8 Provision of Services and Facilities
To support development and,
To maintain and enhance community sustainability and viability
8.0.1 The overarching strategy of the LDP is to ensure that we provide a sustainable future for all of our communities. Key to this is enabling necessary development, deliverable without unacceptable impact on essential services and facilities.
8.0.2 As such the aim of this LDP is to maintain and enhance for the future sustainable community infrastructure. This is set out in SP 15 Sustainable Communities below and implemented through the topic based policies which follow.
We want to ensure that all new development supports community sustainability environmentally, culturally and without negative impact on essential services or facilities.
Development which negatively impacts on the future sustainability of a community will not be permitted unless mitigation measures are made to the satisfaction of the NPA.
184.108.40.206 The term Community Facilities incorporates a wide range of uses which have a local community benefit. It can cover:-
220.127.116.11 Indoor Uses such as village halls, libraries, places of worship, schools, residential care homes, health clinics, hospitals, and
18.104.22.168 Outdoor recreation facilities to serve local communities such as playing fields, children’s play areas, allotments, accessible natural green-space, car parks, denominational graveyards, recycling facilities.
22.214.171.124 The NPA is concerned that sites and buildings currently in community use should be protected from other forms of development. Sites known to be in existing community use at the time of this Deposit are shown on the Proposals Map.
Retention of Existing Community Facilities
The development of land which would adversely affect the operation of a community facility or result in its loss will only be allowed where:
- the existing facilities can best be retained or enhanced through redevelopment of the site; or
- alternative provision of equivalent benefit is made available.
Where it can be clearly demonstrated that a community facility is no longer required then alternative uses will be considered where they accord with other policies in the LDP.
126.96.36.199 The NPA is not currently in a position to allocate land for new community facilities. Appropriate applications will be determined against the relevant policies in this LDP. Generally, community facilities will be sited within settlements in order to best serve the community and to support the delivery of the Plan’s spatial strategy. However the NPA accepts that this may not always be possible and therefore sites adjacent to settlements may be appropriate.
188.8.131.52 The use of land for allotments and community woodland is considered to be an important means by which a small rural community can increase its sustainability and self sufficiency. Such land uses can also offset carbon footprints in locations which are not considered to be sustainable in terms of transport or locational sustainability. Whilst such uses do not require permission for change of use, associated buildings and infrastructure may. Where appropriate the NPA will support the use of land for such uses.
184.108.40.206 The Spatial Strategy Policies set out further guidance on the types of community facilities that will be appropriate in each of the levels of the Settlement Hierarchy.
Development of New or Extended Community Facilities
Proposals for new, or extensions to existing, schools, village halls and other community facilities such as community recreation or sports facilities, will be permitted where:
- the development is located within a Level 1, 2 or 3 Settlements. OR
- the proposed development concerns an established community use located in close proximity to a level 1, 2 or 3 settlement
- the proposal has no unacceptable detrimental effect on the amenity and privacy of existing dwellings, nearby properties or the general public.
8.2.1 Language plays a major role in the character and way of life of communities, and is a key part of Welsh culture. Government guidance requires that language issues be taken into account in land use planning policies, and the NPA wishes to facilitate the continued and growing use of the Welsh Language.
8.2.2 According to the 2001 Census, communities in the West of the Park speak more Welsh than those in the east. Welsh-speaking communities need to be protected from developments that would lead to dilution of the language and therefore the social and cultural characteristics of the community. Phasing may be required to allow for the gradual natural absorption of new developments into an area. In addition, appropriate economic, residential and social development that would strengthen welsh culture should be encouraged.
8.2.3 The policy will normally be applied in Community and Town Council areas with over 30% Welsh speaking population, as identified in the Census. Where the community average does not reflect the existence of concentrations of Welsh speakers within villages in the community or Town Council areas, a more qualified and sensitive measurement will be required. To this end in the production of detailed village plans, levels of Welsh speaking will be assessed to determine whether the use of the language forms part of the social fabric of the area. In areas where the Welsh language is considered to be at risk from future development, a Welsh Language Impact Assessment Methodology will be developed. In the interim a precautionary approach may be adopted where it is considered that a proposal would pose a significant threat to the language within a community.
Proposals for development in areas where the Welsh language is an important part of the culture and social life of the community will be permitted where:
- it can be demonstrated that the proposal would not have a detrimental impact on the social, linguistic and cultural characteristics of the community; and
- phasing of development can take place if necessary to allow for the gradual absorption of new development.
8.3.1 All new forms of development will have an impact on the community and the environment in some ways. The policies of this LDP aim to limit negative impacts to ensure the environment and our communities are ensured of vital futures. In some cases however there may be need to specify defined mitigatory and enhancement measures to compensate for an unacceptable impact from development. In such cases the NPA will utilise Planning Obligations to ensure that future development is acceptable, providing positive benefit.
8.3.2 Planning obligations also know as Section 106 agreements under the Town and Country Plan Act 1990 (as amended), are benefits that may be in kind or take the form of financial contributions. Planning obligations are usually delivered by the use of Section 106 agreements. Section 106 agreements are legally binding undertakings which seek to secure that development is acceptable in land use planning terms. Planning obligations as delivered through S106 contributions are used to secure developer contributions which will offset negative consequences of development, help meet local needs, or secure benefits to make development more sustainable64. The use of planning obligations within Wales is governed by Welsh Office Circular 13/97 ‘Planning Obligations’.
8.3.3 The NPA places the burden of this contribution on the grant of planning permission on the land. It is likely that the developer will be liable for any costs, as it is the developer who stands to make financial gain when planning permission is granted. It is only right and fair that due share of this profit is given back to the community to help fund necessary improvements to community and green infrastructure that is needed to make the development acceptable and sustainable.
8.3.4 The NPA has defined a strategy for the seeking of planning obligations derived from the National Park’s statutory purposes and the strategic vision for sustainable development in accordance with the aims and strategy of the LDP. This is the guiding framework which has determined the approach the NPA takes towards the seeking of planning obligations, and the motivation for the type of contributions appropriate to the scale and nature of development within the National Park.
8.3.5 The NPA takes a dual approach to the seeking of planning obligations
- Category 1 Contributions
Contributions specific to the National Park as set out in LDP policy. These contributions are determined by the specific criterion of our designation and seek to work towards achieving the Vision and Key aims for the management of the National Park.
- Category 2 Contributions65
Contributions for community benefit that rely on partnership working with the appropriate Unitary Authority and/or Community Service providers. These contributions will channel obligated contributions towards achieving socio-economic benefit as outlined in the relative UA Community Strategy and Development plans.
8.3.6 Category 1 contributions will be sought from all relevant development in accordance with the specific policies of this LDP. Appendix 6 sets out where likely contributions are to be sought and the policy by which the contribution is sought.
8.3.7 Supplementary Guidance on the implementation of Planning Obligations is set out in Brecon Beacons National Park Planning Obligation Strategy.
64 PPW 2002 Section 4.7 (pp4344)
65 As LPA for the area, the NPA has the authority to negotiate and enter into S106 agreements with developers. However the NPA does not have administrative jurisdiction over the provision of community services such as education, amenity space and highways. The provision and maintenance of community infrastructure largely comes under the control of the nine unitary authorities that govern within our boundaries. As such, whereas the NPA can define and stipulate the need for contributions, the contribution levels are determined from the proven evidence of need set out by the relevant constituent authorities service areas.
Where determined to be necessary the NPA will utilise planning obligations to ensure that no unacceptable harm will come to the special qualities of the National Park or the socio-economic well-being of our communities from new development.
All proposals for new development will be required to demonstrate that all potential negative impact has been addressed.
Where compensatory measures are necessary, to comply with the policies of this LDP these should be identified and defined through the Planning Obligation Statement to the satisfaction of the NPA. Where necessary the NPA may use Section 106 Agreements to secure the obligation.
8.3.8 Community Infrastructure Levy
The Planning Act 2008 made provision for the Authority to seek contributions from development in the form of the Community Infrastructure Levy (CIL)66. This equates to a set charge made against all relevant development, in accordance with a defined charging structure. The proceeds of the levy will provide new local infrastructure as defined as necessary.
8.3.9 The NPA is currently awaiting guidance from WAG on the implementation of CIL within Wales, anticipated 2011. Following the publication of this guidance the NPA working in collaboration with our key stakeholders, will make it a priority to determine how CIL can be implemented to the benefit of the Park and the Communities.
8.3.10 Requirements of CIL within the BBNP will form a separate strategy that will be subject to consultation and examination in public and will form SPG to the LDP but will not be part of the Development Plan. Applicants are advised to consult requirements for the Validation of Planning Applications to determine the necessity for payment of CIL at the time of their application.
66 Community Infrastructure Levy Regulations 2010
220.127.116.11 A key strategic objective of the LDP is to ensure that our communities’ infrastructure needs are provided for by future development.
18.104.22.168 This objective is set out in Strategic Policy 16 Sustainable Infrastructure, and implemented in the topic base policies which follow.
We want to ensure that all development is well serviced by essential services to ensure an adequate provision of utilities for local communities both now and in the future.
Provision of utility services will be permitted where they are
- proven to be essential for communities future sustainability and
- they are located so as to have the least possible impact on the special qualities of the National Park and amenity of our residents.
In enabling development to serve essential infrastructure the NPA will look favorably on proposals which provide innovative solutions to constraints upon provision engendered through the reality of rural living.
22.214.171.124 Planning Policy Wales sets out clear statements of national development control policy on water supply and quality and waste water management. Please refer to Chapter 12 ‘Infrastructure and Services’ and Chapter 13 ‘Minimizing and Managing Environmental Risks and Pollution’.
126.96.36.199 The purpose of Policy 36 is to set out an appropriate framework for considering proposals for cabling, the construction of pipelines and associated development such as pylons, substations etc.
188.8.131.52 Opportunities for undergrounding should always be explored67 providing that this does not result in a greater impact on the National Park’s special qualities. It is acknowledged that the location or route chosen must be technically feasible. The National Park’s special qualities are set out in Appendix 4.
184.108.40.206 Many proposals will lie outside the scope of normal planning control with the National Park Authority only being consulted by the relevant statutory body. The Authority will therefore use this policy as the basis of formulating its responses to such consultations. Where planning permission is sought for such applications the policy will apply.
67 This is in keeping with WAG Policy Statement for The Welsh National Parks 2007 para 15.a, it is an aim of the Welsh Assembly Government that, where feasible, transmission cables should be under-grounded (p.6)
Power-lines and Pipelines
Cables or pipelines and associated development will be permitted where the least obtrusive and damaging location, route or means of provision is chosen without damage to the National Park's special qualities.
220.127.116.11 There are a number of television, radio and telecommunications relay masts in and around the Park, which are required to extend reception in this mountainous area.
18.104.22.168 This policy below seeks to guide telecommunications developments to the least obtrusive location possible, taking into account the technical requirement of each individual application, including its function within the network. Both the individual and cumulative impact of proposals will be of importance. The planned system of provision should include a strategic programme for the location of masts showing how the proposal fits into the network.
22.214.171.124 To assess the proposal under criterion b) applicants will also be required to demonstrate that an appraisal of alternative sites and options has been undertaken, taking into account the possibilities of mast sharing, attachment to a building or other suitable structure when providing a justification for the preferred site. The Authority will expect the information to clearly demonstrate in quantifiable terms why alternative locations or options are impractical relative to the site chosen.
126.96.36.199 One of the elements of the Welsh Assembly Government precautionary approach to telecommunications development is to adopt the International Commission on Non-Ionising Radiation Protection (ICNIRP) guidelines for public exposure to emissions from base stations. All applications should be accompanied by a statement of conformity to International Commission on Non-Ionising Radiation Protection standards and provide details of the emission levels.
188.8.131.52 Permission will be subject to the removal of all equipment from the site when it is no longer required. The effect of telecommunications developments on amenity is an important consideration (see SP3).
184.108.40.206 Impact on the National Park’s special qualities will be assessed under SP 1 and Policy 1. There is a potential for negative impacts on species, (e.g. bats), however a determination of effect cannot be made without the scale and location of the development being known. Consideration of environmental impacts will include designated sites, such as Natura 2000 sites and undesignated sites.
Telecommunications development will be permitted provided that:
- the development is part of a planned system of provision; and
- taking account of opportunities afforded by the shared use of existing masts, antenna or other structures, the least obtrusive or damaging, technically-feasible structure and location can be secured.
Where developments would be visually prominent evidence must be provided to show that alternative locations have been investigated and are impractical. Such proposals will be rigorously examined with regard to siting and design and will be permitted only where there are no unacceptably adverse effects on the special qualities of the National Park.
8.6.1 Across the National Park area development is constrained by identified problems with the public sewerage network for which no regulatory improvements are planned under Dwr Cymru Welsh Water’s current Capital Investment Programme (April 2010 to March 2015). Such constraints are highlighted in specific spatial policies and highlighted in the requirement of development for allocated sites.
8.6.2 Sites may come forward for development in advance of DCWW investment where the developer is willing to requisition the works and to fund the necessary infrastructure improvements.
8.7.1 Traditional forms of development change groundwater permeability, leading to increased risk of surface water run off and flooding. Traditional draining systems employed to deal with the effects of surface water aim to remove water from the sites as quickly as possible. This poses a significant risk on water management and resources:-
- Displaces rather than eliminates flood risk, as run-off from impermeable development surfaces increases the risk of downstream flooding, as well as causing sudden rises in water levels and flow rates as the water is discharged into watercourses.
- Surface water run-off often contains contaminants, even though these may only be present in small quantities, cumulatively the impact can significantly affect the quality of water in rivers and streams, impacting on biodiversity and amenity value. Heavy rains cause a first flush which is often highly polluting.
- In diverting rainfall into traditional piped systems, the amount of natural water infiltration into the ground is reduced, impacting on groundwater resources and reducing flows in water courses during dry weather.
8.7.2 To mitigate for the changes to the natural surface water run-off and ground permeability caused by new development, sustainable drainage systems (SUDS) can be employed. These work to moderate flows and to filter run-off resulting in reductions in impact on water resources and improvements in the quality of the built environment (through biodiversity, landscape and amenity benefits).
8.7.3 It is anticipated that employing SUDS within development will become increasingly important in adapting to and providing reliance against the current and predicted future effects of climate change, including increasing periods of drought and heavy rainfall causing localised flooding.
8.7.4 Therefore in keeping with the strategy to provide for sustainable living within a National Park Landscape the NPA will require all proposals for new development to employ SUDS as a matter of course.
8.7.5 Sustainable drainage is a design philosophy that uses a range of techniques to manage surface water as close to its source as possible. To produce a workable and effective scheme, SUDS must be incorporated into developments at the earliest site planning stage. It is also important that the early stages consideration should be given to the arrangements of adoption and future maintenance of the system. This is likely to influence the design just as much as technical considerations. It is recommended by the EAW that maintenance should be the responsibility of a publically accountable body, which will often necessitate the payment of a commuted sum or a legal agreement tied by S106 agreement. Within the National Park DCWW and the relevant drainage Authority will be able to advise as to the best course of action relating to the means of adoption.
8.7.6 In addition to the above it will be necessary for adequate sewage disposal facilities and surface water drainage capacity available and in place before a development can be occupied. This will, where necessary be tied by condition on granting of planning permission.
Sustainable Drainage Systems
All proposals for new development will be required to incorporate Sustainable Drainage Systems. Where relevant it must be demonstrated that the SUDS proposed within the development have been approved by the relevant drainage body and procedures for adoption and maintenance have been approved. This will be tied by a condition or S106 arrangement where necessary.
8.8.1 The National Park Management Plan sets out the vision, objectives and strategy for sustainable transport in the National Park (See para 7.3.5).
8.8.2 The NPMP recognises that the dispersed settlement pattern of the Park has resulted in an unsustainable transport network. Outside of Brecon, the majority of the Park is not well served by public transport, and cycling and walking are not feasible transport options. There are no railway stations within the Park’s boundary (although several serve its periphery) and the Monmouthshire and Brecon Canal is at present restricted to pleasure use. The National Park is therefore particularly dependent on private vehicle transport, for residents, visitor and commercial journeys both to and within the National Park.
8.8.3 The National Park’s strategy through this LDP is therefore;
“to promote development that is supported by sustainable transport initiatives and reduces the reliance on the private motor vehicles.”
8.8.4 However, the NPA’s influence over transport issues is limited; as the National Park is not a highways authority. Much of the strategy will therefore be delivered through the policies and actions of other plans produced by the Welsh Assembly Government, the four Regional Transport Consortia68 that cover the park and each of the 9 constituent Highways’ Authorities.
68 The South West Wales Integrated Transport Consortium (SWWITCH) covering Carmarthenshire
(TraCC) covering Powys
The South East Wales Transport Alliance (SEWTA) covering the remaining 7 Authorities (Monmouthshire and the valleys authorities)
See Transport Issues Paper.
8.8.5 Each of these bodies must have regard to National Park purposes and “ensure mutual cooperation across Park boundaries, particularly in planning and highway matters." Supplementary Planning Guidance containing BBNPA Planning Obligations Strategy will set out the requirement for each of the Park’s constituent HAs to work in partnership with the NPA to negotiate Section 106 monies where appropriate for necessary highways improvements.
8.8.6 The key areas through which the NPA can influence the reduction in the need to travel are therefore
- the spatial strategy which controls the location of development (see SP 10 and all relevant Spatial Policies)
- the negotiation of Planning obligations in partnership with constituent Highways Authorities (see Planning obligations Policy 35)
- the control of the design of developments (see Chapter 8 Planning Policy Wales and TAN 18)
The spatial strategy of the Local Development Plan is to target development wherever possible to locations which have a reasonable range of facilities and access by public transport.
8.8.8 Unfortunately some centres that have a range of facilities and should be encouraged to grow, fall short on public transport provision, and this needs to be addressed as does instances where the private car dominates and spoils the attractiveness of the centre.
8.8.9 Although the Local Development Plan’s strategy directs growth primarily to centres, there are instances where the Local Development Plan will need to consider proposals outside these locations, for example, to help economic diversification in the countryside. The strategy will be to assess proposals in terms of the traffic impact and to avoid those that cause significant concerns. Examples of significant traffic impact might be by generating significant levels of traffic in congested areas or where there are concerns over damage to the character of the local area and these impacts cannot be mitigated.
8.9.1 Planning Policy Wales sets out clear statements of national development control policy on traffic management, transport considerations in development control, transport assessments and travel plans and access to development. Please refer to Chapter 8 ‘Transport’.
8.9.2 Planning and appraisal of transport proposals in Wales are guided by the Assembly’s “Welsh Transport Planning and Appraisal Guidance” (WelTAG) which details how all transport proposals should be planned and developed.
8.9.3 The policies below provide additional guidance and advice on sustainable transport in the National Park.
To ensure that during the LDP period, land use planning opportunities are taken to improve and promote accessibility and to reduce the need to travel by car by:
- permitting facilities to improve public transport by helping to link between travel modes or providing facilities for passengers;
- ensuring new development is well designed by providing appropriate access for pedestrians, cyclists, vehicle and encouraging the provision of new walking and cycling infrastructure
- not permitting proposals that cause significant concerns about potential transport impacts which cannot be satisfactorily mitigated (see Policy 39); and
- where necessary permitting proposals that assist in delivering improved traffic and parking management which are proven necessary to the enhancement of the sustainable transport network
- all significant development proposals must be accompanied by a travel plan to the satisfaction of the NPA. ) Encouraging development in locations which reduce the need to travel by car and/or link to the existing public transport, walking and cycling networks.
The NPA aims to achieve the above without the necessity to enable the development of new roads However the NPA acknowledges that in exceptional cases new roads are necessary to improve safety standards and can help to achieve wider sustainable transport objectives. Development proposals for new roads will be judged in accordance with the strategic direction of the three regional transport plans and the wider sustainability objectives of the LDP
Impacts of Traffic
Development will be permitted where appropriate access can be achieved.
Instances where access will be considered to be inappropriate are:
- traffic is likely to generate an unacceptable impact on congested areas or at times of peak traffic flows; or
- traffic is likely to be generated at inappropriate times such as late at night in residential areas; or
- where there is an unacceptable impact on road safety; or
- where significant environmental damage would be caused and cannot be mitigated.
8.9.4 This policy follows the National Planning Policy set out in Technical Advice Note 18 but sets the criteria for assessment to levels more relevant to the level of development occurring in the National Park. All applicants will be required to complete a short transport statement detailing the likely number of trips their proposed development would generate and the likely modal share.
8.9.5 More detail will be required for those developments meeting any of the following:
- Residential developments of 25 units or more: or
- 100 or more vehicle movements per day: or
- 10 freight movements per day: or
- where the National Park Authority has significant concerns about the possible transport impact of the proposed development
8.9.6 A full Transport Assessment will be required for any proposals likely to have significant trip generation or where the National Park Authority has significant concerns about the possible transport impact of the proposed development.
8.10.1 The NPA will require all future development to contribute in some way to the creation of a sustainable transport network serving our towns and settlements. Proposals which actively contribute to the physical infrastructure through the provision of cycle or pedestrianised walkways will be encourage either in isolation or as part of a wider development scheme. In all instances protection of NP special qualities and environmental capitol will be necessary, but the general presumption is towards enabling such proposals. Proposals will be judged in accordance with Policy 40 set out below.
Provision for Cycling and Walking
Development proposals which involve the creation of new pedestrian and/or cycle routes or will enable the implementation of specific measures to make walking and/or cycling safer and more attractive will be permitted where they:-
- have as little adverse environmental impact as feasible, and where necessary incorporate mitigation measures;
- fulfil a strategic or local need (for instance forming part of or a link to the National Cycle Network);
- provide improved opportunities for sustainable travel;
- can be proven to help reduce traffic generation.
8.11.1 Providing for development within a protected landscape requires the careful and sensitive management of the often conflicting demands of socio-economic need with the statutory requirement to protect and enhance the environment, natural beauty and cultural heritage of the area.
8.11.2 Whereas we acknowledge that some change in the environment and impacts on the landscape are necessary in the interest in providing for a sustainable future for our communities, our aim is to ensure that this change is justifiable and not wasteful in terms of land take.
The NPA will require all new development to make best possible use of available development land through encouraging
- appropriate redevelopment to regenerate buildings proven to be unfit for purpose in locations compatible with the Settlement strategy (see SP10 and supporting policies)
- the use of previously developed land within development boundaries in preference of Greenfield sites
- dwelling densities that make best use of the available land, achieving minimum dwelling densities relevant to the settlement.
8.12.1 The availability of suitable housing land is scarce in the National Park. Where land is to be developed the NPA will seek to ensure that the most sustainable use of land is achieved.
8.12.2 Levels of appropriate densities have been tested through the Housing Viability Study.
8.12.3 The following policy reflects the levels of services and facilities available in each settlement and seeks to set a density requirement which delivers social and economic vitality whilst respecting the environmental and landscape capacity of each level of our Spatial Hierarchy.
All residential development will be required to be developed at a minimum density of 30 dwellings to the hectare, where this is compatible with the existing character of the area.
Only where it is proven that this density cannot be achieved due to the incorporation of measures to improve the sustainability of the scheme which cannot be located on land outside of the allocation, will levels less than the minimum target be permissible.
8.12.4Possible exception include
- The provision of CHP Plant
- The provision of SUDS and Reed Bed Sewerage Treatment facilities
- The provision of allotment space
8.13.1 All proposals for development must be in accordance with the spatial strategy of this plan as set out in Policy SP10 and its associated detailed policies. This is also the case for proposals for the development of previously developed land.
8.13.2 National Guidance relating to previously developed land is contained in Para 9.2.21 of Planning Policy Wales. The guidance relates predominantly to urban areas and promotes an approach where previously developed sites are brought back into use in order to aid regeneration of an area where there are vacant or derelict sites. There is no specific guidance relating to how this guidance should be interpreted in rural areas or in National Parks. However, the guidance does state that previously developed land will not be the preferred option in all cases and a factor in deciding this will be the location of the site. It also requires this LDP to set out the circumstances in which a previously developed site would not be preferable.
8.13.3 The NPA consider that in the context of the National Park Purposes and Duty and in accordance with the Plan’s spatial policy, the presumption in favour of previously developed land is not appropriate.
8.13.4 When assessing whether a site is appropriate for development within the National Park, the overriding issue is not whether the site is Greenfield or previously developed, but the capacity of the site to provide development which can deliver the strategy of this plan which is to contribute to economic and social well being of our communities without causing detriment to the protected landscape.
8.13.5 The fact that permission has historically been granted for a use on a site under a previous planning policy context is not considered to be sufficient grounds to outweigh the statutory purpose to conserve and enhance the protected landscape, nor is it sufficient grounds to provide exceptions to the implementation of the Spatial Strategy. Indeed, in some instances the previous use may have been granted in a context which pre-dates the designation of the National Park.
8.13.6 The key determining factor in the suitability of a previously developed site will therefore be its location and thus its ability to deliver the Spatial Strategy of this Plan. Sites in towns and villages may more easily be accommodated, however sites in the countryside will be strictly controlled and only permitted in exceptional circumstances.
8.13.7 The NPA will maintain a flexible approach and consider each site on its merits against the relevant plan policies.
8.13.8 The relevant spatial policies will apply according to the location of the site. Please refer to Spatial Strategy Chapter. For previously developed sites outside of development boundaries refer to CYD LP 1 for the types of uses and scale of development which would be considered acceptable and appropriate in such circumstances.