Local Development Plan
Site Alternative Deliverability Report
Brecon Beacons National Park Authority
SALT 091
Penpentre Fields, Defynnog
Resubmission: Undeliverable
SALT 091
Penpentre Fields
Defynnog (Maescar)
Existing use
Proposed use
Previous CS/DBR Number
Agricultural
Residential
CS24
Previous site survey
Taken from LDP Settlement Assessment: Defynnog
CS24 Penpentre Fields
View from road–
northwards into
CS24
Chapel—
View from field boundary–
northwards into CS24
Brecon Road heading West with site on left-hand side
Culvert—field A
A
B
Glannau Senni
Long views
Site B—from road looking
north
Easternfield
fieldlooking
lookingfrom
fromentrance
entrancetowards
towardsthe
theFire
FireStation
Station
Eastern
Site B in context of
Road (High Street)
(Looking south)
Site B: Looking South
View across CS24 (B)
towards housing at
Glannau Senni
CS ID no
CS24
Current use of area
Site
Land at Penpentre Fields
Name
Site A—North of High Street
Site B—South of High Street
Grassland
Site is bisected by the main road (A4215) Grassland
Proposed use
Residential
Are there natural
Constraints preventing
development
Slopes upwards towards views of chapel.
Site slopes downwards towards the river. Site is uneven
Affords long views out towards Mountain landscape.
Landscape in this area has been assessed as being of “high value” in the
visual and sensory Landmap classifications. Development on this site would
have an unacceptable impact on the character of this important landscape
Site is adjacent flood zone and River Usk SSSI and SAC
Are there any other
constraints preventing
development of the site
Only the western end of the site directly
adjoins the road frontage. The
remainder is accessed across a grass
verge, presumably in highways
ownership.
Otherwise, no access issues.
Development immediately
adjacent?
Both sites are detached from the nucleus of the settlement. There are no close neighbours accessing directly onto the
A4215. Nearest residential neighbours face towards minor streets. Development of either side of the road would
introduce a form of development which is out of keeping with the current settlement form. Development of the whole
of either site would be of a scale incompatible with the current settlement pattern.
Impact on settlement if
development were to
proceed
Development of either site would be an unacceptable intrusion into the countryside and be incompatible with the
current settlement pattern and form.
Culvert emerging in centre of site.
No access issues.
Land should not be allocated at the candidate sites.
Development Boundary review to include frontage for infill would not be appropriate here as there is no neighbouring
linear form to continue.
UDP Inspector’s Report: Development here would be prominent intrusion into the countryside..
DEPOSIT Key Stakeholder Responses
No previous consultation – site failed capacity stage.
SALT Key Stakeholder Responses
Consultee
CCW
Dwr Cymru Welsh water
Highways
Score
Comment
CCW is concerned at the size of both of the proposed allocations and the effect that this scale of
development will have on the character of Defynnog, which is identified as a ‘Level 4: Limited
Growth settlement’ in the Deposit LDP. The landscape in this area has been assessed as ‘high’ in the
visual and sensory aspect layer of Landmap. CCW consider that development on this site would have
an unacceptable impact on the character and landscape of the area, and that the settlement does
not have the environmental capacity to accommodate the proposed allocation. The site is within
close proximity of the River Usk SAC. Should it be decided to allocate the site in the LDP, it will need
to be assessed in the context of the HRA of the LDP, and a project level HRA undertaken at the
planning application stage. The requirement for a project level HRA to be undertaken should be
identified in the LDP.
Sewerage
Development of this site 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. Where the
proposed development will result in a new or amended trade effluent discharge, then the written
approval of the sewerage undertaker is required.
Sewage 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 rate of development,
there will ultimately be a time where improvements to our asset is required. These improvements
will form part of our regulatory capita 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.
Object - Although the sites could be provided with appropriate standards of visibility I believe that
considerable earthworks will be required to provide the necessary standards of adoptable access.
The sites themselves may also prove difficult to develop for adoptable residential purposes due to
the overall gradient.
Environment Agency
The site is right on the edge of Zone C2 as defined by the Development Advice Map (DAM) referred
to in TAN 15 and on the edge of the 0.1% flood outline of our flood maps. 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.
Deliverability Assessment
Is the site deliverable?
No
Objection from Highways regarding appropriate standards of visibility and achievable access due to the gradient of the
sites.
Objection from Environment Agency regarding the sites close proximity to flood zone C2 - development category
proposed for this site is regarded as "highly vulnerable" and therefore should not be allocated.
Unacceptable intrusion into open countryside.
Visual impact on landscape.
Local Development Plan
Site Alternative
Assessment against LDP Strategy
Brecon Beacons National Park Authority
SALT 091
Penpentre Fields North and South, Defynnog
Not Compliant with Strategy
Is the site located within a community where
there is a defined need for growth?
Yes Pre-Deposit consultation with Maescar Community Council details the support for appropriate
scaled development within Defynnog. Development in Defynnog was supported to provide growth to
meet the needs of Sennybridge, which was presented by the CC providing the functional role of a key
settlement for the Western area of the NP. The close proximal relationship between Sennybridge and
Defynnog was offered in support of this position.
Are the growth needs adequately met through
current Deposit Allocation
No No suitable development options were identified during pre-Deposit assessment.
Results from Deliverability Assessment
Undeliverable Findings from deliverability assessment detail the site does not achieve deliverability
criteria.
Compliance with Strategy
Not Compliant The site is supported by the community which achieves part of the objectives of the
LDP Spatial Strategy. However the site is not located in a sustainable location, is incompatible with the
settlement character and landscape setting and there are issues with access. Inclusion of the site would
not support the LDP 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 Defynnog Settlement Hierarchy Position.