⁴⁴ Further detail in the Housing background  paper

⁴⁵ SDR 47/2010 Population Projections for the National Parks in Wales, 2006 based WAG March 2010 http://wales.gov.uk/topics/statistics/headlines/population2010/100329/?lang=en

⁴⁶ Further information is available in Issues Papers – Scale and Location of Growth, Housing, and Settlement Assessment

6.1.7     The following tables set out an overview of land allocated for the purposes of providing housing land to serve our communities.

Site Code	Site Name	No. of Units total	Estimated No of Affordable Units	Settlement	Affordable Housing Contribution Target
DBR-BCH-J	Land adjacent to Bwlch Woods	15	3	Bwlch	20%
DBR-LIB-E	Land adjacent Pen y Fan Close	3	<1	Libanus	20 %
DBR-LPD-A	Land off Heol St Cattwg	10	2	Llanspyddid	20 %
DBR-PNT-D	Land adjacent to Ambelside	6	1	Pennorth	20 %
B15	Cwmfalldau Fields	72	14	Brecon	20 %
Total		106	21

Table 6.1 Current Residential Allocations

6.1.8            Through the plan preparation process DCWW have requested that the following allocations be made available during the later part of the plan period.  This is to ensure that necessary improvements to essential infrastructure can be planned for and implemented to enable the projected levels of necessary growth in accordance with regulatory requirements.

6.1.9     The following allocations will be made available for development from 2016 onwards. Should land be promoted for development in advance of DCWW investment and improvement programme developers may be requested to fund the essential infrastructure improvements.

6.1.10   Further details relating to these allocations can be found at Appendix 2 Requirements of Development.

Site Code	Site Name	No. Units Total	Estimated No of Affordable Units	Settlement	Affordable Housing Contribution Target
DBR-HOW-A	Land opposite The Meadows	20	6	Hay-on-Wye	30%
DBR-CR-A	Land above Televillage	40	12	Crickhowell	30%
DBR-HOW-C	Land adjacent to Fire Station	13	4	Hay On Wye	30%
DBR-HOW-K	Land adjacent to Caemawr Cottages	6	2	Hay on Wye	30%
CS28	Cwmfalldau fields extension	66	13	Brecon	20%
CS93	Slwch House Field	23	5	Brecon	20%
DBR-BR-A	Site located to the North of Camden Crescent and to the East of the Breconshire War Memorial Hospital	58	12	Brecon	20%
DBR-BR-B	Site located the north of Cradoc Close and west of Maen-du Well	42	8	Brecon	20%
CS43	Land SW of Gwalia	6	1	Crai	20%
CS42	Land at Crai	9	2	Crai	20%
DBR-LG-D	UDP allocation LGS1 Bwlch Road	11	2	Llangors	20%
DBR-LBD-A	Land adjacent to St Peter’s Close	9	3	Llanbedr	30%
DBR-LIB-D	Land adjacent to Caer-af-Allen	10	2	Libanus	20%
DBR-LGN-D	Land opposite Llanigon County Primary School	10	3	Llanigon	30%
CS120	Land south of Ty Melys	6	1	Pencelli	20%
DBR-PENC-B	Land adjacent Pen-y-Bont	15	3	Pencelli	20%
CS127	Land at Maesmawr Farm	57	11	Talybont-on-Usk	20%
DBR-CL-D	Land adjacent to Dan Y Coed	5		Clydach	10%
CS91	Land to the West of Pontsicill House, Pontsticill	8	<1	Pontsticill	10%
CS55	Land adjacent to Penygarn	6	<1	Pontsticill	10%
DBR-LC-D	Land opposite Pen-y-Dre Farm	22	7	Llanfihangel Crucorney	30%
DBR-PSTC-C	Land at end of Dan-y-coed	3	>1	Pontsticill	10%
T9	UDP allocation Land North of Doctors Surgery	36	7	Talgarth	20%
CS139	UDP allocation PST1 adj. to Pontsticill House	22	2	Pontsticill	10%
CS102	Lancaster Drive (Former UDP allocation GW2)	112	34	Gilwern	30%
CS39/69/70/ 88/89/99	Land at Ty Clyd	93	28	Govilon	30%
CS137	Hay Road	27	5	Talgarth	20%
Total		735	173

Table 6.2 Phased Residential Allocations

 

6.2 Detailed Housing Development Policies

The following policies provide additional guidance on development relating to housing.

 

6.2.1 Renovation of Former Dwellings in the Countryside

6.2.1.1  In certain circumstances the NPA will support the renovation of former houses where use as a dwelling has been abandoned.  This is in accordance with CYD LP 1 enabling appropriate development in the Countryside.  Maintaining the character of the dwelling and its setting are important elements of this policy.  This should contribute to the conservation of the Park’s rural character.  Where necessary a structural survey will be required and the NPA may consult with the building control service on any proposals submitted under this policy.  All proposals must also comply to Policy 9 Sustainable Design in the adaption and re-use of buildings.

 

6.2.2 Demolition and Replacement of Dwellings

6.2.2.1   Planning permission is not required to demolish a building unless it is a listed building or is within a conservation area (6.6.1 PPW).

6.2.2.2            National policy also requires that, excluding the above two circumstances, in the event of someone wishing to demolish a building used as a dwelling and not replace it, the NPA must be notified at least 28 days in advance in order that consideration may be given about the need to request a planning application to control the impact on neighbouring properties and to consider schemes of reinstatement.

6.2.2.3  The NPA wish to conserve dwellings which are of particular architectural, historic or visual merit.  Proposals for replacement of such buildings are not therefore supported.  However, for all other dwellings, a proposal for replacement presents an opportunity to make an improvement to the visual appearance of a building and its relationship to its setting in the National Park landscape.  The NPA therefore require that the design, size, siting and curtilage of all proposed replacement dwellings are sympathetic to the setting of the National Park. 

6.2.2.4  In particular, proposals for a replacement dwelling in excess of 30% of the cubic content of the existing dwelling (over and above that allowed under permitted development rights where relevant) would be considered contrary to CYD LP 1, SP1 and SP3.

6.2.2.5  All such proposals will be assessed against SP1, Policy 1 in order to determine whether the design and curtilage are appropriate to their setting.

6.2.2.6  This policy applies to all applications.  Specific guidance has been prepared in the form of SPG in order to provide additional information on how applications for replacement dwellings in the open countryside will be assessed against the criteria of SP1 and Policy 1.

6.2.2.7            Supplementary Planning Guidance will be prepared to provide further guidance on the implementation of this policy for proposals in the Countryside.

 

 

6.2.3 House Extensions and Ancillary Buildings

6.2.3.1  The provision and retention of a mix of dwelling sizes is an important part of this plan’s strategy.  Extensions to dwellings have the potential to affect the balance of dwelling sizes available.  Dwelling extensions also have the potential to reduce parking and amenity areas.  Inappropriate extensions may also have a detrimental visual impact on the Park’s landscape.   Appropriate extensions are enabled through relevant Spatial Policies.⁴⁸

6.2.3.2  The NPA will therefore seek to ensure that extensions are the subordinate part of the overall finished structure and are not dominant or intrusive.   A minimum of 60 square metres of private open space in the curtilage of an extended dwelling will normally be required. 

6.2.3.3  The following policy will also apply to all ancillary buildings which require planning permission.

6.2.3.4  All proposals will be required to meet the criteria of General Design/National Park policies.

6.2.3.5  In the Open Countryside (Hierarchy level 5) the NPA is concerned to protect the landscape by preventing a spread of buildings away from the main group around the original dwelling.  National Guidance sets out how proposals for new dwellings in the countryside should be considered⁴⁹.  However, it gives no guidance as to the consideration of extensions to dwellings in the countryside.  SPG will therefore be prepared to guide interpretation of this policy for proposals for extensions to dwellings in the Open Countryside.

 

6.3 Providing Affordable Housing

6.3.1.1  As the Planning Authority, the NPA is responsible for developing, implementing and monitoring policies to enable the provision of affordable housing in the National Park.  However, it is the responsibility of the respective Unitary Housing Authorities to provide affordable housing.  It is also their responsibility to determine the mix of units to be provided (social rented, intermediate rented, equity share of all types and flexible tenure).  The mix will be entirely dependent on the circumstances of each case using evidence provided from the relevant housing authority. 

6.3.1.2  The NPA has established that there is a need for an estimated 989 affordable housing units over the first 5 year period of the Plan.  This equates to 198 affordable housing units per annum.  The level of need has been established through collaboration with each of the relevant unitary housing authorities and the Rural Housing Enablers operating in the park.  The level of need has been established through analysis of the best available evidence sources for each unitary authority.  This has involved analysis of Local Housing Market Assessments, Local Needs Surveys and consideration of the Local Government Data Unit report on Housing Need and Demand in Wales 2006 to 2026.

6.3.1.3  The level of affordable housing need for subsequent 5 year periods will be based on a regular review of the available evidence of affordable housing need.  Paragraph 6.3.1.2 will be updated as part of the statutory 5 year review of this Plan.  Section 11 makes a commitment to regularly monitor the evidence of need and early review of the plan may be triggered should this evidence suggest that an early amendment of the estimated affordable housing need is required.

6.3.1.4            Through the formulation of the spatial strategy the NPA have considered how best to meet the need identified.  This is done through:

1. Enabling the release of land for general needs housing in key settlements and requiring a contribution to affordable housing in all proposals for development which results in the creation of new dwellings.  New dwellings includes the sub division of existing houses, changes of use, conversion of rural buildings, or new build, where there is a net gain in housing to contribute to the provision of affordable housing.  (Policy 13)
2. Enabling rural exceptions sites (Policy 14)
3. In Limited Growth Settlements (Polices LGS LP 1 and LGS LP 2) and Countryside (Policy CYD LP1) allowing affordable housing or local needs housing only. (Policy 15)

6.3.1.5  The NPA recognise that the delivery of this strategy is dependent on partnership working with neighbouring Unitary Authorities, the Rural Housing Enablers and other key organisations and will seek to strengthen these working relationships over the plan period.

 

6.3.2 Definition of affordable housing

6.3.2.1  For the purposes of the LDP “affordable housing” is defined as properties for rent by  Registered Social Landlords (RSLs)  at Welsh Assembly Government Benchmark Rent Levels and intermediate housing, such as properties available for intermediate rent or for low cost home ownership⁵⁰, in accordance with Welsh Assembly Government⁵¹ or other recognised criteria.

6.3.2.2            Permissions will be subject to conditions or a Section 106 Agreement will be negotiated, to ensure all initial and subsequent occupiers will be local people in housing need who will benefit from the affordable status of the dwelling.”

 

6.3.3 Definition of how Local Need will be established

6.3.3.1 The tenure of affordable housing will be negotiated on a site by site basis to reflect local housing needs identified in evidence.  

6.3.3.2  Key Evidence sources include:

1. The appropriate Local Housing Market Assessment
2. Affordable Housing Needs Register
3. RSL and Council Waiting Lists
4. Local Housing Needs surveys conducted by the relevant Rural Housing Enabler

6.3.3.3            However the presumption is that there is need in all areas.  Where an applicant challenges the NPA’s evidence of need this must be proven by the applicant.  The evidence sources highlighted above are considered robust and will be used by the NPA in any appeal situations. 

6.3.3.4Reference to current appropriate evidence such as local housing surveys, Local Housing Market Assessments, community housing needs surveys, and Authorities’ and Housing Association waiting lists, would be required to establish the desirability or otherwise of affordable housing to meet the needs of local persons in need of it.  This list of sources of evidence is not exhaustive and may change.

6.3.3.5  The relevant Rural Housing Enabler or Housing Authority should be contacted in order obtain information about current levels of need.

6.3.4 Definition of Local Connection

6.3.4.1  The National Park Authority will apply the current Local Lettings Criteria of the relevant Unitary Housing Authority.

 

6.3.5 Definition of Local Area

6.3.5.1  The area in which housing needs will normally be considered local will be defined by a widening cascade approach of:-

1. the community council area within which the proposal site lies, provision may be required either within or outside the Park boundary (some communities straddle the Park boundary);
2. adjoining community council areas, either within or outside the Park boundary;
3. the nearest non-adjoining community council areas within or partly within the Park;

 

6.3.6   Design

6.3.6.1  The design of the affordable housing should reflect the characteristics of the locality and/or the rest of the housing site.  The mix of house types/sizes and tenure should reflect local needs and the existing affordable housing stock in the area, the location (in terms of the proximity to local services and facilities and access to public transport) and the topography of the site and the need to avoid management problems.

 

Affordable Housing Contributions (Policy 13)

 

6.3.7  Threshold

6.3.7.1  The NPA require Affordable Housing Contributions from all proposals for development on sites located in the “Primary Key Settlement”, “Key Settlements” or “Settlements” which results in the creation of new dwellings intended for sale on the open market, including the sub division of existing houses, changes of use, conversion of rural buildings, or new build, where there is a net gain in housing

6.3.7.2  New dwellings includes the sub division of existing houses, changes of use, or new build, which results in a net gain in dwellings.

6.3.7.3  Where a site is located in either “Limited Growth Settlements” or the “Countryside” contributions are not applicable as the spatial strategy does not allow open market housing in these locations. Contributions apply only in the case where open market housing is proposed. 

6.3.7.4  In the case of conversions of rural buildings in the Countryside national guidance as set out in TAN6 will apply. 

 

6.3.8 Nature of contribution

6.3.8.1            Affordable Housing contributions will be either through 

1. On site provision
2. Commuted sums
3. Mix of both mechanisms

6.3.8.2  The mechanism of provision will be determined in each case according to site specific circumstances.

 

6.3.9 Affordable Housing Contribution Targets

6.3.9.1Affordable Housing Contributions will be:-

1. Abergavenny, Hay and Crickhowell submarket: 30% affordable
2. Brecon, Carmarthenshire and rural hinterland submarket: 20% affordable
3. Heads of the Valleys and Rural South submarket: 10% affordable

6.3.9.2  The formula for calculation of commuted sums will be set out in Supplementary Planning Guidance.

 

6.3.10 Rural Exceptions Sites

 

6.4     Local Needs

6.4.1     The environmental capacity approach to enabling development which underpins the LDP has identified that in many of our settlements the availability of suitable development sites is limited.  This has in some circumstances led to a conflict between the NPA’s desire to enable development land, the needs of the local community to enable growth and the ability to deliver these aspirations on the ground.

6.4.2     At the same time, through the process of community engagement, the NPA is aware that there is a strong desire to enable development which serves local needs.  For many of our residents’ primary concerns relate to what they see as an erosion of their way of life directly linked to the experience of the affordability of rural living.  The environmental qualities for which the Park is designated bring also a desirability of location, and a good quality of life , placing a premium on land and property values.  So, as house prices rise and commercial activity subsides, residents, especially the younger generations, are forced to leave the area out of economic necessity.  Rural depopulation has significant impact on the strength of our communities to maintain sustainability, with loss of facilities, services, and the inherent quality of life that is engendered from a strong and vibrant community. This experience of the socio-economic pressures facing our communities is reinforced in the findings of our relevant LHMAs, which demonstrate that to maintain community sustainability a diverse range of housing needs will need to be met within the Park area. 

6.4.3     The limitations on enabling suitable development land identified through the process of LDP production has the potential to exasperate socio-economic pressures on our communities to remain vital.

6.4.4     Lack of available development land has the potential to inflate market value beyond that which is in keeping with average earnings for the area.  This coupled with pressures for 2nd homes, holiday lets and the increasing in-migration of retirees, requires a pro-active approach to development from the NPA to ensure that in protecting the landscape and environmental value of the area, we do not over-inflate the value of land to the point where community sustainability is negatively impacted.  The best option is therefore to ensure that we address these issues before they reach a critical level for our communities.

6.4.5     In the past the NPA has addressed these fundamental issues by making provisions for the delivery of RSL controlled affordable housing through a mixture of negotiation with developers and 100% affordable housing exceptions sites.  This policy framework is based around a desire to ensure that developments address those with the most pressing need for housing.   Through evidence gained in the process of Local Housing Market Assessment and community engagement the NPA has become increasingly aware that a wider housing need must also be addressed and catered for if our communities are to remain vital.

6.4.6     Since previous planning regimes have been operational national planning policy has also become increasingly responsive to the kinds of rural community sustainability issues we see in action within our communities.  Draft revisions to TAN 6 Planning for Sustainable Rural Communities set out that the overall goal for the planning system should be to support living and working rural communities in order that they are economically, socially and environmentally sustainable.  In achieving this goal it recommends⁵³ that Planning authorities should take a more holistic and flexible approach to the provision of housing to meet rural needs, in particular it recognises that in areas where there are socio-economic or environmental constraints on the availability of land, that provision should be made to ensure of affordable housing is given priority⁵⁴.

6.4.7     Those settlements, where limitations in environmental capacity exist to the extent there is potential to impact on the socio-economic sustainability of the community,  have been defined through the Settlement Strategy as Level 4 Limited Growth Settlements (see policy LSG LP1). 

6.4.8     Within these settlements, in keeping with the key objective of the LDP to provide the most sustainable use of land, and our National Park Duty to ensure the socio-economic well being of our residents, the NPA will seek to ensure that future development serves the needs of our communities, rather than the desire for developers to serve the more profitable open market need for housing.

6.4.9     This objective will be implemented through Policy 15 below.

6.4.10   The intended outcome of this policy is to ensure that our communities remain vital and sustainable; it will be monitored through the LHMA process to ensure that we are addressing an identified housing need within our communities without negative impact on the wider housing market.

6.4.11   SPG will be developed to aid implementation of this policy.

6.4.12   For developments enabled under Policy 15 permitted development rights will be removed to ensure the affordability of the house remains at a constant (relative to inflation) for the perpetuity of the development.

6.4.13            Occupancy conditions on local needs housing enabled through policy 15 will be strictly monitored and enforced.  The removal of these occupancy conditions will only be permitted in exceptional circumstances where it is proven through 18 month marketing that no occupant meeting the requirements can be found.

6.4.14   Within settlement locations classed as countryside (in accordance with policy SP10, criteria 5 and Countryside LP 1) the NPA will only enable affordable housing.  This is to ensure a means of addressing the most pressing need in terms of housing, without sterilising the ability for the community to address future essential needs should affordable needs change during the lifetime of the plan.

 

6.5 Gypsy and Traveller Sites

6.5.1     There are currently no gypsy caravan sites within the National Park.   A need has been identified in South Powys for a permanent Gypsy and Traveller Site.  The Authority has been working with Powys County Council to identify a suitable site.  However to date a site that is both suitable and available has not been identified.  The Policy below allows for applications to be determined should a suitable site come forward during the Plan period.

6.5.2     It is the responsibility of the constituent Unitary Authorities to monitor provision and if a need arises for additional sites, or extensions to existing ones, the Council and the National Park Authority will work with the relevant bodies and organisations to provide suitable additional land.

6.5.3     The Authority will use the Gypsy Traveller ‘Draft Site Design Guidance’, Welsh Assembly Government, May 2008 to help guide the application of the criteria set out in the policy.

6.5.4     The potential for negative effects on Natura 2000 sites is unlikely but remains dependant on the scale and location of the site.

6.5.5     Sites in the countryside are not compatible with the National Park purposes and are unlikely to be able to provide a satisfactory level of services and facilities.  The NPA will therefore support proposals which are located within or, as an exception to normal planning policies, adjacent to a defined settlement.