traffic signal controlled junction including pedestrian crossing facilities and bus detection and priority measures. iii)The implementation of revised TRO's on Pantyrheol. iv)The installation of improved street lighting along Pantyrheol for the length of the site frontage.

PLANDEV-031202-REP-EC 103 v)The installation of advanced junction warning signs on Pantyrheol. vi)The accommodation and/or relocation of the adjacent bus layby, stop and shelter. vii)All associated works including any alterations to and the provision of drainage, lining and signing, street furniture, landscaping and Statutory Undertakers mains and services.

The scheme shall be implemented as approved.

Reason

In the interest of amenity, freeflow of traffic and highway safety during construction and after commencement of the development hereby permitted and in order to ensure that such works are completed.

(17)No demolition or development shall take place until a scheme for the management and control of construction vehicles travelling to and from the site has been submitted to and approved in writing by the Local Planning Authority, and such scheme shall be implemented as may be approved.

Reason

In the interests of amenity, free flow of traffic and highway safety during construction and after commencement of the development hereby permitted and in order to ensure that such works are completed.

(18)Foul water and surface water discharges shall be drained separately from the site.

Reason

To protect the integrity of the Public Sewerage system.

(19)No surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system.

Reason

To prevent hydraulic overload of the public sewerage system and pollution of the Environment.

(20)No land drainage run-off shall discharge to the public sewerage system.

PLANDEV-031202-REP-EC 104

Reason

To prevent hydraulic overload of the public sewerage system and pollution of the environment.

PLANDEV-031202-REP-EC 105

ITEM 1. 7

APPLICATION NO: P/2002/882 DATE: 29/07/02 09:08:56

PROPOSAL: RETROSPECTIVE APPLICATION FOR THE DEPOSIT OF INERT MATERIAL TO RECONTOUR LAND AND PROPOSED CONSTRUCTION OF PADDOCK, ACCESS ROAD AND PARKING AREA

LOCATION: CRAIG YR AWEL, ALLTWEN, PONTARDAWE APPLICANT: MR J M HOLE TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

West Glamorgan Structure Plan

C1 – Protection of countryside. C5 – Protection of countryside criteria. Northern Lliw Valley Local Plan EQ1- Protection of Countryside Criteria.

b. Other Policies

None.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 15

A Notice was displayed on site.

Number of replies received: 0

Statutory Consultees:

PLANDEV-031202-REP-EC 106

Head of Municipal and Highway Services (Highways) – No highway objection subject to conditions.

Head of Municipal and Highway Services (Drainage) – No objection.

Environment Agency – No objection.

Cilybebyll Community Council – No objection.

APPRAISAL

This is a retrospective application to retain work which has already been carried out.

The development relates to the deposit of inert waste material in order to recontour the land and to create a paddock, access road and parking area. The site has an area of some 0.215 hectares and comprises the land attached to the curtilage of Graig yr Awel and located to the north east of the Alltwen Industrial Estate and some 150 metres north of the residential properties at Brynmorgrug.

The plans indicate the construction of a driveway of some 50 metres in length and 3.5 metres in width incorporating a passing bay and turning area, together with the deposit of inert material to create a paddock. The level of the land is raised by approximately 1 metre in order to create a near-level platform with an embankment of 1 metre height and graded to 45° at the end of the tipped area.

An inspection of the site has been undertaken by the Environment Agency who are satisfied that the development is exempt from the requirement of a Waste Management Licence, as it is considered that the waste which has been deposited is classed as inert and where a crossover has been constructed over a small stream, a 440mm diameter pipe has been laid and a grid has been positioned over the upper inlet to prevent debris from entering.

The amount of waste deposit is of a relatively small quantity and has resulted in a recontoured area which blends well into the landscape and there is no objection on visual amenity grounds. There is also no objection to the proposed roadway on highway safety grounds.

PLANDEV-031202-REP-EC 107 In respect of Planning Policy, whilst these generally seek to resist development in the countryside subject to essential uses, it is considered that the scale and nature of this development is acceptable for this location.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)Within 2 months of the date of this consent a Restoration Scheme for the site shall be submitted for the approval of the local planning authority and incorporating soiling and grass seeding of the finished surface, and upon such approval the site shall be restored in accordance with the approved scheme during the first planting season following approval.

Reason

To ensure satisfactory restoration of the site in the interest of amenity.

(2)The drive gradient shall not exceed 1 in 20 for the first 5 metres or 1 in 6 thereafter.

Reason

In the interest of highway safety.

(3)Prior to first use of the drive it shall be hardsurfaced in concrete tarmacadam or block paviors to a minimum width of 3.2 metres.

Reason

In the interest of highway safety.

(4)Prior to the construction of the drive a drainage scheme showing that no surface water from the drive is to flow onto the highway shall be submitted to and approved by the Local Planning Authority and such scheme as is agreed shall be implemented prior to first use of the drive.

Reason

In the interest of highway safety.

(5)Any gates shall be set back a minimum of 5 metres from the edge of highway and any boundary splayed at 45 degrees each side of the access. Reason

PLANDEV-031202-REP-EC 108 In the interest of highway safety.

(6)Vision splays of 2 metres by 60 metres shall be kept clear of vegetation over 600mm in height each side of the access.

Reason

In the interest of highway safety.

(7)Prior to first use of the drive a plan shall be submitted to and approved by the Local Planning Authority showing a turning area provided for the drive so that all vehicles can enter and leave in a forward gear. This shall be hardsurfaced to match the drive prior to the first use of the drive.

Reason

In the interest of highway safety.

PLANDEV-031202-REP-EC 109

ITEM 1. 8

APPLICATION NO: P/2002/947 DATE: 08/11/02

PROPOSAL: DEMOLITION OF EXISTING EXTENSIONS, CONSTRUCTION OF NEW EXTENSIONS FOR STORAGE, NEW FUNCTION HALL, FITNESS STUDIO, CHANGING FACILITIES, TOILET FACILITIES AND ANCILLARY AREAS, IMPROVEMENT OF VEHICULAR ACCESS AND GENERAL REFURBISHMENT( AMENDED PLANS RECEIVED 8/11/02)

LOCATION: HENGWRT SPORTS HALL, LLANSAWEL CRESCENT, BRITON FERRY, NEATH SA112UN APPLICANT: Neath Port Talbot C.B.C. TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

RL47 Criteria for considering proposals for recreational facilities

RL48 The provision of sports facilities

b. Other Policies

None

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 26

The proposal has also been advertised by means of a press and site notice.

PLANDEV-031202-REP-EC 110 Number of replies received: 0

Statutory Consultees:

The Head of Municipal and Highway Services( Drainage) – No adverse comments

Glamorgan Gwent Archaeological Trust Ltd- raises no objection

The Head of Municipal and Highway Services (Highways) – raises no objection subject to the imposition of conditions.

Environment Agency Wales – recommends that any approval should include a condition requiring the provision of an oil interceptor.

Hyder Consulting Ltd – raises no objection to the proposal subject to the imposition of conditions.

Transco – No adverse comments.

The Coal Authority – advises that in view of the mining circumstances a prudent developer would seek appropriate technical advice before works are undertaken on site. The responsibility for carrying out any development in a safe manner rests with the developer.

The Head of Environmental Health and Trading Standards – No adverse comments.

Briton Ferry Town Council – No reply, therefore no observations to make.

APPRAISAL

This application seeks full planning permission to erect an extension at Hengwrt Sports Hall, Giants Grave, Briton Ferry.

The application site is situated some 110metres to the north and at a lower level to the residential properties in Llansawel Crescent. A mature hedge denotes the southern boundary of the site. Some 70 metres to the west of Tyle’r Ynn Welsh Primary School.

PLANDEV-031202-REP-EC 111

The existing building has a floor area of 783 square metres, of which 666 square metres are used as a sports hall and the remainder which includes a single storey flat roofed extension is used as changing rooms.

The proposal involves demolition of the existing extensions and the erection of a new single storey extension which would increase the floor area of the overall floor area of the building from 783 square metres to 1149 square metres. The building is proposed to house the following accommodation:

Main Sports Hall (520 square metres) Ancillary Hall (144 square metres) Fitness facility (50 square metres) Soft Play Area (36 square metres) Toilet/changing facilities (remainder of floor space)

The ridge height of the proposal would be 6.8 metres some 2 metres below the ridge height of the existing building. The proposal involves recladding the existing building with the extension constructed out of brickwork. In addition to the extension it is also proposed to create a new access from the flats at Parc Newydd adjacent to the existing carpark next to the Boys Club.

In terms of the highway implications of the proposal, the submitted plan includes the existing car park referred to above which can accommodate 26 spaces. In addition 4 disabled spaces are proposed directly outside the hall. The Car Parking Guidelines require 1 space per 2 uses, in this case it is difficult to predict number of users or ages, it is considered however that the proposed provision, together with the creation of the new access is considered satisfactory in terms of highway safety a view which is endorsed by The Head of Municipal and Highway Services (Highways).

The proposal is considered satisfactory in terms of design and siting and will not detract from the amenities currently enjoyed by neighbouring residents.

RECOMMENDATION: Approval with Conditions

PLANDEV-031202-REP-EC 112

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

Reason

In the interest of the visual amenity of the area.

(3) Development shall not begin until a plan at a scale of 1:200 of the proposed access track showing proposed drainage, lighting, type of surfacing, longtidudinal section, traffic calming measures has been submitted to and approved by the local planning authority, and the approved scheme shall be implemented before the development is brought into beneficial use.

Reason:

In the interests of highway safety.

(4)Prior to the first use of the proposed extension the car park shall be marked out as shown on Drawing No A835-20 and maintaned as such therafter.

Reason:

In the interests of highway safety and to comply with the local planning authority concerning the provision of off street car parking.

(5) Development shall not begin until details of the proposed drainage works have been submitted to and approved by the local planning authority. All surface water drainage from parking areas and hardstandings shall be passed through an oil interceptor designed and constructed to have a capacity compatible with the site being drained.

PLANDEV-031202-REP-EC 113 Roof water shall not pass through the interceptor. All drainage works shall be implemented as approved by this condition.

Reason:

To ensure satisfactory drainage.

(6) Foul water and surface water shall be drained seperately from the site.

Reason:

To protect the integrity of the public sewerage system

(7) No surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system.

Reason:

To prevent hydraulic overload of the Public Sewerage System and pollution of the environment.

(8) No land drainage run-off shall be permitted to discharge to the Public Sewerage System.

Reason

To prevent pollution.

(9)This consent shall relate to the amended plans received on 8/11/02

Reason

In the interest of clarity.

PLANDEV-031202-REP-EC 114

ITEM 1. 9

APPLICATION NO: P/2002/1023 DATE: 28/08/02 10:47:24

PROPOSAL: ERECTION OF 4 STABLES AND 1 TACK ROOM FOR THE USE OF WINTER STABLING AND FOOD STORAGE.

LOCATION: CROWN ROAD, KENFIG HILL, NR BRIDGEND APPLICANT: B J CONNOLLY TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

The West Glamorgan Structure Plan (Review No 2)

C5 Development in the open countryside

Draft Port Talbot Local Plan

E9 Protection and enhancement of the natural beauty, landscape, resources and ecological, agricultural and recreational value of the countryside

E11 Development in the countryside

E15 Development encroaching into the countryside

b. Other Policies

None

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 0

PLANDEV-031202-REP-EC 115

The proposal has been advertised by means of a site notice.

Number of replies received: 0

Statutory Consultees:

The Head of Municipal and Highway Services ( Drainage) advises that surface water disposal should not cause off site flooding to neighbourhood or properties.

Bridgend County Borough Council – Raises no objection

The Head of Municipal and Highway Services (Highways) – Raises no objection Hyder Consulting Ltd – No adverse comments.

The Head of Environmental Health and Trading Standards – No reply to date

APPRAISAL

This application seeks full planning permission for stables on land to the east of Crown Road, Kenfig Hill. The application site stands some 140 metres to the north east of the nearest residential properties in Crown Road.

The application site forms part of a larger field owned by the applicant, and access would be via the existing field access which is situated off Crown Road. An existing timber shed stands adjacent to this access.

It is proposed to site the proposed stable block some 60 metres to the east of Crown Road and 10 metres north of the Nant Iorwerth Goch. The building would have footprint dimensions of 21 metres x 4.5 metres. The building is of a mono pitched design with a maximum height of 3.7 metres. It would be constructed of blockwork and colour coated box section cladding.

The application site lies outside any settlement limits, within the open countryside. Policy E11 of The Port Talbot Local Plan states that development in the countryside will not be permitted except where need is clearly demonstrated as being essential use in the open countryside. Similarly, Policy C5 of The Structure Plan states:

PLANDEV-031202-REP-EC 116

“In the countryside, development will not be permitted except where:

(i) It is essential for the rural economy or rural employment, or (ii) It can be demonstrated to meet the overriding social or economic needs of the local community; (iii) It is for a replacement dwelling on an agricultural holding, or (iv) It provides an unacceptable use for redundant building(s) and the adaption of the building(s) to the new use is sensitive to the surrounding natural landscape and built environment, or (v) It is essential for communications, telecommunications, and other forms of utility service provision, renewable energy generation or minerals extraction, or (vi) It is an appropriate development associated with nature conservation, rural recreation and tourism or farm diversification, and (vii) The land is of poor agricultural, conservation, or ecological value, and the development does not adversely affect the viability of an established farm unit.”

The prevailing Structure and Local Plan policies indicate the development for recreation in the countryside is to be encouraged provided that such development is not detrimental to the attractiveness of the countryside. Therefore, the main consideration in the determination of this application is whether the proposed siting and design of the stables is acceptable.

As the stables is not sited in an elevated position and is screened by trees to the north, south and west the Directorate is satisfied that the building will not represent an intrusive feature within the landscape.

With regards to the impact of the proposal on highway safety The Head of Municipal and Highway Services (Highways) has raised no objection to the proposal.

Finally it is considered that as the proposal would be sited at least 140 metres from the nearest residential properties no loss of amenity in terms of noise, smell and general disturbance will occur.

RECOMMENDATION: Approval with Conditions

PLANDEV-031202-REP-EC 117

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details of materials to be used externally. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

(3) The stables are not to be used for, or in connection with any commercial business operations from the site.

Reason:

For the avoidance of doubt as to the extent of this consent

PLANDEV-031202-REP-EC 118

ITEM 1. 10

APPLICATION NO: P/2002/1132 DATE: 19/09/02 11:37:03

PROPOSAL: EXTENSION OF EXISTING FISH AND CHIP SHOP INTO ADJACENT CAFÉ PREMISES INCLUDING NEW SHOPFRONT, AND AWNING BLINDS

LOCATION: RITZ FISH & CHIP BAR, STATION ROAD, SKEWEN, NEATH SA106HF APPLICANT: MR B J EVANS TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan. Policy E67- The design of New Development.

b. Other Policies

None.

c. Relevant Planning History

97/1037- C.O.U. to café- Approved- 6/11/97 98/1145- Roller Shutter door- Approved- 5/11/98

d. Responses to Consultations

Number of properties consulted: 19

Number of replies received: 0

The objection relates to parking problems and litter.

Statutory Consultees:

Head of Municipal and Highway Services (Highway)- No Objection.

PLANDEV-031202-REP-EC 119 Coedffranc Community Council- Objection.

APPRAISAL

This is an application to retain works undertaken at the “Ritz Fish and Chip Bar”, Station Road, Skewen, and to regularise the opening hours.

The property is an existing hot food take away use, and was adjoined by a café, which had conditions placed on its consent in 1997 restricting its opening hours to 09.00 to 17.00 hours, and restricting the sale of take away hot food.

The existing take away use has been extended into the adjoining property (Café), which has been provided with a new shop front, and awning blinds to match the existing. The extension of the use provides a seating area, and an extension to the existing counter, a total increase in retail floor space of 18.86 square metres, this excludes a rear preparation area.

It is considered that the issues to be considered are the impact on the amenity of adjoining residents, and in highway safety.

In relation to parking provision and on street parking it is considered that the creation of 1 unit, from two separate A3 uses, does not necessarily mean that the traffic will significantly increase. The variety of foods sold from 2 properties could feasibly attract more customers than a single A3 take away use. The fact that this take away use exists on this site, and that the extension only provides improvements to its existing facilities does not seem to materially effect the impact of this development to such a degree that warrants a refusal.

In terms of the effect of the development on residential amenity it is considered that the proposal has no material impact, as the loss of 2 separate uses at this location should lead to a coalescence and a reduced conflict between visitors to this location. This may in turn reduce the congestion at this junction, which could be caused by 2 separate A3 uses being present.

The applicants have forwarded information regarding the opening hours of the existing take away use. These are between 11.30am to 10.30pm. It is noted that the former café had a restriction on the hours of operation for amenity reasons. There are no restrictions on the other unit. The premises are within a residential area where late night activity can cause noise and disruption and affect residential amenity. Having regard to this

PLANDEV-031202-REP-EC 120 and the increased size of the chip shop, it is considered that a condition should be added restricting operation in the evening.

In relation to the objections, the Head of Municipal and Highway Services has no objections and it should be noted that there is a large car park to the rear. With regards to litter, this is not as such a material planning matter and is covered by other legislation. The awning is not considered to adversely affect street lighting.

It is therefore recommended that the application for the retention of these works be approved, subject to conditions restricting opening hours.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)Customers shall not be permitted entry to the premises between 22.30 hours and 09.00 hours and shall not be served or remain on the premises between 22.40 hours and 09.00 hours.

Reason

In the interest of the amenities of residents living in the vicinity of the application site.

PLANDEV-031202-REP-EC 121

ITEM 1. 11

APPLICATION NO: P/2002/1139 DATE: 23/09/02 11:31:44

PROPOSAL: OUTLINE RESIDENTIAL (4 DWELLINGS)

LOCATION: PLOTS 1-4 FOREST VIEW, ADJACENT 100 NEATH ROAD, RESOLVEN, NEATH SA114AN APPLICANT: P & H HOPKINS TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan H3 – Criteria for rounding off of settlements. T26 – New development and highway safety.

b. Other Policies

None.

c. Relevant Planning History

91/710 – Dwelling – Approved 19.11.92 93/430 – Four Dwellings – Approved 26.12.93 94/370 – Four Dwellings – Approved 18.8.94

d. Responses to Consultations

Number of properties consulted: 15

A notice was displayed on site.

Number of replies received: 0

Statutory Consultees:

Head of Municipal and Highway Services (Highways) – No Highway Objection subject to conditions.

PLANDEV-031202-REP-EC 122 Head of Municipal and Highway Services (Drainage) – No reply. Environment Agency – No objection. The Coal Authority – No reply. Hyder Consulting – No objection subject to condition. Transco – No adverse comments. Western Power Distribution – No adverse comments. Resolven Community Council – No reply received therefore no observations to make.

APPRAISAL

This is an outline application with all matters relating to siting, design, external appearance, means of access and landscaping reserved for subsequent approval.

The site has an area of some 0.17 hectares (0.44 acres) having a frontage to Neath Road of approximately 50 metres and a depth of some 34 metres. The land falls away from the highway and the majority of the site is located at a level below the road. It is located within the settlement and between existing dwellings developed in a linear manner and the proposal comprises ‘infilling’ development along this otherwise built-up frontage.

It is noted that there have been previous approvals on the land and there have been no material changes in circumstances since the last approval in 1994. It is considered that the development of the site for residential purposes would not adversely affect amenity, highway safety or the street scene and is therefore acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)Approval of the details of the siting, design and external appearance of the building(s), the means of access thereto and the landscaping of the site (hereinafter called the reserved matters) shall be obtained from the local planning authority in writing before any development is commenced.

Reason

The application was made for outline planning permission.

(2)Plans and particulars of the reserved matters referred to in condition 1 above, relating to the siting, design and external appearance of any buildings to be erected, the means of access to the site and the

PLANDEV-031202-REP-EC 123 landscaping of the site, shall be submitted in writing to the local planning authority and shall be carried out as approved.

Reason

The application was made for outline planning permission.

(3)Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(4)The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of the approval of the last of the reserved matters to be approved, whichever is the later.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(5)Foul and surface water discharges from the site shall be drained separately and no surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system and no land drainage run-off shall discharge to the public sewerage system.

Reason

In order to prevent hydraulic overload of the Public Sewerage System and Pollution of the Environment.

(6)The sole means of access shall be via a single shared drive serving all plots which shall be in accordance with a scheme which shall first be submitted to and approved by the Local Planning Authority and the scheme as may be approved shall be completed prior to the occupation of the first dwelling.

Reason

In the interest of highway safety.

PLANDEV-031202-REP-EC 124 (7)The shared drive shall be a minimum of 5 metres wide at the entrance and 4.5 metres wide for the first two plots and 3.2 metres wide thereafter and shall be surfaced in concrete, tarmacadam or block paviors and to a gradient not exceeding 1 in 9.

Reason

In the interest of highway safety.

(8)The shared drive shall have a minimum visibility splay of 2.4 metres by 90 metres to the west and 2.4 metres by 60 metres to the east.

Reason

In the interest of highway safety.

(9)Prior to the occupation of the dwelling at least two car parking spaces, three if the gross floor area exceeds 120 sq.m., shall be provided within the curtilage of each dwelling in accordance with a scheme which shall be submitted to and approved in writing by the local planning authority. The approved car parking area(s) shall be retained as such and thereafter not be used for any purpose other than vehicle parking.

Reason

To comply with the requirements of the local planning authority concerning off-street car parking in the interests of amenity and highway safety.

(10)A planted area a minimum width of one metre shall be provided between the back of footway and the shared drive to prevent glare from car headlights on the drive affecting vehicles on the B4434 in accordance with a scheme which shall first be submitted to and approved by the Local Planning Authority. The scheme as may be approved shall be carried out in the first planting season following the occupation of the first dwelling.

Reason

In the interest of highway safety.

(11)The gradient of the driveways to the individual dwellings shall be no greater than 1 in 9.

PLANDEV-031202-REP-EC 125

Reason

In the interest of highway safety.

(12)Prior to the occupation of the first dwelling the proposed footway onto the B4434 shall be surfaced in accordance with a scheme which shall first be submitted to and approved by the Local Planning Authority.

Reason

In the interest of highway safety.

(13)The development shall include works for the control of effluent which shall be designed, engineered and maintained in accordance with a scheme which shall be submitted to and approved in writing by the Local planning authority to prevent any contaminated surface water drainage from entering a watercourse. The scheme shall be implemented prior to the occupationof each associated dwelling.

Reason

In order to ensure the provision of adequate foul drainage.

(14)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the local planning authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainage of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented prior to the occupation of each associated dwelling.

Reason

To ensure satisfactory drainage.

PLANDEV-031202-REP-EC 126

ITEM 1. 12

APPLICATION NO: P/2002/1167 DATE: 01/10/02 11:04:15

PROPOSAL: DETACHED GARAGE

LOCATION: 10 MILL TERRACE, GLYNNEATH, NEATH SA115ES APPLICANT: MR. J. BAILEY TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan – policy T26

b. Other Policies

None

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 2

A notice was placed near the site and within the press.

Number of replies received: 0

Statutory Consultees:

Head of Municipal and Highway Services (highways) – No objections.

Glynneath Town Council – No objections

PLANDEV-031202-REP-EC 127

APPRAISAL

This is a detailed application for the construction of a detached garage within the curtilage of the above property. The application site is located within the Glynneath (Mill Terrace) Conservation Area.

At present there is a hardstanding at the rear of the property fronting onto a lane, which provides access to a number of other garages. It is proposed to erect a garage on this hardstanding, which will measure 4.52 metres wide by 5.35 metres long. It will have a pitched roof of a maximum height of 3.5 metres and be finished in smooth render, and roofed in concrete tiles.

Policy EQ65 of the Neath Local Plan Local Plan does not preclude development with the Conservation Area but seeks to exercise control over the scale and type of development to ensure that the amenity of the Conservation Area is enhanced, and a high standard of design is achieved.

The Directorate is satisfied that the proposed development will not have a detrimental affect on highway or pedestrian safety or detrimental to the street scene, and therefore would not affect the character of the Conservation Area.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The use of the garage shall be restricted to the garaging of private motor vehicles and uses incidental to the use of the associated dwellinghouse only and for no industrial, commercial or business use.

Reason

In the interests of amenity and to clarify the extent of this consent.

PLANDEV-031202-REP-EC 128 (3)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

(4) Notwithstanding the details shown in the application the front face of the proposed garage shall be set back a minimum of 5 metres from the opposite boundary of the rear lane.

Reason

In the interest of highway safety.

PLANDEV-031202-REP-EC 129

ITEM 1. 13

APPLICATION NO: P/2002/1196 DATE: 08/10/02 16:06:59

PROPOSAL: INSTALLATION OF A 20 METRE LATTICE TOWER ACCOMMODATING 3 NO JAYBEAM COLINEAR ANTENNAE WITH A STONE EQUIPMENT BUILDING AND ANCILLARY EQUIPMENT WITHIN A FENCED COMPOUND TO BE USED FOR TELECOMMUNICATION PURPOSES

LOCATION: NANT-YR-ALLOR FARM, GLYNCORRWG, PORT TALBOT SA133AY APPLICANT: Airwave MMO2 Limited TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Draft)

E11 Landscape protection area. E26 Telecommunications

West Glamorgan Structure Plan C1 Protection of countryside. C5 Countryside.

b. Other Policies

None.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 2

In addition a number of site notices were posted.

PLANDEV-031202-REP-EC 130

Number of replies received: 2

Objections can be summarised as follows

1. The application should be turned down on access grounds. 2. Access is via Bryn Road, which is peaceful and subject to poor parking at the best of times. 3. The development will affect the residents of the street, many of whom are elderly. There are problems with vehicles visiting the farm, and quite often residents have to move their vehicles several times a week, and at all times of the day and night. If the objector parks near the access to Matthew Street due to the camber of the road, no vehicle can pass. 4. The proposed development will increase these problems, as more vehicles will need to pass. 5. There is an existing access dispute, which has been on going for several years. 6. Access should be provided from an access near Nebo Chapel, which would not affect residents. 7. The access to Nant yr Allor is a bridle path. 8. The road owners do not give permission for access and oppose the planning application. They would be looking at claiming for any damage done to their property due to access of unsuitable vehicles being granted to a third party. 9. The access is not suitable for heavy equipment and vehicles as it could cause further damage to the road, dry stone walling and telegraph poles and electricity lines as other vehicles have done in the past.

Statutory Consultees:

Head of Municipal and Highway Services (Highways) – Has concerns over the suitability of the access road to accommodate construction vehicles.

APPRAISAL

This application seeks full planning permission for the erection of a telecommunications mast at Nant yr Allor Farm, Glyncorrwg, Port Talbot.

PLANDEV-031202-REP-EC 131 The proposal requires the submission of a full planning application, as the mast would be 20m in height, 0.7m wide at its base and 0.5m wide at the top.

The mast would be located adjacent to an existing barn, approximately 90m from the main farmhouse and buildings.

The mast proposed is a lattice type tower, which would be 20m in height. On top of the mast it is proposed to install equipment (3 no. Jaybeam collinear antennae). These antennae have a length of 3.1m and extend above the height of the tower to a height of 22.5m above ground level.

At the base of the mast within the compound, it is proposed to provide an equipment building. This building would be 3.4m long by 3.4m wide by 3.55m high to the ridge. The building is to be stone clad with a stone flag tiled ridged roof. The compound would be enclosed with a 2m high chain link fence topped with 3 strands of barbed wire. Attached to the equipment building is a gas bottle compound.

In respect of the objections received, these primarily relate to highway issues. The Head of Municipal and Highway Services has concerns over the suitability of the access road for construction vehicles but is satisfied that the access is acceptable for routine maintenance. In this respect it is considered that it is the responsibility of the developer to ensure that the vehicles can access the site in a safe manner and there is an alternative access into the site. Any dispute regarding the right of access is a private matter.

In support of the application, the applicant has forwarded a supporting statement.

It is stated that the Airwave service is a modern, dedicated, fully integrated, state of the art national, digital, mobile radio communications service designed to meet the needs of the police and other public safety organisations. It has been commissioned by the Home Office for all the police forces in England, Wales and Scotland, and will enable police forces to communicate with each other, not possible with the current system in use. It can be used both in the car and on the beat and has significant benefits to its users including the ability to filter out background noise, faster call connection, real time access to officers in the field to local and national databases of information, better coverage, secure communication etc.

PLANDEV-031202-REP-EC 132 In technical terms the statement indicates that the technical aim of the site survey and proposed site location, was the provision of adequate coverage for the Airwave Radio service within this area, which is of high importance to the South Wales Police Constabulary. In conjunction, consideration has been given to any visual or amenity impact which telecommunications development may have within the area. The development would provide the coverage required by the Police radio plan within the surrounding area.

In respect of alternative sites the applicant has indicated that before selecting the site an extensive search for potential sites was undertaken. The feasibility of each potential site was assessed using the following criteria:

Operational effectiveness, Build feasibility, Site provider interest, Other planning considerations including community impact and environment.

It is as a result of this assessment that the site being applied for was selected instead of the following:

NTL Glyncorrwg This would require a site share. The reason the site was unsuitable is that a tower analysis was undertaken which showed that substantial works would need to be undertaken to the mast and foundations to accommodate additional equipment. When pressed on this site the agent confirmed that in respect of a new mast adjacent to the existing mast, the landowners of the NTL site and surrounding land have expressed a preference to maintain only one Telecommunication site within this area and to minimise any potential impact within the surrounding woodland.

Reservoir Glyncorrwg This would require a new ground-based mast with ancillary equipment. Following investigation the access rights to the site were restrictive and would not allow Airwave to full access rights. In addition the site would not provide the coverage required with the surrounding area.

Details are given in the statement to National Planning Guidance, and the Local Plan. In respect of Technical Advice Note (Wales) 19, this provides an up to date statement on government views. Consideration has been given to the environmental considerations taking account siting and

PLANDEV-031202-REP-EC 133 design implications of the proposed development. In proposing this site the agent indicates that he aimed to reduce the potential visible impact such a development will have on the area, by attempting to blend the apparatus with the surrounding landscape to ensure that the development is kept to a minimum.

The proposed equipment cabinet is of stone clad design and colour, which aims to blend with the backdrop nearby, reducing visual intrusion. However the equipment can be painted any colour to satisfy the Local Planning Authority’s requirements. The proposed site both from a planning and radio coverage perspective, has been sited and designed so as to minimise its visual impact subject to technical and operational reasons.

The report continues that telecommunications operators have a duty to ensure that their apparatus does not present a risk to the general public. In accordance with Paragraph 83 of TAN 19, confirmation is given by the applicant that all Airwave telecommunications installations operate within the applicable national or international guidelines on health and safety including those adopted by the International Commission for Non Ionising Radiation Protection (ICNIRP). A declaration certificate has been submitted with the application.

Planning Policy Wales issued from the National Assembly of Wales, states that:

“Health considerations can be material considerations in determining planning applications for planning permission and prior approval as, in principle, can public concerns in relation to such effects. Whether such matters are material in a particular case is ultimately a matter for the courts. It is for the decision-maker to determine what weight to attach to such considerations in any particular case.

In relation to health implications of proposed development it is the Assembly Government’s view that, if the development meets the International Commission on Non-Ionising Radiation Protection (ICNIRP) Guidelines as expressed in the EU Council Recommendation of 12July 1999 on the limitation of exposure of the general public to electromagnetic fields(as recommended by the report of The Independent Expert Group on Mobile Phones (The Stewart Group), it should not be necessary for a local planning authority in processing an application for planning permission or

PLANDEV-031202-REP-EC 134 prior approval, to consider further the health aspects or concerns about them. All new base stations are expected to meet the ICNIRP Guidelines.

The Stewarts Group’s report suggested a number of specific precautionary actions that have been accepted by the Assembly Government. The Report does not provide any basis for precautionary actions beyond those already proposed. In the Assembly Governments view, local planning authorities should not implement their own precautionary policies, such as imposing a ban or moratorium on new telecommunications development or insisting on minimum distances between new telecommunications development and existing development.”

Para 80 of TAN 19 states that the Stewart Report considered that the possibility of harm cannot be ruled out with confidence and that gaps in knowledge are sufficient to justify a precautionary approach. The Report recommended a precautionary approach comprising a series of specific measures, which has been accepted by The National Assembly. These include: - The emissions from the masts should meet the ICNIRP Guidelines for Public Exposure.; - In relation to macrocell base stations the beams of greatest intensity should not fall on any part of a school ground or buildings without agreement from the school or parents.

In respect of the above two issues the proposal meets the ICNIRP Guidelines.

In support of the application, and the health implications, the agent has indicated: -

In support of the application, and the health implications, the agent has indicated: -

“Current ICNIRP standards allow RF emission levels from transmitters of up to 28 volts per metre. Independent testing of Airwave transmitters has shown that emissions are typically 0.1 to 0.25 volts per metre at distances of between 50 and 150 metres, and much lower at longer distances. The fact that emissions from our transmitters are hundreds or thousands of times below these stringent safety standards provides us with reassurance we are not placing the public at risk.

PLANDEV-031202-REP-EC 135 As a company, Airwave has a duty to ensure that all our equipment and all our transmitters comply fully with these standards, and we are always happy to allow independent testing and measurement of our equipment by a competent authority to prove that it does, in fact comply with these standards.

We also believe standards should be subject to the most rigorous and up to date scientific findings. This is why our parent company, O2, continues to contribute towards the funding of further research by independent scientists into the health effects of RF emissions, and why we keep a very close watch on what the scientific community, our customer the Police, and general public, are saying about the safety of mobile telephony generally and, specifically, the TETRA (TErrestrial TRunked RAdio) technology that Airwave uses.

Pulsing issues

But with regard to TETRA, there is also an additional public concern about the so-called ‘pulsing’ effect of our equipment at a frequency of 17.65Hz. Naturally, Airwave has been very concerned to ensure that this is not putting the Police or the public at risk.

Claims have been made by some members of the public, and reported in the media, that Airwave transmitters pulse at this frequency. The origin of concern about this frequency is a reference in the Steward report into mobile telephony in 2000, which advised precaution in relation to frequencies that were amplitude modulated at around 16Hz. The concern was these frequencies were close to those in the human brain and that some studies carried out back in the 1970s had suggested there might be an effect on brain function.

Airwave too was concerned about this, which is why we have been happy to co-operate with independent testing of our transmitters undertaken by the UK’s National Radiological Protection Board and by other independent experts. Their reports demonstrate that Airwave transmitters do not pulse at 17.65Hz but transmit a near continuous signal in the range of 380 to 400 MHz which is a similar frequency to TV transmissions and no where near the frequencies of the human brain.

These tests have shown that there are tiny trace elements of the 17.65Hz frequency in the signals from the transmitter but these are minuscule variations and there is no evidence of pulsing.

PLANDEV-031202-REP-EC 136 Latest research findings

There is also some very recent, and reassuring, scientific evidence coming to light. For example, Dr. Alan Preece of the University of Bristol published research in June, based on trials of TETRA handsets on human volunteers, which found no effect on cognitive brain function. And preliminary results from TETRA work by Dr. John Tattersall of the Defence Science and Technology Laboratory on cellular calcium similarly show no effect.”

In respect of the health issue, the agent has indicated that the proposed base station has ground level exposures many times below the safety standards.

The maximum signal strength reaches the ground at approximately 90m from the site, with a predicted level of 0.0815% of the ICNIRP guideline for public exposure of 2w/m² for 400Hnz

This demonstrates the installation will conform with the ICNIRP public exposure guidelines and conforms with the precautionary approach recommended by the Stewart Report.

In respect of Local Plan Policies, consideration has been given to policy E26, which recognises the need for telecommunication installations subject to safeguarding the rural and urban environment. With this in mind the applicant has tried to keep the scale of the structure to a minimum, having regard to the surrounding area and technical / operational requirements. This the applicant contends is in line with Policy E26, where the technical requirement of the site and it being part of a planned system of provision is clearly highlighted due to it being part of a national requirement for the South Wales Police Constabulary. In respect of Policy E18 in relation to the area being designated as a Landscape Protection Area, the applicant contends that the proposal is unlikely to have an effect on the environment, ecology or landscape within the surrounding area, but would happily discuss measures to assist in minimising possible adverse effects.

In planning terms the site is located approximately 230m from residential properties and approximately 100m from the farmhouse at Nant yr Allor and is capable of being shared by another operator.

In respect of the visual prominence of the mast, its prominence varies depending from where the site is viewed. From Bridge Street

PLANDEV-031202-REP-EC 137 Glyncorrwg, the site is partly screened from view by a bank of trees, however, when viewed from the higher ground on the opposite side of the valley, the site becomes more prominent the higher up one travels.

It is accepted that the proposed development will be visible in the landscape, it is of such a size that it cannot be effectively hidden. Such telecommunications development is most appropriately located away from populated areas. This site is a significant distance from houses in the village, with the exception of the farm. If the mast were to be sited lower down the hillside it would be closer to residential properties, if located further up the hillside its prominence would increase. Alternative sites have been explored and it is considered that due to difficulties with those alternatives, this location is acceptable given that the development is necessary to provide Emergency Service Telecommunications in the Glyncorrwg area.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details of materials to be used externally. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

PLANDEV-031202-REP-EC 138

ITEM 1. 14

APPLICATION NO: P/2002/1200 DATE: 14/11/02

PROPOSAL: FRONT EXTENSION (AMENDED PLANS RECEIVED 14/11/02)

LOCATION: 5 SEPIA CLOSE, SANDFIELDS, PORT TALBOT SA127NY APPLICANT: T . McCULLAGH TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan

R20 Residential Extensions

b. Other Policies

Design Guidance for extensions to dwellings

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 6

Number of replies received: 2

The objections can be summarised as follows:

1. Loss of privacy; 2. Excess water will run off onto neighbouring property which would be a hazard; 3. Numerous cars are parked at this property; 4. Loss of view;

PLANDEV-031202-REP-EC 139 5. An existing extension exists to the rear of the property which obscures light; 6. Noise during construction.

Neighbouring residents have been notified of the receipt of amended plans. No further comments have been received to date.

Statutory Consultees:

The Head of Municipal and Highway Services (Highways) – raises no objection subject to the imposition of conditions.

APPRAISAL

This proposal is for a single storey front extension at No 5 Sepia Close, Sandfields a semi detached property.

The proposal would have a projection of 1.6 metres and a width of 6.7 metres. The front elevation of the extension would be some 6 metres from the pavement. The extension is of a hipped roof design with a minimum height of 2.6m rising to 3.6 metres.

The proposed finished materials would be render and tile to match the existing dwellinghouse.

The original submission sought permission for an extension which extended to the boundary with the adjacent property No 4 Sepia Close. The Applicant has submitted an amended plan which indicates a reduction in the width of the extension, which is 1.8 metres off the boundary with the adjacent property.

In response to the objections raised the following comments are made:

1. No windows are proposed on the side elevations of the extension and as such the Directorate is satisfied that no loss of privacy will occur; 2. Any water running off the extension will fall onto the applicants property. 3. The Head of Municipal and Highway Services (Highways) has raised no objection to the proposal; 4&5. This is not a material planning consideration in the determination of this application;

PLANDEV-031202-REP-EC 140 6. Although it is acknowledged that inconvenience can be caused during the construction of an extension this is considered to be a temporary activity and is acceptable.

It should be noted that there are a number of front extensions of various dimensions and design in the neighbourhood and it is considered that the design of the extension is acceptable and will not unduly affect the street scene and would not adversely affect the residential amenities currently enjoyed by neighbouring residents.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)This consent shall relate to the amended plans received on 14/11/02

Reason

In the interest of clarity.

(3)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

(4) The drive shall have a minimum length of 5 metres from the back of the footway and minimum width of 3.2 metres.

Reason

In the interest of highway safety.

PLANDEV-031202-REP-EC 141 (5) Prior to the first use of the extension a vehicular crossing 4.1 metres wide (excluding droppers) shall be constructed and maintained as such therafter.

Reason

In the interests of highway safety.

PLANDEV-031202-REP-EC 142

ITEM 1. 15

APPLICATION NO: P/2002/1204 DATE: 10/10/02 09:36:27

PROPOSAL: NEW DWELLINGS AT PLOTS 8 & 9

LOCATION: PLOTS NO. 8 & NO. 9, FFORDD BRYNHEULOG, PONTARDAWE, SWANSEA SA8 4JG APPLICANT: NAAMEC LTD. TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Northern Lliw Valley Local Plan H9 – small scale residential development in built up areas

b. Other Policies

None

c. Relevant Planning History

P/00/0824 – Demolition of flats – Approved 8.8.00 P01/1109 – Residential development – Approved 6.11.01

d. Responses to Consultations

Number of properties consulted: 11

In addition a notice was placed near the site

Number of replies received: 0

Statutory Consultees:

Coal Authority – No objections.

Head of Municipal and Highway Services (Highways) – No objections subject to conditions.

PLANDEV-031202-REP-EC 143 Head of Municipal and Highway Services (Drainage) – No objections,

Hyder – No objections.

Pontardawe Town Council – No objections.

APPRAISAL

This is a detailed application for residential development on land at Ffordd Brynheulog, Pontardawe. The site forms part of a larger area of land, which was previously, accommodated the Council’s single persons flats. These have been demolished and a mix of bungalows and two storey dwellings have been constructed.

The land falls away from the highway and the rear boundary contains a line of semi mature trees. These form an attractive screen between the development site and the existing properties, which front onto James Street and should be retained within the scheme and protected during the development process. The location of the dwellings and the distance from the trees indicate that they would not cause serious damage to the trees and root systems.

This application relates to plot no. 8 which it is proposed to construct a 3 bedroomed dwelling and plot no.9 which it is proposed to build a 4 bedroomed dwelling.

The detached dwellings have integral garages and are finished in facing brickwork with a hipped roof of grey concrete tiles to match adjoining bungalows and dwellings.

There are existing two storey houses interposed with bungalows in the surrounding residential areas and it is considered that the design of the dwellings will be in keeping with the surrounding area.

It is considered that the plots can be developed without adversely affecting the amenity of adjoining residents or highway safety and therefore the proposal is considered acceptable.

RECOMMENDATION: Approval with Conditions

PLANDEV-031202-REP-EC 144

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

Reason

In the interest of the visual amenity of the area.

(3)No development shall commence on site until a scheme has been submitted to and approved by the Local Planning Authority indicating levels at the back of footway and garage doors as so to ensure that the drive gradient do not exceed 1 in 9. The scheme as may be approved under this condition shall be implemented prior to the occupation of any of the dwellings.

Reason

In the interests of safety.

(4)Prior to the occupation of the each associated dwelling at least three car parking spaces, shall be provided within the curtilage of each dwelling in accordance with a scheme which shall be submitted to and approved in writing by the local planning authority. The approved car parking area(s) shall be retained as such and thereafter not be used for any purpose other than vehicle parking.

Reason

To comply with the requirements of the local planning authority concerning off-street car parking in the interests of amenity and highway safety.

PLANDEV-031202-REP-EC 145 (5)Any garages shall not be converted to residential use unless a scheme for replacement car parking has been submitted to and approved in writing by the local planning authority The scheme shall be implemented prior to the commencement of any conversion works and shall provide for one additional car parking space for each space lost by any conversion works.

Reason

To ensure that adequate car parking provision is maintained within the curtilage of the dwelling in the interest of highway safety.

(6)In this condition retained tree means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the date of occupation of the building or the completion of the development whichever is the later.

(a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard 3988 (Tree Work).

(b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority.

(c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority.

Reason

In the interest of visual amenity and to accord with Section 197 of the Town and Country Planning Act 1990.

PLANDEV-031202-REP-EC 146 (7)No development shall take place until there has been submitted to and approved in writing by the local planning authority a scheme indicating protective fencing around the canopies of the trees along the rear (western) boundary of the site and all works undertaken in the vicinity of the protective fencing shall be in accordance with the guidelines and recommendations in BS5837:1999 Trees in relation to Construction. No work of any kind, which included the alteration of existing ground levels, should be undertaken within the crown spread of the trees or half the height whichever is the graeter.

Reason

In order to ensure the retention and protection of the trees which are considered to be an important amenity feature .

(8)Prior to occupation of any associated dwelling the drive shall be hardsurfaced in concrete, tarmacadum or block paviors and be a minimum of 5.6m in width (if providing 2 car parking spaces under condition No. 4).

Reasons

In the interests of highway safety.

(9)The development shall include works for the control of effluent which shall be designed, engineered and maintained in accordance with a scheme which shall be submitted to and approved in writing by the Local planning authority to prevent any contaminated surface water drainage from entering a watercourse. The scheme shall be implemented prior to the occupation of each dwelling.

Reason

In order to ensure the provision of adequate foul drainage.

(10)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the local planning authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainage of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented prior to the occupation of each dwelling.

Reason To ensure satisfactory drainage.

PLANDEV-031202-REP-EC 147

ITEM 1. 16

APPLICATION NO: P/2002/1205 DATE: 10/10/02 09:38:48

PROPOSAL: ONE DWELLING AND ACCESS (ACCESS TO BE SHARED WITH EXISTING DWELLING- PENRHIW HOUSE)

LOCATION: LAND FRONTING PENRHIW HOUSE, PANT HOWELL DDU ROAD, BRITON FERRY, NEATH SA112TU APPLICANT: MR R P MORGAN TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

The Borough of Neath Local Plan:

H3 – The infilling and rounding off of existing settlements

T24 – Car parking and servicing provision

T26 – New development and highway safety problems.

b. Other Policies

None

c. Relevant Planning History

81/0060 - Single dwelling - Refused 24.3.81. 88/0825 - House - Refused 3.2.89. 91/0632 - House - Refused 9.12.89. 00/565 – House and access road – Refused 27/6/00 A156 – Appeal against refusal 00/565 – Allowed 8/11/00 00/1471 – Detached garage – Approved 13/3/01

d. Responses to Consultations

Number of properties consulted: 3

PLANDEV-031202-REP-EC 148

The application was advertised on site.

Number of replies received: 0

Statutory Consultees:

The Head of Municipal and Highway Services (Highways) – No highway objections subject to conditions.

The Head of Municipal and Highway Services (Drainage) - No reply

The Environment Agency - No objections in principle

The Coal Authority – The developer is advised to seek appropriate technical advice.

Transco - No objections. Briton Ferry Town Council – No reply, therefore no observations to make.

APPRAISAL

This is an outline application for one dwelling on land at the front of Pen Rhiw House, Pant Howell Ddu Road, Briton Ferry. All matters of siting, design, external appearance and landscaping have been reserved for later detailed approval. It is indicated that the access that has been constructed for the new house recently built at Pen Rhiw will be shared to give access to the new dwelling. The application site is some 0.15ha in area including the area for the shared access drive and turning facilities in front of the newly built Pen Rhiw House. The site has a total width of some 65m and a depth of some 20m.

In support of the application, the applicant’s agents have indicated that it is intended that the new dwelling will reflect the design features and materials used in the new Pen Rhiw House. They state that the site lies within the built up area of Briton Ferry and that development would complement the existing pattern of development along Pant Howell Ddu Road.

PLANDEV-031202-REP-EC 149 The current site is located between a new house and an established cottage to the north and is also considered to be an infill site and therefore complies with planning policy.

Although previously, applications have been refused on highway safety grounds due to the narrow and steep nature of Pant Howell Ddu and its blind bends, the most recent appeal was allowed and planning permission was granted for the new Pen Rhiw House in November 2000. The Inspector at the appeal stated that he considered that whilst the road was steep, narrow and poorly aligned, one or two extra peak hour movements (typical generation for one dwelling) is unlikely to have any perceptable impact on the convenience of existing road users or the free flow of traffic. The Inspector at the appeal The Head of Municipal and Highway Services has therefore raised no highway objections to this application for an additional dwelling to be served from the same access, subject to conditions concerning the driveway and visibility splays.

The plot is adjacent to a Special Landscape Area as designated by the Neath Local Plan, but is not within this area. It is next to the new house and a row of bungalows on the south side, an older established cottage to the north, with a bungalow/poultry sheds opposite. In visual terms it is considered that the development of the plot would be acceptable and would accommodate a dwelling without adversely affecting the amenities of adjacent properties.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)Approval of the details of the siting, design and external appearance of the building(s), the means of access thereto and the landscaping of the site (hereinafter called the reserved matters) shall be obtained from the local planning authority in writing before any development is commenced.

Reason

The application was made for outline planning permission.

(2)Plans and particulars of the reserved matters referred to in condition 1 above, relating to the siting, design and external appearance of any buildings to be erected, the means of access to the site and the landscaping of the site, shall be submitted in writing to the local planning authority and shall be carried out as approved.

PLANDEV-031202-REP-EC 150 Reason

The application was made for outline planning permission.

(3)Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(4)The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of the approval of the last of the reserved matters to be approved, whichever is the later.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(5)Prior to the occupation of the dwelling at least two car parking spaces, three if the gross floor area exceeds 120 sq.m., shall be provided within the curtilage of each dwelling in accordance with a scheme which shall be submitted to and approved in writing by the local planning authority. The approved car parking area(s) shall be retained as such and thereafter not be used for any purpose other than vehicle parking.

Reason

To comply with the requirements of the local planning authority concerning off-street car parking in the interests of amenity and highway safety.

(6)The combined access shall be a minimum of 4.5m wide with a gradient not exceeding 1 in 9 and shall be hardsurfaced in concrete, tarmacadam or block paviors and shall be provided with a turning facility so that all vehicles can enter/leave in a forward gear.

Reason:

In the interests of highway safety.

PLANDEV-031202-REP-EC 151 (7)Building construction shall not begin until the roadside bank to the north-west of the driveway junction has been reduced to a height not exceeding 1.05m above the level of the adjoining carriageway forward of a line taken from a point 2.4m back from the nearside channel on the centre line of the driveway to the extreme north western corner of the site. The triangular area forward of that line shall be kept permanently free from all obstructions to visibility exceeding 1.05m above the adjoining carriageway level.

Reason:

In the interests of highway safety.

(8)No surface water from the shared drive shall be allowed to flow on to the highway or shall be connected to any highway drainage system.

Reason:

In the interests of highway safety.

(9)Any gates shall be of a type which open inwards only.

Reason:

In the interests of highway safety.

(10)The foul drainage from the proposed development shall be discharged to a septic tank and soakaway system, which meets the requirements, of British Standards BS 6297:1983 and which complies with the following: - a) There is no connection to any watercourse or land drainage system and no part of the soakaway system is situated within 10m of any ditch or watercourse. b) Porosity tests are carried out to the satisfaction of the Local Planning Authority to demonstrate that suitable sub soil and adequate land area is available for the soakaway (BS6297: 1983 refers).

Reason

To prevent pollution of the water environment.

PLANDEV-031202-REP-EC 152

ITEM 1. 17

APPLICATION NO: P/2002/1210 DATE: 11/10/02 10:49:13

PROPOSAL: ERECTION OF A 15M LATTICE TOWER TO HOUSE 4 NO ANTENNAS AND TWO MICROWAVE DISHES ALONG WITH AN ANCILLARY GROUND BASED CABIN OF 5M LENGTH X 2.6M WIDTH X 2.9M HEIGHT

LOCATION: TYNYCELLAR FARM, MARGAM, PORT TALBOT SA132PD APPLICANT: O2 (UK) Ltd TYPE: PriorNotif.Tele(New)

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Deposit Draft)

E26 Telecommunications

E18 Landscape Protection Areas

b. Other Policies

None

c. Relevant Planning History

02/127 Aerials on pylon and cabin Approved 26/2/02

d. Responses to Consultations

Number of properties consulted: 3

The proposal has also been advertised by means of two site notices.

Number of replies received: 0

PLANDEV-031202-REP-EC 153

Statutory Consultees:

The National Assembly For Wales (Transport Directorate) – raises no objection to the siting of the mast, but advises that the developer intends to tie in the proposed compound fence to the motorway fence. This motorway fence is the property of the National Assembly for Wales and the compound fence should not be attached to it. The developer should provide terminal posts adjacent to the motorway boundary fence.

Western Power Distribution – advises on the location of its apparatus.

Head of Municipal and Highway Services (Highways) – raises no objection to the proposal subject to the imposition of conditions in respect of the new access which is to be created.

APPRAISAL

This is an application for prior approval determination under Part 24 of The Town and Country Planning (General Permitted Development) Order 1995 in respect of permitted development by telecommunications System Operator.

This application seeks prior approval for the siting and design of a 15 metre high lattice tower with 2 No UMTS antennas and 2 No 600 mm microwave dishes together with an equipment cabin some 2.5 x 5m in area and some 2.5 metres in height.

The site is located some 180 metres north west of the nearest residential property known as Tyn y Cellar Farm. To the south is the M4 motorway which stands some 10.5 metres higher than the application site, while some 35 metres to the west is an existing National Grid Pylon.

The Applicants have indicated that the mast is required in order to increase the coverage in the area. Other possible locations have been considered but rejected which include the various pylons along the M4 motorway and on Corus land. However, O2 recently lost its right with National Grid which enabled O2 to place its antennas on the National Grid Pylons and the proposal was therefore aborted. Planning consent was granted on Transco Land adjacent to Corus, however, the landowner was unwilling to accommodate the equipment.

PLANDEV-031202-REP-EC 154 In respect of the siting and design the guidance contained in Welsh Office Circular 22/99 states that:

“ In considering this application the authority can consider siting and appearance this includes its height in relation to surrounding land the existence of topographical features, effect on the skyline or horizon, views of the site, the site in relation to areas designated for their scenic quality, the site in relation to existing masts and the site in relation to residential properties.”

In relation to Planning Policy E26 of The Port Talbot Local Plan states in relation to telecommunications:

Planning permission will be granted for telecommunications equipment provided that:

(a) There is no adverse visual impact of the proposed installation;

(b) There is a proven technical requirement to site the installation in the location proposed;

(c) The proposed installation is part of a planned system of provision;

(d) Multiple use of existing or planned facilities is not possible;

The explanation states: -

Modern telecommunications are essential and benefit the local community and national economy. Modern communications can benefit sustainable goals by reducing the need to travel. However, the need to safeguard the rural and urban environment must be paramount. Visual impact therefore must be paramount with detailed consideration being given to the siting and external appearance of the apparatus and to the scope of using landscaping measures effectively.

The application site lies in a designated Landscape Protection Area of The Port Talbot Local Plan states that planning consent for development will only be granted where it can be clearly demonstrated that there is no detrimental effect on the environment ecology and landscape of the area.

In visual terms the proposal is located against the backdrop of the tree lined embankment of the motorway with approximately 3.5 metres of the lattice tower being visible from the adjacent motorway in view of this and

PLANDEV-031202-REP-EC 155 the presence of existing pylon near the site it is considered that the proposal would not be unduly visually prominent and should not have a material effect on the countryside.

The site is within an area of open farmland with the nearest residential property some 180m from the application site and will not therefore affect residential amenity.

In relation to health considerations, Planning Policy Wales issued from the National Assembly of Wales states that:

“ Health considerations can be material considerations in determining planning applications for planning permission and prior approval as, in principle, can raise public concerns in relation to such effects. Whether such matters are material in a particular case is ultimately a matter for the courts. It is for the decision maker to determine what weight to attach to such considerations in a particular case

In relation to health implications of proposed development it is the Assembly Government’s view that, if the development meets International Commission on Non- Ionising Radiation Protection (ICNIRP) Guidelines as expressed in the EU Council of Recommendation of 12 July 1999 on the limitation of exposure of the general public to electromagnetic fields( as recommended by the Report of The Independent Expert Group on Mobile Phones (The Stewart Group), it should not be necessary for a local planning authority in processing an application for planning permission or prior approval, to consider further the health aspects or concerns about them. All new base stations are expected to meet the ICNIRP Guidelines.”

The Applicants have certified that the proposed masts meets he ICNIRP Guidelines.

Therefore, it is considered that there are no grounds to support a refusal on health grounds.

It is considered therefore that the proposal is acceptable.

RECOMMENDATION: Approval with Conditions

PLANDEV-031202-REP-EC 156

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2) Prior to the commencement of development a 4.4 metre wide vehicular footway/verge crossing (excluding droppers) shall be constructed in accord with a scheme to be submitted to and approved by the Local Planning Authority.

Reason:

In the interests of highway safety.

(3) Any gates erected shall be of a type designed solely to open inwards and not over the public highway and maintained as such thereafter.

Reason:

In the interests of highway safety

PLANDEV-031202-REP-EC 157

ITEM 1. 18

APPLICATION NO: P/2002/1226 DATE: 14/10/02

PROPOSAL: NEW CIVIC CENTRE

LOCATION: WATER STREET, NEATH SA113EP APPLICANT: Neath Port Talbot C.B.C. TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan

B39 – Criteria for business proposals design/access etc.

b. Other Policies

None.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 18

Three notices were displayed at the site and an advertisement placed in the press.

Number of replies received: 0

Statutory Consultees:

Head of Municipal and Highway Services (Highways) – No highway objection subject to conditions. Head of Municipal and Highway Services (Drainage) – No objection.

PLANDEV-031202-REP-EC 158 The Coal Authority – No adverse comments. The Environment Agency – No objection. Hyder Consulting – No objection subject to conditions. Fire Officer – No adverse comments. South Wales Police (Crime Prevention) – No adverse comments. Glamorgan Gwent Archaeological Trust – No objection. Transco – No adverse comments. British Telecom – No adverse comments. Western Power Distribution – No adverse comments. Neath Town Council – No objection.

APPRAISAL

This is a detailed application for the erection of a three storey office block (Civic Centre) with small basement area together with ancillary parking facilities.

The site, which is located adjacent to the existing Civic Centre and at the rear of properties fronting Water Street and Gnoll Park Road has an area of 0.66 hectares and comprises the existing surfaced car park together with the single storey office annexe. The existing building on the site is to be demolished in order to facilitate the proposed office block. Access is to be gained off Water Street with a Service Access only off Gnoll Park Road.

The proposal relates to a three storey building with small basement area and incorporates a total of 77 car parking spaces including 4 spaces set aside for disabled persons. The building comprises a total of 4120m² of office space including circulation areas and incorporates facilities for staff and Members. It has a maximum height of 16.8 metres and is finished in buff facing brickwork with vertical columns encased at lower level with reconstituted stone surround and a roof of natural slate. Glazing features are to be incorporated externally to the stairways.

The accommodation proposed will comprise the following: -

Basement: Archive Storage Plant Room and meeting room. Ground Floor: Office accommodation, kitchen, Coffee Shop, One Stop Shop and Waiting Area. First Floor: Office Accommodation and Member Facilities. Second Floor: Office Accommodation.

PLANDEV-031202-REP-EC 159 In policy and land-use terms, it is noted that the site is located within an area of predominantly business/commercial use and although there are a small number of residential properties in the immediate locality, it is considered that the amenity of those properties will not be adversely affected to any significant degree especially in view of the existing use of the site for office purposes and as an open car parking area.

Whilst there will be a loss of public car parking it is considered that sufficient car parks are available within and adjacent to the Town Centre. There is no objection to the proposal on highway safety grounds subject to conditions relating to the construction of the main and service accessways.

In conclusion, it is considered that the development complies with the requirements of Policy B39 of the Neath Local Plan and with highway safety requirements and there is no objection to the proposal on visual, amenity or highway safety grounds.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

Reason

In the interest of the visual amenity of the area.

(3)No development shall take place until there has been submitted to and approved in writing by the local planning authority a scheme for landscaping, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, taking into

PLANDEV-031202-REP-EC 160 account potential growth, together with measures for their protection in the course of development. This scheme shall be carried out in the first planting season after completion of the development or its occupation, whichever is the sooner and any trees of plants which within a period of five years are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and the same species, unless the local planning authority gives written consent to any variation.

Reason

In the interest of visual amenity and to accord with Section 197 of the Town and Country Planning Act, 1990.

(4)Foul and surface water discharges shall be drained separately from the site and no surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system and no land drainage run-off shall be permitted to discharge to the public sewerage system.

Reason

To prevent hydraulic overload of the public sewerage system and pollution of the environment.

(5)A suitable grease trap shall be installed in the sewerage system to prevent the entry into the public sewerage system of matter likely to interfere with the free flow of sewage or which would prejudicially affect the treatment and disposal of such sewage.

Reason

In the interest of amenity.

(6)Prior to the commencement of any work on site a scheme shall be submitted to and approved by the Local Planning Authority indicating the lining and signing of the access, the removal of on-street parking provision on Water Street with amendments to the kerbline on Water Street to ensure users of the exit are fully aware of the need to turn right only shall be submitted to and approved by the Local Planning Authority. The works as may be approved shall be completed on site prior to first use of the premises.

Reason In the interest of highway and pedestrian safety.

PLANDEV-031202-REP-EC 161 (7)Prior to the commencement of any work on site a scheme for lining and signing of the delivery access road junction onto Gnoll Park Road shall be submitted to and approved by the Local Planning Authority. The works as may be approved shall be completed on site prior to first use of the premises.

Reason

In the interest of highway and pedestrian safety.

(8)Prior to the first use of the premises bollards or barriers shall be erected along the back of footway on Gnoll Park Road between it and the service road in accordance with a scheme which shall be first be submitted to and approved by the Local Planning Authority.

Reason

In the interest of highway and pedestrian safety.

(9)Tactile paving pedestrian crossing points shall be created at all junctions prior to first use of the premises.

Reason

In the interest of highway and pedestrian safety.

(10)Nothing over 600mm in height shall be erected or allowed to grow within the vision splay onto Water Street.

Reason

In the interest of highway and pedestrian safety.

(11)Prior to the first use of the building a two metre wide footway shall be provided along the frontage of Water Street in accordance with a scheme which must be first submitted to and approved by the Local Planning Authority.

PLANDEV-031202-REP-EC 162

Reason

In the interest of highway and pedestrian safety.

(12)The development shall include works for the control of effluent which shall be designed, engineered and maintained in accordance with a scheme which shall be submitted to and approved in writing by the Local planning authority to prevent any contaminated surface water drainage from entering a watercourse. The scheme shall be implemented prior to the occupation of the building.

Reason

In order to ensure the provision of adequate foul drainage.

(13)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the local planning authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainage of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented prior to the occupation of the building.

Reason

To ensure satisfactory drainage.

(14)The development hereby permitted shall be provided with means of enclosure to all property boundaries. Prior to the commencement of work on site details of all means of enclosure and screen walling or fencing shall be submitted to and approved in writing by the local planning authority. These means of enclosure shall be implemented as may be approved prior to the occupation of any associated dwelling.

Reason

In the interests of the visual amenity of the area and the amenities of the occupiers of proposed and existing dwellings.

PLANDEV-031202-REP-EC 163 (15)Prior to the commencement of the construction of the building, a scheme shall be submitted for the approval of the Local Planning Authority indicating the hours of operation of building works, including specific hours relating to specific construction operations. The scheme shall be implemented as approved.

Reason

In the interest of amenity to adjoining residents.

PLANDEV-031202-REP-EC 164

ITEM 1. 19

APPLICATION NO: P/2002/1237 DATE: 17/10/02 11:47:36

PROPOSAL: FIRST FLOOR EXTENSION TO PROVIDE BEDROOMS

LOCATION: 30 SITWELL WAY, SANDFIELDS, PORT TALBOT SA126BL APPLICANT: C H JAMES TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan(Deposit Draft)

R20 Residential Extensions

b. Other Policies

DG8 – Two storey side extensions to semi detached properties

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 5

Number of replies received: 0

Statutory Consultees:

None

PLANDEV-031202-REP-EC 165

APPRAISAL

This application seeks full planning permission to erect a first floor side extension at No 30 Sitwell Way, Sandfields, Port Talbot a semi detached property.

The dwelling is situated on the eastern side of Sitwell Way which is characterised by pairs of semi detached dwellings and a garage compound to the rear.

The proposed development involves extending the existing dwelling above the garage by 3.2 metres and running the length of the main flank wall of the dwelling. The garage is some 2.5 metres off the boundary with No 28. The proposal would be in line with the existing front elevation of the property with a hipped roof with a ridge height to match the existing.

Members will note that whilst the Authority’s adopted guidelines for such extensions normally require a minimum set back of 1 metre, it is considered that in view of the gap which is present between the garage and the existing boundary wall the proposal would not adversely affect the balance of the pair of semis. It should be noted that a similar extension has been built on the opposite side of the road.

The proposal is considered satisfactory in terms of design and will not have a materially adverse affect on the residential amenities of neighbouring residents.

In view of the foregoing the proposal is considered acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

PLANDEV-031202-REP-EC 166 (2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

PLANDEV-031202-REP-EC 167

ITEM 1. 20

APPLICATION NO: P/2002/1248 DATE: 16/10/02

PROPOSAL: CONSERVATORY

LOCATION: 35 PEN YR ALLTWEN PARK, PONTARDAWE, SWANSEA SA8 3EZ APPLICANT: Mr Peter Samuel TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies Northern Lliw Valley Local Plan Policy EQ15- Appearance and environmental quality of the built up area.

b. Other Policies

None.

c. Relevant Planning History

98/751- Extension- Approved-10/9/02

d. Responses to Consultations

Number of properties consulted: 2

Number of replies received: 0

Statutory Consultees:

Head of Municipal and Highway Services (Drainage)- No Objections.

Cilybebbyll Community Council – No reply therefore no observations to make.

PLANDEV-031202-REP-EC 168

APPRAISAL

This is an application for a proposed conservatory to the rear of a detached property known as 35 Pen Yr Alltwen Park, Alltwen.

The property has previously benefited from planning permission for a garage extension. The proposed conservatory therefore requires planning consent as the properties permitted 70 cubic metres are exceeded.

The proposed conservatory measures 5.5m wide and projects 3m from the main rear elevation of the dwelling. It has a mono pitch roof rising to a height of 3.1m. It is to be constructed in white Upvc, with a dwarf wall constructed in facing brick.

It is considered that the proposed extension is acceptable in both design and visual terms, and should not have a significantly adverse effect on the amenities of adjoining properties.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

PLANDEV-031202-REP-EC 169

ITEM 1. 21

APPLICATION NO: P/2002/1258 DATE: 22/10/02 14:32:48

PROPOSAL: CONSERVATORY

LOCATION: 6 BROAD STREET, PORT TALBOT SA131EW APPLICANT: MR R TAYLOR TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Draft Port Talbot Local Plan R20 – Extensions to dwellinghouses and new infill developments

b. Other Policies

DG1 – Rear extensions to terraced properties

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 3

Number of replies received: 0

APPRAISAL

This application seeks consent for a conservatory on the rear of 6 Broad Street, a terraced house. The conservatory will project some 2.5m from the rear of the house and will be some 3m wide. It will have a 1m high brickwork plinth with a UPVC framework above with a mono-pitch roof of maximum height 3.05m.

The proposed conservatory will be an addition on the rear wing of the house. This rear wing already projects some 7.4m from the main back

PLANDEV-031202-REP-EC 170 wall of the house, which is greater than would normally be allowed by the Council’s adopted guidelines. With the addition of the proposed conservatory, this rear wing will project a total of some 9.9m from the main back wall.

However, the neighbouring houses all have similar sized rear wings, and the adjoining property most affected by the proposed conservatory (No. 7) is built at a higher level and is screened by an existing garden wall. It is considered that the conservatory will not have a significant effect on this property. On the other side, the side of the rear wing of the neighbouring house is adjacent to the boundary therefore reducing the impact of the proposal, and it is considered that the conservatory will not be significantly detrimental to the residential amenities of that property.

In visual terms the proposed conservatory is considered to be acceptable and to be in keeping with the dwelling and surroundings.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The brick materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

PLANDEV-031202-REP-EC 171

ITEM 1. 22

APPLICATION NO: P/2002/1267 DATE: 24/10/02 15:24:30

PROPOSAL: VARIATION OF CONDITION 3 OF APPLICATION 98/1036 TO EXTEND OPENING HOURS TO 02.00 A.M.

LOCATION: GNOLL CAFÉ, 24 ALFRED STREET, NEATH SA111EF APPLICANT: MR. M. DANIEL TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan Policy S14- Proposals for ancillary service uses

b. Other Policies

None

c. Relevant Planning History

P/98/1036- change of use to hot food take away- Approved-15/10/98

d. Responses to Consultations

Number of properties consulted: 8

Number of replies received: 0

Statutory Consultees:

Neath Town Council- No Objection.

PLANDEV-031202-REP-EC 172

APPRAISAL

This application relates to Gnoll Café, 24 Alfred Street, Neath. The property is currently occupied by an A3 use. This was granted planning consent in October 1998.

This application is to vary a condition of this previous planning consent P/98/1036. Condition 3 of this consent restricts opening hours, so that the property cannot remain open to customers later than 00.30 hours. It must be noted that the current licence restricts opening to 22.00 hours.

The applicant has stated that he wishes to open until 02.00 hours to provide a restaurant use. The letter goes further to state that the property is bounded either side by other A3 uses, an Indian cuisine restaurant and take away and a Kebab take away.

The property is located within an area designated within the Borough of Neath Local Plan for shopping uses, and there are a number of late night uses within this location. The licencing section have confirmed that there are other A3 restaurant uses open until 02.00 hours within this designated shopping area.

It is considered that in view of the location in the town centre on the corner of Alfred Street and Windsor Road and the proximity to other similar late night opening establishments, there would be no additional material loss of amenity to nearby residents, and therefore the proposal is acceptable.

RECOMMENDATION: Approval with Conditions

PLANDEV-031202-REP-EC 173 CONDITIONS;

(1)Customers shall not be permitted entry to the premises between 02.00 hours and 09.00 hours and shall not be served or remain on the premises between 02.10 hours and 09.00 hours.

Reason

In the interest of clarity.

PLANDEV-031202-REP-EC 174

ITEM 1. 23

APPLICATION NO: P/2002/1272 DATE: 25/10/02 11:05:31

PROPOSAL: EXTRA CARE HOUSING FOR OLDER PEOPLE, COMPRISING OF 50 SELF CONTAINED FLATS AND ASSOCIATED COMMUNAL FACILITIES.

LOCATION: LAND TO THE SOUTH EASTERN END OF, CAR PARK BETWEEN TIR MORFA ROAD AND PRINCESS MARGARET WAY, SANDFIELDS, PORT TALBOT SA127PF APPLICANT: NEATH PORT TALBOT COUNTY BOROUGH TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Deposit Draft)

As3a Land identified for housing for senior management

R11 Infill Residential Development

T11 New development proposals must comply with car parking standards

b. Other Policies

DG6 – Distances between habitable room windows

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 32

The proposal has also been advertised by means of a site notice and press notice.

PLANDEV-031202-REP-EC 175

Number of replies received: 1

The objections can be summarised as:

1. Devaluation of property

Statutory Consultees:

The Coal Authority – advises that the responsibility for carrying out the development in a safe manner rests with the developer.

Environment Agency Wales – Raises no objection

The Head of Environmental Health and Trading Standards – advises that records indicate that the site is underlain by a layer of made ground comprised of slag material. This material could give rise to elevated levels of heavy metals on the site and as such it is recommended that a contaminated land investigation is carried out in the open areas used for gardens and landscaping to ensure any risk is identified and where necessary remediated.

The Head of Municipal and Highway Services (Highways) – no objection subject to the imposition of conditions

Transco – advises on the location of its apparatus.

The Head of Municipal and Highway Services ( Drainage) – no reply

Hyder Consulting – No reply to date

APPRAISAL

This application seeks full planning permission for extra care housing for older people comprising 50 No self contained flats and associated communal facilities on vacant land opposite Nos 2- 44(evens) Tir Morfa Road, Sandfields, Port Talbot.

The application site comprises a rectangular shape piece of land approximately 1.22 hectares in area and situated on the northern side of Princess Margaret Way and has a frontage of 180 metres and a maximum depth of 75 metres.

PLANDEV-031202-REP-EC 176 A wall denotes the north and south boundaries of the site, to the east is a piece of amenity land beyond which is Pier Way. To the north are the residential properties in Tir Morfa Road, to the south on the opposite side of the road is the Seafront Promenade.

The development involves frontage development along Princess Margaret Way comprising an ‘L’ shaped 2 storey design building with accommodation being included in the roof space. The building would be sited some 12.5 metres off the boundary of the site with the main element fronting Princess Margaret Way having a length of 150 metres. The remainder of the building which has a depth of 12.5 metres would front the adjacent amenity land. The overall height of the building would be 11.1 metres.

The main building would be sited at least 40 metres away from the residential properties in Tir Morfa Road. The proposed accommodation includes 44 No. 1 bedroom flats and 6 No 2 bed flats. In addition to the residential accommodation approximately 698 square metres of communal facilities comprising library/café, restaurant, activity rooms, bar, chiropody, massage room, hairdresser, shop, office, kitchen and laundry facilities would be provided on the ground floor; 104 square metres of floor area would be used for staff accommodation and offices on the second floor and 150 square metres for a sun lounge and terrace.

The proposed external finishing materials are as follows:

Walls

Buff clay facing brick and smooth render to receive paint finish ‘sea side’ colours.

Horizontal timber boarding with ship lap profile with natural stain effect.

Roof

Fibre cement slate black or blue-black

The submitted plans indicates a landscaped area to the east and north of the building, a decking area serving the communal facilities would be provided adjacent to Princess Margaret Way a further seating area would be located to the rear adjacent to the parking area. In addition each individual ground floor flat would have a small paved garden enclosed with a 600 mm brick wall.

PLANDEV-031202-REP-EC 177

In terms of the design the mass of the building is broken up by the inclusion of timber clad detail on each gable.

The submitted plan has been annotated to show the proposed boundary treatment which includes 600mm high wall with 1200mm high railings on top along the south, east and western boundaries. 1800 mm high railings are proposed on the boundary adjacent to Tir Morfa Road.

It is proposed to provide 30 car parking spaces to the rear of the building with access off Tir Morfa Road.

In response to the objection raised this is not as such a material consideration in the determination of the application.

The proposal is considered acceptable in terms of design and siting and there are no objections on highway or amenity grounds.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details (including samples) of materials to be used externally for both buildings and hardsurfaces. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

(3)No development shall take place until there has been submitted to and approved in writing by the local planning authority a scheme for landscaping, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, taking into

PLANDEV-031202-REP-EC 178 account potential growth, together with measures for their protection in the course of development. This scheme shall be carried out in the first planting season after completion of the development or its occupation, whichever is the sooner and any trees of plants which within a period of five years are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and the same species, unless the local planning authority gives written consent to any variation.

Reason

In the interest of visual amenity and to accord with Section 197 of the Town and Country Planning Act, 1990.

(4)The screen walls/screen fencing indicated on the approved plan shall be erected prior to the occupation of the building and shall be retained thereafter.

Reason

In the interest of the amenities of the occupiers of the property and the amenity of the adjacent residents.

(5) Prior to the occupation of the building the car parking provision as shown on drawing No 2135/PA/103 shall be marked out and surfaced in either tarmacadem, concrete or block paviors and retained as such thereafter.

Reason:

In the interests of highway safety and to ensure there is adequate car parking.

(6)Prior to the commencement of work on site, a detailed scheme to deal with any contamination on the site shall be submitted to and approved in writing by the Local Planning Authority. This scheme shall be a staged approach and will first include the submission of a Site Investigation and Risk Assessment. If at this stage of process the Local Planning Authority notify the applicant in writing that contamination will cause an unacceptable risk to the site users or the environment, a mediation strategy shall be submitted in writing and approved by the Local Planning Authority. Prior to any occupation of the development a validation report and results prepared by a suitably qualified person, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details.

PLANDEV-031202-REP-EC 179 Reason

In the interest of public safety.

(7)The development shall include works for the control of effluent which shall be designed, engineered and maintained in accordance with a scheme which shall be submitted to and approved in writing by the Local planning authority to prevent any contaminated surface water drainage from entering a watercourse. The scheme shall be implemented prior to the occupation of the building.

Reason

In order to ensure the provision of adequate foul drainage.

(8)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the local planning authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainage of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented prior to the occupation of the building.

Reason

To ensure satisfactory drainage.

(9) The communal / retail facilities hereby approved shall be for the sole use of the residents and users of the development and not open to the general public.

Reason:

In the interests of amenity and highway safety.

(10)Development shall not begin until details of the proposed foul drainage works have been submitted to and approved by the local planning authority, and such drainage works shall be implemented as may be approved by this condition.

Reason

In order to ensure the provision of adequate foul drainage.

(11) Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and

PLANDEV-031202-REP-EC 180 hardstandings shall be passed through trapped gullies or oil interceptors, with an overall capacity compatible with the site being drained.

Reason:

In the interests of amenity.

(12) Visibility splays 2.4m x 90m either side of the vehicular access shall be provided prior to the occupation with these visibility splays being mad up as footway and maintained as such therefater.

Reason:

In the interests of highway safety

(13) Prior to the occupation of the building the access road and footways shall be surfaced in tarmacadem, concrete or paviors and maintained as such thereafter.

Reason:

In the interests of highway safety.

(14) No surface water from the access road or parking area shall flow onto the public highway.

Reason:

In the interests of highway safety.

(15) Prior to the occupation of the building, pedestrian tactile paving crossing points either side of the proposed access and internal crossing point shall be constructed and retained therafter.

Reason:

In the interests of highway safety.

(16) The access roads shall have a maximum gradient of 1 in 12 and a minimum gradient of 1 in 150.

Reason:

In the interests of highways safety

PLANDEV-031202-REP-EC 181 (17) Any gates or doors giving direct access onto the public highway shall be designed solely to open inwards and maintained as such thereafter.

Reason:

In the interests of highway safety.

(18)Prior to the commencement of building operations, a scheme shall be submitted for the approval of the local planning authority detailing amendments to the existing No Waiting at any time Order along the whole length of Tir Morfa together with the bar markings across the driveways for each dwelling. The scheme shall be implemented prior to the occupation of the building.

Reason: In the interest of Highway Safety

PLANDEV-031202-REP-EC 182

ITEM 1. 24

APPLICATION NO: P/2002/1273 DATE: 18/10/02

PROPOSAL: ERECTION OF DWELLINGHOUSE (BUNGALOW) FOR PATIENTS WITH LEARNING DISABILITIES WITH CAR PARKING, ROADWORKS AND LANDSCAPING

LOCATION: FORMER HAULAGE YARD, BRYNTEG, SEVEN SISTERS NEATH APPLICANT: BRO MORGANNWG NHS TRUST TYPE: Reserved Matters

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan H3 – Criteria for rounding off of settlements. T26 – New development and highway safety.

b. Other Policies

None.

c. Relevant Planning History

89/384 – Residential – Approved 22.5.89. 91/685 – Access for Residential – Approved 19.3.92. 02/481 – Bungalow for Patients with Learning Disabilities – Approved 18.6.02.

d. Responses to Consultations

Number of properties consulted: 16

A notice was displayed on site.

Number of replies received: 2

The grounds of objection can be summarised as follows: -

PLANDEV-031202-REP-EC 183

1. Existing sewers overloaded. 2. Adverse affect on pedestrian safety due to additional traffic using the road. 3. Adverse affect on amenity, privacy, safety and security due to the type of occupation and the proposal should be subject to safeguards as to the type of patient proposed, although the community is not against integration of people with learning difficulties into the community. 4. The properties fronting the site have rear access which should be retained.

Statutory Consultees:

Head of Municipal and Highway Services (Highways) – No highway objection subject to conditions.

Head of Municipal and Highway Services (Drainage) – No reply.

Environment Agency – No objection.

Hyder Consulting – No objection subject to conditions.

Head of Streetcare Services (Arboriculture) – No reply.

Seven Sisters Community Council – No objection but concerns regarding the capacity of the sewerage system.

APPRAISAL

This application relates to the approval of reserved matters following the approval of outline consent on the 18th June, 2002, under application Reference Number P02/0481.

The plans indicate a bungalow having a total floor area of some 314m² with the accommodation comprising 5 bedrooms, 2 living rooms, kitchen, dining room, quiet room and smoking room, 3 bathroom/shower rooms together with laundry facilities. The bungalow is to be finished externally in facing brickwork with a hipped roof of Redland Mini Stones old roof tiles with contrasting ridge tiles. Access is gained off Brynteg and 10 car parking spaces incorporating 2 spaces for the disabled are to be provided within the curtilage.

PLANDEV-031202-REP-EC 184 The site layout plan indicates that with the exception of the car parking area and access drive the site is to be laid to grass with two areas of shrub planting located in front of the proposed bungalow. A tree survey has also been submitted which indicates that with the exception of a small number of trees along the eastern boundary, all trees are to be retained within the scheme.

Condition No. 5 of the outline consent requires the submission of a survey relating to possible ground contamination due to the previous industrial use of the site. In this respect, a comprehensive site investigation report indicates that following a detailed site survey and analysis of the samples taken, no particular remedial measures would be considered necessary to protect long-term users of the property and the contamination issues are not considered to be significant.

The following comments are offered in response to the issues raised by local residents: -

1. It should be noted that there is no objection to the proposal from Hyder Consulting who consider that there is adequate spare capacity. This matter was also addressed at the outline stage. 2. There is no objection from the Head of Municipal and Highway Services on highway safety grounds and this question was also addressed at the outline stage. 3. The type of occupant is not strictly a matter to be addressed under planning legislation but this aspect of the proposal was addressed at the outline stage. 4. The question of a private right of way is a matter to be resolved between the individual land owners but it is noted that the site layout plan indicates that a right of way some 1.5 metres in width to the rear of the properties fronting Brynteg is to be retained within the scheme.

In conclusion, it should be noted that the principle of this development has been approved under the outline consent which was granted in June, 2002, and the reserved matters now submitted comply with the terms of the outline consent and it is considered that the proposal as submitted will not adversely affect visual amenities or highway safety.

RECOMMENDATION: Approval with Conditions

PLANDEV-031202-REP-EC 185

CONDITIONS;

(1)The forecourt boundary shall be set back a minimum of 2 metres from the existing kerblines to provide a 2.4 metres by 90 metres vision splay out of the proposed access and the area forward of the boundary shall be made up as a footway between the proposed access and the existing public footway and grass verge thereafter. These works shall be carried out prior to the first use of the bungalow in accordance with a scheme which shall be first submitted to and approved by the Local Planning Authority.

Reason

In the interest of highway safety.

(2)The gradient of the drive and parking area shall not exceed 1 in 20.

Reason

In the interest of highway safety.

(3)The drive and car park shall be hardsurfaced in concrete, tarmacadam or block paviors prior to first use of the bungalow and the 10 parking spaces shall be retained thereafter and not used for any other purpose.

Reason

In the interest of highway safety.

(4)Pedestrian vision splays of 2.4 metres by 2.4 metres shall be provided each side of the access and maintained so that nothing over 600mm in height is erected or allowed to grow within the splay area.

Reason

In the interest of highway safety.

(5)Any gates shall be of a kind which open inwards only.

Reason

In the interest of highway safety.

(6)No surface water from within the curtilage of the site shall be allowed to flow out onto the public highway or be connected into the highway drainage system.

PLANDEV-031202-REP-EC 186 Reason

In the interest of highway safety.

(7)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details of materials to be used externally. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

(8)The development hereby permitted shall be provided with means of enclosure to all property boundaries. Prior to the commencement of work on site details of all means of enclosure and screen walling or fencing shall be submitted to and approved in writing by the local planning authority. These means of enclosure shall be implemented as may be approved prior to the occupation of any associated dwelling.

Reason

In the interests of the visual amenity of the area and the amenities of the occupiers of proposed and existing dwellings.

(9)All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the buildings or the completion of the development hereby permitted, whichever is the sooner and any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and the same species, unless the Local Planning Authority gives written consent to any variation.

Reason

In the interest of visual amenity and to accord with Section 197 of the Town and Country Planning Act, 1990.

PLANDEV-031202-REP-EC 187

ITEM 1. 25

APPLICATION NO: P/2002/1276 DATE: 28/10/02 08:30:55

PROPOSAL: CONSTRUCTION OF A TWO STOREY SIDE EXTENSION

LOCATION: 59 WESTLANDS, BAGLAN MOORS, PORT TALBOT SA127DD APPLICANT: MR A HARRIS TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Draft) R20 - Amenities and environment of adjacent residents. T11 - Car parking standards

b. Other Policies

DG8 - Terracing/un-balancing effect on semi-detached properties.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 9

Number of replies received: 0

Statutory Consultees:

Head of Municipal and Highway Services: No highway objection subject to conditions.

PLANDEV-031202-REP-EC 188

APPRAISAL

This application seeks full planning permission for the erection of a 2- storey extension to the side of this semi-detached house.

The proposed extension would be set back 0.7m from the main front wall of the house. It would be 7.5m long by 2.65m wide. It would have a pitched roof to match the main house, with a ridge height of 7.7m, slightly lower than the main ridge of he house at 7.9m. Externally the extension would be finished in materials to match the existing house (brick and tile). Part of the existing side wall would be demolished to accommodate the extension. There are two other similar side extensions in the street.

The proposed extension would provide the following accommodation: Ground floor, enlarged entrance hall, w.c. and a study. First floor one additional bedroom and enlargement of existing bedroom.

The front elevation of the house faces onto a pedestrian walkway, linking through the site. The Design Guide requires that 2 storey side extensions to semi detached properties are set back 1m to avoid unbalancing the building or lead to a terracing effect.

In this instance the property is at the end of a row of 3 pairs of semi detached houses, so the terracing effect would not be relevant. In respect of the set back it is considered that the 0.7m shown in the submitted plan would be adequate to avoid unbalancing the houses.

In respect of the comments from Head of Municipal and Highway Services the property requires a total of 3 off street car parking spaces as with the addition of the extension the floor area of the building would exceed 120sq.m. The existing property does not have a drive to the side of the house but has a garage and drive to the rear. The existing garage is part of a block of 3, which serve the adjacent properties. In front of the garage there is an existing drive which is approximately 8m long. In order to provide an additional parking space on site, it would be necessary for it to be provided in the rear garden and would involve the demolition in part of an existing brick screen wall to the rear garden, together with a new pavement crossing. It is considered that the creation of an additional car parking space in this manner would be visually intrusive. Adjacent to the house there is a large turning area with plenty of scope for any potential overspill parking from the application site and nearby houses to be

PLANDEV-031202-REP-EC 189 accommodated without affecting its ability to be used. It is considered that in this situation the proposal is acceptable without the need for additional car parking.

In planning terms the proposed development is considered to be acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

PLANDEV-031202-REP-EC 190

ITEM 1. 26

APPLICATION NO: P/2002/1280 DATE: 22/10/02

PROPOSAL: DISPLAY OF SHOP FASCIA SIGN AND PROJECTING SIGN

LOCATION: 10 GREEN STREET, NEATH SA111DP APPLICANT: Phones 4U Ltd TYPE: Advertisement

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

Policy S16 The Environment of the Neath Town Centre will be enhanced.

Policy E68 Proposals to display an advertisement will be favourably considered subject to planning criteria.

Policy E 65 Development which would be detrimental to the appearance or character of a conservation area will not be permitted.

b. Other Policies

None

c. Relevant Planning History

P/2002/1070 Advertisement – Shop signage – Approved 11/10/02

d. Responses to Consultations

Number of properties consulted: 12

A notice was advertised in the press and a notice posted on site.

Number of replies received: 0

PLANDEV-031202-REP-EC 191 Statutory Consultees:

Neath Town Council: No objections.

Georgian Group: No reply.

Neath Antiquarian Society: No reply.

APPRAISAL

The application site comprises a vacant shop unit, formally a sports equipment shop close to Neath Market and lies with a Conservation Area.

The proposal is to erect an illuminated shop fascia sign, 0.90 metres by 0.90 metres, displaying the company logo. Four small logos, 0.25 metres by 0.25 metres, are incorporated in the whole new fascia, 0.9 metres by 4.1 metres, above the existing doorway. An illuminated double-sided projecting sign, 0.75 metres by 0.75 metres, is sited on the western side of the fascia.

From a policy viewpoint, the main issue is whether the proposal is detrimental to the appearance and character of the Conservation Area and the nearby Market, which is a Listed Building.

The proposal is considered acceptable, as there will be no undue harm to the appearance and character of the Conservation Area and the Listed Building.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Any advertisements displayed, and any site used for the display of advertisements, shall be maintained in a clean and tidy condition to the reasonable satisfaction of the local planning authority.

PLANDEV-031202-REP-EC 192 (3)Any structure or hoarding erected or used prinicpally for the purpose of displaying advertisements shall be maintained in a safe condition.

(4)Where an advertisement is required under these Regulations to be removed, the removal shall be carried out to the reasonable satisfaction of the local planning authority.

(5)No advertisement is to be displayed without the permission of the owner of the site or any other person with an interest in the site is entitled to grant permission.

(6)No advertisement shall be sited or displayed so as to obscure or hinder the interretation of any road traffic signs, railway signal or and to navigation by water or air, or so as to render hazardous the use of any highway, railway, waterway or aerodrome.

PLANDEV-031202-REP-EC 193

ITEM 1. 27

APPLICATION NO: P/2002/1283 DATE: 29/10/02 10:21:49

PROPOSAL: CHANGE OF USE OF THE BARN AT REAR OF CENTRE FOR THE PRE ROAD TRAINING OF STUDENTS ON SCOOTERS AND MOTORCYCLES

LOCATION: TAIBACH COMMUNITY EDUCATION CENTRE, MARGAM ROAD, PORT TALBOT SA132BN APPLICANT: MR D A EVANS TYPE: Change of Use

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

None

b. Other Policies

None

c. Relevant Planning History

96/1421 – Special Needs Building – Approved 4/11/96 98/756 – Special Needs Activity Centre – Approved 23/7/98 99/585 – Special Needs Activity Centre – Approved 20/7/99

d. Responses to Consultations

Number of properties consulted: 4 The application was advertised on site Number of replies received: 1

Comments can be summarised as follows:

1. The training of motorcyclists should be confined to the barn itself and not the adjacent car park. 2. Time controls should be imposed to avoid any use late at night. 3. The number of trainees should be restricted to two (plus the instructor) in order to limit noise.

PLANDEV-031202-REP-EC 194 4. People using the facility should park in the correct car park and not outside residents properties.

Statutory Consultees:

The Head of Municipal and Highway Safety (Highways): No highway objection.

The Head of Environmental Health and Trading Standards: No reply.

APPRAISAL

This application seeks consent to use an existing barn/hall at the rear of Taibach Community Education Centre for pre road motorbike training. The building is a sports hall some 27m long and 15m wide, situated next to the new Special Needs Centre at the rear of properties in Margam Road. There is a car park at the rear of the Community Education Centre with access via the rear lane at the rear of the houses in Margam Road.

The applicants have indicated that the training within the building would consist of slow speed riding to practice general safety and bike control before students go on to the road. There would be a maximum of two students and one instructor at any one time. It is anticipated that the building will be used on Saturday mornings only at first although this might increase to weekdays later.

With regard to the concerns raised by the local resident, the application relates only to the hall building and not any other part of the curtilage of the education centre or its car park. It is considered that the hours of use and numbers of students can be controlled by conditions imposed on the planning permission. However, it is considered that the issue of parking outside residents houses is not a planning matter directly connected to the current application, but an ongoing problem that should be addressed if necessary under Highways legislation.

It is considered that subject to the above points, the proposed use of the building will not have any significantly detrimental effect on the area or on the residential amenities of existing properties.

RECOMMENDATION: Approval with Conditions

PLANDEV-031202-REP-EC 195 CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)No motorcycles or scooters shall be operated on the premises before 0830 on weekdays and 0900 on Saturdays nor after 1700 on weekdays or 1300 on Saturdays, nor at any time on Sundays or Bank Holidays.

Reason

In the interests of the amenities of the area.

(3)This consent relates to a change of use for the barn only and no training shall be undertaken in the adjoining car park without the written consent of the Local Planning Authority.

Reason

In the interests of the amenities of the area.

PLANDEV-031202-REP-EC 196

ITEM 1. 28

APPLICATION NO: P/2002/1284 DATE: 23/10/02

PROPOSAL: EXTENSION TO DWELLING

LOCATION: 17 CANAL SIDE, ABERDULAIS, NEATH SA108ET APPLICANT: P Rhodes TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

Policy E67 New development. Policy H8 Extensions to dwellings.

b. Other Policies

A Guide to Household Extensions – The Council’s non-statutory guidelines.

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 2

Number of replies received: 0

Statutory Consultees:

Blaenhonddan Community Council: No observations.

PLANDEV-031202-REP-EC 197 APPRAISAL

The application site comprises a terraced dwellinghouse and garden which has an existing rear pitched-roof, double-storey extension, 4.5 metres long by 3.2 metres wide, to a height of 6.1 metres, plus a single- storey 2.7 metres long flat-roof extension. Existing external materials are grey slates to the roof with grey roughcast render to the walls.

The proposal is to remove the single storey flat-roof extension. It is proposed to widen the rear double storey extension, 0.5 metres, to 3.7 metres. The height is increased by 0.4 metres, to 6.5 metres. Materials are to be tiles to the roof and render to match the existing dwellinghouse.

Policies H8 and E67 of the Borough of Neath Local Plan, advocate the criteria applicable and are supported by the Council’s guidelines. The issues are, therefore, those of residential amenity and visual amenity.

In the consideration of residential amenity, the Council’s guidelines allow a rear double-storey extension up to 3.6 metres in length. The proposal to widen the existing 4.5 metres long double-storey extension is, as such, 0.7 metres in excess of the Guidelines. The extension is 1.3 metres from the boundary of the neighbouring premises, which has a single-storey extension, the same length as the double-storey. The first storey bedroom window of the neighbouring property is located some 3 metres from the proposed extension. Due to these specific site conditions and the distances involved, the proposal outside of the guidelines is considered as acceptable and not being unduly overbearing with respect to the adjacent premises. Furthermore, there is no conflict with the distances between habitable room windows or the overlooking of private space. There is, therefore, no undue harm to residential amenity, in this case.

The proposal harmonises with the existing design elements and is therefore considered acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

PLANDEV-031202-REP-EC 198 To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

PLANDEV-031202-REP-EC 199

ITEM 1. 29

APPLICATION NO: P/2002/1285 DATE: 29/10/02 11:48:14

PROPOSAL: CONVERT FARMHOUSE BACK INTO TWO PROPERTIES

LOCATION: HENDRE OWEN FARM, DUFFRYN RHONDDA, CYMMER, PORT TALBOT SA133HE APPLICANT: MR R MILLICHAP TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Draft)

E17 –Conversion of rural buildings E14 –Development in the open countryside E11 –Settlement limits

b. Other Policies

None.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 11

In addition a site notice was posted.

Number of replies received: 0

Statutory Consultees:

PLANDEV-031202-REP-EC 200 Head of Municipal and Highway Services –No highway objection subject to conditions.

Head of Municipal and Highway Services (Drainage) –The development will have no significant effect on the drainage systems in the area.

Environment Agency –No objection.

Hyder – No objections.

APPRAISAL

This application seeks full planning permission to subdivide the existing large detached farmhouse at Hendre Owen Farm, Duffryn Rhondda, Port Talbot, together with the conversion of an attached cow shed to form part of one of the two dwellings created.

The existing farmhouse provides the following accommodation to the ground floor: Lounge, living room, hall, bathroom, kitchen/dining room and cow shed. To the first floor are 5 bedrooms, and a loft area above the cowshed and to the second floor, two further bedrooms.

The property looks to have been built in two separate phases, the present accommodation is too large for the occupants and it is proposed to divide the house into two units. The proposed accommodation will be as follows: Unit 1 –Ground floor kitchen / dining room, bathroom, hallway and lounge with stairs to the first floor. First floor lounge, second floor 2 bedrooms and a bathroom.

Unit 2 –Ground floor kitchen / dining room, utility room, shower room and lounge. First floor 4 bedrooms, bathroom and airing cupboard.

It is proposed to make some external alterations to the existing property. It is proposed to provide new windows and a door to the cow shed, and one of the windows will be enlarged slightly. It is also proposed to provide 2 dormer windows in the roof of this shed for a bedroom to be created within. These are the only external alterations proposed.

In planning terms the proposal needs to be considered against the relevant local plan policies. The site lies outside settlement limits and is classed as

PLANDEV-031202-REP-EC 201 being open countryside. The proposal does not constitute new build development but is the conversion of an existing building.

In terms of policy E17 this states;

Proposals for the conversion and/or re-use of the rural buildings will be assessed against the following criteria:-

(a) the development of the building will not result in the need for new agricultural buildings;

(b) conversions to residential development shall be to the highest standards of design and shall not result in a high density residential development.

(c) The development of such buildings shall not adversely affect the rural character of the surrounding area and the construction will be undertaken using appropriate materials to reflect the character of the existing building;

(d) The building must be capable of conversion without significant alteration to the qualities which commend its retention and the original physical structure must be largely intact and structurally sound;

(e) The conversion will not result in significant servicing costs falling on public authorities or result in unattractive overhead power lines;

(f) Where potential for conversion to permanent accommodation is limited, positive consideration will be given to the provision of holiday accommodation or serviced accommodation.

(g) The scale of any conversions of redundant agricultural buildings should be in keeping with and not detract from the character of the existing development.

In respect of the various criteria: a) The cow shed which is being converted into part of the accommodation is / not presently used. There is an existing barn in close proximity to the existing building used for agricultural purposes. It is considered that the conversion of the shed would not result in the need for a new agricultural building.

PLANDEV-031202-REP-EC 202 b) The development is not of high density and provides two suitably sized units of accommodation. c) The development it is considered would have little or no impact on its surroundings. The alterations proposed are mostly internal. d) The building is already occupied as a single family home and appears to be sound. e) There is already a power supply to the existing accommodation. f) It is not proposed to use the building as holiday accommodation. The agent has confirmed that the son will occupy the 2nd property. g) The development does not detract from the character of the existing development.

In planning terms the proposal is considered to be acceptable subject to conditions.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2) A minimum of three parking spaces shall be provided for the proposed 4 bedroomed property within its curtilage, and 2 parking spaces provided for the 2 bedroom property within its curtilage. A plan shall be submitted to the Local Planning Authority for approval, detailing the proposed car parking provision prior to the commencement of the development. The scheme as approved shall be implemented prior to the first occupation of either of the converted units.

Reason

In the interest of highway safety.

(3)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order, 1995 (or any order revoking and re-enacting that Order with or without modification), there shall be no extension or external alteration to any building forming part of the development hereby permitted (including the erection of a detached

PLANDEV-031202-REP-EC 203 garage or outbuilding) without the prior grant of planning permission in that behalf.

Reason

In order to safeguard the amenities of the area by enabling the local planning authority to consider whether planning permission should be granted for extensions, having regard to the particular layout and design of the estate.

(4)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no windows or dormer windows (other than those expressly authorised by this permission) shall be constructed.

Reason

In order to safeguard the amenities of the area by enabling the local planning authority to consider whether planning permission should be granted for , having regard to the particular layout and design of the estate.

(5)Prior to the commencement of the development hereby permitted, a scheme for the ennclosure of the private amenity areas for the two properties shall be submitted to and approved in writing by the Local Planning Authority. This scheme as approved shall be implemented prior to the occupation of the units.

Reason

In the interests of visual amenity.

PLANDEV-031202-REP-EC 204

ITEM 1. 30

APPLICATION NO: P/2002/1286 DATE: 29/10/02 13:32:24

PROPOSAL: CONSTRUCTION OF A TWO STOREY REAR EXTENSION

LOCATION: 17 WOODLAND ROAD, SKEWEN, NEATH SA106SS APPLICANT: MR G MCNEIL TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan: H8 – Housing design and the creation of new dwellings E67 – The design of new development

b. Other Policies

DG1 – Rear extensions to terraced properties DG9 – Pitched roofs

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 2

Number of replies received: 0

APPRAISAL

This application seeks consent for a two-storey rear extension to 17 Woodland Road, Skewen, a terraced house. The extension will replace an existing single storey kitchen extension and will provide a new kitchen on the ground floor, with bedroom above. The extension will project 5.4m

PLANDEV-031202-REP-EC 205 from the rear of the house and will be 6.3m wide on the ground floor and 4.5m wide on the first floor. It will have a pitched roof to tie in with the main house roof and will be a maximum of 7m high to the ridge of the roof.

The extension projects further on the first floor than would normally be allowed under the Council’s adopted guidelines for extensions to domestic dwellings (5.4m rather than 3.6m). However, it is at the end of a terrace of houses (the neighbouring property on the south side (No.15) being separated by a gap of some 4m). Both neighbouring properties have two storey extensions, the one on No. 18 (to the north) projecting some 5.9m, while the one at No. 15 projects some 3.6m. In addition, No. 18 has a ground floor conservatory adjacent to the proposed extension on No.17 which projects some 2.9m.

Taking these points into account, it is considered that the proposed extension will have some affect the rear first floor bedroom window of No 18. It should be noted however, that the property has an existing 2 storey extension of 5.9 metres deep and it is considered that the impact of the proposal would not be so severe as to justify refusing the application. In other respects it should not have any significant effects on the residential amenities of any nearby property. In visual terms the proposal is considered to be in keeping with the existing dwelling and surroundings and is therefore considered acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason In the interests of visual amenity.

PLANDEV-031202-REP-EC 206

ITEM 1. 31

APPLICATION NO: P/2002/1287 DATE: 29/10/02 13:52:07

PROPOSAL: EXTENSION TO EXISTING SPORTSHALL CONTAINING CHANGING ROOMS, SHOWERING FACILITIES AND ANCILLARY ROOMS, 6 NO 12M HIGH FLOODLIGHTS, 2 NO METAL CANOPY DUG OUTS

LOCATION: BAGLAN BOYS AND GIRLS CLUB, BAGLAN, PORT TALBOT SA128BH APPLICANT: NEATH PORT TALBOT C.B.C. TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Draft) RT1- Development of appropriate tourist and recreational facilities. T11 –Parking standards

b. Other Policies

None.

c. Relevant Planning History

89/6953 – Floodlights. Approved 1/3/89

96/10305 –Extension to clubhouse. No decision.

97/1150 –Extension to sports hall. Approved 2/6/99.

91/8141 – New club building. Approved 3/7/91

95/10158 – Telecom mast and cabin. Approved 2/2/96

d. Responses to Consultations

Number of properties consulted: 10

PLANDEV-031202-REP-EC 207 In addition a number of site notices were posted.

Number of replies received: 4

Objections can be summarised as follows:

1. Concern is raised at the loss of the existing conifer hedge between the site and neighbouring properties. These trees were planted by the Council as an addition to the many trees that were already there to screen the properties so residents lives would not be unduly disturbed by the activities in the field. The trees provide screening to the building, shrubs would not. They also give privacy from the fields and the A48. 2. The tennis courts were surrounded with high wire fence as a security measure to keep out tennis balls and to ensure that gardens would not be invaded by the young people at play. 3. It is essential to the safety, security and privacy of householders that all of the screening is left in place. To remove the trees or fence would be an infringement of human rights to peace, quiet and privacy in our own homes. Residents would take the matter further if needed. 4. The floodlighting would be acceptable only if the screening referred to previously is left in place, otherwise this too could cause problems. 5. The dug outs are also a cause for concern. Because the field is higher than the back gardens, anyone sitting in the dug outs would be overlooking the back gardens. This would be an invasion of privacy and would only be acceptable if there was adequate screening in place. 6. In respect of car parking this is an on going problem. For years residents have had the misery of inadequate parking facilities for the field and as a result on a weekly basis and bank holidays the cars are parked anywhere. They park all along the cycle track and up over the landscaped verges, breaking kerbstones, they park indiscriminately outside the houses in Pinewood and Burrows Road, block driveways and even the entrance to the road. 7. Residents also suffer a lot of abuse from owners of the vehicles. 8. With the increased activity due to the proposed development, this situation is going to get worse so the problem needs to be addressed immediately. 9. The local councillors have been informed and a petition is circulating.

PLANDEV-031202-REP-EC 208 10.Before planning permission is given, these points need to be looked into we are all entitled to peace, privacy and even security in our homes and all three of these will be affected by the points raised. 11.Burrows Road and Pinewood Terrace are the forgotten people of Baglan in regard other aspects. A request is made for a reduction in Council tax. 12.If the trees are removed, the outlook would be unsightly and would affect the value of houses. 13.As the new facilities would be used in the evening, the parking chaos will occur during the week, not just at weekends as at present.

In addition, a petition signed by 20 residents of Burrows Road has been submitted. It states:

“We the undersigned object to the removal of the trees

Statutory Consultees:

Head of Municipal and Highway Services - No highway objections subject to conditions.

Head of Municipal and Highway Services (Drainage) - No reply.

Head of Municipal and Highway Services (street lighting) – No objections. These floodlights must be cut off to reduce glare to the adjacent properties, but also to the adjacent A48 dual carriageway.

Environment Agency – No objection.

The Coal Authority –The property is not within the likely zone of influence of any present or currently planned future workings. It has no knowledge of any shafts or adits within or within 20m of the site.

National Assembly Highways - No objections.

Head of Streetcare Services (Arborculturalist) - No reply.

Transco – Offers advice on the location of its apparatus in the locality.

PLANDEV-031202-REP-EC 209 Railtrack – No objection in principle. Comments are given in respect of the safe operation of the railway and the protection of Railtrack’s adjoining land.

Hyder – No reply.

APPRAISAL

This application seeks full planning permission for the demolition of the existing pavilion and the erection of an extension to the existing sports hall, the erection of 6 no 12m high floodlights and 2 no metal canopy dug outs at Baglan Boys and Girls Club off the A48 westward, Baglan.

The proposal also involves the removal of the existing tennis courts which are located adjacent to the sports hall and their replacement with an astro turf surface, which allows all weather training.

To facilitate the development of the extension it is necessary to demolish the existing single storey pavilion building, which is in a poor state of repair. This building presently houses the changing rooms, and kitchen facilities for the cricket season.

The proposed extension would be 11.1m long by 22.2m wide and would be attached to the end of the existing sports hall, facing towards the main grass pitches. The proposed extension would be lower in height than the main building, being a maximum 5.1m in height. The extension has a pitched roof and would be finished externally in materials to match the main building. It would provide a total of 6 changing rooms with toilet and shower facilities, together with a room for the referee/ first aid, a small reception area a boiler room and a kitchen / food preparation area and dining / seating area. No windows are proposed on the new extension, but external doors will be provided to the boiler room, reception area and changing rooms. It should be noted that the proposed extension would need to provide the main entrance facilities for the existing sports hall and the extension. The two parts of the building will be linked internally.

The metal dug out covers are located along the side of the existing building. They would be 7.4m long by 1.2m wide by 2.4m high.

In respect of the proposed floodlighting, the plans submitted indicate that the 6 columns will be located each side of the proposed astro turf pitch, between the existing building and the A48 and to the rear of properties in

PLANDEV-031202-REP-EC 210 Burrows Road. Three columns will be located each side of the pitch. There is a line of established conifer trees between the pitch and the backs of the houses in Burrows Road. These have a height of approximately 7.5m high, similar to the ridge of the existing building. In order that the lights do not cause nuisance to the neighbours, it is important that the floodlights are correctly angled and maintained as such. It would also be appropriate to impose a condition, requiring that the lights should not be used after a specified time. The club has indicated that the facilities are used each day until 9 or 9.30 p.m. At the present time the external tennis courts are lit by lights on the existing building, which limits its use. It is clear that the existing trees would provide some screening to the nearby residents, but there is a likelihood that due to the height of the lights some disturbance may be incurred by residents. The agent has indicated that each floodlight has a fixed angle of beam (light pattern). If the playing area was to be evenly lit with smaller columns these would need to be moved further away from the pitch surround and this would increase the overspill lighting to the neighbouring properties. A column height of 12m would enable the luminaire to be angled more directly down on the surface area and therefore reduce overspill. The columns will not exceed 12m.

It is proposed that the aim of the development is to increase use of the facility, and by creating the Astro-pitch turf this will allow use of the sports hall by other groups.

It is proposed that the sports hall will be used between 9am and 10pm and the Astro-turf will be used from 9am - 10pm daily. However, it is considered that the use of the pitch until 10pm is too late and a 9pm closure for the Astro-turf and floodlights would be more appropriate.

In relation to highway matters, the Head of Municipal and Highway Services considers that additional car parking is required to cater for the increase in use. At present there are 18/19 spaces and it is proposed to increase these to 40, the additional area to be located adjoining the existing. It is considered appropriate therefore that a condition is imposed relating to this.

It should be noted that the submitted plans do indicate that the line of conifers on the proposed plan is annotated as “new shrubbery”. This has been taken up with the agent who has indicated that the trees will be retained. In order to avoid any doubt in the future it is considered prudent to impose a condition requiring the retention of the conifers and the infilling of the sparser areas between the trees.

PLANDEV-031202-REP-EC 211

It is also proposed to remove 2 trees adjacent to the access gates due to root invasion on the tennis courts. One of these trees is quite large and an impressive feature and it is considered that this should be retained.

In respect of the objections raised, the following comments are offered: 1, 2, 3, 4, 5. The conifers will be retained and additional screening provided. 2. The agent has confirmed that the fencing around the existing tennis courts would be retained. 6, 7, 8, 13. A condition is proposed requiring additional car parking provision. 10. These matters have been addressed above. 9 & 11. These are not material planning considerations. It is considered that to assist the lower level screening between the site and adjacent houses, a 2m high solid boundary treatment is needed, as the existing conifers and planting is sparse at lower level. In planning terms the proposed development is considered to be generally acceptable subject to conditions restricting the use of the floodlights and requiring the provision of additional on site car parking.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

(3)The floodlights shall be switched off at 2100 hours on any day and shall not be used after this time without the prior written agreement of the Local Planning Authority.

PLANDEV-031202-REP-EC 212 Reason

In the interests of the amenities of nearby residents.

(4)Notwithstanding the details submitted on the plan, the line of conifers between the site and the rear of properties in Burrows Road shall be retained and their height shall not be reduced, without the prior approval of the Local Planning Authority.

Reason In the interests of clarity as the submitted plan shows new shrubbery.

(5)Details of a sign to be located at the entrance to the site indicating that the car park is open for public use, shall be submitted to the Local Planning Authority for approval, prior to the commencement of work on site. The sign as approved shall be erected on site prior to the first use of the floodlight playing area.

Reason

Highway safety.

(6)Notwithstanding the details of the proposed floodlighting columns shown on the submitted plans, full elevational details together with measures for shielding their light shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of work on site. The floodlights shall be constructed in accordance with the approved details.

Reason

In the interests of clarity and visual amenity.

(8)Foul water and surface water discharges shall be drained separately from the site.

Reason

To protect the integrity of the Public Sewerage System.

(9)No surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system.

Reason To prevent hydraulic overload of the Public Sewerage System and Pollution of the Environment.

PLANDEV-031202-REP-EC 213 (10)No land drainage run-off shall be permitted to discharge to the Public Sewerage System.

Reason

To prevent hydraulic overload of the Public Sewerage System and Pollution of the Environment.

(11)Prior to the commencement of development details of a proposed solid boundary screen between the Astro-turf pitch and the rear boundaries in Burrows Road shall be submitted to and approved by the Local Planning Authority. The proposed boundary shall be a minimum of 2m high. The scheme, as approved shall be erected on site prior to the first use of the Astro-turf pitch or floodlights.

Reason

In the interests of the amenities of neighbouring properties.

(12)Prior to the commencement of work on site a scheme shall be submitted to the IPA for approval, requiring additional car parking to be provided within the curtilage of the site for a minimum of 40 cars. The scheme as approved shall be implemented prior to the first use of the facilities and the parking area shall be open to members of the public during the use of the playing areas, and shall be maintained as such.

Reason

In the interest of highway safety.

PLANDEV-031202-REP-EC 214

ITEM 1. 32

APPLICATION NO: P/2002/1323 DATE: 05/11/02 14:45:30

PROPOSAL: NEW L.P.G. TANKS AND PUMP

LOCATION: RHOS MEADOW GARAGE, GELLINUDD, PONTARDAWE SWANSEA APPLICANT: S Mitchel TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

West Glamorgan Structure Plan.

C4 – Green wedges.

Northern Lliw Valley Local Plan.

EQ4 – Green wedge around Rhos.

b. Other Policies

None.

c. Relevant Planning History

91/343 – Extension to Vehicle Servicing Bay – Approved 20.8.91. 95/160 – Shop Extension and Replacement of Underground Fuel Tanks – Approved 1.6.95. 00/323 – Garage Workshop Extension – Approved 12.5.00. 00/1404 – Certificate of Lawfulness (Conversion of Car Showroom to General Goods/Pet Food Shop – Approved 30.1.01. 02/154- New Pump and LPG Tanks and conversion of overflow car park to new garden centre- Refused- 10/9/02

d. Responses to Consultations

Number of properties consulted: 4

PLANDEV-031202-REP-EC 215 The application was also advertised on site.

Number of replies received: 0

Statutory Consultees:

Head of Municipal and Highway Services (Highways) –No Objection.

Head of Municipal and Highway Services (Drainage) –No Objection.

Environment Agency Wales – No reply.

Hyder Consulting – No reply.

The Coal Authority – No reply.

Mid and West Wales Fire Authority – No Objection.

Transco – No Objections.

Cilybebyll Community Council – No reply, therefore no observations to make.

APPRAISAL

This is a detailed application for the siting of two cylindrical gas storage tanks and pumps at an existing petrol filling station known as Rhos Meadow Garage.

The site comprises an existing petrol filling station and workshop, a forecourt shop and pet food shop, a vehicle hire compound and car parking area. It has a frontage to New Road, Gellinudd (A474) of some 240 metres (maximum) and a maximum depth at the centre of the site of some 50 metres. It is located immediately to the south of No. 29, New Road and the northern corner of the site is located opposite No. 28, New Road, Gellinudd. There is an existing stream which runs at the rear of the site and which is culverted at the northern extremity of the site.

The proposal relates to the siting of two cylindrical gas storage tanks located above ground. Each tank measures 4.1 metres in length, 1.2 metres in diameter and a total of 1.5 metres above ground level, which

PLANDEV-031202-REP-EC 216 includes the concrete pad and base of the tanks. A 1.6 metre high wall of facing brickwork measuring 5.4 metres in length is proposed to be erected along the rear of the concrete pad. The proposed tanks are to be sited in the northern corner of the site adjoining the existing petrol filling yard. A landscaping scheme is now proposed for two sides of the tanks in order to reduce the visual impact and the nearest residential properties are 20 metres away.

The site is located within the designated ‘Green Wedge’ which seeks to maintain the rural environment and to prevent sporadic development and encroachment of surrounding built up areas. The explanation to Policy EQ4 makes it clear that the essential criteria to be taken into consideration for any use within the Green Wedge is the physical and visual impact of the development on the rural environment.

It is clear therefore that the policy advice, both in the Local Plan and the Planning Policy relates to the harm any development would have on the purpose of the Green Wedge designation and the physical and visual impact on the environment.

In this case it is considered that the proposed tanks are located within the immediate curtilage of the garage itself, and do not materially increase the visual impact of the overall development or detrimentally effect the Green Wedge as a whole. It should be noted that the previous refusal for similar tanks included the conversion of the overflow car park to a garden centre and it was this element that was considered unacceptable.

It is therefore recommended that the application be approved.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Prior to any work commencing on site a scheme shall be submitted to and approved in writing by the Local Planning Authority including details of the landscaping proposed for either side of the new Lpg Tanks. This

PLANDEV-031202-REP-EC 217 scheme shall be carried out on site in the next planting season after completion of the development, and any trees or plants which within a period of five years are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and the same species, unless the Local Planning Authority gives written consent to any variation.

Reason

In the interests of visual amenity.

PLANDEV-031202-REP-EC 218

ITEM 1.33

APPLICATION NO: P/2002/1187 DATE: 01/10/02

PROPOSAL: GARAGE & UTILITY ROOM (GROUND FLOOR) AND BEDROOM-ENSUITE (FIRST FLOOR)

LOCATION: 35 DYFFRYN VIEW, BRYNCOCH, NEATH SA107TU APPLICANT: Mr H L James TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan.

Policy E67- Design of New Development.

Policy T26- New development should avoid causing highway safety problems.

b. Other Policies

County and Districts of West Glamorgan, Standing Conference on Regional Policy in South Wales, “Parking Guidelines” Revised Edition 1993.

A Guide To Household Extensions.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 7

Number of replies received: 0

PLANDEV-031202-REP-EC 219

Statutory Consultees:

Blaenhonddan Community Council- No objection.

Head of Municipal and Highway Services (Highways) - Objection.

Head of Municipal and Highway Safety (Drainage) -

APPRAISAL

This is an application for a proposed two storey side extension to a semi- detached two storey property known as 35 Dyffryn View, Bryncoch, Neath.

The property is located within a cul-de-sac of residential dwellings, which front Dyffryn View. The property has previously benefited from the construction of a detached garage and conservatory.

The dwelling has a frontage of approximately 4m depth from the back of footway, laid out as garden. A drive runs from the back of footway alongside the side elevation of the dwelling, measuring 4m wide which culminates in a detached single garage, providing 1 parking space. Two off street car parking spaces can be provided on the existing drive which has a length of approximately 14m, fronting the garage. This provides the existing property with three off street car parking spaces.

It is proposed to construct a two storey side extension which is to be constructed over the existing drive. The proposed extension measures 3m wide by 7.6m in length. It is set 0.3m back from the front elevation of the dwelling at ground floor and 0.9m at first floor. The rear elevation of the extension will match the main rear elevation of the dwelling. The proposal is two storey in height with a ridged roof rising to a height of 7m, 0.3m below the ridge height of the main dwelling.

The extension will provide a garage at ground floor, with a utility room and W.C. At first floor a bedroom, walk-in wardrobe and en-suite bathroom will be provided.

The exterior of the extension will be constructed in materials to match the existing dwelling. With a garage door on the front elevation and window to match at first floor level.

PLANDEV-031202-REP-EC 220 The dwelling once extended will have 4 bedrooms and will have a total floor area of approximately 151.98m excluding the proposed garage. The Parking Guidelines state that for a residential property of three and floor bedrooms where the gross floor area is 120 metres square or more a minimum of 3 off street car parking spaces are required.

The original submission showed that only one parking space would remain, however the proposal has now been amended to provide 2 spaces.

The Head of Municipal and Highway Services, Highways Section, has forwarded an objection to the proposal. The objection states that;

“The existing property (including conservatory) has a gross floor area of 120 square metres thus requiring 3 off street car parking spaces, which it presently has. The proposed extension (excluding area of garage) will take this up to 150 square metres thus reinforcing the need for three off street car parking spaces to be retained. The proposal as submitted will provide for only one space as the remaining drive length will be below the 5.5m required to provide a parking space in front of the garage. If the applicant were required to set back the extension one metre behind existing front of dwelling this will provide two spaces. This is still short of the three spaces required and which exist at present. To reduce the parking provision to only two spaces may encourage on street parking to the detriment of the safety and free flow of traffic and will set a precedent for other properties in the street.

Whilst the proposal would result in one less car parking space than recommended in the Parking Guidelines it should be noted that there are similar sized extensions in the street that do not have 3 parking spaces and it is considered therefore that a refusal on parking grounds would be difficult to sustain. It is considered that the proposal is acceptable in design terms and would not usually affect the amenities of adjoining residents and therefore should be approved.

RECOMMENDATION: Approval with conditions

CONDITIONS

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

PLANDEV-031202-REP-EC 221 Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

(3)Notwithstanding the submitted plans, the garage shall have a minimum length of 5m and set back to ensure that a minimum of 5.5m length of drive is provided between the garage and the back of footway.

PLANDEV-031202-REP-EC 222 Reason

To ensure that 2 car parking spaces are provided within the curtilage of the site.

(4)The drive shall be hardsurfaced in concrete, tarmacadum or block paviors to a minimum width of 3.2 metres and the drive gradient shall not exceed 1 in 6 or that of the existing drive whichever is the lesser.

Reason

In the interest of highway safety.

(5)The existing vehicular footway crossing shall be indered to that of the widened driveway.

Reason

In the interest of highway safety.

(6)Any gates erected shall be of a type that open inwards only.

Reason

In the interest of highway safety.

(7)Two off street parking spaces shall be provided and retained thereafter within the curtilage of the property.

Reason

In the interest of highway safety.

PLANDEV-031202-REP-EC 223 2. LISTED BUILDING AND CONSERVATION AREA APPLICATIONS RECOMMENDED FOR APPROVAL

ITEM 2. 1

APPLICATION NO: P/2002/1281 DATE: 28/10/02 16:02:24

PROPOSAL: APPLICATION FOR LISTED BUILDING CONSENT FOR THE CONSTRUCTION OF INTERNAL RAMP AND ALTERATIONS INCLUDING THE LOWERING OF THE EXTERNAL DOOR AND PEDESTRIAN ACCESS FOR DISABLED PERSONS.

LOCATION: BARCLAYS BANK PLC, 9 THE PARADE, NEATH SA111RE APPLICANT: BARCLAYS BANK TYPE: Listed Building Cons

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

Policy E65 Development which would be detrimental to the appearance or character of a conservation area will not be permitted.

Policy E67 New development.

Policy E66 There will be a presumption against any demolition or any development which would be detrimental to the structure, fabric, appearance or character of a Listed Building.

b. Other Policies

None

c. Relevant Planning History

02/1330 Planning Application for this proposal – Undetermined 01/127 Replacement Signage – Approved 15/05/01 97/1128 New Bilingual Signs – Approved 18/12/97

PLANDEV-031202-REP-EC 224 96/1112 Internal Automatic Teller Machine – Approved 05/03/97 96/1113 Internal Automatic Teller Machine – Approved 21/01/97 d. Responses to Consultations

Number of properties consulted: 7

A notice was posted on site and advertised in the press.

Number of replies received: 0

Statutory Consultees:

Georgian Group: No reply.

Neath Antiquarian Society: No reply.

The Victorian Society: No reply.

Neath Town Council: No objections.

CADW: No reply.

APPRAISAL

The application site comprises a Listed Building, utilised by Barclays Bank Plc. and is located within a designated Conservation Area.

The proposal is to construct an internal ramp and alterations including the lowering of the external door and pedestrian access for disabled persons.

From a policy viewpoint, the issue is whether the proposal will affect the structure, fabric, appearance or character of the Listed Building and the Conservation Area.

The proposal in effect, lowers the front doors by 0.01 metres. A wider transom is provided above the doors, in order to accommodate such. The effect visually, will be minimal. The proposal is, therefore, considered as being acceptable, there being no undue harm to the structure, fabric, appearance or character of a Listed Building or of the Conservation Area.

RECOMMENDATION: That CADW be informed that this Authority is minded to grant planning permission for the proposal

PLANDEV-031202-REP-EC 225 subject to the following conditions and subject to CADW having no objection or not wishing to determine the application themselves, Listed Building Consent be Granted.

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the proposal hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

PLANDEV-031202-REP-EC 226 3. TPO APPLICATIONS RECOMMENDED FOR APPROVAL

ITEM 3. 1

APPLICATION NO: P/2002/1300 DATE: 30/10/02 11:44:21

PROPOSAL: WORKS TO BE CARRIED OUT TO TREES COVERED BY TREE PRESERVATION ORDER

LOCATION: BOUNDARY OF WAUNCEIRCH HOUSE, DWR-Y-FELIN, NEATH, SA10 7RT APPLICANT: MR. J. BEST TYPE: App under TPO

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan E63 - Conservation of woodlands, trees and hedgerows.

b. Other Policies

None.

c. Relevant Planning History

01/321 - Works to TPO - Approved 12.4.01. 02/506 - Works to TPO - Approved 18.6.02. 02/767- Works to TPO - Approved 30.7.02.

d. Responses to Consultations

Number of properties consulted: 2

Number of replies received: 0

Statutory Consultees:

Head of Streetcare Services (Arborculture) - No objection. Blaenhonddan Community Council - No objection.

PLANDEV-031202-REP-EC 227 APPRAISAL

This proposal relates to the carrying out of works to trees covered by the Waunceirch Tree Preservation Order which was confirmed on the 9th October, 1993.

The trees are located along the common boundary of the curtilage of Waunceirch House with the adjoining Wimpey Homes housing development which is currently under construction. Waunceirch House has an extensive curtilage and where there exist a large number of trees protected by the Tree Preservation Order. Members will note that three consents have recently been granted to carry out work on a number of other trees within the curtilage and along other boundaries of the property. A survey has now revealed that further work is required to trees along another boundary especially in view of the development work by Wimpey on adjoining land.

The survey has identified that work is required to a total of 24 trees along the boundary and comprises the felling of 13 trees and surgery work incorporating pruning and removal of deadwood and branches to the remaining 11 trees.

An inspection of the trees in question has been undertaken by the Council’s Arborcultural Officer who considers that due to the condition of the trees to be felled and the proximity of adjacent new development, the work should be allowed to proceed. Additionally, due to the large number of trees along the boundary he considers that replanting is not required on this occasion.

The felling of the 13 trees will have minimal impact on amenity due to the large number of trees which will remain and having regard to this, and the view of the Arboriculturalist it is considered that the proposal is acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of one year from the date of this permission.

PLANDEV-031202-REP-EC 228 Reason

In the interest of safety.

(2)All the work shall be carried out in accordance with the Guidelines in BS3998:1989 Recommendations for Tree Work.

Reason

In the interest of amenity.

(3)This consent shall relate to the work indicated to the 24 trees only and in accordance with the schedule in the letter from the applicant dated 24th September, 2002.

Reason

In the interest of clarity.

PLANDEV-031202-REP-EC 229 4. PLANNING APPLICATIONS RECOMMENDED FOR REFUSAL

ITEM 4. 1

APPLICATION NO: P/2001/35 DATE: 17/01/01

PROPOSAL: PROPOSED PRIVATE RESIDENTIAL DEVELOPMENT

LOCATION: FORMER ABBEY FILLING STATION, FORMER ABBEY FILLING STATION, A48 GROES, Margam, Port Talbot. APPLICANT: THE GROES PARTNERSHIP TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

West Glamorgan Structure Plan

E7 safeguarding of land at Junction 38 for key employment site and reserved for major development of B1 and B2 uses

Port Talbot Local Plan (Draft)

I1 Industrial allocation

E11 Settlement limits

b. Other Policies

None.

c. Relevant Planning History

87/6221 - Abbey Filling Station - Prefab above ground 10,000 derv. Storage tank - 5/11/87.

01/983 - outline app. for the devt. of a small industrial estate for B1 and B8 uses. App. 18/12/01.

PLANDEV-031202-REP-EC 230 d. Responses to Consultations

Number of properties consulted: 12

The application has been advertised on site and in the local press as a departure.

Number of replies received: 0

Statutory Consultees:

Head of Municipal and Highway Services – No highway objection subject to conditions.

Hyder – objects to the development as the proposed development would overload the existing public sewerage system. No improvements are planned within Dwr Cymru’s Capital Investment Programme. Any development prior to improvement being made is premature. It may be possible for the developer to fund the accelerated provision of replacement sewers or to requisition a new sewer under S 98-101 Water Industry Act 1991.

Glamorgan Gwent Archaeological Trust – It is not likely that archaeological features will be disturbed by the proposed development. If features are disturbed during construction the developer should be advised to contact Glamorgan Gwent Archaeological Trust.

Head of Environmental Health & Trading Standards – A full site investigation should be carried out to determine whether any contamination is present from its past industrial use, and if so the nature and extent of contamination. The proposed development adjoins the Taibach/ Margam air quality management area and it is likely that air quality objectives for PM10 are likely to be exceeded in this area, similarly to the air quality management area.

British Telecom – Offers advice on the location of its apparatus in the locality.

PLANDEV-031202-REP-EC 231 Transco – Offers advice on the location of its apparatus in the locality. There is a high-pressure gas main in proximity to the site which has a building proximity distance of 3m with an easement of 12m(6m either side).

Head of Municipal and Highway Services (Drainage) –There is insufficient spare capacity in the sewer for future development, which proposes to utilise this sewer.

National Assembly Highways- no observations.

The Coal Authority – No objections.

Infralec – Offers advice on the location of its apparatus in the locality.

Environment Agency –No objection in principle.

Dwr Cymru/Welsh Water – The site is crossed by a trunk main/distribution main. A minimum easement width of at least 5m either side of the watermain will be required

APPRAISAL

This application seeks outline planning permission for residential development on this site which was formerly a petrol station.

The site measures 0.962 hectares in area and is located off the old A48 at Groes. The site is located between Abbott’s Close and the Steel Company playing fields and extends along the old A48 for approximately 130m.

All details with the exception of means of access and landscaping are reserved for subsequent approval and an illustrative plan has been submitted to show how the site could be laid out.

A total of 21 plots are shown with a mix of detached, semi detached and terraced houses. Access to the site would be via Abbot’s Close. The development has been designed with one main access road 5.5m wide, with pavements to one side. The road runs parallel with the A48. Two cul de sacs are proposed off this main road, which will serve all but 3 of the proposed dwellings.

PLANDEV-031202-REP-EC 232 The submitted plans also show the provision of further planting to the A48 boundary to assist screening etc. To the south eastern boundary it is proposed to provide a landscaped bund, up to 3m in height with a mix of trees and shrubs to provide interest and screening from the adjoining land. The rear of the site backs onto the Corus sports ground. No additional screening is proposed here although the submitted plans show the provision of a landscaped play area.

In planning terms the proposed development is contrary to the development plan as the site is allocated for industrial purposes in the Deposit Draft Port Talbot Local Plan. Whilst it could be considered that the use of this land for housing development would likely have less of an impact on the nearby residential properties than an industrial use, it should be noted its development for that purpose may prejudice the development of the adjoining land for employment purposes. It should be noted the principle of industry has already been accepted, both by the Development Plan and a recent planning application.

It is considered therefore that the present application should be rejected on the grounds that it is contrary to the Draft Local Plan and could frustrate the future comprehensive development of the industrial allocation.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)It is considered that residential development on this site woul prejudice the comprehensive development of the adjoining allocated industrial site and is contrary to Policy I1 of the Draft Deposit Port Talbot Local Plan.

PLANDEV-031202-REP-EC 233

ITEM 4. 2

APPLICATION NO: P/2002/733 DATE: 19/06/02

PROPOSAL: EXTENSIONS TO DWELLING

LOCATION: 164 SWANSEA ROAD, TREBANOS, SWANSEA SA8 4BU APPLICANT: Mr G Davies TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

None.

b. Other Policies

A Guide to Household Extensions – The Council’s non-statutory design guidance DG3 – Rear extensions to semi detached properties.

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 3

Number of replies received: 0

Statutory Consultees:

Pontardawe Town Council – No objections

APPRAISAL This is a detailed application for the construction of a first floor extension to this split-level semi detached property.

The application property is two storey fronting Swansea Road, the land falling away at the rear, with the property 3 storey at the rear backing

PLANDEV-031202-REP-EC 234 onto the canal. The ground floor of the property (to the rear) has been converted to a self contained flat. At present there is a rear three storey flat roofed extension to the property, which provides kitchen facilities for the ground floor flat and living accommodation for the dwelling above.

The submitted plans indicate it is proposed to construct an extension to the existing rear wing at first floor level. The proposed extension will measure 4.2 metres wide by 2.5 metres long. It will be located above the ground floor kitchen window and to the side of the existing ground floor bedroom window. It will be constructed on a set of pillars above the ground floor and will have a mono-pitched roof of slate and will be finished in render, all materials are to match the existing dwelling.

The neighbouring property has an existing rear wing, which contains a ground floor window on the side elevation, which would be affected by the extension.

It is considered that the proposed extension by virtue of its position above the ground floor flat’s kitchen window and the projection beyond the existing rear wing adjacent to the ground floor flat’s bedroom window will be detrimental to residential amenity.

In view of the above comments it is the opinion of the Directorate that the proposal will have a significant adverse effect on the amenity of the adjoining ground floor property through the loss of light as well as the overbearing and overshadowing impact of the structure. The proposed extension is therefore considered unacceptable and contrary to the Authority’s ‘A Guide for Household Extensions’.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)The proposed development by vitue of its position would prove detrimental to the residential amenity of the ground floor flat, resulting in an overbearing and overshadowing impact and unacceptable loss of light and amenity, and as such the proposal is contrary to the Council's adopted A Guide for Household Extensions.

PLANDEV-031202-REP-EC 235

ITEM 4. 3

APPLICATION NO: P/2002/1066 DATE: 09/09/02 11:04:29

PROPOSAL: BASE FOR COUNSELLING AND SUPPORT SERVICES TO THOSE AFFECTED BY ALCOHOL OR DRUGS AND THEIR FAMILIES

LOCATION: 1 & 2 TALBOT PARK LODGE MAES-Y- CWRT TERRACE, PORT TALBOT SA131LE APPLICANT: WEST GLAMORGAN COUNCIL ON ALCOHOL TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot local Plan (Deposit Draft)

T11 All new development proposals shall comply with Council policy on Car Parking Standards, unless there are exceptional circumstances.

b. Other Policies

None

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 27

Number of replies received: 2 petitions (Total of 993 signatures) and 10 letters.

The objections can be summarised as follows:

1. The site is at the entrance to a park that is a memorial to men who sacrificed their lives in war;

PLANDEV-031202-REP-EC 236 2. Inappropriate site due the number of children who use and pass the park; 3. Vandalism linked to drug and alcohol abuse is currently a problem; 4. Residents in Maes y Cwrt have problems parking and no parking facilities are proposed; 5. Empty offices in the town centre are available; 6. Certain restrictions and covenants on the use and sale of the land and buildings may exist; 7. The WRVS Day Centre is located within the Park and concerned about the safety of its elderly users; 8. The site is located opposite the entrance to Corus on a busy road, concerns about highway safety;

Statutory Consultees:

The Head of Municipal and Highway Services( Highways) – raises an objection to the proposal on the grounds that there is no off- street parking provision on site, this will lead to indiscriminate on street parking which would be detrimental to highway safety.

Cadw – No comment

APPRAISAL

This application seeks full planning permission to change the use of 1 and 2 Talbot Park Lodge, Maes y Cwrt Terrace, Port Talbot into a base for counselling and support services to those directly affected by alcohol and drugs.

The application site comprises two detached unused dwellinghouses which are two storey in design and are located either side of the entrance to the War Memorial Park. To the north of the site is an access road which leads to the Day Centre, to the south on the opposite side of the road is the access to Corus, to the west and east are residential properties.

The applicant has indicated that no alterations to the building are proposed and no provision within the site is made for off street parking.

In support of the application the applicant has indicated that the buildings would be used as an outpatient treatment facility. The service will include counselling, and provide a treatment facility for people who have experienced problems with drug or alcohol use and their families. A

PLANDEV-031202-REP-EC 237 socially acceptable remedy in the form of the of abstinence based model of treatment will be operated. Below are a list of the types of treatments/ services to be offered:

- abstinence; - group reality therapy; - individual counselling; - film,lectures & literature; - pre-treatment groups; - Domino project; - Arrest referral; - Domestic violence intervention; - Creative art; - Young person intervention; - Elderly and disabled support; - Relapse prevention; - Family work; - Community support; - Education and prevention; - Needle exchange; - Outreach; - Prison 12 step rehabilitation; - Workplace support - aftercare

It is proposed to operate the premises on an appointment system between the hours of 9am to 5pm Monday to Friday. No drop in facility would be provided.

In respect of the staff to be employed, the Applicant has indicated a total of 10 employed on a contractual basis which would consist of a team of professionally qualified counsellors, medical advisor, support workers and dedicated volunteers.

With regard to the application the prime considerations to applied in this case relate to the effect the proposal would have on the present levels of residential amenity and character of the area and secondly the implications for highway safety.

The application site is located at the entrance of a historical park within a primarily residential area. As referred to earlier in the report the proposal would not alter the external appearance of the buildings thereby retaining

PLANDEV-031202-REP-EC 238 its residential character and appearance and as such the proposal would not alter the visual amenities of the area

It is further considered that due to the location on a main road bisected by an access to a public park, any additional pedestrian movements to and from the properties over and above a normal residential use would not materially affect the amenities of nearby residents.

Turning to the issue of traffic generation and highway safety, it is considered that the proposed centre at this location has the propensity to generate a significant volume of traffic movements to and from the site. As the application premises is located on a busy, congested road in close proximity to the Corus entrance, the Directorate is of the opinion that the application should demonstrate that there is sufficient on site parking to meet the needs of employees and visitors. As no provision has been made for parking the proposal is considered unacceptable in highway safety terms, a view which is supported by The Head of Municipal and Highway Services ( Highways). The principle concerns raised by residents relate to the possibility of antisocial and other adverse amenity affects relating to the type of use of the premises and the safety of residents and users of the park. Members will note from earlier in the report the volume of opposition to the application and as such the above concerns are a material consideration in determining whether the siting of the proposal is acceptable. In planning terms the users of the premises are not, as such, a material matter to be taken into consideration.

In respect of the concerns expressed about highway safety this issue has been addressed above.

Accordingly it is recommended that the application be refused for the following reasons.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)The proposed development has no off street car parking provision which would lead to indiscriminate on street parking along a busy section of the A48 to the detriment of highway safety and as such is contrary to Policy T11 of The Port Talbot Local Plan

PLANDEV-031202-REP-EC 239 ITEM 4. 4

APPLICATION NO: P/2002/1069 DATE: 28/10/02

PROPOSAL: WAREHOUSE DEVELOPMENT

LOCATION: LAND AT CRAMIC WAY, PORT TALBOT SA131RU APPLICANT: GUINEVERE HOLDINGS LTD TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Deposit Draft)

S8 Development of Non Food retail parks

I13 Redevelopment for residential, recreational, commercial and industrial uses

E2 – Design of new development.

b. Other Policies

None

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 13

The proposal has also been advertised by means of site notices.

Number of replies received: 0

Statutory Consultees:

PLANDEV-031202-REP-EC 240 The Head of Municipal and Highway Services (Highways) – raises objections.

The Head of Municipal and Highway Services (Drainage) – No reply to date.

British Gas – advises on the location of its apparatus

British Telecom – No reply to date

Hyder Consulting Ltd – recommends conditions in relation to foul and surface water. An advisory note is recommended in respect of the public sewer which crosses the site.

The Coal Authority – No reply to date

Health and Safety Executive – No reply to date.

The Head of Environmental Health and Trading Standards – advises that due to the history of industrial use at the site it is recommended that the applicant be required to provide a scheme for assessing the levels of contamination and if necessary provide a remediation strategy.

APPRAISAL

This application seeks full planning permission to erect 4 warehouse buildings at Cramic Way, Port Talbot. The site lies to the east of 11 and 13 Towngate Business Centre and comprises three disused buildings. Vacant land stands to the east beyond which is The Magistrates Court a Listed Building. To the north on the opposite side of the road are two commercial buildings beyond which is the main London to Swansea Railway Line.

Vehicular access to the site is off Cramic Way through the adjacent vacant land.

The proposal involves demolishing the disused buildings and erecting 4 detached buildings. Two buildings would be sited adjacent to the northern boundary one with a floor area of 414 square metres and the other 207 square metres. Each building is of a dome shaped design with a maximum height of 5.9 metres.

PLANDEV-031202-REP-EC 241 A further two buildings are proposed adjacent to the southern elevation of the site, each of these buildings would have a floor area of 414 square metres and be of the same height and design as the above buildings.

Each building would be constructed out of grey galvanised profile sheeting.

Although the proposal is considered acceptable in land use terms the design of the buildings and use of materials is of a poor quality. The site is prominent both for the main line railway and Heilbron Way and the proposals would not enhance the visual amenities of the area.

In terms of highway safety The Head of Municipal and Highway Services( Highways) has raised an objection to the proposal on the grounds that no off street parking is to be provided which would lead to indiscriminate on street parking to the detriment of the free flow of parking.

The applicant was requested to submit a parking and servicing layout plan. No plan has been submitted but the Applicant did request that the matter be dealt with by means of a condition.

The Parking Guidelines stipulate that at least 1 space per 80-120 square metres of floor area should be provided for staff and visitors together with an operational requirement for loading and unloading.

As a minimum of 20 car parking spaces should be provided it appears that insufficient space exists within the curtilage of the site to accommodate the necessary parking.

In conclusion it is considered that the proposal is unacceptable in terms of design and highway safety.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1) Adequate provision cannot be made for the parking, loading , unloading and manoeuvring of vehicles within the site. This would be likely to lead to increased on street parking to detriment of highway safety and free flow of traffic on Cramic and is therefore contrary to Policy T11 Of The Port Talbot Local Plan (Deposit Draft )

PLANDEV-031202-REP-EC 242 (2)The design of the proposed buildings, so far as the external appearance is concerned, is below the standard required for this site and would be detrimental to the visual amenities of the area and therefore contrary to Policy E2 of the Port Talbot Local Plan (Deposit Draft).

PLANDEV-031202-REP-EC 243

ITEM 4. 5

APPLICATION NO: P/2002/1163 DATE: 07/10/02

PROPOSAL: RESIDENTIAL HOUSING DEVELOPMENT

LOCATION: LONGFORD COACH WORKS, LONGFORD ROAD, NEATH ABBEY, NEATH APPLICANT: Longford Manufacturing TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

West Glamorgan Structure Plan C1 – Development in the countryside. C5 – Development in the countryside.

Neath Local Plan E55 – Relocation of non-conforming uses. E59 – Development in the countryside. T26 – Highway considerations.

b. Other Policies

None

c. Relevant Planning History

96/102 – Residential Development – Approved 11/11/96

d. Responses to Consultations

Number of properties consulted: 5

A Notice was displayed on site and in the press

Number of replies received: 1

PLANDEV-031202-REP-EC 244 The objection is based on the ground that the objector is the owner of the road which affords access to the site and is not prepared to sell.

Statutory Consultees:

Head of Municipal & Highway Services (Highways) – Recommends Refusal.

Head of Municipal & Highway Services (Drainage) – No reply.

Environment Agency – No Objection.

The Coal Authority – Recommend appropriate technical advice be sought.

Hyder Consulting – No reply. Dyffryn Community Council – No Objection

APPRAISAL

This is an outline application with all matters relating to siting, design, external appearance, means of access and landscaping reserved for subsequent approval.

The application site has an area of some 1.6 hectares and comprises a near level site which is located to the west of Longford Road and within the open countryside. The site is bounded on its northern and eastern boundaries by an existing access lane serving adjoining farmland, and to the west and south by existing farmland. In terms of the surroundings, there are a small number of scattered dwellings located along Longford Road and to the east and further to the south housing development which forms part of the settlement of Longford.

Access to the site is gained via an existing narrow access lane which leads onto Longford Road.

Members will note from the site history that planning consent was approved in outline in November 1996 (Ref. No. 96/102) for the residential development of this site comprising a maximum of 16 dwellings. The consent expired in November 1999.

The consent was granted at the time on the grounds that the site had been used for manufacturing purposes and that a number of buildings and

PLANDEV-031202-REP-EC 245 structures remained and the proposal was considered to provide positive benefits in planning terms by the removal of such features and the non- conforming use and at the time outweighed the presumption against development in the Countryside.

It should be noted, however, that during the 6 years which have elapsed since the previous consent was granted, the site has been cleared of all buildings and structures and the land is reverting back to nature being recolonised by various plants and mostly covered by areas of grass and rushes with small trees and bushes growing generally around the site area. The old hedge banks on two sides of the site contain a mix of trees comprising Oak, Ash, Willow, Beech, Holly, Hazel, Hawthorn, Alder and Birch. The site is surrounded by the wider countryside and is returning to a natural state although some hardstandings and the access road still remain.

It should be noted that Policy E57 of the Neath Local Plan seeks to alleviate by relocation or other means, activities/uses which have a severe adverse affect on the countryside. It was for this reason that the previous application has approved. It is considered that this policy no longer applies, as the site has been cleared and is reverting back to nature and currently, there is no significant adverse affect on the countryside.

In view of the foregoing, it is considered that there has been a material change in planning circumstances since the previous approval and the proposal falls to be determined against the countryside Policies of the Structure and Local Plan and in relation to the nature of the access lane in highway safety terms.

In this respect, the site is clearly located in the open countryside and its development for residential purposes would be detrimental to the amenity of the area and contrary to Policies E55 and E59 of the Local Plan. Additionally, the Head of Municipal and Highway Services considers that the access lane is substandard in width, unmade, unlit, lacking in footway provision and with poor visibility at its junction with Longford Road, and is therefore considered unsuitable to serve as a means of access to new residential development contrary to Policy T26 of the Local Plan.

Additionally, any widening of the access lane would result in the removal of mature trees along both sides of the lane to the further detriment of amenity and landscaping character of the area.

PLANDEV-031202-REP-EC 246

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)The site is located in the open countryside and its development for residential purposes would be detrimental to the amenity of the area and contrary to Policies C1 and C5 of the West Glamorgan Structure Plan (Review No.2) and Policies E55 and E59 of the Borough of Neath Local Plan.

(2)The access road to the site is substandard in width, unmade, unlit, lacking in footway provision and with poor visibility at its junction onto Longford Road. It is considered totally unsuitable to serve as a means of access to new residential development and any additional traffic movements along the lane would be detrimental to highway and pedestrian safety and contrary to Policy T26 of the Borough of Neath Local Plan.

(3)Forward visibility for vehicles travelling along Longford Road in the vicinity of the access and junction is substandard with a lack of continuous footway on Longford Road to link up to the site and the access to Longford Court is poorly positioned within the junction configuaration. The proposed development is likely to lead to confusing and conflicting vehicle manoeuvres to the detriment of highway and pedestrian safety contrary to Policy T26 of the Borough of Neath Local Plan.

PLANDEV-031202-REP-EC 247

ITEM 4. 6

APPLICATION NO: P/2002/1242 DATE: 17/10/02 15:54:41

PROPOSAL: OUTLINE RESIDENTIAL DEVELOPMENT

LOCATION: PART O.S ENCLOSURE No 4232, LAND AT, COMMERCIAL ROAD, PONTARDAWE, SWANSEA SA8 4SL APPLICANT: REES DAVIES HOMES LTD TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Northern Lliw Valley Local Plan.

Policy H9 - Compatibility with amenity, design, environmental and highway criteria.

Policy EQ10- Retention of trees and woodlands, hedgerows and traditional means of enclosure.

Policy EQ11- Retention of trees and woodlands in the urban environment.

b. Other Policies

Planning Policy Wales.

Technical Advice Note (Wales)-5- Nature Conservation and Planning.

Technical Advice Note (Wales)-10- Tree Preservation Orders.

c. Relevant Planning History

92/0069-Outline residential development- Approved-16/4/92 94/116- 3 dwellings (Reserved Matters)- Approved- 28/4/94

PLANDEV-031202-REP-EC 248 d. Responses to Consultations

Number of properties consulted: 15

The application was also advertised on site.

Number of replies received: 0

Statutory Consultees:

Head of Municipal and Highway Services (Drainage)- No Objections.

Head of Municipal and Highway Services (Highways)- No Objections, subject to conditions.

The Coal Authority- No Observations.

Hyder Consulting- Objection.

Transco- No Objections.

Western Power Distribution- No Objection.

Environment Agency – No reply.

Pontardawe Town Council- Objection.

APPRAISAL

This is an application made in outline form with all matters reserved for residential development on land fronting Commercial Road, Pontardawe. The applicants state on the application form that the possible form of future development will be three number, three bedroom houses.

Members should be aware that planning consent was previously given in outline form for residential development by Lliw Valley Borough Council in 1992. A subsequent reserved matters application was submitted for three dwellings fronting Commercial Road. This was granted in 1994. This planning consent lapsed on the 17th April 1997.

The site is located on the western side of Commercial Road (A474) as the road travels through Rhyd-Y-Fro towards Gwaun Cae Gurwen. Whilst

PLANDEV-031202-REP-EC 249 the eastern side of this road is consistently developed by residential development the right hand provides only sporadic development, with a number of open green spaces providing important soft landscape breaks.

The application site is bounded to the north and south by residential dwellings, and is located opposite the entrance to Waun Penlan residential development. The site has a frontage of approximately 41m and a depth of approximately 39m. Approximately 25m into this site the land dramatically falls away down to the Upper Clydach River. To the rear of the site and to the north runs an additional area of 30m by 16m which lies to the rear of the adjoining residential dwellings, this area also dramatically falls down to the rivers edge.

The site consists of mature mixed woodland and is covered in large specimen of Ash, and Sycamore, with Oak, Alder, Holly and Hazel also being present. The ground cover is largely ivy, with bramble, species of wild rose, hart’s tongue fern and male fern. The trees are located throughout the site and some large examples are located across the entire frontage.

The site can be viewed at a great distance from both north and south along Commercial Road, and the trees, some of which being approximately 12m in height provide a significant feature within this semi rural location, breaking the skyline above the adjoining residential development.

At the time of the previous planning applications this site was found to be covered with a number of trees, some of which were described as scrub/ bush cover. It was stated within the outline application that whilst the trees were not protected by a Tree Preservation Order, they did provide a pleasant amenity feature, and a condition imposed requiring the retention of as many of the trees as possible. The reserved matters application subsequently submitted, outlining three individual dwellings fronting Commercial Road, provided a tree survey, and out of 85 individual specimen reported on site, only 11 existing trees were to be retained, with an additional 8 new specimen to be replanted.

The original outline application was submitted in 1992, and since this time the site has retained its green woodland character which has subsequently matured, without disturbance. It is considered that this maturity has materially altered the circumstances in which to view this application for development.

PLANDEV-031202-REP-EC 250 It is considered that the loss of this wooded area will lead to a significant loss in this semi rural location, to the detriment of the visual amenity of the area as a whole. It is considered that whilst some the trees, as individual specimens, may not be considered worthy of preservation, the area as a whole does provide an important landscape feature, and an important habitat for biodiversity, and a green space which bounds the Upper Clydach river a location of Otters (a local biodiversity Action Plan Species), whose habitats are protected by European legislation under the European Habitats Directive (through the conservation (Natural Habitats &c) Regulations 1994). It is considered that these smaller green spaces provide important corridors within semi rural areas for species, and encourage biodiversity.

Planning Policy Wales (March 2002) 2.3 Key Policy Objectives, outlines that Planning policies and proposals should;

“Contribute to the protection and improvement of the environment, so as to improve the quality of life, and protect local and global ecosystems. In particular, planning should seek to ensure that development does not produce irreversible harmful effects on the natural environment.”

It goes further to state in 5.2.7 that;

“Local Planning Authorities must address biodiversity issues, insofar as they relate to land use planning, in both UDP’s and development control decisions.”; “Trees, woodlands and hedgerows are of great importance, both as wildlife habitats and in terms of their contribution to landscape character and beauty. Local Planning authorities should seek to protect trees, groups of trees and areas of woodland where they have a natural heritage value or contribute to the character or amenity of a particular locality. Ancient and semi-natural woodlands are irreplaceable habitats of high biodiversity value which should be protected from development that would result in significant damage.”

This is echoed by Technical Advice Note (Wales)-5- Nature Conservation and Planning, which states that;

“Statutory and non-statutory sites, together with features which provide wildlife corridors, links and stepping stones from one habitat to another, all contribute to the network necessary to ensure the maintenance of the current range of biodiversity of our flora, fauna,

PLANDEV-031202-REP-EC 251 geological and landform features and the survival of important species.”

Policy H9, of the Northern Lliw Valley Local Plan states that, small scale residential development in built up areas will be supported, subject to their compatibility with amenity, design, environmental and highway criteria. It is considered that the proposal would have a detrimental effect on the visual amenity of the area, and lead to a loss of habitat and biodiversity to the detriment of the environment. It is therefore considered that this proposal would be contrary to this Policy.

Policy EQ10 states that; “The Borough Council will consider making Tree Preservation Orders to protect the quality of the landscape. In this case to prevent the loss of, what is considered to be an important woodland feature which provides valuable visual amenity and a biodiversity habitat, the Local Authority has considered it necessary and appropriate to place an Emergency Preservation Order on this woodland site. It is considered that this woodland site would be at risk from clearance if this current application were to be refused.

Policy EQ11 states that; “The Borough Council will encourage the retention of trees and woodlands in the urban environment”, and goes further to state that; “Tree Preservation Orders will be used where it is considered appropriate”.

The explanation of this Policy goes further stating that; “Conservation of the landscape and natural features within the rural and urban environment is an important consideration in an area like Northern Lliw Valley. Trees are an important aspect of such conservation. Individual trees, groups and areas of trees and woodlands in both urban and rural areas form an important and contrasting element in the landscape.” And that; “They are also important in terms of nature conservation due to the range of flora and fauna they provide for. Therefore, there is a need for retention and preservation wherever possible.”

It is considered that the proposal due the loss of this important contrasting element within the landscape and its detrimental effect on nature conservation would be contrary to Policy EQ11.

It has been carefully considered whether it would be possible to provide a lesser number of dwellings on the site, whilst still retaining the landscape value of this woodland space. However, due to the location of the trees and the restrictive nature of the site it is considered that any form of

PLANDEV-031202-REP-EC 252 development would lead to an unacceptable loss of trees, to the detriment of the character of this semi-rural area. It is also considered that the infill of this green space will lead to a loss of the sporadic character echoed on the western side of Commercial Road in this particular locality, to the further loss of the character of this area.

Hyder Consulting have forwarded an objection to the development, they state that;

“The proposed development would overload the existing public sewerage system. No improvements are planned within Dwr Cymru Welsh Water’s Capital Investment Programme. We consider any development prior to improvements being made to be premature and therefore object.”

This concern regarding the sewerage system capacity has also been raised by Pontardawe Town Council who have also objected to the proposal in relation to the adverse effects of the development on wildlife, plant life and visual amenity.

In conclusion it is considered that any development of this site would lead to an unacceptable loss of trees and woodland habitat to the detriment of the visual and environmental amenity of the area as a whole, and in turn would lead to a loss of the sporadic nature of development on the western side of Commercial Road, to the detriment of its semi-rural character.

This proposal would therefore be contrary to Policies H9, EQ10 and EQ11 of the Borough of Neath Local Plan. It is therefore recommended that the application be refused.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)The proposal would lead to the unacceptable loss of trees and an area of woodland as a whole, which provides a visually, and ecologically important feature within this semi-rural location to the detriment of visual amenity. The proposal would also lead to coalescence of development at this location, out of character with the sporadic nature of development, on the western side of Commercial Road to the detriment of the character of this semi-rural area as a whole. This would be contrary to Policies H9, EQ10 and EQ11 of the Northern Lliw Valley Local Plan.

PLANDEV-031202-REP-EC 253 (2)The proposed development would overload the existing public sewerage system and no improvements are planned with Dwr Cymru's current Investment Programme.

PLANDEV-031202-REP-EC 254

ITEM 4. 7

APPLICATION NO: P/2002/1290 DATE: 30/10/02 09:18:22

PROPOSAL: 1 X DOUBLE SIDED ADVERTISING POLE DISPLAY UNIT

LOCATION: MURCO FILLING STATION, WESTERN AVENUE, SANDFIELDS, PORT TALBOT SA127LS APPLICANT: PRIMELIGHT ADVERTISING LTD TYPE: Advertisement

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan Deposit Draft E4 Advertisements on buildings

b. Other Policies

None

c. Relevant Planning History

01/979 Rebuilding existing side walls and refurbishment Approved 6/11/02 01/922 New Signs Approved 01/499 Internal refurbishment, new store Approved 7/6/01 99/444 Jet wash facility Refused 11/7/91 91/8299 Signs Approved 4/7/91 91/8545 Sign Approved 28/2/02

d. Responses to Consultations

Number of properties consulted: 14

The proposal has also been advertised by means of a site notice.

Number of replies received: 0

Statutory Consultees:

PLANDEV-031202-REP-EC 255

The Head of Municipal and Highway Services (Highways) – raises no objection.

APPRAISAL

The proposal has been submitted under the Town and Country Planning (Advertisement) Regulations 1992, and is for a double sided illuminated advertising pole display unit at the Murco filling Station, Princess Margaret Way, Port Talbot.

The application site stands on the northern side of Princess Margaret Way and is flanked to the west by a car park and residential property, to the south is the Coastguard Headquarters, to the north are residential properties and to the east beyond the roundabout is the former Four Winds Public House.

The proposal would be sited adjacent to the wall which denotes the western boundary of the site and the entrance to the forecourt. The sign would be set in 3.5 metres from the back of the footway. The display will measure 1.9 metres high by 1.3 metres wide and would be erected 1.8 metres above ground level on a 0.15 diameter pole.

The garage has a raised canopy which is also used to advertise the business. A freestanding pole approximately 6 metres in height is located some 20 metres to the east of the proposed sign. In addition various signs exist on the sales building and the forecourt.

It is considered that the main issues in the determination of this application is whether the proposal is in keeping with their surroundings in terms of scale, colour and visual characteristics and secondly whether the proposal is acceptable in highway safety terms.

In respect of the first issue the Directorate considers that the sign would be divorced from the existing development and would add to the existing advertisement clutter in the vicinity. The cumulative effect of this would be detrimental to the visual amenity of the area and busy thoroughfare of Princess Margaret Way.

In respect of highway safety, the Head of Municipal and Highway Services (Highways) has raised no objection.

PLANDEV-031202-REP-EC 256 In view of the foregoing it is considered that the proposal is not acceptable in terms of visual amenity.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1) The proposed sign by virtue of its position and size would create a visually intrusive element within the streetscene detrimental to the visual amenity of the area.

PLANDEV-031202-REP-EC 257 5. LISTED BUILDING AND CONSERVATION AREA APPLICATIONS RECOMMENDED FOR REFUSAL

ITEM 5. 1

APPLICATION NO: P/2002/651 DATE: 29/05/02 10:29:31

PROPOSAL: LISTED BUILDING APPLICATION – FORM OPENING FRONT WINDOW - ALTERATIONS TO ALLOW FRONT WINDOW TO OPEN COMPLETELY

LOCATION: 2-3 OLD MARKET STREET, NEATH SA113NA APPLICANT: S MACLENNAN TYPE: Listed Building Cons

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan, Policy E66, Listed Buildings

b. Other Policies

None

c. Relevant Planning History

01/1357, variation of condition relating to hours of opening, approved 14/12/01 01/0729, new fascia and advertisement, listed building consent, approved 14/08/01 01/0454, change of use to café, application for listed building consent, approved 3/7/01. 01/0452, change of use cycle shop to café, approved 3/7/01. 92/0211, change of use to shop storage and workshop, approved 25/5/92. 88/0602, listed building consent for a new shopfront, approved 11/10/88. 88/0655, listed building consent, external alterations, approved 17/11/88.

PLANDEV-031202-REP-EC 258 88/0592, new shopfront, approved 11/10/88. d. Responses to Consultations

Number of properties consulted: 4

A notice was placed on site and the proposal was advertised in the local press.

Number of replies received: 0

Statutory Consultees:

CADW- Lack of information provided to determine the application.

The Ancients Monuments Society, no reply.

The Council for British Archaeology, no reply.

The Georgian Group, no reply

The Victorian Society, no reply.

Society for the Protection of Ancient Buildings, no reply

The Royal Commission for Ancient & Historic Buildings in Wales, no comments or observations.

Neath Antiquarian Society, no reply

Neath Town Council, no objections.

APPRAISAL

This application proposes to seek consent for the alteration of the existing shopfront. A roller device and hinges is proposed to be incorporated into the structure to allow for the full opening of the windows. The alteration is required in order to provide greater ventilation and a more “airy” felling to the premises. There will be no alteration to the existing window openings and the existing materials will be utilised.

In general terms the Directorate is satisfied that the overall structure and character of the listed building will remain intact and that the proposal

PLANDEV-031202-REP-EC 259 will not be detrimental to the character or appearance of the listed building or affect the setting of the adjoining listed building or the street scene as a whole.

However, Cadw have replied stating that the applicant has not supplied enough detailed information to enable the effect of the alteration to be fully ascertained, and have requested that further information be provided.

The authority has requested on three separate instances that the information be provided. This information has not been forthcoming. It is considered that the provision of specific structural information as to how the alterations are to be implemented is necessary prior to any consent being issued and therefore the application should be refused.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)Insufficient information has been provided by the applicant to enable the effect of this proposal on this Listed Building to be assessed.

PLANDEV-031202-REP-EC 260 6. TPO APPLICATIONS RECOMMENDED FOR REFUSAL

ITEM 6. 1

APPLICATION NO: P/2002/1191 DATE: 04/10/02 14:15:19

PROPOSAL: REMOVAL OF TWO TREES COVERED BY A TREE PRESERVATION ORDER

LOCATION: LAND FRONTING, YNYSYDARREN ROAD, YSTALYFERA, SWANSEA SA9 2DY APPLICANT: MR MARK STONEMAN TYPE: App under TPO

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Northern Lliw Valley Local Plan EQ11- Retention of trees

b. Other Policies

None

c. Relevant Planning History

96/1624- Residential Development- Outline Approved- 22/1/97 02/636- Residential Development- Outline Approved- 9/7/02

d. Responses to Consultations

Number of properties consulted: 11

Number of replies received:1 Letter of support

Statutory Consultees:

Ystalyfera Community Council- No Objections.

PLANDEV-031202-REP-EC 261 APPRAISAL

This is an application to fell two trees covered by Tree Preservation Order T128 on land fronting Ynysydarren Road, Ystalyfera, Swansea.

The T.P.O. covers two mature Sycamore trees. The applicant has stated that he wishes to fell both of these trees and to replant with; “a more pleasing and purposeful species”.

These mature trees provide significant landscape value and their loss would considerably effect the visual amenity of the area. Their loss can thereby only be considered acceptable if it was consider essential due to their condition and health.

The Authority’s Aboricultural Officer, has inspected the trees and considers there is no immediate reason to fell this group of sycamore trees, but recommended that works may be necessary to improve the trees future health and safety.

The applicant has been contacted in reference to this, and was requested to alter the application to undertake works, rather than fell. No reply has been forthcoming.

It is therefore recommended that this application to fell is refused as the felling of these trees would have a significantly adverse effect on the visual amenity of the immediate locality.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1) It is considered that the felling of these trees, covered by Tree Preservation Order T128 is not considered necessary or appropriate and that the felling would have a significantly detrimental effect on the visual amenity of the locality, which would be contrary to Policy EQ11 of the Northern Lliw Valley Local Plan.

PLANDEV-031202-REP-EC 262

7. PLANNING APPEALS RECEIVED

ITEM 1. APPEAL REFERENCE: NPT/A216 DESCRIPTION: Change of use - Stewards accommodation to Members lounge. APPELLANT: Aberavon Liberal Club. LOCATION: 3A Bevan Street, Aberavon. TYPE: Written Representations. APPLN NO: P/02/217.

ITEM 2. APPEAL REFERENCE; NPT /A217 DESCRIPTION: Wind Turbines. APPELLANT: Community Power Ltd. LOCATION: Tonmawr and Castell Farms, Margam Forest, Port Talbot. TYPE: Public Inquiry. APPLN NO: P/02/538.

PLANDEV-031202-REP-EC 263

8. NOTIFICATION OF APPEAL DECISIONS

ITEM 1

APPEAL REFERENCE: NPT/A201.

DESCRIPTION: Appeal against enforcement notice relating to business use from residential property. LOCATION: 3 New Street, Godregraig, Ystalyfera. APPELLANT: Mr.D.J.John. TYPE: Public Inquiry. APPLN NO: 90/531. DECISION: Dismissed.

The Inspector considered that the main issue in this appeal was the effect of the current manufacturing of wrought iron work and welding repairs on vehicles on the site and whether it had become more than an incidental use and whether infact there had been a material change of use from the lawful residential use. The Inspector noted the concerns of both the Local Authority and the local residents and felt that there was no justification for allowing a business to operate in this area. The appeal was DISMISSED.

ITEM 2.

APPEAL REFERENCE. NPT/A212.

DESCRIPTION. Dwelling. LOCATION. Part garden, Eaglesbush Cottage, Eaglesbush Valley, Neath. APPELLANT. Mr. B.K.Smith. TYPE. Written representations. APPLN.NO. P/02/0311 DECISION. Upheld.

The Inspector in this appeal considered that the main issue was the consequences of the proposed development for the character and

PLANDEV-031202-REP-EC 264 appearance of the special landscape area within the setting of Neath and surrounding countryside. The Inspector noted the Policy context for the proposal and the area. He considered that the proposed development generally did not conflict with Policies H3 and E61A (Neath Local Plan), as he felt the dwelling would effectively round off development and not have any unacceptable consequences for the character and appearance of the countryside. He did acknowledge that the proposal does not comply with Policies C5 (West Glam -organ Structure Plan) and Policy E55 (Neath Local Plan) but stated that these conflicts did not justify over-riding his decision. The Inspector upheld the appeal with no conditions.

PLANDEV-031202-REP-EC 265 9. CREATION OF ORNAMENTAL LAKE AT BRITHDIR WOOD, DRYMMAU ROAD, SKEWEN

A complaint has been received concerning the creation of an ornamental lake on land at Brithdir Wood, Drymmau Road, Skewen.

The site is on sloping ground on the mountainside above Skewen and rises in a northerly and westerly direction. Outbuildings, a stable block and horse paddock are contained within the lower part of the land. The westernmost corner of the site has, in past years, been subjected to fly tipping.

This area has been excavated and hollowed to form a dam-like feature into which water from an underground watercourse has been allowed to drain.

Following recent persistent inclement weather conditions concern was expressed as to the safety of the embankment containing the dam.

An inspection by an engineer from the Municipal and Highway Services Section found the embankment to be in an unsafe condition with imminent danger of collapse. No drainage channels had been provided with the volume of water exceeding its capacity and overtopping the embankment.

The dam has since been drained of about two thirds of its level and the watercourse diverted into a nearby channel thereby reducing the threat of any water build up within the hollowed out area.

The creation of this ornamental lake feature is an unauthorised engineering operation requiring the benefit of planning permission. To date, consent has been neither sought or granted in respect of this.

In land use and visual amenity terms, it is considered that the ornamental lake enhances the character of the Green Wedge, however, it is not known whether this area previously had any ecological value which may have been lost. On balance, however, considering the unauthorised tipping activities in the area, it is probable that the creation of the lake would be consistent with Policy E61 (D) of the Borough of Neath Local Plan (Special Landscape Areas).

However, from an engineering viewpoint its retention would be detrimental to the area due to the safety of the embankment.

PLANDEV-031202-REP-EC 266

No planning application has been received to enable proper consideration of the relevant safety issues and precautions concerning this unauthorised engineering operation.

It is therefore Recommended that authorisation be granted for the service of an Enforcement Notice in respect of the creation of the ornamental lake at Brithdir Wood, Drymmau Road, Skewen.

That the steps required by the notice be as follows: -

(i) Restore the land to its condition before the breach took place by removal of the ornamental lake, reprofiling of the land to a height matching the contours of surrounding land (in accordance with Sections on a plan to be prepared) and grass seeded with a 1`mix of standard Perennial Rye Grass.

(ii) Installation of land drainage measures in accordance with the specifications on the plan.

(iii) That the period of compliance be 3 months after the date on which the notice takes effect.

(iii) That such action be in the interests of safety.

For Decision

Contact Officer: David Watkins Background Papers: Enforcement File Reference: ENPT/2783

PLANDEV-031202-REP-EC 267

10. DELEGATED APPLICATIONS DETERMINED between 2/11/02 – 22/11/02.

1 App No. P/2001/674 Type Discharge of Cond.

Proposal AGREE TO CONDITION 2 OF PLANNING APPROVAL NO P/00/146 REGARDING CAR PARKING SCHEME – REALIGNMENT OF ONE WAY SYSTEM (amended plans dated 5/4/02) Location New Hospital Site, Baglan, Port Talbot SA126RT Decision Approval with Conditions

2 App No. P/2001/1222 Type PriorNotif.Agric.Bld

Proposal AGRICULTURAL APPLICATION FOR THE ERECTION OF A BARN Location CILCARN FARM, Bryn, PORT TALBOT SA132RY Decision Approval with Conditions

3 App No. P/2002/244 Type Discharge of Cond.

Proposal SCHEME UNDER CONDITION 67 OF PLANNING PERMISSION P/98/0541 MARGAM OCCS - CEFN CRIBWR Location Margam Opencast Mine, Nr Kenfig Hill, Decision Approval with Conditions

4 App No. P/2002/553 Type Discharge of Cond.

Proposal SUBMISSION OF DETAILS UNDER CONDITION 8 OF PLANNING APPROVAL NO P/01/1127 WITH REGARD TO DRAINAGE OF THE LAND Location FORMER GREYHOUND STADIUM, CHARLES STREET, SKEWEN, NEATH SA106HT Decision Approval with Conditions

5 App No. P/2002/554 Type Discharge of Cond.

PLANDEV-031202-REP-EC 268

Proposal SUBMISSION OF DETAILS UNDER CONDITION 9 OF PLANNING APPROVAL NO P/01/1127 WITH REGARD TO LONG SECTIONS OF ROADS AND SHARED DRIVES Location FORMER GREYHOUND STADIUM, CHARLES STREET, SKEWEN, NEATH SA106HT Decision Approval with Conditions

6 App No. P/2002/847 Type Discharge of Cond.

Proposal AGREE CONDITION 5 OF PLANNING APPLICATION P/02/146 WITH REGARD TO DISABLED PARKING. Location BP REFINERY, LLANDARCY, NEATH, Decision Approval with Conditions

7 App No. P/2002/892 Type Discharge of Cond.

Proposal SCHEME FOR DRAINAGE OF CAR PARK AND ACCESS POINT TO PREVENT SURFACE WATER FLOWING ONTO FEEDER ROAD UNDER CONDITION 7 OF PLANNING PERMISSION P/02/0067. Location TALBOT GATEWAY DEVELOPMENT, SEAWAY PARADE, PORT TALBOT, Decision Approval

8 App No. P/2002/959 Type Discharge of Cond.

Proposal AGREE TO CONDITION 2 OF PLANNING APPLICATION NO P/99/1281 REGARDING LANDSCAPING Location Neath Port Talbot Hospital, Baglan Moors, Port Talbot Decision Approval

9 App No. P/2002/1043 Type Discharge of Cond.

Proposal SUBMISSION OF DETAILS UNDER CONDITION 22 OF PLANNING APPLICATION P/01/1291 WITH REGARD TO THE POSITIONING OF FLAGS AND FLAG POLES. Location MORRISON SUPERMARKETS PLC, CHRISTCHURCH ROAD, BAGLAN INDUSTRIAL PARK, PORT TALBOT SA127BZ

PLANDEV-031202-REP-EC 269 Decision Approval

10 App No. P/2002/1059 Type Full Plans Proposal CONSTRUCTION OF A TWO STOREY REAR EXTENSION Location 7 MARY STREET, BLAENGWYNFI, PORT TALBOT SA133TT Decision Approval with Conditions

11 App No. P/2002/1064 Type Advertisement Proposal SHOP SIGN AND PETROL FILLING STATION TOTEM, FLAGS AND FLAGPOLES Location MORRISON SUPERMARKET, BAGLAN MOORS SHOPPING CENTRE, CHRISTCHURCH ROAD, BAGLAN MOORS, PORT TALBOT Decision Approval with Conditions

12 App No. P/2002/1101 Type Full Plans Proposal GARAGE Location `, 29 MANOR STREET, PORT TALBOT, SA131AB Decision Approval with Conditions

13 App No. P/2002/1138 Type Discharge of Cond.

Proposal PROPOSED CHEMICAL AND BIOLOGICAL MONITORING OF WATER COURSES - UNDER CONDITION 58 OF PLANNING APPROVAL NO P/98/0541 Location MARGAM OCCS, CEFN CRIBWR, NR BRIDGEND Decision Approval with Conditions

14 App No. P/2002/1148 Type Full Plans Proposal CONVERSION OF GARAGE TO LIVING ACCOMODATION AND ENCLOSURE OF FIRST FLOOR BALCONY Location 45 CHANNEL VIEW, SANDFIELDS, PORT TALBOT SA126JF Decision Approval with Conditions

PLANDEV-031202-REP-EC 270

15 App No. P/2002/1150 Type Full Plans Proposal GARAGE Location PLOT 8, PIER WAY GARAGE COMPOUND, SANDFIELDS, PORT TALBOT SA127NS Decision Approval with Conditions

16 App No. P/2002/1153 Type Discharge of Cond.

Proposal PROVISION OF FOUL DRAINAGE FACILITIES UNDER CONDITION 52 OF P/98/541. Location CELTIC ENERGY AT, MARGAM OCCS, NR CEFN CRIBWR, BRIDGEND Decision Approval with Conditions

17 App No. P/2002/1154 Type Full Plans Proposal GARDEN STORE / PLAY-ROOM Location 32 CHRISTOPHER ROAD, SKEWEN, NEATH SA106LE Decision Approval with Conditions

18 App No. P/2002/1157 Type Discharge of Cond.

Proposal AGREE CONDITION 3 OF PLANNING APPLICATION P/01/1456 WITH REGARD TO LANDSCAPING. Location PLOT D, EGLWYS NUNYDD WATER STREET, MARGAM, PORT TALBOT SA132PA Decision Approval with Conditions

19 App No. P/2002/1164 Type Discharge of Cond.

Proposal DRAINAGE & LAGOON SYSTEM DETAILS UNDER CONDITION 54 OF PLANNING PERMISSION P/98/541. Location MARGAM OCCS, NR PYLE, BRIDGEND Decision Approval

20 App No. P/2002/1165 Type Discharge of Cond.

Proposal SURFACE WATER REGULATION SYSTEM SYSTEM

PLANDEV-031202-REP-EC 271 UNDER CONDITION 61 OF PLANNING PERMISSION 98/541 Location MARGAM OCCS, NR PYLE, BRIDGEND, Decision Approval

21 App No. P/2002/1168 Type Advertisement Proposal ADVERTISEMENT DISPLAY - FASCIA AND PROJECTING SIGNS. Location 113 STATION ROAD, PORT TALBOT SA131NR Decision Approval with Conditions

22 App No. P/2002/1177 Type Full Plans Proposal INSTALLATION OF 1 METRE SATELLITE DISH FOR CONNECTION TO ATM Location COOP, 276-278 MARGAM ROAD, MARGAM, PORT TALBOT SA132DB Decision Approval with Conditions

23 App No. P/2002/1178 Type Householder Proposal CONVERSION OF GARAGE TO LIVING ROOM Location 16 MAES LLWYNONN, HOPLAND GREEN, CADOXTON, NEATH SA108AQ Decision Approval with Conditions

24 App No. P/2002/1209 Type Full Plans Proposal SINGLE STOREY REAR EXTENSION Location 35 CRYMLYN PARC, SKEWEN, NEATH Decision Approval with Conditions

25 App No. P/2002/1212 Type Full Plans Proposal REPLACEMENT OF WORKSHOP BUILDINGS Location NEATH COACHBUILDERS LTD., PENSCYNOR, CILFREW, NEATH SA108LF Decision Approval with Conditions

26 App No. P/2002/1214 Type PriorNotif.Agric.Bld

Proposal UPGRADING OF EXISTING GROWN OVER TRACK

PLANDEV-031202-REP-EC 272 Location LLWYN LLANC UCHAF FARM, CRYNANT, NEATH SA10 8SF Decision Application Invalid

27 App No. P/2002/1217 Type Discharge of Cond.

Proposal AGREE CONDITION 2 OF PLANNING APPLICATION P/02/930 WITH REGARD TO EXTERNAL MATERIALS Location FAIR-WINDS, HILLGROVE, BRYN, PORT TALBOT SA132RR Decision Approval with Conditions

28 App No. P/2002/1219 Type PriorNotif.Agric.Bld

Proposal EXTENSION TO AGRICULTURAL CLEAR SPAN LIVESTOCK/FODDER STORE SHED Location TY-CANOL FARM, PENYARD ROAD, NEATH ABBEY, SA10 7EY Decision Application Invalid

29 App No. P/2002/1221 Type Householder Proposal CONSTRUCTION OF A FIRST FLOOR EXTENSION Location 49 FALCON DRIVE, CIMLA, NEATH SA113SG Decision Approval with Conditions

30 App No. P/2002/1223 Type Discharge of Cond.

Proposal AGREE TO CONDITION 10 OF PLANNING APPROVAL NO P/2002/0494 REGARDING A PROGRAMME OF ARCHAEOLOGICAL WORK Location PLOT A, FORMER SITE OF, EGLWYS NUNYDD FARMHOUSE, MARGAM, PORT TALBOT SA132PA Decision Approval

31 App No. P/2002/1224 Type Discharge of Cond.

Proposal DETAILS OF METHODS AND MATERIALS TO INSULATE BUILDINGS UNDER CONDITION 2 OF PLANNING

PLANDEV-031202-REP-EC 273 PERMISSION 00/1056. Location MATERIALS RECOVERY & ENERGY CENTRE, FREIGHTLINER SITE, CRYMLYN BURROWS, SWANSEA SA1 8PX Decision Approval

32 App No. P/2002/1225 Type Full Plans Proposal ERECTION OF 2.4M HIGH STEEL FENCING TO PERIMETER OF SITE Location UNIT 18 BAGLAN INDUSTRIAL ESTATE, BAGLAN, PORT TALBOT SA127BZ Decision Approval with Conditions

33 App No. P/2002/1229 Type Discharge of Cond.

Proposal SCHEME FOR TREE FELLING UNDER CONDITION 58 OF P/2002/0419 Location BWLCH FFOS MINING SITE, MYNYDD RESOLVEN, RESOLVEN, NEATH Decision Approval with Conditions

34 App No. P/2002/1230 Type Discharge of Cond.

Proposal SCHEME FOR THE PROTECTION AND SIGNING OF PUBLIC RIGHTS OF WAY UNDER CONDITION 31 OF PLANNING PERMISSION NO: P/2002/0419 Location BWLCH FFOS MINING, MYNYDD RESOLVEN, RESOLVEN, NEATH Decision Approval with Conditions

35 App No. P/2002/1231 Type Discharge of Cond.

Proposal SCHEME FOR DUST CONTROL AND SUPPRESSION UNDER CONDITION 40 OF PLANNING PERMISSION NO: P/2002/0419 Location BWLCH FFOS MINING SITE, MYNYDD RESOLVEN, RESOLVEN, NEATH Decision Approval with Conditions

PLANDEV-031202-REP-EC 274

36 App No. P/2002/1233 Type PriorNotif.Agric.Bld

Proposal PROPOSED ROAD Location TYN-Y-CWM FARM, RHOS, PONTARDAWE Decision Prior Approval Not Required

37 App No. P/2002/1241 Type LawfulDev.Cert- Exist Proposal CERTIFICATE OF LAWFULNESS FOR AN EXISTING DEVELOPMENT (GARAGE AND REAR EXTENSION) Location 2 GYNOL ROAD, CWMLLYNFELL, SWANSEA SA9 2GX Decision Issue Lawful Dev.Cert.

38 App No. P/2002/1253 Type Householder Proposal CONSERVATORY Location 6 BRYN GOLAU, ALLTWEN, PONTARDAWE SWANSEASA8 3AF Decision Approval with Conditions

39 App No. P/2002/1275 Type Full Plans Proposal ALTERATIONS AND EXTENSIONS TO FRONT/REAR OF EXISTING SHOP/PREMISES Location 23 WINDSOR ROAD, NEATH, Decision Approval with Conditions

40 App No. P/2002/1279 Type Full Plans Proposal ALTERATIONS TO PROPERTY Location 8 WAUN GRON, GLYNNEATH, NEATH Decision Approval with Conditions

41 App No. P/2002/1291 Type Discharge of Cond.

Proposal AGREE TO CONDITION NO 2 OF PLANNING APPROVAL NO P/02/1063 REGARDING DETAILS OF AN ODOUR CONTROL SYSTEM Location VICTORIA FISH BAR, 17 VICTORIA ROAD,

PLANDEV-031202-REP-EC 275 ABERAFAN, PORT TALBOT SA126QG Decision Approval with Conditions

42 App No. P/2002/1296 Type Discharge of Cond.

Proposal DETAILS UNDER CONDITION 3 - DRIVE GRADIENT - OF PLANNING APPLICATION NO: P/2002/0463 Location PLOT 4, FFORDD BRYNHEULOG, PONTARDAWE, SWANSEA SA8 4JG Decision Approval

43 App No. P/2002/1297 Type Discharge of Cond.

Proposal DETAILS UNDER CONDITION 2 - EXTERNAL MATERIALS- OF PLANNING CONSENT NO: P2002/0466 Location PLOTS 5/ 6/ 7, FFORDD BRYNHEULOG, PONTARDAWE, SWANSEA Decision Approval

44 App No. P/2002/1298 Type Discharge of Cond.

Proposal DETAILS RELATING TO CONDITION 3 - DRIVE GRADIENT- OF PLANNING CONSENT NO: P2002/0466 Location PLOTS 5/6/7, FFORDD BRYNHEULOG, PONTARDAWE, SWANSEA Decision Approval

45 App No. P/2002/1304 Type Discharge of Cond.

Proposal DETAILS UNDER CONDITION 10 (MATERIALS) OF PREVIOUS PLANNNIG CONSENT P/02/865 Location NEATH & PORT TALBOT COLLEGE, NEATH CAMPUS, DWR-Y-FELIN ROAD, NEATH Decision Approval

PLANDEV-031202-REP-EC 276

PLANDEV-031202-REP-EC 277