3 Spatial Strategy

3.1 Our Strategy for the location and scale of development is the Spatial Expression of the area vision

Sustainable living In a National Park Landscape

We want to ensure that all the Communities in the Park are assured of a vital and sustainable future and are able to meet their day to day needs within the local community. We want to ensure that all development in the Park is able to adapt to the likely effects of climate change beyond the plan period. In order to do this we will ensure that all development takes account of future risks of flooding, is intelligently sited, climate responsive, built with sustainable materials, resource efficient and accessible to all for the lifetime of the development.

3.2 Location of Development

3.2.1 In setting out the spatial strategy the National Park has taken direction of the Vision for Central Wales as set out by the Wales Spatial Plan⁶. This vision promotes dynamic models of rural sustainable development, resilient to the challenges and open to the opportunities of climate change whilst recognising the importance of maintaining and enhancing local distinctiveness.

3.2.2In achieving this vision the WSP sets out a Hub and Cluster approach to spatial development, identifying key settlements which act as service centres to the region⁷. The Hub and Cluster approach is supported in its purpose to encourage collaborative working amongst communities to support their own need and those of their dependent settlements⁸.

3.2.3 Within the National Park, Brecon is identified as a primary key settlement for the region.

3.2.3Talgarth, Hay on Wye, and Crickhowell are identified as key settlements, with important strategic function serving the surrounding communities. In combination these settlements make up the Brecon Beacons Cluster, with Brecon acting as the Hub.

3.2.4 In determining the spatial distribution of Growth, the LDP sets out at a strategic level, a hierarchy of settlement types, determined by role and functionality. Settlements acting as strategic centres within the Brecon Beacons Cluster as identified by the WSP will become the focus for future development in keeping with their important function within the area. These form the top two levels of the settlement hierarchy.

⁶ The Wales Spatial Plan integrates the spatial elements of all WAG strategies into a comprehensive framework which sets the context for local and community planning

⁷ Reference to WSP issues paper

⁸ This approach to the location of development has been tested, along with other scenarios for growth and development through the approved Sustainability Appraisal methodology for the LDP. The SA found the approach the most preferable in providing a good balance between focusing development in the key settlements whilst allowing for demonstrated local needs to be met in smaller settlements and rural areas. In addition to the findings of the SA, the function and locational sustainability of the key settlements has been established through appraisal of the levels of services and facilities

Level 1	Primary Key Settlement:		Brecon
Strategically placed to serve its surrounding communities. Brecon will become the spatial hub to support opportunities for new employment and housing. Development options will contribute to maintaining the town as a strong and vibrant Market Town.
Level 2	Key Settlements	Talgarth /Crickhowell / Hay-on-Wye
These areas will fulfil a role in serving both their resident population and surrounding settlements, providing links and influence to larger service areas outside of the Park Boundaries. Within key settlements development will be focused to provide new housing opportunities, near to services and facilities to reduce over reliance on the private car. Employment opportunities will be focused within key settlements, servicing the needs of the wider community.

3.2.5 Outside of the key settlements there are a number of smaller settlements and hamlets which, taken in combination, house approximately half our resident population. In order to ensure that their future needs are adequately addressed a further three layers of the hierarchy have been developed, to implement the higher strategic vision of community sustainability at the local level.

Level 3	Settlements
These are settlements which have the environmental capacity to accommodate appropriately scaled development. Within these settlements the focus will be on enabling residential development, small scale employment opportunities or community facilities which would support the vitality and viability of the area. These places are listed as settlements within the LDP either because they have been defined as sustainable locations and /or there is a community defined need for development to support socio-economic sustainability.
Level 4	Limited growth settlements
These are settlements which do not have the environmental capacity to accommodate general needs development; however the importance given to supporting community sustainability in these areas is recognised. Within these settlements evidenced local needs growth will be enabled to support the continued socio-economic vitality and viability without compromising the character of the settlement or the community.
Level 5	Countryside
Places with no potential to accommodate any level of growth. Development here will be limited to that which can be proven necessary, in accordance with National Planning Policy which enables development in countryside locations.

3.2.6 The spatial distribution of development is implemented at a strategic level through policy SP10 below. The purpose of this policy is to;

Address how the spatial strategy will be translated into the spatial distribution of development across the Park.
Set out a hierarchy of locations for development which are considered to be the most sustainable.
Determine at a strategic level the scale of growth appropriate for housing, employment, retail and community facilities in relation to the hierarchy.

SP10 Sustainable Distribution of Development

We want to encourage the majority of development in sustainable locations near facilities and services therefore minimizing the need to travel, whilst also respecting the National Park purposes and special qualities. We also want to enable our communities to remain vital and able to accommodate small scale growth in response to community led need.

The sustainable distribution of growth will be achieved through the following settlement hierarchy.

Development within Primary Key Settlement: Brecon
Where the focus will be on:-

allocating land to provide opportunities for housing and employment on a scale commensurate with Brecon’s strategic role as a spatial hub for the area.
to enable development which will support the regeneration of Brecon.
maintaining and enhancing retail provision.
ensuring the protection and provision of community services and facilities.
supporting the provision of sustainable modes of transport.
providing a level of growth which is compatible with the environmental capacity of the town particularly with relation to the need to avoid areas at risk from flooding.

Development in Key Settlements: Hay, Talgarth and CrickhowellWhere the focus will be on:-

allocating land for housing and employment which meets the needs of the resident population and surrounding settlements.
enabling development which allows the settlements to maintain and enhance their role.
contributing to the positive promotion of cultural identity encouraging the development of a quality sense of place.
ensuring the protection and provision of community services and facilities.
supporting the provision of sustainable modes of transport.
providing a level of growth which is compatible with the environmental capacity of the settlements particularly with relation to the need to avoid areas at risk from flooding.

Development within Level 3 SettlementsWhere the focus will be on enabling limited growth which;

is compatible with the environmental capacity of the settlements particularly with relation to the need to avoid areas at risk from flooding.
supports and strengthens the existing range of community services and facilities.
promotes linkages between housing, employment and facilities.
provides opportunities for new housing and employment of a scale appropriate to the size, role and function of the settlement (defined through appropriate land allocation and setting of development limits).
encourages the re-use of existing land and buildings.
contributes to the positive promotion of cultural identity encouraging the development of a quality sense of place.

Development within Level 4 SettlementsWhere the focus will be on enabling development which supports the continued sustainability of our communities through;

Identifying land to meet limited growth for local need including the provision of 100% affordable housing allocations.
promoting appropriately scaled employment opportunities which support the continued vitality of the settlement.

And where this -
is compatible with the environmental capacity of the settlements particularly with relation to the need to avoid areas at risk from flooding.
encourages the re-use of previously developed land and buildings.
contributes to the positive promotion of cultural identity encouraging the development of a quality sense of place.

Outside of settlements listed within the hierarchy, national policy controlling development in the countryside will apply.

All development will be required to meet the rigid criteria of ‘SP1: National Park Policy’.

Click here to view enlarged image

3.3 Implementing the Settlement Hierarchy

3.3.1 The following section sets out how policy SP10 will be implemented across the Park.

3.3.2 In implementing SP10 the NPA recognises that although settlements may form similar strategic roles for the region, the particulars of place, community and environment require different policy responses to address their particular needs and circumstances. The structure and form of LDP policy relating to places is therefore intended to reflect the requirements of implementing a general strategy across the diverse region that is the National Park.

3.3.3 For each of our Key settlements we set out a portrait of the place in order to provide an overarching context within which proposals should be framed. This portrait is comprised of:

A brief overview of the settlement
A summary of the key issues
A vision for the future of the settlement

3.3.4Policy responses, designed to address the defined issues for a place are then set out. These policies aim to implement the spatial strategy on a local level, specific to the needs of the place, to enable the future vision for the place to be realised. Policy responses have been divided into two key areas

Those which relate to the principal of acceptable development within the settlement and its immediate environs. These are referred to as “Local Policies” and are prefixed with LP. They set out what is acceptable development within the settlement. They also set out what planning constraints are relevant to the settlement.
Those which relate to specific land allocations. These set out (a) the nature of the development which the strategy is seeking to enable in order to meet the needs of the settlement and (b) any constraints or issues which will need to be addressed in the formulation of proposals. These are referred to as “Requirements of Development” policies and are prefixed with RD. Implementation of these site specific requirements will enable the acceptable development of the identified land in keeping with the strategy and local vision without compromising the current community, environmental or physical infrastructure of the place.

3.3.5 For all other settlements, which do not perform a strategic function, the policy responses follow a similar pattern but are generated from a more generic overview relating to the type of settlement.

3.4 Mitigating Impact in the Location of Growth

3.4.1 Through the process of settlement assessment it has come to the attention of the NPA that some of our settlements have constraints upon their future development.

3.4.2 To ensure the deliverability of future development proposals enabled through the LDP we have identified key areas of constraint which will need to be addressed in the formation of future development proposals. In many circumstances the key areas of constraint require actions beyond the jurisdiction of the NPA and the LDP, and as such, will require collaborative working between the developer, key stakeholders and the NPA.

3.4.3 For ease of interpretation these area-wide issues have been categorised and defined below. Key partners with the primary stake in addressing the constraint have been identified:-

Area Code	Key Issue	Key Stakeholder
A	*Biodiversity Significance* Development has the potential to impact upon priority habitat as set out in BBNPA LBAP. Full biodiversity survey and management plan will be required of any development proposal. Potential obligations necessary to mitigate and enhance against potential impact from development.	CCW / BBNPA Ecologists
B	*Water Management* Proactive water management will be necessary within theses areas in order to ensure that future development does not exasperate future risk of flooding and/ or put pressure on wider water resources. Development may be dependent on the production and implementation of an active water management plan. Such a plan would satisfy the maximum requirement for Water and Surface Water Run-Off in line with the requirements for the Code For Sustainable Homes and BREEAM standards. Any other necessary requirements the NPA and partner Statutory Authorities deem appropriate to the nature of the site and location such as water saving measures to be built into any future development. (see also Policy 5)	Environment Agency / Dwr Cymru
C	*Land Stability and Contamination potential* Prior land use within the area has resulted in land instability or contamination within the settlement. For allocated sites developers should establish whether remediation works have been deemed necessary under the requirements of development. For unallocated sites developers should contact the relevant Environmental Health authority to determine extent of issues. Where instability or contamination of land is identified the NPA will require the soil quality to be fully investigated and where necessary hazards removed, managed or mitigated to the satisfaction of the NPA and partner Statutory Authorities prior to development proceeding.	Relevant Environmental Health Authority
D	*Highways Capacity* The highways network serving the settlement has been identified as pressurised or is in other ways constrained. For allocated sites developers should establish whether highways improvements have been deemed necessary under the requirements of development and accommodated within design schemes or through obligations. For unallocated sites developers should contact the relevant Highways authority to determine extent of the issue and reach agreement as to mitigatory measures to be incorporated into design scheme, or through obligations, to be established prior to the submission of any application.	Relevant Highways Authority
E	*Water and Sewerage Infrastructure* Within these areas the water, waste water and sewerage treatment infrastructure is inadequate to accommodate sustainable levels of development, for which no regulatory improvements are planned under Dwr Cymru Welsh Water’s Current Capital Investment Programme (2010 to 2015). Should land with these constraints be promoted for development in advance of DCWW investment, developers may be required to fund the essential infrastructure improvements. In such circumstances developers must establish the extent of the constraint and reach agreement as to how the issue will be addressed.	Dwr Cymru
F	*Land Release* In such areas key stakeholders have requested that land be phased for release towards the end of the plan period, from 2016 onwards. For allocated sites reasons for phasing are given under the requirements of development. In such circumstances if developers can demonstrate that the constraint can be overcome prior to the established release of land the NPA will consider early release subject to conditions and/or obligations ensuring that constraint is addressed to the satisfaction of any necessary statutory body and the NPA.	Relevant Statutory body
G	*Historic Landscape Significance* Development has the potential to impact upon protected historic landscapes. In such areas design should be responsive to the nature and character of historic landscape setting. In some circumstances this will also be dependent upon the completion of an archaeological survey (recording and evaluation) prior to any development scheme to the satisfaction of the NPA and relevant archaeological trust. Developers are urged to address the Register of Historic Landscapes to establish the statutory level of protection offered to the region. If the site lies within a registered Historic Landscape, development proposals will be required to be responsive to the context of this landscape in design proposals and to assess the impacts of the proposal in line with the published ASIDOHL2, to the satisfaction of the NPA and Relevant Archaeological trust.	Relevant Archaeological Trust / BBNPA Heritage Team
H	*Sustainability of Location* Due to the unsustainable location of this development site, higher levels of sustainable design will be expected of any scheme. Development will be expected to reach level 6 of the Code for Sustainable Homes. Provision towards community renewable energy generation schemes and / or other necessary obligations towards mitigating the impact of the new development on the carbon emissions of the settlement will be required.	Code for Sustainable Homes Advisors / BREEAM BBNPA Sustainable Communities Team
I	*Community Vitality and Viability* These are areas where the availability of land places vulnerability on the vitality and viability of the community. Within such areas the NPA will require that all new development is responsive to the needs of the community. Developers will be required to address housing need as evidenced through Local Housing Market Assessment, Housing Authority waiting lists and/or community housing need surveys. The above is relevant to Level 4 and Countryside settlements	Rural Housing Enabler / Relevant Housing Authority
J	*Flood Risk* Within these areas the Environment Agency has identified a risk of flooding. In accordance with PPW and TAN 15 vulnerable development should only be permitted within the area if the risk can be managed to the satisfaction of the Environment Agency. Within these areas developers should consult Environment Agency flood risk maps to determine whether flooding presents a risk to their proposal. In such instances a Flood Consequences Assessment should be submitted as part of the planning application process.	Environment Agency

Table 3.1 Area Constraint

3.4.4 How these constraints apply to each settlement is addressed through the Local Policies which follow, where constraints have been identified as specific to a land allocation, addressing constraints frame the Requirements of Development, which are summarised below, and fully set out in Appendix 2.

3.4.5 Please note, these constraints identified and applied to place and land are correct at the time of Plan formation. The NPA accepts that this approach to enabling future development is one which is likely to be the most sensitive to change. In order to ensure that the application of these area constraints upon a place and/or land allocation does not pose unnecessary limitations on development, careful monitoring will be required to ensure that where a situation changes this is easily reflected within the plan.

3.5 Primary Key Settlement: BRECON

3.5.1 Brecon Context:

3.5.1.1Brecon is the largest settlement within the National Park, with a resident population of approximately 8000⁹. Within the regional context of the National Park area, Brecon is located centrally, close to our northern boundary. Brecon is strategically located at the interchange of the A40 and A470, meaning that Cardiff, Swansea, Llandovery, Ystradgynlais, Builth Wells, Llandrindod Wells and other key settlements are all within 1 hour drive and are also served by public transport.

3.5.1.2A historic market town, located at the confluence of the Rivers Usk and the Honddu. The core of the town lies to the North of the Usk and has a distinctive robust Georgian style, testament to the towns 17th and 18th Century heyday, when, as county town of Breconshire, Brecon was one of the largest and most significant towns in Wales. As a result of this strong architectural presence, the centre of town has been designated as a conservation area and many of the buildings are listed for their historical significance. These unique aspects of Brecon’s townscape hold immense cultural and historical importance and are key contributors in defining Brecon’s sense of place.

3.5.1.3 Although as a modern town Brecon may have been usurped in power and dominance by the South Wales cities, the town remains as a key centre for the mid Wales region. As a centre for employment the town is dominated by its connection with the Public Sector as the location of Regional Local Authority and National Park offices, as well as regional police station and hospital. Brecon also has strong and key links with the MOD, with the historic Barracks and military Museum located along the Struet as well as providing a home to many military personnel stationed in this barracks town. Brecon is also the location for light industry and associated trades with two industrial estates located on the Western periphery of the town, at Warren Road and Ffrwdgrech, both of which enjoy high occupancy levels. Warren Road is also the location of the busy livestock market, reinforcing the importance of agriculture to the town in status and activity.

3.5.1.4 Retail provision within Brecon is similarly of regional importance, with three supermarkets, a busy high street home to national chains, and a range of specialist independent retailers. Occupancy rates are high within the primary retail core.

3.5.1.5 The area is a central hub for tourism with many supporting pubs, restaurants cafes and retailers aiming their trade at this important source of income for the area.

3.5.1.6 The town has a significant cultural presence which contributes to it’s identity, with a museum, library, cinema, theatre and leisure centre and is internationally renowned for the annual Jazz Festival which takes place in August and provides a significant income stream for many local businesses. The Jazz Festival also lends an international draw to the town creating a lively buzz of activity and interest to the town.

⁹ Office for National Statistics 2009 (Mid Year Estimates)

3.5.2 Brecon Issues:

3.5.2.1 Development options within Brecon have been established in order to conserve and enhance local character and prevent future impact from the likely and predicted affects of climate change.

3.5.2.2 A regeneration strategy for Brecon was published in 2008. This strategy was commissioned by the Department of Trade and Economy of the Welsh Assembly Government (formally the WDA). This strategy was far reaching and far-sighted, but sadly since publication, WAG have focused attention elsewhere and the strategy has yet to draw in the kinds of external funding necessary to achieve the entirety of its vision. In moving forward, the aims of the strategy are to raise the profile of Brecon town itself, improving the retail and cultural opportunities on offer, and as such raising the attraction of Brecon to tourists whilst preventing the seep of indigenous income to areas outside of the region. The challenge of the regeneration of Brecon is to achieve development of a form and stature responsive to the historic and cultural character of this architecturally significant Market Town whilst maintaining economic and social viability. The NPA will continue to work with, and support our partners in the regeneration of Brecon town for positive social economic and cultural gain.

3.5.2.3 Brecon is the largest area offering employment opportunities within the region. The Public Sector dominates provision within the town. In order to provide a vital future it is imperative that the mix of employment opportunities diversifies to ensure a more dynamic and economically independent future for the town and region. The challenge is to maintain and strengthen the position of Brecon as a centre for employment whilst enabling diversification of the employment offer. Previous planning regimens have taken a traditional predict and provide approach to employment provision. The allocation in the UDP of the Brecon Regional Employment Site is indicative of this approach to provide for large scale and centralised growth, to be enabled through private sector development initiatives. This has to date not come forward. In light of this the NPA has re-evaluated how future employment need is catered for within Brecon to serve the region. In combination, the Warren Road enterprise park has capacity to extend. Furthermore the traditional enterprise use of the area has not been fully realised. Retail use has been granted permission within this site, demonstrating that the employment zoning is not commensurate with the realities of market dynamics operational within Brecon. It therefore follows that the approach to large scale predict and provide employment strategy for Brecon will not be applicable or viable for the future¹⁰. Instead we need to address supporting a targeted approach to employment provision in keeping with the current and future needs of Brecon’s primary economy, linked to strengthening Brecon as a hub for sustainable tourism capitalising on the Green Economy. We therefore need to find ways to support small scale proposals for employment, well integrated within the settlement, so they become part of the fabric and culture of the town. To encourage live/work schemes for small independents and mixed use developments to make provision for medium scaled enterprises. Key to implementing these aims is to ensure that the strength of the retail function is maintained and enhanced within the town centre, both as an attraction to generate tourist capitol but also to maintain and enhance an environment of economic vitality to draw investment and attract businesses to the area.

3.5.2.4 Welsh Index of Multiple Deprivation data shows that St John’s ward within Brecon is one of the most deprived within all of Powys, there is a strong need for better provision of affordable housing, both social rented, intermediate and low-cost affordable to buy¹¹.

¹⁰ See Employment Issues Paper

¹¹ See Housing Issues Paper.

3.5.2.5 In terms of constraints on the future development of the town, flooding has been identified as a strategic issue for Brecon, constraining development potential in the South East of the town. Development options in the West are constrained by the proximity of the River Usk; a SSSI and SAC. Development options will therefore be focused on the North of the Town area. This growth will need to be sensitively designed to respond to the traditional townscape. Development will need to limit impact on the visual and sensory experiences of the town within the wider landscape and ensure they are not negatively impacted upon, especially in relation to the historic landscape.

3.5.2.6 Infrastructure constraints are also a key issue for Brecon. Water supply, waste water treatment and sewerage treatment are reaching capacity for the town It is anticipated that capacity issues will result in development land within Brecon only becoming viable during the later part of the plan period, or through developer contributions towards necessary improvements to infrastructure provision. The NPA will continue to address these constraints.

3.5.2.7 Highways capacity is identified as an issue, both colloquially (evidenced through community engagement) and through Highways Authority responses to site specific consultations. Although attempts have been made to address many of these concerns, the historic nature of the settlement limits its capacity to accommodate high volumes of traffic. A one-way system has been introduced into the town centre in recent years, inducing what residents refer to with strong disregard as “the choke”. The responsibility for traffic management within the town lies with Powys Highways Authority. As plans for Brecon Town Centre redevelopment of town centre buildings emerge, the NPA will work with the Highways Authority to address known concerns and ensure that the traffic system operational within the town works to strengthen the viability and vitality of the town centre and enhance the historic fabric of the buildings.

3.5.3 Brecon 15 year Vision:

3.5.3.1 Brecon will be internationally recognised as a place synonymous with inspirational activity, linked to local excellence in the creative arts and the inspiring experience of the landscape setting. The cultural kudos of the jazz festival will exert a strong influence which will help colour the town beyond the limits of the actual festival period, contributing to the strong and vibrant tourist economy within the town.

3.5.3.2 The retail function of Brecon will continue to reflect the character of the town’s individuality, national retailers and independents will exist side by side providing interest and services to visitor and resident alike. In combination, the hospitality industry will continue to grow within the town, allowing visitors to stay for extended periods with many things to see and do.

3.5.3.3 New small and medium sized enterprises will have been encouraged to become a part of the dynamic and exciting town and will capitalise on opportunities to locate within the centre. Making Brecon a vibrant mix of businesses and employment types of varying degrees of scale and regional influence, the combination of this diverse employment base will help build a strong local economy which will secure the strategic significance of this strong market town into the 21st Century.

3.5.3.4 The disparity in wealth and deprivation levels in some parts of the town will be counteracted through strong local action to provide a wider range of employment options and to address the standard of residential accommodation. A wide range of people will live and work within Brecon, and new housing will cater for this diverse range of people. Affordable housing and intermediate low cost homes provision will be improved and those inappropriately housed will be reduced to minimal levels.

3.5.3.5 The settlement will become key in a wider move towards more sustainable forms of transport and will become a sustainable transport hub, with excellent connections to outlying areas and key settlements via public transport.

3.5.4 Brecon Policy Responses:

3.5.4.1 Brecon is designated as a Level 1 Primary Key Settlement in accordance with the settlement hierarchy as set out by the Preferred Strategy and SP10.

3.5.4.2 Proposals for future development within Brecon will be in keeping with the strategy for development as set out in policy SP10, criteria 1. For Brecon the following forms of development have been identified as key to implementation of the strategy and local vision.

B LP1 Enabling Appropriate Development

Within the primary key settlement of Brecon all proposals for development or change of use of land or buildings must be located within the settlement boundary as shown on the Proposal Map (with the exception of those developments covered by policies which enable development outside of limits. See E LP 1 below). Within the settlement boundary the following forms of development will be considered acceptable:

Proposals which strengthen and enhance the mix of housing types and tenure options within the town, responsive to the demographic needs of the area and region, on land identified as being within environmental limits, including the need to avoid areas of flood. See Housing Section Topic Policies and Policy 13 Affordable Housing.
Regeneration proposals within the town centre which strengthen and enhance the social and cultural status of the town, commensurate with the historic significance of the architecture and settlement form. See Historic Environment Topic policies.
Proposals which strengthen and enhance retail provision within the town appropriate to the settlement character and in accordance with the defined retail core for the town as shown on the Proposals Maps (See also SP13 and Policy 24).
Proposals which work to reduce the carbon and ecological footprint of the town and its region of an appropriate scale and type relevant to Brecon’s form and character. See SP 11 Sustainable Design.
Proposals which strengthen and enhance the tourism offer within Brecon in accordance with the sustainable tourism strategy for the NP including appropriate new guest accommodation and the creation of appropriate new visitor attractions / facilities. See SP14 Tourism Strategy and supporting detailed policies.
Proposals to strengthen and enhance the provision of community facilities serving the town and region. See SP15 Sustainable Communities and supporting detailed policies.
Proposals which strengthen and enhance sustainable forms of access to the town and wider region in accordance with the vision to make Brecon a Sustainable Transport Hub. See SP 17 Sustainable Tourism and detailed supporting policies.
Proposals which strengthen and enhance employment opportunities within the town utilising mixed use sites and or live work schemes serving the town and region. See SP 12 Economic Wellbeing and supporting detailed policies.
Proposals to enable the appropriate and sustainable adaption of existing dwellings through

3.5.4.3 In enabling appropriate development the NPA aim to produce positive benefits to the community of Brecon and the region. It is also recognised however that in enabling development, impact is placed on the environmental, social and physical infrastructure that currently service the town. It is therefore important that in enabling new development the NPA seek to ensure that any negative impact is minimised to enable future development which enhances rather than impacts upon the vitality of the area.

3.5.4.4 In so far as is possible the NPA have attempted to identify potential constraints on the development of the Town, these are set out in B LP 2 below. These constraints relate to the capacity of the social, environmental and physical infrastructure to accommodate new development, and have been identified through collaborative working with key stakeholders. Development proposals within Brecon will need to address the constraints these identified issues place on their proposal, and where necessary address mitigation and enhancement measures. In many cases this may require liaison with bodies other than the NPA to ensure satisfactory outcome. See Areas Policy Above.

3.5.4.5 In addition to the identified issues below, and in line with the Habitats Regulations and in consultation with CCW it will be necessary for project level assessment to be undertaken where there is a potential for significant effects on the River Usk SAC. Any development project that could have an adverse effect on the integrity of this European site will not be in accordance with the development plan, within the meaning of S.38 (6) of the Planning and Compulsory Purchase Act 2004.

B LP2 Mitigating Impact

All proposals for development within Brecon will be required to contribute to the vitality of the town and region through positive contribution to the quality of life and mitigation of any strain placed on community or environmental infrastructure. Within Brecon the following areas have been identified as being vulnerable to the impact of future development

A. Biodiversity Importance
B. Water Management
C. Highways Capacity
D. Water and Sewerage Infrastructure
F. Land Release
J. Flood Risk

All proposals for development will be required to demonstrate how these issues have been addressed within the scheme to the satisfaction of the NPA where necessary the NPA will utilised conditions or Section 106 agreements to ensure the provision of appropriate mitigation measures within development proposals. (see also Policy 35 Planning Obligations)

3.5.5 Brecon Land Allocations

3.5.5.1 Land has been identified within Brecon in order to aid the implementation of our strategy.

3.5.5.2 Proposals for new development on allocated sites will be considered in accordance with the SP10 criteria 1 and all Brecon Local Policies given above (B LP1&2) and with the Requirements of Development defined for the site.

3.5.5.3 Full requirements of development for Brecon allocations are given at Appendix 2, and summarised below.

Site code	Name	Allocation for	Projected capacity	Issues identified
B15	Cwmfalldau	Residential	72
CS28	Cwmfalldau Fields Extension	Residential	66	A / C / D /E /F
CS93	Slwch House Field	Residential	23	E/C/F
CS132	Land Opposite High School North of Hospital (Land at Cerrigochion Hill)	Mixed Use		D/E/F
DBR-BR-A	Land N of Camden Crescent And E of Hospital	Residential	58	C/E/D/F
DBR-BR-B	Land N of Cradoc Close and W of Maen Du Well	Residential	40	E/C/B/D/F
			259

Table 3.2 Brecon Land Allocations

3.6 Key Settlement: CRICKHOWELL

3.6.1 Crickhowell Context:

3.6.1.1Crickhowell is located in the East of the National Park, strategically placed along the A40 trunk road to serve a range of smaller settlements and provide linkages to Merthyr and Abergavenny beyond the Park Boundaries. At the last census the community population was approximately 2000. It is a historic market town, overlooked and dominated by the slopes of Pen Cerrig Clach and the flat topped hill Crug Hywel. The main town of Crickhowell developed from the medieval period onwards centring around the (now partial) Castle, this area now forms a busy and diverse shopping area made up of a range of retail provision, predominately independent retailers.

3.6.1.2 The townscape comprises a mix of architectural styles from the Medieval period onwards set within the picturesque landscape of the Usk Valley. The architectural merit of the area is recognised at a National level with the majority of the retail centre being designated a Conservation Area.

3.6.1.3 In terms of economic generation, retail and hospitality services relating to tourism dominate, however a small industrial estate has developed just east of the main town along the A40 at the Elvicta site, accommodating light industry and warehousing with subsidiary retail function.

3.6.1.4 The town provides regional services to the area being the location of junior and secondary schools, a library, health centre and a Customer Service Point for accessing Powys County Council services. Crickhowell has a strong 3rd Sector community, actively working to raise the profile of the town and support local residents, through events, festivals and small business support. The focus of this activity is the Crickhowell Information and Resource Centre (CRiC) which encompasses services for community and tourists alike, as well as housing a local arts and crafts gallery and local history archive.

3.6.2 Crickhowell Issues:

3.6.2.1 In recent years Crickhowell has seen a shift in the prevailing demographic, with the town becoming a popular location for the immigration of affluent retirees to the area. This has heightened the wider effects of rural depopulation. House prices within Crickhowell are approximately £50k more than the Powys and Wales average, significantly beyond the capabilities of the average first time buyer and as such younger people are being forced out of the housing market within the town and surrounding communities. In recent years the Ffynonnau development of 24 affordable homes provided through Registered Social Landlord has made some progress in addressing these issues. However there remains a high need for affordable, intermediate and accessible dwellings within the Town to meet the twin needs of retaining younger people within the area, and providing best options for future accommodation for the older generation. Providing homes of a range of size, tenure, accessibility and affordability is a priority for Crickhowell to ensure a vital future within the plan period and beyond.

3.6.2.2 Crickhowell, although one of our most sustainable locations and larger settlements, has significant constraints upon the levels of new development it can accommodate due to limitations on environmental capacity. Capacity issues are two-fold, however the main issue relates to the extent of areas designated as flood zone, relating to the Southern, lower-lying area of town. In keeping with the strategy of this plan, to locate development away from areas identified as vulnerable to flooding, the NPA has had to address sites in the North of the town, higher up the hillside, and therefore extending the settlement into open countryside in potentially prominent locations. The potential for this growth is again limited by impact on the high quality landscape setting of the town, mitigating impact, and balancing the need to support the strategic function of the town with sensitivity to the protected landscape has been a key feature in selecting suitable development sites to meet the towns needs.

3.6.2.3 Flooding becomes an issue of strategic concern in consideration of employment provision. Existing employment designations within the town are located within the flood zone, and in accordance with the strategy for the LDP, would be unsuitable locations to accommodate any extension to this provision. The need to consider innovative solutions to the concept of employment land provision to meet the needs of Crickhowell and its locality is therefore necessary, including considerations relating to the strength of the tourism industry, improvements in night time economies within the hospitality and catering industry to support tourism, and the movement towards flexible and home working through Improved ICT provision, all of which are not so land-hungry as traditional forms of employment provision.

3.6.2.4 The community have raised concerns with regard to the levels of congestion within the Town. The A40, a busy thoroughfare link from East to West Wales, means a high volume of traffic passes through the town.

3.6.2.5 Site specific consultation with DCWW has highlighted concerns with the public sewerage system to accommodate development sites. Potable water provision is considered to be adequate. Development is requested to be phased towards the end of the plan period to enable improvements to be planned and implemented.

3.6.2.6 Continued protection and enhancement of the architectural merit and unique townscape for Crickhowell both within and beyond the boundaries of statutory protection in the Conservation Area is integral to the successful development of Crickhowell and a key area where negative impact from future development must be carefully considered and controlled.

3.6.3 Crickhowell 15 year Vision:

3.6.3.1 Crickhowell will continue to thrive as an important centre for those living and working within the Eastern area of the National Park. The strong sense of place engendered from its position within stunning scenery, combined with the important cultural & historic heritage of the area will continue to shape and mould the growth of the Town. Development will contribute positively respecting and relating to the architectural styles and landscape context which make the area unique and valued. New development opportunities will enhance the attractiveness of the town as a good place to live. A mix of future dwelling types will be enabled, with a strong emphasis on providing affordable housing ensuring that Crickhowell attracts a greater demographic mix of residents to build strong communities for the future. All new development will be built to ensure environmental impact is minimal, and positive contributions to mitigating the likely and predicted affects of climate change are incorporated. The town centre will grow as a vibrant destination where people will choose to come on holiday to experience the atmosphere of a bustling rural market town with a range of independent specialist retailers and restaurants capitalising on the abundance of quality locally produced food stuffs.

3.6.4 Crickhowell Policy Responses:

3.6.4.1 Crickhowell is designated as a Level 2 Key Settlement in accordance with the settlement hierarchy as set out by the Preferred Strategy and SP10.

3.6.4.2 Proposals for future development within Crickhowell will be in keeping with the strategy for development as set out in policy SP10, criteria 2. For Crickhowell the following forms of development have been identified as key to implementation of the strategy and local vision.

CR LP1 Enabling Appropriate Development

Within the Key Settlement of Crickhowell all proposals for development or change of use of land or buildings must be located within the settlement boundary as shown on the Proposal Map (with the exception of those development covered by policies which enable development outside of limits (see E LP 1 below)). Within the settlement boundary the following forms of development will be considered acceptable:-

Proposals which strengthen and enhance the mix of housing types and tenure options within the town responsive to the demographic needs of the area (See SP 5 and Policy 13).
Proposals which strengthen and enhance the retail provision appropriate to settlement character and in accordance with the defined retail core for the town (see Policy 24). Proposals which encourage specialism’s within the town relating to provision of local products, such as foods and crafts will be encouraged so as to maintain the quality “market town’’ feel of Crickhowell.
Proposals which strengthen and enhance the tourism offer within Crickhowell in accordance with the sustainable tourism strategy for the NP including appropriate new guest accommodation and creation of appropriate new visitor attractions / facilities. See SP 14 Sustainable Tourism and detailed supporting policies.
Proposals which strengthen and enhance the appropriate development of a night-time economy for Crickhowell. Such proposals will be judged on their contribution to enhancing the vibrancy of Crickhowell as a destination location, through the increased provision of restaurants and bars specialising in local produce. See also SP13 Retail and Policies 24/25).
Proposals to strengthen and enhance the provision of community facilities serving the town and region (see policy SP 15 Sustainable Communities and detailed policies 24 and25) providing support for existing community action groups to meet their stated aims.
Proposals for live-work schemes and/or mixed use developments incorporating innovative and sustainable approaches to the provision of employment facilities serving the town and region. (See Policy 17).
Proposals which strengthen and enhance sustainable forms of access to the town and wider region, including increased provision for modes of transport other than the private car (see SP17 and supporting detailed policies).
Proposals to enable the sustainable adaption of existing dwellings through;
i. the extension / alteration of an existing dwelling (Policy 12); or
ii. the replacement of an existing dwelling (Policy 14); and
where these proposals contribute positively to settlement character and enhance the quality of the townscape. See also Policy 9.
Proposals which work to reduce the carbon and ecological footprint of the town and its region of an appropriate scale and type relevant to Crickhowell’s form and character. See SP11.

3.6.4.3 In enabling appropriate development the NPA aim to produce positive benefits to the community of Crickhowell and its locality. It is also recognised however that in enabling development, impact is placed on the environmental, social and physical infrastructure that currently service the town. It is therefore important that in enabling new development the NPA seek to ensure that any negative impact is minimised to enable future development which enhances rather than impacts upon the vitality of the area.

3.6.4.4 In so far as is possible the NPA have attempted to identify potential constraints on the development of Crickhowell, these are set out in CR LP 2 below. These constraints relate to the capacity of the social, environmental and physical infrastructure to accommodate new development, and have been identified through collaborative working with key stakeholders. Development proposals within Crickhowell will need to address the constraints these identified issues place on their proposal, and where necessary address mitigation and enhancement measures. In many cases this may require liaison with bodies other than the NPA to ensure satisfactory outcome.

CR LP2 Mitigating Impact

A. Biodiversity Sensitivity
B. Water Management
E. Waste Water and Sewerage Capacity
D. Highways Capacity
J. Flood Risk

All proposals for development will be required to demonstrate how these issues (where relevant) have been addressed within the scheme to the satisfaction of the NPA, where necessary the NPA will utilise conditions or Section 106 agreements to ensure the provision of appropriate mitigation measures within development proposals. See also Policy 35.

3.6.5 Crickhowell Land Allocations

3.6.5.1 Within Crickhowell land at Upper House Farm has been identified as suitable to accommodate development to achieve the aims of the Settlement Strategy. Proposals for new development on allocated sites will be considered in accordance with policy SP10, CR LP1 and 2 and with the Requirement of Development defined for the allocation.

3.6.5.2 Full requirements of development for the Upper House Farm allocation are given at Appendix 2, and summarised below.

Site code	Name	Allocation for	Projected capacity	Issues identified
DBR-CR-A	Land at Upper House Farm	Residential development	40	D- Highways Capacity B –Water Management E – Limited Sewerage / Waste Water treatment Capacity F – Development land phased towards end of plan period

Table 3.3 Crickhowell Land Allocations

3.7 Key Settlement: TALGARTH

3.7.1 Talgarth Context:

3.7.1.1 Talgarth is a historic Market Town located in the North East of the National Park Area. It lies at the North Western foothills of the Black Mountains. The town is set within a superb and dramatic rural environment that is visually very attractive, but it remains low key in terms of its profile, especially in comparison with other key settlements. The town sits alongside the A479 trunk road and is located between the county town of Brecon to the West and Hay on Wye to the East. It is adjacent to the village of Bronllys which is just outside the Park’s boundaries. It offers a strategic pivotal position for transport between south and mid Wales.

3.7.1.2 The town of Talgarth is the main settlement for a wider community, with a population of approximately 2000. There is a second settlement at the historic village of Trefecca, while the community of Pengenffordd to the South is a focal point for the wider rural hinterland, as well as providing a hub for activity tourism. The nearby Black Mountains Gliding Club at the foot of the Black Mountains is of regional and national significance.

3.7.1.3 The existing housing stock is varied in type and condition, ranging from the historic core, to post war Council Housing, to modern estates. The central part of the town has retained its medieval street pattern and the historic buildings of the townscape have remained largely intact although some are in a poor state of repair. The centre of the town is designated as a conservation area and contains a number of prominent listed buildings, including the Tower which has recently been restored. There are a number of retail units, financial and small businesses in the town centre as well as the livestock market less than 200 meters from the town centre.

3.7.1.4 In Talgarth itself there are a number of business units, both in the town centre and on the Talgarth business Park on Trefecca Road, all of which enjoy full occupancy. A block of 8 incubator business units have been built by WAG in the Business park, with EU funding and are in the process of being marketed and let.

3.7.1.5 Talgarth has many existing essential services including a primary school, medical centre, Town Hall, bank, branch library, fire station, play areas, post office, community supermarket, pharmacy, a range of local shops showcasing local produce, youth and community centre, several churches, tourist information centre and pubs/cafes. The livestock market is well supported and is of importance well beyond the local farming community.

3.7.1.6 Talgarth is closely related to areas rich in biodiversity such as Pwll-Y-Wrach SSSI and Park Wood. Recent survey work undertaken by BIS demonstrates the interconnectivity of habitats in and around the town.

3.7.1.7 The area has a strong 3rd Sector working towards the regeneration of the area. The focus of which is the volunteer-run Talgarth Information and Resource Centre managed by the Talgarth trust, which provides tourism information and sign posts to locals and visitors alike to a range of services and facilities in the area. The Centre also provides the community with ICT resources and training with the aim of providing skills and opportunities to the areas unemployed.

3.7.1.8 The NPA has taken a pro-active approach to the development of Talgarth. To attempt to revitalise the Market Town status of the area a planning brief was developed and adopted in 2008 with the aim to stimulate regeneration and to foster economic vibrancy within the Town.

3.7.2 Talgarth Issues:

3.7.2.1 Welsh Index of Multiple Deprivations statistics show that, with the exception of St John’s ward in Brecon, Talgarth experiences a higher level of deprivation than the rest of the Powys area of the Park. The average age within the town is higher than the Powys and Wales average and as a result the number of economically inactive, retired persons is similarly high in comparison to national averages. This combined with a relatively low number of young people within the area poses a potential threat to the continued vitality of the area should this demographic trend be maintained into the future.

3.7.2.2 Talgarth is a town that has seen a remarkable decline in significance and vitality since the 1960s. The loss of the railway under the Beaching review and the later closure of the Mid-Wales Hospital have resulted in sustained impacts on the socio-economic vitality of the area. The former Mid Wales’s hospital was a major employer in the area until its closure in 1999. At that time the area had already been identified as suffering from a lack of investment including the physical fabric of the town, vacant shops and houses and a poor image. Since that time proactive interventions to mitigate the potential of further decline have seen interesting and innovative approaches to regeneration emerging. Such projects are very encouraging for the future of Talgarth and the policies in the LDP must ensure that they actively enable development which contributes to community vitality in such ways.

3.7.2.3 There are a number of buildings in the town centre, particularly around Bell Street that have suffered particularly from HGV traffic at the pinch point of the A479, prior to the completion of the Talgarth Relief Road in 2007. These properties would benefit from substantial investment to bring them back into use and to improve the townscape, including Cadw, private sector housing renewal and ‘living above the shop’ initiatives.

3.7.2.4 Flooding constrains development in the North-West area of the town, and smaller areas of flooding associated with the River Ennig bisect the town and continue into the South. Within this context the impact of the flooding has not been identified as a strategic issue rather a local constraint.

3.7.2.5 Infrastructure provision is restricted within the town, specifically in relation to Sewerage and Sewerage Treatment Capacity. Site specific consultation with DCWW has raised concerns over the water supply capacity to be able to accommodate growth and has requested a phasing of development land towards the end of the plan period.

3.7.2.6 Continued protection and enhancement of the architectural merit and unique townscape of Talgarth both within and beyond the boundaries of statutory protection in the Conservation Area is integral to the successful development and regeneration of the town centre. Any future development should seek to emphasise and reflect the cultural heritage and character found in the historic core of the settlement and ensure that the attractive landscape views out of the settlement are not compromised. Landscape characterisation has identified that development has impacted significantly on the landscape quality of the Usk Valley. Further development into the north and east would perpetuate this detrimental intrusion and should be carefully controlled.

3.7.2.7 The successful development of Talgarth to a strong and vibrant centre is dependent upon collaborative working with key stakeholders to deliver actions which land use planning alone cannot control. Developing strong links and capitalising on the strong and proactive 3rd Sector presence within Talgarth will be an essential action for the NPA to enable community led regeneration to the benefit of the vitality of Talgarth.

3.7.3 Talgarth 15 year Vision:

3.7.3.1 The high value of Talgarth’s attributes - its setting within an outstanding landscape, the cultural and architectural heritage of its townscape, and the strength of the local farming community - will be recognised as assets to aid the revitalisation of the town to that of a busy, thriving, market town, a good place to live and work, and a destination for visitors in itself.

3.7.3.2 Talgarth will become a hub supporting a wider rural economy comprised of agriculture, tourism, quality retail and small scale rural enterprise. In support of this, mixed use and live-work developments will proliferate within the town, utilising previously developed land and redundant buildings, better connecting people, jobs and housing. This principle of vital diversity will be carried through into all areas of the Town, with ‘above the shop’ residential provision enhancing the vitality of the town as a place that is a buzz with a mix of people and activity. Appropriate night-time economy developments, as relating to the hospitality industry will be developed and will contribute to the development of Talgarth as a destination location.

3.7.3.3 Key buildings important for cultural identity and civic pride will be targeted for regeneration and re-use through community action projects supported by key stakeholders and the NPA. The community will grow in strength and pride in their town and this will directly impact positively creating a quality sense of place.

3.7.3.4 Talgarth will lead the way as a Green Valleys Town. Small scale community renewable energy schemes, located in and outside the town, will proliferate to serve a high proportion of the energy needs of the resident population and provide exemplar practice for the sustainable development of rural market towns.

3.7.4 Talgarth Policy Responses

3.7.4.1 Talgarth is designated as a Level 2 Key Settlement in accordance with the settlement hierarchy as set out by the Preferred Strategy and SP10.

3.7.4.2 Proposals for future development within Talgarth will be in keeping with the strategy for development as set out in policy SP10, criteria 2.

T LP1 Enabling Appropriate Development

Within the Key Settlement of Talgarth all proposals for development or change of use of land or buildings must be located within the settlement boundary as shown on the Proposal Map (with the exception of those development covered by policies which enable development outside of limits (see E LP 1 below)). Within the settlement boundary the following forms of development will be considered acceptable,

Proposals which strengthen and enhance the mix of housing types and tenure options within the town responsive to the demographic needs of the area¹² aimed at providing a balanced housing market to support the regeneration of the town and region (see also Policy 13).
Proposals which strengthen and enhance retail provision within the town appropriate to the area vision and settlement character and in accordance with the defined retail core for the town (see Policy 24). Proposals which provide for retail led regeneration, combining retail and residential usage, in keeping with the “above the shop living” initiative proposed for Talgarth will be supported and encouraged.
Proposals which strengthen and enhance the tourism offer within Talgarth in accordance with the sustainable tourism strategy for the NP including appropriate new guest accommodation and creation of appropriate new visitor attractions / facilities. (See SP 14 and supporting detailed policies). Proposals which contribute to the physical and economic regeneration of the town centre will be supported and encouraged.
Proposals which strengthen and enhance the appropriate development of a night-time economy for Talgarth. Such proposals will be judged on their contribution to enhancing the vibrancy of Talgarth as a destination location.
Proposals to strengthen and enhance the provision of community facilities serving the town and region (see SP 15 detailed policies 32 and 33). Proposals providing services which stimulate the socio-economic development of Talgarth, addressing issues of deprivation will be encouraged and supported.
Proposals for live-work schemes and/or mixed use developments incorporating innovative approaches to the provision of employment facilities serving the town and region in keeping with the area vision to make Talgarth a hub supporting a vibrant rural economy. See Policy 17.
Proposals which strengthen and enhance sustainable forms of access to the town and wider region, including increased provision for modes of transport other than the private car. See Policy SP17.
Proposals to enable the adaption of existing dwellings through
i. the extension / alteration of an existing dwelling (see Policy 12); or
iii. the replacement of an existing dwelling; (see Policy 11)
where these proposals contribute positively to settlement character and enhance the quality of the townscape.
Proposals which work to reduce the carbon and ecological footprint of the town and its region of an appropriate scale and type relevant to Talgarth’s form and character. Development which makes a contribution to making Talgarth an exemplar Green Valleys Town will be supported. See SP 11 Sustainable design and SP9 Renewable Energy.

¹² As evidenced by the Local Housing Market Assessment for the area

3.7.4.3 In enabling appropriate development the NPA aim to produce positive benefits to the community of Talgarth and its locality. It is also recognised however that in enabling development, impact is placed on the environmental, social and physical infrastructure that currently service the town. It is therefore important that in enabling new development the NPA seek to ensure that any negative impact is minimised to enable future development which enhances rather than impacts upon the vitality of the area.

3.7.4.4 In so far as is possible the NPA have attempted to identify potential constraints on the development of Talgarth, these are set out in T LP2 below. These constraints relate to the capacity of the social, environmental and physical infrastructure to accommodate new development, and have been identified through collaborative working with key stakeholders. Development proposals within Talgarth will need to address the constraints these identified issues place on their proposal, and where necessary address mitigation and enhancement measures. In many cases this may require liaison with bodies other than the NPA to ensure satisfactory outcomes.

T LP2 Mitigating Impact

All proposals for development within Talgarth will be required contribute to the vitality of the town and region through positive contribution to the quality of life and mitigation of any strain placed on community or environmental infrastructure. Within Talgarth the following areas have been identified as being vulnerable to the impact of future development.

B. Water Management
E. Waste Water and Sewerage Capacity
D. Highways Capacity
G. The Historic Environment
J. Flood Risk

In addition to the above the following constraints requiring mitigation have been identified;

C. Area of potential land contamination

3.7.5 Talgarth Land Allocations

3.7.5.1 Within Talgarth two land allocations have been identified as suitable to accommodate development to achieve the aims of the Settlement Strategy. Proposals for new development on allocated sites will be considered in accordance with policy SP10, T LP1-2 and with the Requirement of Development defined for the allocation.

3.7.5.2 Full requirements of development for allocated sites within Talgarth are given at Appendix 2, and summarised below

Site code	Name	Allocation for	Projected capacity	Issues identified
T9	Land North of Doctors Surgery	Residential	36	B/E/G
CS137	Hay Road (DSO and Wireguards)	Residential	27	B/C/E/G
			63

Table 3.4 Talgarth Land Allocations

3.8 Key Settlement: HAY-ON-WYE

3.8.1 Hay-on-Wye Context:

3.8.1.1 Hay-on-Wye lies at the north eastern tip of the National Park, on the boundary between England and Wales. The population is approximately 1500 making Hay our smallest key settlement by population. The community comprises little more than the town itself, bounded by the River Wye to the North and the English border to the East. The settlement itself dates from Norman times, having grown up around the Castle, and St Mary’s Church. There are many other notable historic buildings including St John’s chapel, the Cheese Market and the Butter Market, and many listed buildings, some dating back to the 16th Century, in a maze of narrow streets.

3.8.1.2 20th Century development in Hay has led to estate development occurring in the West of the town along Gypsy Castle lane. The English town of Cusop adjoins Hay across the border and the cultural tradition of the area owes much to its close links across the English border. A number of employment uses and a supermarket have also located inside the English side of the border along Broad Street.

3.8.1.3 Hay is synonymous with books and literature. The annual Hay Festival has grown in stature and scale in recent years becoming the international Guardian Hay Festival of Literature and the Arts, attracting a worldwide audience and giving Hay a strong cultural identity. The success of the literature festival has engendered a diverse and artisan spirit within Hay which has led to other events and festivals, such as the Hay food and drink festival and ‘How the Light Shines In festival of Music and Philosophy’. These all combine to make Hay a popular destination for tourists and visitors who come to experience the unique character of the town, with the many second hand and specialist book dealers, and independent retailers which showcase local arts and crafts.

3.8.1.4 A traditional market town in many senses of the word, the weekly Thursday market centring on the Memorial Square and the Butter Market showcases much local food produce and strongly contributes to the overall vitality and strength of the town. As well as books, Hay is fast becoming known for the quality of the hospitality provision, capitalising on the quality of the local produce, with award winning restaurants and gastro-pubs offering a range of different styles of cuisines.

3.8.1.5 The area is a key tourist destination within the National Park and a strong and vibrant town centre, providing a range of employment options.

3.8.2 Hay-on-Wye Issues:

3.8.2.1 Hay is becoming considerably constrained within its current boundaries, it is likely that some Greenfield development must take place to allow for future expansion of the town.

3.8.2.2 The structure of the town has gradually expanded south east of Gypsy Castle Lane. The new health centre had been sited on Forest road and there are further developments planned for this site. Sites along side Dulais Brook are designated open space which should be protected from further development and therefore effectively prevents further expansion to the east. To the south east are the meadows beyond the car park which should also be designated as important open space. The topography of the settlement within the landscape setting prevents southern expansion. The challenge is to ensure that future development occurs in a manner which enables growth to maintain the strength of the town whilst respecting the imaginative and interesting townscape.

3.8.2.3 A key issue for Hay relates to the desirability of the location. House prices are at a premium and development options are constrained. The desirability for tourism and the pressure to provide accommodation for the many visitors to the annual book festival place a premium on house prices in the area. Second home and holiday home ownership is almost double the Powys Average. House prices are higher within Hay than the Powys average by approximately £50,000, and over 100,000 more than the Key Settlement of Talgarth. Proximity to Hereford and the West Country also makes Hay a prime location for commuters.

3.8.2.4 In addition to socio-economic challenges, Hay is also constrained by areas of flooding, has limited sewerage, water and waste water treatment infrastructure capacity to meet the projected capacity of future development and has significant problems with highways capacity, especially during peak times of tourist influx.

3.8.3 Hay-on-Wye 15 year Vision:

3.8.3.1 Hay-on-Wye will be recognised on an international level as a centre for literature, culture and the arts. The sense of place this association engenders exerts a pride in the sense of place, and the town centre is maintained as a vibrant area, with interesting new development complementing the historic nature of the town’s architecture.

3.8.3.2 Sustainable tourism will grow in stature and the town will develop a strong night time economy to help grow and support this function, capitalising on local food production and strong hospitality service. Innovative sustainable tourism development will have lessened the pressure on the existing housing stock to provide for holiday lets. Low impact development options will support the influx of visitors which come to the festivals and events within the town.

3.8.3.3 The mix of housing options within the town will have diversified ensuring that all those who need to live in the area can afford to do so. Community facilities will support the residents and a strong economy will develop, engendered through association and example of the strength of the town centre.

3.8.3.4 Retail provision within the town will continue to offer specialism’s with the quirky and intriguing. Local people will be able to have their needs fulfilled within the town centre and sustainable forms of access into the town centre will have increased.

3.8.4 Hay-on-Wye Policy Responses

3.8.4.1 Hay-on-Wye is designated as a Level 2 Key Settlement in accordance with the settlement hierarchy as set out by the Preferred Strategy and SP10.

3.8.4.2 Proposals for future development within Hay-on-Wye will be in keeping with the strategy for development as set out in policy SP10, criteria 2. For Hay-on-Wye the following forms of development have been identified as key to implementation of the strategy and local vision.

HOW LP1 Enabling Appropriate Development

Within the primary key settlement of Hay-on-Wye all proposals for development or change of use of land or buildings must be located within the settlement boundary as shown on the Proposal Map (with the exception of those developments covered by policies which enable development outside of limits (See E LP 1 below)). Within the settlement boundary the following forms of development will be considered acceptable

Proposals which strengthen and enhance the mix of housing types and tenure options within the town, responsive to the demographic needs of the area and region, on land identified as being within environmental limits, including the need to avoid areas of flood. See Topic Policies relating to Housing and Policy 13 Affordable housing.
Proposals which strengthen and enhance retail provision within the town appropriate to the settlement character and in accordance with the defined retail core for the town as shown on the Proposals Maps (Policy 24). Proposals which strengthen and enhance the “cultural capitol” status of the town will be encouraged.
Proposals which work to reduce the carbon and ecological footprint of the town and its region of an appropriate scale and type relevant to Hay-on-Wye’s form and character. See SP 11 Sustainable Design.
Proposals which strengthen and enhance the tourism offer within Hay-on-Wye in accordance with the sustainable tourism strategy for the NP including appropriate new guest accommodation and the creation of appropriate new visitor attractions / facilities. See SP14 and supporting detailed policies.
Proposals which strengthen and enhance the “cultural capitol” status of the town will be encouraged.
Proposals to strengthen and enhance the provision of community facilities serving the town and region. See SP 15 Sustainable Communities and Detail policies 32 and 33.
Proposals which strengthen and enhance sustainable forms of access to the town (See SP 17 Sustainable Transport). Proposals to support sustainable access to festival sites will be supported, including the provision of park and ride style facilities.
Proposals for live-work schemes and/or mixed use developments incorporating innovative approaches to the provision of employment facilities serving the town and region. (See Policy 17).
Proposals to enable the appropriate and sustainable adaption of existing dwellings through
i. the extension / alteration of an existing dwelling or (see Policy 12)
ii. the replacement of an existing dwelling (see Policy 11)
And where the proposals contribute positively to settlement character and enhance the quality of the landscape without impacting on any buildings listed for their architectural merit. See also Policy 9 Sustainable Development in the extension / adaption of existing dwellings.

3.8.4.3 In enabling appropriate development the NPA aim to produce positive benefits to the community of Hay-on-Wye and the region. It is also recognised however that in enabling development, impact is placed on the environmental, social and physical infrastructure that currently service the town. It is therefore important that in enabling new development the NPA seek to ensure that any negative impact is minimised to enable future development which enhances rather than impacts upon the vitality of the area.

3.8.4.4 In so far as is possible the NPA have attempted to identify potential constraints on the development of the town, these are set out in HOW LP 2 below. These constraints relate to the capacity of the social, environmental and physical infrastructure to accommodate new development, and have been identified through collaborative working with key stakeholders. Development proposals within Hay-on-Wye will need to address the constraints these identified issues place on their proposal, and where necessary address mitigation and enhancement measures. In many cases this may require liaison with bodies other than the NPA to ensure satisfactory outcome. See Areas Policy Above.

HOW LP2 Mitigating Impact

All proposals for development within Hay-on-Wye will be required to contribute to the vitality of the town and region through positive contribution to the quality of life and mitigation of any strain placed on community or environmental infrastructure. Within Hay-on-Wye the following areas have been identified as being vulnerable to the impact of future development

B. Water Management
C. Highways Capacity
D. Water and Sewerage Infrastructure
F. Land Release
G. Historic Landscape Significance
J. Flood Risk

All proposals for development will be required to demonstrate how these issues have been addressed within the scheme to the satisfaction of the NPA. Where necessary the NPA will utilise conditions or Section 106 agreements to ensure the provision of appropriate mitigation measures within development proposals. See Policy 35 Planning Obligations.

3.8.5 Hay-on-Wye Land Allocations

3.8.5.1 Land has been identified within Hay-on-Wye in order to aid the implementation of our strategy.

3.8.5.2 Proposals for new development on allocated sites will be considered in accordance with the SP10 criteria 2 and all Hay-on-Wye Local Policies given above (HOW LP1-2) and with the Requirements of Development defined for the site.

3.8.5.3 Full requirements of development for Hay-on-Wye allocations are given at Appendix 2, and summarised below.

Site code	Name	Allocation for	Projected capacity	Issues identified
CS136	UDP allocation former Health Centre	Mixed Use		A / D / E / F / G
DBR-HOW-E	Land adjacent to Football Field	Mixed Use
DBR-HOW-A	Land opposite the Meadows	Residential	20	B / D / E / F / G
DBR-HOW-C	Land adjacent to Fire Station	Residential	13	B / D / G /H
DBR-HOW-K	Land adjacent Caemawr Cottages	Residential	6	B / D/ G
Total			39

Table 3.5 Hay-on-Wye Land Allocations

3.9 Level 3: SETTLEMENTS

3.9.1 Settlements Context:

3.9.1.1 Outside of the key settlements of the National Park there is a network of smaller settlements and hamlets home to approximately half the National Park population. The settlement pattern largely follows the line of the Usk Valley and the A40 and A465 in the East, and the A4067 in the West. The West has a more dispersed settlement pattern than the nucleated settlements of the Usk Valley. This makes for a diverse and challenging settlement pattern, with communities with varying needs and desires.

3.9.1.2 Through the Settlement Assessment process the National Park has identified which of these settlements has the environmental capacity to accommodate development on a moderated scale appropriate to their location and growth needs. The aim of this identification is to ensure that we support the vitality and viability of our most sustainable communities. Settlements determined to be suitable to accommodate growth are those which demonstrate to deliver the Strategy of the LDP, summarised as the tripartite aims:

To provide growth in the most sustainable locations
To develop within environmental capacity, to limit impact on NP Special Qualities
To locate development in accordance with defined community need

3.9.1.3 Level 3 Settlements are those which in accordance with the assessment methodology present as sustainable locations and/or there is a community defined need for development to support socio-economic sustainability. ¹³ In determining which settlements are classed as Level 3 the NPA applied the Settlement Assessment Matrix (see Fig. 1 below).

3.9.1.4 This matrix enables a sub categorisation within the levels of the hierarchy to allow for necessary flexibility when applying a general strategy to an area as diverse and varied as the National Park. The subtleties of difference within our settlements is defined in this LDP through the sub-categorisation, and different policy approaches have been developed to respond to these needs whilst enabling a general level of market growth to proceed.

¹³ See Scale and Location of Growth Issues Paper for further discussion of the Settlement Assessment process and methodology.

3.9.2 Settlements Issues:

3.9.2.1 The key challenge for the National Park is to ensure that these areas retain and enhance the level of services and facilities they currently foster.

3.9.2.2 As with all of our settlements, the rural reality means that these areas suffer from challenges due to limited levels of services and facilities which mean that these areas have higher ecological and carbon footprints than the Welsh National Average.

3.9.2.3 In recent years the levels of sustainability in our smaller settlements seems to have really been put under pressure. Post Office closures, educational system rationalisations, rural pub failures and cuts in public transport routes means that many of our settlements face a real challenge if they are to reverse the decline in the levels of local services and retain vitality for day to day needs.

3.9.2.4 In addition to the above, essential infrastructure is reaching or has reached capacity, placing constraints on essential development to maintain services and facilities. Future investment in water/waste water and sewerage treatment is essential if growth can be accommodated to retain rural services.

3.9.2.5 The key issues for the future are to enable these settlements to enhance their level of sustainability, by providing opportunities for community woodland, community allotments, and community energy generation schemes, to improve levels of self-sufficiency. In addition to these positive measures the NPA must take a strong policy stance on the need to protect essential services.

3.9.2.6 We want to work with communities and key stakeholders to ensure that a key plan of action is drafted for the future growth of a place, to provide consensus on what measures are necessary to ensure a communities viable future and to determine how development can make a contribution to achieving these aims.

3.9.3 Settlements 15 year Vision:

3.9.3.1 Our settlements will be more than just a collection of houses, they will be places that offer residents a good quality of life with a strong sense of community, where day to day needs are met within the locality and the reliance on the private car will be reduced.

3.9.3.2 Communities will take ownership of their own future, working together and with the National Park to have defined their own 15 year plans. Through this action, community woodland, allotments, energy generation schemes, affordable housing, sustainable development, community pubs, shops and amenity land will proliferate across the park increasing community sustainability, lowering our ecological and carbon footprint for a better future for us all. Local food production will be valued, farm shops and farm diversification will help the local economies grow. Sustainable tourism will thrive as visitors seek to experience the innovative sustainable way of life of our communities.

3.9.3.3 S LP 1 sets out the places listed as Settlements within the LDP. This is in accordance with the settlement hierarchy as set out by the Settlement Strategy and Strategic Policy 10.

S LP1 Definition of Settlements

The following places are defined as Settlements within the LDP. Hierarchy sub positions (as relate to the assessment matrix) are suffixed in brackets.

TALYBONT ON USK (3A)

BWLCH (3A)

CEFN BRYN BRAIN (3C)

CLYDACH (3C)

CRAI (3B)

GILWERN (3C)

GOVILON (3A)

LIBANUS (3C)

LLANBEDR (3A)

LLANFIHANGEL CRUCORNEY (3C)

LLANGORS (3A)

LLANIGON (3A)

LLANSPYDDID (3C)

PENCELLI (3C)

PENNORTH (3B)

PONTENDDFECHAN (3A)

PONTSTICILL (3C)

3.9.3.4 Proposals for future development within the above defined settlements will be in keeping with the strategy for development as set out in policy SP10, criteria 3. For designated settlements the following forms of development have been identified as key to implementation of the strategy and local vision.

S LP2 Enabling Appropriate Development

Within defined Settlements all proposals for development or change of use of land or buildings must be located within settlement boundaries as shown on the Proposal Map (with the exception of those developments covered by policies which enable development outside of limits (see E LP1 below)). Within settlement boundaries the following forms of development will be considered acceptable.

Proposals which strengthen and enhance the mix of dwelling types and tenure options within the settlement, including provision of a proportion of affordable housing in new developments in accordance with the identified need within the community. See Section 6 Housing and Policy 13 Affordable Housing.
Proposals which strengthen and enhance the provision of community facilities and services serving the area and its locality and resisting proposals which would result in the loss of community services/ facilities. See SP 15 Sustainable Communities detailed policies 32 and 33.
Proposals which provide for new or extended employment facilities, of a scale that is in keeping with the environmental capacity and quality of life within the settlement and resisting proposals which would result in the loss of employment provision within the settlements. See SP 12 Economic Wellbeing and supporting detailed policies.
Proposals which will capitalise on improving existing building stock to better meet the future needs of the settlement including;
i. proposals for the appropriate extension of residential dwellings (see Policy 12)
ii. proposals to re-instate redundant buildings to gainful use (see Policy 11)
iii. proposals for the appropriate demolition and replacement of buildings, where this action would result in a replacement building with a lower environmental impact and no loss of community services and / or commercial activity within the settlement. See SP 11 and Policy 9 Sustainable Design.
Proposals which strengthen and enhance the provision for tourism, including provision of appropriate guest accommodation in accordance with the NPA Sustainable Tourism Strategy See SP 14 Sustainable Tourism.
Proposals for appropriately scaled and located retail provision. See Policy 24.

In consideration of development proposals within defined settlements the NPA will require all new development to be designed to be responsive to the expression of cultural identity inherent within the Settlement character, and to make a positive contribution to the creation of a quality sense of place.

A list of settlements with Village Plans which are being developed as SPG to aid implementation of this policy is set out at Table 3.9

3.9.3.5 In enabling appropriate development the NPA aim to produce positive benefits to the communities living and working within our settlements. It is also recognised however that in enabling development, impact is placed on the environmental, social and physical infrastructure that currently service these areas. It is therefore important that in enabling new development the NPA seek to ensure that any negative impact is minimised to enable future development which enhances rather than impacts upon the vitality of these settlements.

3.9.3.6 In so far as is possible the NPA have attempted to identify potential constraints on development within designated settlements, these are set out in Table 3.6 below and classified in accordance with area policy table above. These constraints relate to the capacity of the social, environmental and physical infrastructure to accommodate new development, and have been identified through collaborative working with key stakeholders. Development proposals within designated settlements will need to address the constraints these identified issues place on their proposal, and where necessary address mitigation and enhancement measures. In many cases this may require liaison with bodies other than the NPA to ensure satisfactory outcome. See Areas Policy Above.

S LP3 Mitigating Impact

All proposals for development within Settlements will be required to contribute to the sustainability of the place through mitigation of any strain placed on community or environmental infrastructure. Detailed area specific issues for each designated settlement are given at Table 3.6 below.

All proposals for development will be required to demonstrate how these issues (where relevant) have been addressed within the scheme to the satisfaction of the NPA and where necessary the NPA will utilise conditions or Section 106 agreements to ensure the provision of appropriate mitigation measures within development proposals.

In addition to the above the following area specific policies will apply in the following circumstances:

Development proposals in Settlements classed as 3B (from policy S LP 1)
Development proposals within settlements classed as 3B will be expected to achieve the highest standards of sustainability within their design and environmental impact to mitigate for impacts relating to the sustainability of location. As such development proposals for residential development within these settlements will be required to meet Code Level 6 of the Code for Sustainable Homes or Achieve BREEAM outstanding for all other forms of development.
Development proposals in Settlements classed as 3C
Development proposals on allocated sites within settlements classed as 3C will be expected to demonstrate how the design and nature of the scheme has been developed in collaboration with the community through an appropriate and thorough process of engagement. A list of settlements with Village Plans which are being developed as SPG to aid implementation of this policy is set out at Table 3.9

Settlement	Position Within Hierarchy	Indicative housing allocation	Area Issues	Village Plan SPG in preparation
Powys Settlements
Talybont on Usk	3A	57	A/C/E/F/G/J
Bwlch	3A	15	A/B/D
Crai	3B	15	A/C/E/D/F/H
Libanus	3C	13	B/D/E/F
Llanbedr	3A	9	D/E
Llangors	3A	11	E/F/G/J
Llanigon	3A	10	D/E/F/G/J
Llanspyddid	3C	10	D/E/G
Pencelli	3C	21	A/D/E/F/G/J
Pennorth	3B	6	D/H/G
Pontneddfechan	3A	Infill only	E/F/J
Total units Powys		167
Monmouthshire Settlements
Clydach	3C	5	D/E/J
Gilwern	3C	112	E/F/J
Govilon	3A	93	E/J
Llanfihangel Crucorney	3C	22	E
Total units Monmouthshire		232
Carmarthenshire Settlements
Cefn Bryn Brain	3C	Infill only	A/D/E/F
Total units Carmarthenshire		Infill Only
Merthyr Settlement
Pontsticill	3C	39	D/E/J
Total units Merthyr		39
Total housing provision within settlements		438

Table 3.6 Settlements Constraints

3.10 Level 4: LIMITED GROWTH SETTLEMENTS

3.10.1 Limited Growth Settlements Context:

3.10.1.1 Through the Settlement Assessment process the National Park has identified a number of settlements which have reached environmental capacity to accommodate future development of a scale that could support general needs growth. This is in keeping with the tripartite aims of the spatial strategy

To provide growth in the most sustainable locations
To develop within environmental capacity, to limit impact on NP Special Qualities (See Appendix 4)
To locate development in accordance with defined community need

3.10.1.2 In limited growth settlements it has been determined that growth would significantly impact on the Special Qualities of the National Park, and/or, development is constrained by external pressures which are irresolvable without significant impact on the special qualities of the National Park. As such, in these areas, we believe that the most sustainable use of land (either identified or emerging during lifetime of the plan), should be to meet the immediate needs of the community, rather than a wider growth need subject to external pressures (see Policy 15 Local Needs Housing). Within Level 4 Limited Growth Settlements future development will be enabled only where there is strong evidence to suggest that it is necessary and that it is supporting either a need for essential affordable housing, or some-other genuine housing need for the locality offered at below market value to those whose incomes will not support average house prices for the area. This will be subject to strict control on behalf of the NPA to ensure that development only serves the evidenced need for which it was granted.

3.10.1.3 We therefore identify Level 4 Limited Growth Settlements as those which in accordance with the assessment methodology present as areas where there are limited supplies of land to meet general development needs.¹⁴ In determining which settlements are classed as Level 4, the NPA applied the Settlement Assessment Matrix Fig 3.10.

3.10.1.4 This matrix enables a sub categorisation within the levels of the hierarchy to allow for necessary flexibility when applying a general strategy to an area as diverse and varied as the National Park. The subtleties of difference within our settlements is defined in this LDP through the sub-categorisation, and different policy approaches have been developed to respond to these needs whilst enabling a general local policy setting out appropriate forms of development to meet the needs of Limited Growth Settlements.

¹⁴ See Scale and Location of Growth Issues Paper for further discussion of the Settlement Assessment process and methodology.

3.10.2 Limited Growth Settlements Issues:

3.10.2.1 The main challenge facing these settlements is the limited supply of land available to maintain community sustainability. This is especially pertinent where the settlement is considered to be a sustainable location due to the level of services and facilities present. Traditional concepts of enabling growth to support facilities will have to be radically altered, and innovative approaches to community sustainability will need to be developed in partnership with the community and key stakeholders.

3.10.2.2 We want to work with communities and key stakeholders to ensure that a key plan of action is drafted for the future growth of a place, to provide consensus on what measures are necessary to ensure a communities viable futures and to determine how development can make a contribution to achieving these aims.

3.10.3 Limited Growth Settlements 15 year Vision:

3.10.3.1 Our settlements will be more than just a collection of houses, they will be strong communities, where we ensure that those who need to live here can live here. Those who work within the locality can afford to live locally. Young people that have grown up calling the place home, can afford to own their own homes and provide a future for their children in the place their family belongs.

3.10.3.2 Communities have taken ownership of their own future, working together and with the National Park to have defined their own 15 year plans. Through this action, community woodland, allotments, energy generation schemes, affordable housing, sustainable development, community pubs, shops and amenity land are the norm. Our communities are sustainable; our ecological and carbon footprint is lowered, enabling a better future for us all. Local food production will be valued, farm shops and farm diversification will help the local economies grow. Sustainable tourism will thrive as visitors seek to experience the innovative sustainable way of life of our communities.

3.10.3.3 LGS LP 1 sets out the places listed as Limited Growth Settlements within the LDP. This is in accordance with the settlement hierarchy as set out by the Settlement Strategy and Strategic Policy 10.

LGS LP1 Definition of Settlements

The following places are defined as Limited Growth Settlements within the LDP. Hierarchy sub positions (as relate to the assessment matrix) are suffixed in brackets.

CAPEL GWYNFE (4B)

CRADOC (4C)

CWMDU (4A)

DEFYNNOG (4A)

FELIN CRAI (4B)

GLANGRWYNEY (4C)

LLANFRYNACH (4A)

LLANGATTOCK (4A)

LLANGYNIDR (4C)

LLANGENNY (4B)

PENDERYN (4C)

SENNYBRIDGE (4A)

TRECASTLE (4C)

YNYSWEN (4C)

YSTRADFELLTE (4B)

3.10.3.4 Proposals for future development within the above defined Limited Growth Settlements will be in keeping with the strategy for development as set out in policy SP10, criteria 4. For designated Limited Growth Settlements the following forms of development have been identified as key to implementation of the strategy and local vision.

3.10.3.5 Within Limited Growth Settlements the NPA has defined the extent of the village nucleus and shown this on the Proposals Maps as the Settlement Extent. It is important to note this is not a Development Boundary as enabled within Levels One, Two and Three of this strategy. Rather the defined settlement extent sets out areas where the principal of enabling appropriate development to meet a defined local need is enabled (in accordance with LGS LP 2 below). It also enables the NPA to define where exceptions policies can be enabled in accordance with E LP1 below.

LGS LP2 Enabling Appropriate Development

Within defined Limited Growth Settlements all proposals for development or change of use of land or buildings must be located within the settlement extent as shown on the Proposal Map (with the exception of those development covered by policies which enable development outside defined extents (see E LP 1 below)). Within settlement extents the following forms of development to support community sustainability will be enabled:-

Proposals which result in the creation of new dwellings to meet an identified and evidenced local need, which will be met in perpetuity for the life of the development (see Policy 15).
Proposals which will capitalise on improving existing building stock to better meet future needs;
1. proposals for the appropriate extension of residential dwellings (see Policy 12)
2. proposals to re-instate redundant buildings to gainful use other than open market housing (see PPW 7.6.9)
3. proposals for the appropriate demolition and replacement of buildings, where this action (See Policy 11);

Proposals which strengthen and enhance the provision of community facilities and services serving the area and its locality and resisting proposals which would result in the loss of community service / facility (see Policy 32).
Proposals which provide for new or extended employment facilities, of a scale that is in keeping with the environmental capacity and quality of life within the settlement and resisting proposals which would result in the loss of employment provision within the settlements. (see SP 12, Policy 18, Policy 19).
Proposals to strengthen and enhance retail services within the village through the appropriate change of use and or the conversion/rehabilitation of existing buildings where a need for housing is not identified and/or the proposed scheme will address inadequacies linked to community sustainability (see also Policy 26).
Proposals to strengthen and enhance the tourism offer through the appropriate change of use and or the conversion/rehabilitation of existing buildings where a need for local needs housing is not identified within the settlement (see SP14 and PPW 7.6.9).

In consideration of development proposals within defined Limited Growth settlements the NPA will require all new development to be designed to be responsive to the expression of cultural identity inherent within the Settlement character, and to make a positive contribution to the creation of a quality sense of place in line with Policy 1.

A list of Limited Growth Settlements with Village Plans which are being developed as SPG to aid implementation of this policy is set out at table 3.10.

3.10.3.6 In enabling appropriate development the NPA aim to produce positive benefits to the communities living and working within our Limited Growth Settlements. It is also recognised however that in enabling development, impact is placed on the environmental, social and physical infrastructure that currently service these areas. It is therefore important that in enabling new development the NPA seek to ensure that any negative impact is minimised to enable future development which enhances rather than impacts upon the vitality of these settlements.

3.10.3.7 In so far as is possible the NPA have attempted to identify potential constraints on development within designated settlements, these are set out in Table 3.7 below, and classified in accordance with area policy table above. These constraints relate to the capacity of the social, environmental and physical infrastructure to accommodate new development, and have been identified through collaborative working with key stakeholders. Development proposals within designated Limited Growth Settlements will need to address the constraints these identified issues place on their proposal, and where necessary address mitigation and enhancement measures. In many cases this may require liaison with bodies other than the NPA to ensure satisfactory outcome. See Areas Policy Above.

LGS LP3 Mitigating Impact

All proposals for development within Limited Growth Settlements will be required to contribute to the sustainability of the place through mitigation of any strain placed on community or environmental infrastructure.

Detailed area specific issues for each designated Limited Growth Settlement are given at Table 3.7 below.

Development proposals in LG Settlements classed as 4B
Development proposals within settlements classed as 4B will be expected to achieve the highest standards of sustainability within their design and environmental impact to mitigate for impacts relating to the sustainability of location. As such development proposals for residential development within these settlements will be required to meet Code Level 6 of the Code for Sustainable Homes or Achieve BREEAM outstanding for all other forms of development.
Development proposals in Settlements classed as 4C
Development proposals on allocated sites within settlements classed as 4C will be expected to demonstrate how the design and nature of the scheme has been developed in collaboration with the community through an appropriate and thorough process of engagement.

A list of LG Settlements with Village Plans which are being developed as SPG to aid implementation of this policy is set out at table 3.10.

Settlement	Position Within Hierarchy	Area Issues	Village Plan SPG in preparation
Capel Gwynfe	4B	E/F
Cradoc	4C	E/G/I
Cwmdu	4A	E/D
Defynnog	4A	E/F/J
Felin Crai	4B	B/D/E/H/I/J
Glangrwyney	4C
Llanfrynach	4A	J
Llangattock	4A	D/E/F/G/J/I
Llangynidr	4C	E/J/I
Llangenny	4B	E/D
Penderyn	4C	A/B/I
Sennybridge	4A	E/J/I
Ynyswen	4C	E/J/I
Ystradfellte	4B	J/I
Trecastle	4C

Table 3.7 Limited Growth Settlements Constraints

3.11 Acceptable Exceptions Development

3.11.1 Where proposals for development or change of use of land or building directly relate to projects to enhance community sustainability and are of low environmental impact, such as the provision of allotment spaces or community woodland, these may be enabled at edge of settlement sites. This is in keeping with the strategic vision of the LDP and policy direction emerging from a review of the evidence base in relation to Natural Resource Management (See National Park Purposes Policy responses, in particular Natural Resources Section).

3.11.2 Edge of settlement is defined as land on or adjacent to the extent of the defined settlement boundary or extent as shown on Proposals Maps. Where a proposed exception site does not immediately adjoin the development boundary due to the presence of, for example, a road, this separation will not, of itself, preclude consideration of the site as an exception.

3.11.3 Proposals will be required to demonstrate to the satisfaction of the NPA that the development is necessary, will cause no detrimental impact on settlement or landscape character and is commensurate with all other relevant LDP policies governing appropriate development within the National Park.

E LP1 Community Sustainability Edge of Settlement Exceptions

Development proposals which are essential to community sustainability and/or have limited environmental impact will be enabled at edge of settlement locations. Acceptable exceptions development will be limited to:

Proposals for 100% affordable housing developments (see Policy 14).
Proposals relating to the provision of local food production serving the settlement and its wider community¹⁵.
Proposals relating to the provision of local fuel production serving the settlement and its wider community¹⁶.
Proposals relating to the provision of community recreation land and necessary related development.
Proposals relating to the provision of community led renewable energy generation schemes of a scale commensurate with landscape and environmental constraints.
Low Environmental Impact developments, making a positive contribution to community sustainability, such as those proposed under the One Planet Development Scheme, where they are proven to meet the requirements of development as set out in TAN 6.
Creation of new ponds and wetlands to act as SUDS.

¹⁵ Allotments themselves do not require planning permission where they are implemented on land with a current agricultural use class, ancillary buildings, polytunnels, sheds, greenhouses and access tracks required to facilitate food production do however require permission and as such are enabled through this policy.

¹⁶ As above, the ancillary and supporting infrastructure required in such circumstances is enabled through this policy rather than the forestry / agricultural function itself.

3.12 Level 5: COUNTRYSIDE

3.12.1 Countryside Context:

3.12.1.1 Areas which were assessed to be unsustainable locations for development, without capacity to accommodate growth and with no community desire for growth have been designated as Countryside settlements. In these areas there is a presumption against development, in accordance with national policy, unless there is a defined need for development.

3.12.1.2 Development is strictly controlled in these locations to the sort of development that would normally be found in a countryside location.

3.12.2 Countryside Issues:

3.12.2.1 Protection of the Countryside is the NPA’s primary purpose, and therefore it is essential that development in countryside locations is carefully controlled to manage impact both in isolation and cumulatively.

3.12.2.2 In addition to the consideration of visual impact, traditional forms of development in countryside locations is less sustainable and more environmentally challenging than is considered acceptable given the challenges of climate change and peak oil the area is currently facing. Development in the countryside also has the added complication of the limitations of essential service infrastructure to service development.

3.12.2.3 The main challenge within the countryside is to tightly control permissions to those which are deemed necessary to a countryside location.

3.12.3 Countryside15 year Vision:

3.12.3.1 The countryside will remain as a living and working environment that is internationally recognised for its outstanding landscape value and the cultural tradition of Welsh hill farming.

2.12.3.2 Essential rural practice will become more sustainable and diverse and the NPA will have positively supported development that will have helped achieve these aims. The high value of the environment will have been capitalised upon, farm diversification will enable a more secure future for the countryside, with tourism, local food production and small scale renewable energy generation making our countryside truly the green valleys for many generations to come.

3.12.3.3 All areas outside of settlements listed within levels 1, 2, 3 and 4 of the hierarchy are designated as countryside locations. CYD LP1 below sets out the forms of development that the NPA will permit within these locations.

CYD LP1 Enabling Appropriate Development

Outside of defined settlements within the LDP the following forms of development will be enabled:

Proposals which relate to the sensitive infilling, or minor extension to a group of 3 or more existing dwellings. In such circumstances the NPA will give precedence to the creation of new housing which meets a defined need within the community, with the priority to enable affordable housing. The presumption will be against enabling open market housing in such circumstances (see Policy 15).
Proposals which will capitalise on improving existing building stock to better meet future needs;
1. proposals for the appropriate extension of residential dwellings where this would result in a net increase of no more than 30% of the original dwelling size (see Policy 12).
2. proposals to re-instate redundant buildings to gainful use where this would result in a replacement building with a lower environmental impact, and
Only in cases where evidence can be provided that the need for conversion to the above uses does not exist within the locality will the NPA consider proposals for open market housing.
1. proposals for the appropriate demolition and replacement of buildings, where this action:-

Proposals which strengthen and enhance the provision of community facilities and services serving the area and its locality and resisting proposals which would result in the loss of community service / facility (see Policy 32).
Proposals to enable residential accommodation to serve essential farming / forestry or rural enterprise needs.¹⁷
Proposals to enable farm diversification including the provision of farm shops (see also Policy 20 and Policy 26).¹⁸
Proposals for tourist attractions or recreational activity which by evidenced necessity require a countryside location as essential to their function (see Policy 30).
Low Impact development schemes, in keeping with One Planet Development set out in TAN 6 (see also Policy 28).
Proposals relating to the provision of local food production of a scale and character in keeping with the countryside location, including the provision of new farm buildings where agricultural need is justified.
Proposals relating to the provision of renewable energy of a scale and impact in keeping with the countryside location (see also SP9).

In consideration of development proposals within countryside locations the NPA will require proposals to be designed so as to contribute positively to the character and sustainability of their location. Traffic Impact analysis will be an important consideration in the determination of all proposals.

¹⁷ Paragraphs 9.3.6 to 9.3.10 of the Ministerial Interim Planning Policy Statement 07/2006, Housing June 2006 deals with agricultural and forestry dwellings.

¹⁸ As set out in PPW (paragraphs 7.3.3. and 7.5.2) farm diversification is permitted where the use is proposed in conjunction with agricultural operations. New buildings can be justified. Traffic generation issues would need to be addressed in keeping with paragraph 3.14 of TAN 18 March 2007. Uses do not have to be farming related.

Is there a stated desire within the community to enable future development?	Is the place a sustainable location for future development?	Is there capacity to accommodate future development?	Resultant Position within Hierarchy?	Sub-Position	Elaboration of position
YES	YES	YES	3	3A	Development in these locations will deliver the objectives of the strategy to provide for general needs growth to support community vitality and viability in sustainable locations.
YES	NO	YES	3	3B	Growth enabled to meet community desire for growth. Future Development will need to mitigate impact caused by development in unsustainable locations through the highest standards of sustainability within proposed development. SPG drafted with community to address development constraints.
NO	YES	YES	3	3C	Development in these locations will meet the objectives of the strategy to provide for general needs growth within environmental capacity. Expansion concerns addressed through drafting of SPG for the area.
YES	YES	NO	4	4A	Settlement does not contain suitable land to accommodate a general needs allocation, therefore any land that is found to be suitable during plan period should only accommodate development necessary to support the community in the form of local needs development.
YES	NO	NO	4	4B	Settlement does not have the capacity to accommodate the growth needs defined by community. Any future development land that becomes available during the plan period should address community needs as the most sustainable option for the future of the community.
NO	YES	NO	4	4C	Development in this location is constrained by both community desire for expansion and capacity. The sustainability of the location is paramount and any future development potential that is forthcoming should be employed to meet local development needs only.
NO	NO	YES	5	5A	Development potential identified within these communities is a secondary consideration when set against the constraints of locational sustainability. Therefore the only use for the land should be to accommodate housing that meets an identified essential need for affordable housing only.
NO	NO	NO	5	5B	There is no development potential within these locations. Exceptions policies relevant to open countryside apply.

Figure 1 Settlement Assessment Matrix

Brecon Beacons National Park Deposit Local Development Plan 2007 - 2022