2 APPLICATION NUMBER: 12/07690/CAC APPLICANTS NAME(S): Mr Phil Collins SITE ADDRESS: Former Mid Wales Hospital Hospital Road Talgarth Powys LD3 0EF GRID REF: E: 316190 N:233086 COMMUNITY: Talgarth DATE VALIDATED: 28 March 2012 DECIS ION DUE DATE: 23 May 2012 CASE OFFICER: Mr Rhodri Davies PROPOSAL Mixed use redevelopment of the site for housing, employment and community uses including 76 number residential units (C3), 5 live work units (B1/C3) and 18 number 1-2 bed retirement apartments (C3), Care/health facility (up to 70 bed apartments) (C2/D1), conversion of the front 'Admin Block' into 4 apartments (C3), conversion of retained chapel into multi-use community building (D2) and offices (B1), conversion of retained mortuary into office space (B1), internal roads and paths, new allotments, creation of new cricket pavilion, access road, car park and tennis courts, landscaping and public open space, sustainable drainage systems, de- construction (demolition) of the existing former ward buildings and associated works, services and utilities. ADDRESS Former Mid Wales Hospital, Hospital Road, Talgarth CONSULTATIONS/COMMENTS Consultee Received Comments Brecon Beacons Park The proposed development adversely affects Society the Talgarth Conservation area and is contrary to UDP Policies Q17 and 18, the policies relating to Conservation areas in the deposited LDP and the guidance given in PPW Chapter 6.5.16 – 6.5.23. These policies suggest that new buildings in Conservation Areas should only be permitted where they preserve or enhance the character of the area and that demolition should only be permitted where there is the strongest justification. The developer proposes to demolish the majority of the important buildings on the site. The proposed new buildings would not enhance the buildings to be retained. For instance those proposed to be closest to the Administration building would not give it sufficient prominence and would tend to diminish it, being mainly of three stories. The lay out of the buildings does not reflect the distinctive layout of the original Hospital site. The applicant stresses that the new houses are designed to reflect the local vernacular but has chosen to relate them to houses in Talgarth and not to the historic buildings on the site. P.S. We note that the developer makes great play of the dangers posed by asbestos on the site if the buildings are left to deteriorate further. Since there has not been a proper structural survey one is unable to determine the truth of this suggestion and it leaves the possibility that the suggestion is scaremongering to encourage people to accept the current proposal. We suggest that a proper structural survey by a reputable firm should be insisted on. CADW Ancient 16th Jul 2012 Judith Alfrey, Cadw's Head of Regeneration and Monuments Conservation has commented as follows: The buildings at the former Mid-Wales Hospital have been assessed on two occasions, but were felt to fall short of the high standard necessary for listing. They were assessed as part of a thematic survey of NHS hospital buildings which was undertaken to provide certainty about the listability of buildings on the NHS estate, and again when the community of Talgarth was surveyed. As part of the thematic exercise, some 230 structures on 35 sites were assessed for listing, and 42 structures on 11 sites met the listing criteria and were listed. These sites now set the bench-mark for listing. Amongst the mental hospitals which have been listed, the earliest and most architecturally distinguished is the North Wales County Asylum at Denbigh (1846-8 by Thomas Fulljames), which is listed at grade II* in recognition of its importance as a pioneering example of early Victorian asylum architecture. Also, from first generation of asylum buildings, Penyfai Hospital Abergavenny is listed grade II as one of the best C19 hospital buildings in Wales. The surviving original sections of 1851 are also by Fulljames, though with some remodelling by Giles, Gough and Trollope in the 1880’s. By the early twentieth century, new thinking on hospital planning is best reflected in Wales at Whitchurch hospital which is a close contemporary of the Mid Wales hospital, being built between 1902-1908. Like the Mid Wales hospital, Whitchurch uses the principle of echelon planning. It is considered to be the best example in Wales using this plan form, and is of exceptional architectural quality and character. When built, it was amongst the most modern of its period, offering provision for the latest treatment methods, and including facilities such as a large recreation hall. Listing requires selectivity, particularly for buildings after about 1840, where it is necessary to identify the best example of particular building types, selecting only buildings of definite quality and character. For twentieth century buildings, key examples are identified. As far as hospitals are concerned, Whitchurch Hospital has been selected as defining the standard for early twentieth century buildings. Although the Mid Wales hospital does not meet the exacting standard required for listing, this should not be taken as meaning that it is of no value or interest, and its inclusion within the Talgarth Conservation Area would seem to be an acknowledgement of its local importance. Although when compared with Whitchurch Hospital, the buildings at Talgarth are stylistically conservative, they constitute a near- complete group in a harmonious style with good quality detailing (particularly in the use of materials), and a coherent plan: retention of its original echelon plan-form is probably the principal historic interest of this complex of buildings and although we have judged Whitchurch to be the key exemplar of this significant plan type, the buildings at Talgarth represent a good demonstration of similar principles. The relatively complete survival of the complex at Talgarth also enabling the buildings to demonstrate approaches to mental health care in the early twentieth century. NP Head Of Strategy 17th Aug 2012 The Adopted Local Plan forms part of the Policy And Heritage Development Plan for the National Park area, however the Authority has approved the UDP (March 2007) for development control purposes and affords it greater weight than the Local Plan, since it is more recent and relevant. It has been through all the stages necessary for greater weight to be attached to it save for adoption due to the single issue of safeguarding sand and gravel reserves. The Local Plan allocated the site for redevelopment/refurbishment with a policy indicating the desirability of finding alternative appropriate employment uses for the site. In the UDP the site is allocated for mixed use/commercial. Neither Plan specifies the proportion of different uses that would be expected in terms of the mix of uses on the site. The Mid Wales Hospital Planning Brief produced by Knight Frank in 1997 and adopted as Supplementary Planning Guidance to the Local Plan in 1999 while referencing the Local Plan suggests that a mix of uses would be more appropriate given, in their opinion, the unlikely prospect of one single employment use being found for a site of that scale. It does not specify the type or proportion of mixed uses to be considered on the site. The Planning Brief was carried through to the Authority Approved UDP in March 2007. The Talgarth Planning Brief was approved as guidance to supplement the UDP in December 2008. It sets out broad land use and design principles to act as a framework for future development and investment in Talgarth and the Former Mid Wales Hospital. The brief indicated that, "The Mid -Wales Hospital site has huge potential. The site has the benefit of new owners and is allocated in the UDP as a mixed use site. It is imperative that the potential is realised and any development is linked to and provides benefits for the wider community. - It is an important site for roosting and hibernating lesser horseshoe bats (and some other bat species). - There is also the opportunity in any development proposals to explore the site's capacity to supply combined heat and power to itself and to the town through wood burning boiler systems. - The National Park Authority (NPA) will negotiate with the new owners of the site to produce an updated development brief and these issues can be explored in more detail. " In 2010 the Authority undertook a Conservation Area Appraisal of Talgarth Conservation Area and confirmed an extension of the boundary to include the Former Mid Wales Hospital in 2011. As a result it is considered that the level of detail that will need to be submitted in order for the planning application and conservation area consent to be validated and determined means, an updated development brief is unnecessary. The main (though not exclusive) National policy considerations in determining the application are as follows; The Town and Country Planning Actc1990 Section 54 A specifies that planning applications should be determined in line with the development plan unless material considerations indicate otherwise. Chapter 4, Planning for Sustainability of Planning Policy Wales (Welsh Government, Edition 4, February 2011) emphasises that planning polices and proposals should, in promoting sustainable development here should be a "preference for the re-use of suitable previously developed land and buildings, wherever possible avoiding development on greenfield sites" (4.4.2). The former Mid Wales hospital site is a ‘previously developed land' and is allocated accordingly for redevelopment for mixed use in the UDP. The current proposal is therefore acceptable in principal. In terms of the details of the proposal I have the following policy observations to make; Neither the UDP, the 1997 Planning Brief nor the later Talgarth Planning Brief, specify the mix of uses. The Authority, through these documents however is concerned to enable development that benefits and is well related to the local area and should provide some level of employment generating uses particularly given the history and importance of the site to Talgarth in this regard.