Development Sites Supplementary Planning Guidance Updated version, December 2016 SUPPLEMENTARY PLANNING GUIDANCE (SPG) Development Sites For use alongside: Local Development Plan: from Adoption (2013-2021) PEMBROKESHIRE COUNTY COUNCIL 1 Development Sites Supplementary Planning Guidance Updated version, December 2016 Preface This Supplementary Planning Guidance (SPG) provides site specific information on all sites allocated for development in the Local Development Plan. The SPG has been prepared to provide prospective developers with an indication of the known constraints on individual sites. The information provided is a guide to the likely issues and considerations that will arise on each development site. However, it may be necessary to request additional information and contributions to address issues not identified in this SPG. This guidance applies to all areas of Pembrokeshire excluding the National Park. The SPG will be a significant material consideration in determining planning applications. 2 Development Sites Supplementary Planning Guidance Updated version, December 2016 Contents Preface ......................................................................................................................... 2 Introduction ................................................................................................................ 4 1 How to use this Guidance ............................................................................. 5 2 Considerations that apply to all sites.......................................................10 3 Strategic Areas ...............................................................................................12 4 Employment Allocations..............................................................................13 Strategic Employment Allocations .................................................................. 13 Local Employment Allocations ........................................................................ 22 Waste Management Allocations ..................................................................... 48 Existing employment sites (main sites) ......................................................... 50 5 Mixed Use Allocations ..................................................................................52 6 Retail Allocations ...........................................................................................57 7 Marinas .............................................................................................................67 8 Residential Allocations ................................................................................70 Hub Towns – Haven Hub................................................................................. 71 Hub Towns – North Pembrokeshire Hub .................................................... 106 Rural Town ....................................................................................................... 112 Service Centres ............................................................................................... 115 Service Villages ............................................................................................... 128 9 Specialist and Supported Accommodation ......................................... 181 10 Gypsy Traveller Sites................................................................................. 183 11 Community Facilities ................................................................................. 187 12 Key to Dŵr Cymru Welsh Water codes ................................................. 194 3 Development Sites Supplementary Planning Guidance Updated version, December 2016 Introduction I) This Supplementary Planning Guidance is to be read in conjunction with the Local Development Plan which allocates sites for development during the plan period, from its adoption until 2021. Sites are allocated for the development of new homes, new employment premises, marinas, mixed-use schemes, community facilities, specialist and supported accommodation and gypsy traveller accommodation. II) Supplementary Planning Guidance (SPG) does not form part of the Local Development Plan, but must be consistent with the Plan and with national planning policy. SPG elaborates on the Plan’s policies and / or site-specific proposals. It will be a significant material consideration in determining planning applications. III) This SPG applies to all areas of Pembrokeshire excluding the Pembrokeshire Coast National Park. Frequently Used Abbreviations AMP Asset Management Plan Dph Dwellings per hectare HRA Habitats Regulations Appraisal LDP Local Development Plan SAC Special Area of Conservation SSSI Site of Special Scientific Interest SPG Supplementary Planning Guidance SuDS Sustainable Drainage Systems SWTRA South Wales Trunk Roads Agency TPO Tree Preservation Order WG Welsh Government WWTW Waste Water Treatment Works 4 Development Sites Supplementary Planning Guidance Updated version, December 2016 1 How to use this Guidance 1.1 This SPG should be read by anyone interested in developing an allocated site, the owners of allocated sites and anyone else interested in how and when development might occur on allocated sites. It sets out the known constraints that will need to be taken into account by prospective developers in preparing proposals for allocated sites. 1.2 The SPG is arranged by type of allocation, following the order in which the relevant policies appear in the Local Development Plan. There is a section on each type of allocation which provides basic information such as site name, size and location supplemented (where relevant) by more specific detail and guidance. Each allocated site has a table entry arranged according to the template shown below in Table 1. 1.3 Employment allocations are either ‘Strategic’ or ‘Local’. Strategic sites are listed first, followed by Local sites. This section also includes five sites allocated for both employment and waste management facilities. For information, a list of the principal existing employment sites is provided at the end of section 3, to assist prospective developers looking for employment land. 1.4 Within the Housing Allocations section, allocations are listed alongside others at the same level of the settlement hierarchy (see policy SP12 The Settlement Hierarchy). At each level, allocations are listed by settlement in alphabetical order. 1.5 Information and guidance contained within the SPG has been provided by the following stakeholder bodies: Countryside Council for Wales (now Natural Resources Wales) Dwr Cymru Welsh Water Dyfed Archaeological Trust Environment Agency Wales (now Natural Resources Wales) The Health and Safety Executive The Trunk Roads Agency Welsh Government Sustainability and Environmental Evidence Division Pembrokeshire County Council (Highways and Construction) 5 Development Sites Supplementary Planning Guidance Updated version, December 2016 1.6 The information contained within this SPG was gathered in 2010 and updated in 2012 and, following consultation, in 2013. Further information was added in 2015 and 2016, on landscape, Welsh language, open space and Dwr Cymru Welsh Water’s investment programme. Planning history information has also been updated to take account of applications and decisions to early November 2016. It is intended as a guide to the likely issues and considerations that will arise on development sites. It may be necessary to request additional information and contributions to address issues not identified in this SPG. For instance general sustainable transport and infrastructure matters will need to be considered at the application stage. Economic circumstances at the time a site is developed will influence the economic viability of development. Site specific constraints and infrastructure availability may alter and developers should contact the relevant agencies to confirm the current position and conduct their own site investigations. Developers should also refer to the Local Transport Plan (LTP) when considering development to ensure development does not hinder its delivery and where appropriate development will be required to facilitate its delivery. 1.7 Table 1 provides a template of the site tables found within this document. The template sets out the type of information contained within each section including issues and mechanisms to address. Table 1 Template site entry The name of the site (A unique reference number stating its location and the type of development allocated to the site). Developers should quote the site name, and the reference number, in any discussions with the Planning Authority. Details about the site Including: size of the site (Ha), minimum number of dwellings, what the site is allocated for, proposed use or use class, density (Dph) and whether the site is greenfield or previously developed land. Site description Brief description of site and surroundings, including scale of surrounding developments. Relevant planning history Any relevant planning history as of 30th November 2012. 6 Development Sites Supplementary Planning Guidance Updated version, December 2016 Constraints and potential methods to address constraints Description of any constraints and mechanisms to overcome them. Constraint Site Issues Mechanisms to address WWTW A letter (A – H) indicates the impact the development may have on the local Waste Water Treatment Works (WWTW). An explanation of these letters, supplied by Dŵr Cymru Welsh Water, can be found in section 10. Sewerage Information will appear