Local Development Plan
Site Alternative Deliverability Report
Brecon Beacons National Park Authority
SALT 067
Land to the S of Penwarcoch, Penycae
Resubmission: Undeliverable
SALT 067
Land to the S of Penwarcoch
Penycae (Tawe Uchaf)
Existing use
Proposed use
Previous CS/DBR Number
Agricultural
Residential
CS110
revious site survey
Taken from LDP Settlement Assessment: Pen-y-cae
Candidate Site—CS110— Land to south of Pen-cwar-coch
View of Site Boundary showing A4067 going north towards 40mph
signs
© Crown Copyright. All rights reserved. Brecon Beacons National Park Authority. 100019322 2008
CS ID
no
CS110
Site Name
Land to the south of Pen-cwar-coch
Current use of area
Grassland
Proposed use
Residential
Are there natural
Constraints preventing
development
Mature hedgerow along road boundary.
Mature trees bordering Northern, Eastern and Southern Boundaries
Only a Narrow strip of land is level—(parallel to main road, and the width of development curtilages to the south)
Remainder of site drops steeply down to east towards river.
Western boundary of the site (approximately 1/4 of site) lies in the TAN15 flood zone.
Prominent views both into and out of site to surrounding mountain landscape and river corridor.
Are there any other
constraints preventing
development of the
site
Access would be onto busy road in 30 mph zone.
Development
immediately adjacent?
Road boundary to west, detached and semi-detached properties over the road.
Impact on settlement
if development were
to proceed
Result in an encroachment on the open countryside.
Recommendation
Topography of the site and the TAN15 flood zone does not favour development. Only a narrow strip of the site would be developable
(in line with current development to south of site).
Bungalow (Derwen Deg) on southern boundary.
Development would have a detrimental impact on the character of the settlement through loss of mature hedgerow, and the impact
on the views both in and out of the prominent surrounding landscape.
DEPOSIT Key Stakeholder Responses
No previous consultation – site failed capacity stage.
SALT Key Stakeholder Responses
Consultee
Environment Agency
Dwr Cymru Welsh Water
Score
Comment
SALT 067 – Land to the south of Penwarcoch. The site is partially situated within zone C2, as defined
by the development advice maps (DAM) referred to in TAN 15. Furthermore, our flood map
information, which is updated on a quarterly basis, indicates that the site is also considered to be at
risk of flooding in the 1% (1:100 year) and 0.1% (1:1000 year) flood event on the River Tawe. In
accordance with guidance contained within TAN 15, the development category proposed for this site
is regarded as "highly vulnerable" and therefore should not be allocated (see section 10.8 of TAN15).
We also note the conclusions of your Strategic Flood Consequences Assessment (SFCA) which stated
that you “will not seek to allocate any land within a C1/C2 flood zone”. If your Authority is minded to
allocate the site it would need to be demonstrated that the consequences of flooding are capable of
being managed in an acceptable way. Furthermore, we consider that detailed hydraulic modelling
would be needed in order to inform a FCA to enable appropriate assessment of the risks and
consequences of flooding in line with TAN15.
Sewerage
Development of these sites may be constrained by the performance of our public sewerage network
for which there are no planned improvements within our current capital investment programme.
Should this land be allocated for development then we would request that the allocation be released
in the latter part of your Plan to allow us the time to undertake improvements or alternatively
developers may need to fund the works in advance of our Regulatory requirement. The proposed
development site is crossed by a public sewer for which protection measures, either in the form of
an easement and/or diversion may be required.
Sewerage Treatment
Our Waste Water Treatment Works for this area has limited capacity to accommodate all of the
planned growth without further improvement. Dependant on the scale and rat of development,
there will ultimately be a time where improvements to our asset is required. These improvements
will form part of our Regulatory Capital Investment Programme which is agreed in 5 yearly cycles.
Water
A water supply can be made available to service the proposed development site However, this
would require off-site mains to be laid to the proposed development to ensure customer service
standards is maintained.
CCW
Given that the settlement of Penycae is defined as a ‘countryside’ settlement in the Deposit LDP, we
consider that the proposed allocation of the site is contrary to the LDP strategy for development in
the countryside. Additionally, CCW’s records indicate that the site consists of Lowland Meadows, a
Priority Habitat in the UK Biodiversity Action Plan (BAP). As surveys at this site were undertaken
more than 10 years ago, should the LPA/Inspector be minded to proceed with this allocation, an up
to date survey of the site should be undertaken. Although the applicant states that “Development of
the site has limited scope to cause damage or impact habitat”, it is not clear from the proponent’s SA
how the potential impact of development on the BAP habitat has been assessed and his conclusion
reached. Similarly, although the proponent’s SA also suggests an opportunity for habitat
improvement/ creation, no reference is made as to how impacts from the development on the
existing BAP habitat will be avoided or mitigated.
Concern - Any access must be subject to Highways Authority standards so multiple accesses may
prove difficult due to visibility requirements. The geography of the site towards the river may inhibit
development due to the gradient.
Highways
Ecology
Brecknock Wildlife Trust
-2
Description Semi improved pasture, scrub and tree adj to stream.
S42 Habitats Some mixed deciduous woodland
S42 Species Nesting birds in woodland, scrub and potentially in grassland.
Protected Species bat roosts and flightline; otters; poss White Clawed Crayfish in stream
Connectivity Forms part of wooded stream corridor.
Recommendations Maintain 10m buffer to stream by retaining trees outside of residential.
Ecological survey required prior to development.
The site is listed as semi improved neutral grassland on CCW’s Phase 1 habitat maps. I would like to
recommend further survey of this site before it gets into the LDP to ensure that a Biodiversity Action
Plan priority habitat is not lost. The site is also very close to the river and would like consideration of
any potential impacts on this habitat.
Deliverability Assessment
Is the site deliverable?
No
Objection from Environment Agency regarding a small section of the site being within C2 flood zone - development
category proposed for this site is regarded as "highly vulnerable".
Serious concern from Highways regarding the gradient of the site and potentially unachievable access.
Visual impact of development considered too detrimental to the settlement and surrounding landscape.
Local Development Plan
Site Alternative
Assessment against LDP Strategy
Brecon Beacons National Park Authority
SALT 067
Land S of Penwarcoch, Penycae
Not Compliant with Strategy
Is the site located within a community where
there is a defined need for growth?
No Tawe Uchaf community are not supportive of the use of Greenfield sites to provide future
development. The community place high value on the landscape setting of Penycae..
Is the site located in a sustainable location?
No. Penycae does not meet sustainability criteria in relation to provision of services and facilities and
relationship to key settlements.
Results of Deliverability Assessment
Undeliverable Site fails deliverability criteria in relation to Landscape, flood risk and Highways Safety.
Compliance with Strategy
Not compliant . This site would not present a viable development option for Pen y cae.
Development in Penycae would be contrary to the strategy to meet community need for growth in
sustainable locations. Inclusion of the site would not support the Strategy.
Officer Recommendation Site
Site is not considered suitable as a development option for the National Park Community.
No change to the LDP as a result of deposit allocation representation.
Site to remain as countryside during LDP period (subject to findings of any subsequent review)
Officer Recommendation Settlement
No alteration to Penycae Settlement Hierarchy Position.