Carmarthenshire Local Development Plan

6 Specific Policies

6.1 General Policies

6.1.1 Clear guidance in respect of the following is contained within PPW: Edition 7 and consequently are not considered here.

Policy GP1 Sustainability and High Quality Design

Development proposals will be permitted where they accord with the following:

  1. It conforms with and enhances the character and appearance of the site, building or area in terms of siting, appearance, scale, height, massing, elevation treatment, and detailing;
  2. It incorporates existing landscape or other features, takes account of site contours and changes in levels and prominent skylines or ridges;
  3. Utilises materials appropriate to the area within which it is located;
  4. It would not have a significant impact on the amenity of adjacent land uses, properties, residents or the community;
  5. Includes an integrated mixture of uses appropriate to the scale of the development;
  6. It retains, and where appropriate incorporates important local features (including buildings, amenity areas, spaces, trees, woodlands and hedgerows) and ensures the use of good quality hard and soft landscaping and embraces opportunities to enhance biodiversity and ecological connectivity;
  7. It achieves and creates attractive, safe places and public spaces, which ensures security through the ‘designing-out-crime’ principles of Secured by Design (including providing natural surveillance, visibility, well lit environments and areas of public movement);
  8. An appropriate access exists or can be provided which does not give rise to any parking or highway safety concerns on the site or within the locality;
  9. It protects and enhances the landscape, townscape, historic and cultural heritage of the County and there are no adverse effects on the setting or integrity of the historic environment;
  10. It ensures or provides for, the satisfactory generation, treatment and disposal of both surface and foul water;
  11. It has regard to the generation, treatment and disposal of waste.
  12. It has regard for the safe, effective and efficient use of the transportation network;
  13. It provides an integrated network which promotes the interests of pedestrians, cyclists and public transport which ensures ease of access for all;
  14. It includes, where applicable, provision for the appropriate management and eradication of invasive species.

Proposals will also be considered in light of the policies and provisions of this Plan and National Policy (PPW: Edition 7 and TAN12: Design (2014)).

Strategic Objectives Supported: SO1, SO2, SO3, SO4, SO5, SO7, SO9, SO10, SO11, SO13 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.1.2 This policy provides the overarching framework for high design quality in development, conservation and enhancement proposals within the County.

6.1.3 The Plan aspires to design-led regeneration through high quality, sustainable construction which protects and modernises local distinctiveness, raises energy efficiency, minimises waste and protects the natural environment.

6.1.4 The planning system can play an important part in improving the sustainability of new developments whilst also tackling climate change. As set out in PPW the planning system must provide for new homes and buildings in a way which is consistent with sustainability principles. Reference should be made to REC 2 – Open Space Provision and new Developments, which emphasises the importance of considering open space and recreation provision as an integral component of design from the outset.

6.1.5 Carmarthenshire has a rich historic and cultural heritage. The County’s historic buildings, townscape and landscape should be treated as an asset and positively conserved and enhanced for the benefit of residents and visitors alike. Further guidance on the development and preservation of historic and cultural identities can be found within Policy SP13 – Protection and Enhanacement of the Built and Historic Environment and the Built Environment section of this Plan.

6.1.6 Proposals should reflect the need to protect the amenity of those who work in, live in and visit the area. The siting and nature of uses should be considered in the light of their potential to cause an unacceptable nuisance. Considerations of amenity can relate to all forms of development across the County. The policy seeks to protect the amenity of existing residents, whilst also ensuring that proposed developments reflect the existing uses. Regard should be had to the content of PPW: Edition 7 Para. 9.3.2 in relation to the siting of new residential proposals adjacent to existing employment activities and the potential for curtailment of the existing use.

6.1.7 The siting, layout and detailed design of development will often be critically important to the success of efforts to provide genuine alternatives to car travel. Good site locations and well designed layout can reduce the amount of car traffic and speeds, whilst encouraging sustainable modes of travel. The County has an opportunity to ensure that new developments achieve social, economic and environmental sustainability to create socially inclusive places which reinforce local identity.

6.1.8 Innovatively designed development is encouraged, which allows for natural surveillance and improving a community or individuals’ safety by promoting a sense of ownership and responsibility.

6.1.9 In line with national policy, the Council will require a Design and Access Statement (DAS) to be submitted to accompany all planning applications except those highlighted in Article 4D of the Town and Country Planning (General Development Procedure) Order 1995. The DAS provides an opportunity for the applicant to demonstrate how design principles have been considered, and to show how the proposals design has responded to the context of its surroundings through inclusive design.

6.1.10 Proposals for large mixed tenure developments or apartments should incorporate waste segregation areas.

6.1.11 Further guidance on design principles will be provided in Supplementary Planning Guidance. This SPG will also seek to provide guidance on water efficiency in new development. Reference should be made to Policy EP1 – Water Quality and Resources, and further guidance on the approach to culverting and their consideration in new developments.

Policy GP2 Development Limits

Development Limits are defined for those settlements identified as Growth Areas, Service Centres, Local Service Centres and identified Sustainable Communities within the settlement framework.

Proposals within defined Development Limits will be permitted, subject to policies and proposals of this Plan, national policies and other material planning considerations.

Strategic Objectives Supported: SO1, SO2, SO4, SO5, SO6, SO7, SO8, SO9, SO10 and SO11
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.1.12 In preparing this Plan, development limits have been defined across all settlements identified within the hierarchy as defined within the settlement framework in order to:

6.1.13 A number of Sustainable Community settlements have been identified as not being appropriate to receive market housing allocations (5 or more dwellings sites). These settlements retain development limits, and where appropriate, an allowance for limited small scale opportunities including infill, rounding off, and logical extensions are made. However, no new market housing sites are allocated (except for instances where there is an existing planning permission for 5 or more units in place). Consequently, any proposals beyond this limited small scale release would only be considered as exceptions (local needs affordable housing) to be sited adjacent to the built form as defined by the development limits. Such proposals would be expected to be of a scale commensurate to that of the settlement and reflective of its character and be in accord with the provisions of policy AH2 – Affordable Housing – Exceptions Sites. Regard should also be had to the provisions of policy H2 - Housing within Development Limits. This has the effect of limiting future development in such settlements mainly to exceptions proposals with the general market housing requirement provided for in those settlements considered suitable for such housing (TAN6: Para 4.1.2). Reference should be made to Policy AH2 which lists the identified settlements.

6.1.14 It should also be noted that not all of the settlements identified as being potentially suitable to accommodate market housing will receive allocations, owing to environmental constraints and other considerations.

6.1.15 Not all land on a Proposals Map and Inset Maps is identified for a particular development or the subject of a specific policy, significant areas of land can appear as un-annotated land in the Plan. Proposals for development will be considered on their individual merits against the provisions of this LDP, and other material considerations.

Policy GP3 Planning Obligations

The Council will, where necessary seek developers to enter into Planning Obligations (Section 106 Agreements), or to contribute via the Community Infrastructure Levy to secure contributions to fund improvements to infrastructure, community facilities and other services to meet requirements arising from new developments.

Where applicable, contributions will also be sought towards the future and ongoing maintenance of such provision either in the form of initial support or in perpetuity.

In implementing this policy schemes will be assessed on a case-by-case basis.

Strategic Objectives Supported: SO3, SO4, SO6, SO7, SO8, SO9 and SO13
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.1.16 Where proposals directly result in additional requirements on existing infrastructure, community facilities and services (including schools, life-long learning, open space, community halls, health care, environmental projects, highway works and other facilities) or are likely to require offsite mitigation for the loss of facilities or features they will, where appropriate, be supported where contributions, suitable provision or other arrangements have been made for improvement, provision or mitigation either on and/or off-site.

6.1.17 The provision or availability of adequate infrastructure, services and community facilities is a pre-requisite for development to take place. Consequently where this provision is not available, or not of a standard or level required to serve the development, the Council will look to the developer to make an appropriate contribution. The Council will also, where appropriate seek obligations to mitigate the effect of a development.

6.1.18 In identifying the level of planning obligation, the Council will consider any abnormal costs associated with a site. This is particularly relevant to those previously developed sites where there may be associated abnormal costs relating to such matters as clearance and remediation. In such instances and where a developer considers that a development’s viability may be affected by the level of obligations required, evidence should be submitted to enable further consideration.

6.1.19 The nature, extent and phasing of any planning obligations sought should be fairly and reasonably related in scale and kind to the development and its impact upon the infrastructure and/or facilities concerned. Such obligations should be necessary, reasonable and relevant to the development of the site from a planning perspective.

6.1.20 Planning obligations may be sought to secure a range of improvements, or for future provision to satisfy requirements arising from new development. Such obligations vary in priorities however, and will be considered on a case by case basis subject to the nature of the proposal and the requirements emerging from it. It should be noted that proposals within the Caeau Mynydd Mawr area will be subject to the provisions of policy EQ7 – Development within the Caeau Mynydd Mawr SPG Area, and the SPG and will be prioritised accordingly.

6.1.21 Other obligations may include the following. This list is not exhaustive and does not represent an order of priority:

6.1.22 Regard should be had to the adopted SPG in respect of planning obligations along with the provisions of Policy EQ7 in respect of the Caeau Mynydd Mawr SAC, together with the adopted SPG in this regard. It should be noted that as at the adoption date of the Plan the Council is still in the process of determining the suitability and/or appropriateness of CIL to the County. The implications of CIL on the Plan and the SPG on Planning Obligations will be considered accordingly should a schedule be prepared.

Policy GP4 Infrastructure and New Development

Proposals for development will be permitted where the infrastructure is adequate to meet the needs of the development.

Proposals where new or improved infrastructure is required but does not form part of an infrastructure provider’s improvement programme may be permitted where it can be satisfactorily demonstrated that this infrastructure will exist, or where the required work is funded by (or an appropriate contribution is provided by) the developer.

Planning obligations and conditions will be used (where appropriate) to ensure that new or improved facilities are provided to serve the new development.

Strategic Objectives Supported: SO3,SO4, SO5, SO9 and SO11
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.1.23 The availability of infrastructure and/or the programming of future improvement works and programmes is an important component in determining the appropriateness of any development proposal. In this respect, due regard will be had to current capacity levels and future improvement programmes including those provided by DCWW AMP5 programme. Where development is proposed which requires infrastructure improvements which do not form part of known programmes, developers may be required to fund or contribute to the necessary improvements. Planning obligations can enable it to proceed by requiring contributions from a developer in relation to appropriate works. Contributions would be directly related in scale to the benefit derived from the provision, subject to a guarantee that the whole scheme will be funded and completed in time to serve the development.

6.1.24 Where the proposal is within an area where the required work forms part of an infrastructure provider’s improvement plan, but the infrastructure is considered inadequate, development should be phased to coincide with the improvements.

6.1.25 Access to, and availability of, appropriate waste management should also be considered an important element in infrastructure provision for new developments.

6.1.26 Reference should also be made to Policy GP3 – Planning Obligations in respect of planning obligations and EP1 in relation to water quality and resources.

Policy GP5 Advertisements

Proposals for advertisements (which are subject to planning control) will be strictly controlled and will be expected to comply with the following:

  1. That their design, scale, materials and siting have full regard to the building, structure or land on which they are displayed;
  2. There are no adverse effects on the landscape/townscape or the setting and integrity of the historic environment;
  3. That they do not constitute a hazard to public safety especially when sited on roads;
  4. That they safeguard, and where possible positively enhance, the Welsh language in the County. Regard should also be had to the provisions of Policy SP18 - The Welsh Language.

Proposals for poster hoardings and advertisement signs should not lead to the proliferation or concentration of individually acceptable signs within the countryside.

Strategic Objectives Supported: SO1, SO7, SO13 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.1.27 In order to promote the cultural identity of the Plan area, the Council will support and promote the provision of Welsh and English bilingual information signs, notice and information boards, displays and advertisement signs for tourist attractions and facilities. Private developers of tourism and leisure facilities will also be encouraged to publicise their business ventures through both the Welsh and English languages.

6.1.28 Bilingual signage and advertisement proposals which seek to combine several essential advertisements within one sign will be encouraged.

Policy GP6 Extensions

Proposals for the extension of existing residential dwellings / use class C3 (which require planning permission) whether buildings, other structures or a particular land use must comply with the following:

  1. The scale of the proposed extension is subordinate and compatible to the size, type and character of the existing development and does not result in over development of the site, nor lead to reduced and inadequate areas of parking, utility, vehicle turning, amenity or garden space;
  2. The external appearance of the proposed extension in terms of design is subordinate, and the materials should complement that of the existing development;
  3. There are no adverse effects on the natural environment, landscape/townscape or the setting and integrity of the historic environment;
  4. The local environment and the amenities of neighbouring developments are not adversely affected by the proposed extension;
  5. The use to be made of the proposed extension is compatible with the existing building, structure or land use.
Strategic Objectives Supported: SO1 and SO7
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.1.29 Proposed developments should be of a satisfactory standard of design, in terms of siting, size and the use of materials which complement the character and appearance of the existing building or structure and its surroundings and appropriate to the use of the existing building.

6.1.30 To ensure that where the existing development is of a poor design, the Council will require that any extension is of a higher quality design and/ or materials.

6.2 Housing

6.2.1 The following policies seek to build upon the spatial strategy and settlement framework set out within Chapter 5 of this Plan and policy SP3 - Sustainable Distribution - Settlement Framework, as well as the housing land requirement identified through policy SP5 - Housing.

6.2.2 The provisions of policy SP5 identify a requirement of 15,197 dwellings during the plan period which together with the flexibility identified results in a housing supply of 15,778 units. The allocation of land to meet this requirement will, in accordance with the Strategy, focus on the three identified growth areas with development proportionately distributed throughout the remainder of the hierarchy reflecting factors such as their sustainable merits, availability of services and facilities and their ability to accommodate growth.

6.2.3 The following housing policies also provide for potential to meeting affordable housing for local needs. The delivery of affordable housing for local need and the policy approaches incorporated within this plan are multifaceted ranging from requirements in relation to market housing allocations through to opportunities for single dwelling infill or the rounding off of small non-defined settlements or groups of dwellings.

6.2.4 The LDP identifies sites of five or more dwellings as housing allocations, such sites may comprise sites with current planning permissions, including those which are under construction and have been subject to completions (during the plan period), as well as non-consented allocations. Policy H1 below lists all housing allocation defined within the Plan. Reference should be made to policy SP5 and its supporting text in relation to housing land supply.

6.2.5 Policy H7 makes provision for gypsy and traveller needs, setting out a policy framework through which proposals will be considered should an identified need arise.

6.2.6 Regard should be had to all the policies and provisions of this plan in considering all housing proposals. Reference should be made to the requirements in respect of sustainable and high quality design and its importance in providing quality living environments.

6.2.7 Policy guidance in respect of Rural Enterprise Dwellings (New dwellings on established rural enterprises, second dwellings on established farms, and new dwellings on new enterprises) is contained within PPW: Edition 7 Chapter 9 – Housing and TAN6: Planning for Sustainable Rural Communities.

6.2.8 However, in reflecting guidance, the LDP offers the following additional clarification in interpreting provision. In cases where a dwelling associated with a rural enterprise is proposed (which accords with the provisions of TAN6), it should be sited and designed in a manner which minimises the impact on the countryside. Such proposals should, where possible, be well related to an existing complex. A further dwelling should not be proposed where an existing property forming part of the unit associated with the enterprise has been recently disposed of.

6.2.9 The justification for any dwelling must be supported by clear evidence of viability for a permanent dwelling to be considered acceptable. Temporary accommodation will, in exceptional circumstances, be considered where additional time is required to produce the necessary evidence, or to ensure the enterprise is established. Any temporary accommodation will be strictly controlled and time limits imposed for their siting. The Council will prepare SPG to provide additional clarity in the consideration of proposals associated with rural enterprise dwellings, including matters relating to viability.

6.2.10 Clear guidance in respect of the following is contained within PPW: Edition 7 - Chapter 9 Housing and consequently are not considered here.

6.2.11 Policy guidance in respect of One Planet Developments is contained within PPW: Edition 7, Chapter 9, and TAN6: Planning for Sustainable Rural Communities.

Policy H1 Housing Allocations

Land has been allocated for residential development for the plan period 2006 – 2021 at those locations as set out below, and as depicted on the Proposals Map.

Proposals for the residential development of allocated housing sites submitted in the form of a Full Planning application or as a Reserved Matters application should be accompanied by a layout of the proposal in its entirety to ensure the site is developed to its full potential.

Settlement Map Reference Site Name Completed Non Committed Allocation Committed Allocation (Inclusive of Completions) Total Allocation

Growth Areas
GA1 Carmarthen
  GA1/h1 Penymorfa 0 180 0 180
  GA1/h2 Adj. Bryn Meurig 0 43 0 43
  GA1/h3 Mounthill 48 1 79 80
  GA1/h4 Rhiw Babell 0 14 0 14
  GA1/h5 Former Hospital, Priory Street 0 12 0 12
  GA1/h6 Former BT Exchange Building, Spilman Street 0 0 14 14
  GA1/h7 Former DJK Buildings, Pentrefelin Street 0 14 0 14
  GA1/h8 Former Health Authority Buildings, Penlan Road 0 0 8 8
  GA1/h9 Parc Thomas 0 5 4 9
  GA1/h10 Parc Y Delyn 0 0 35 35
  GA1/h11 Springfield Road 0 30 0 30
  GA1/h12 Land south of Pant Glas, Bronwydd Road 0 15 0 15
  GA1/h13 Bronwydd Road (south) 2 23 22 45
  GA1/h14 Former Coach depot, Abergwili 0 9 0 9
  GA1/h15 Former MAFF depot 0 18 0 18
  GA1/h16 Ashgrove 0 20 0 20
  GA1/h17 College Road (ext) 88 0 153 153
  GA1/h18 Penybont Farm, Llysonnen Road 7 0 16 16
  GA1/h19 Bronwydd Road (north) 3 0 9 9
  GA1/h20 College Road 14 0 14 14
  GA1/h21 Rhiw Babell extension 0 16 0 16
  GA1/MU1 West Carmarthen 0 1100 0 1100
  Total 162 1500 354 1854
 
GA2 Llanelli
  GA2/h1 Beech Grove, Pwll 0 10 0 10
  GA2/h2 Former Stradey Park 0 0 355¹ 355
  GA2/h3 Glasfryn Gardens 4 0 9 9
  GA2/h4 Llys yr Hen Felin 37 20 49 69
  GA2/h5 Former Paragon Laundry, Lakefield 0 0 7 7
  GA2/h6 Llys Arthur 5 0 5 5
  GA2/h7 Adj. Ann Street 12 0 12 12
  GA2/h8 Heol Goffa, Dimpath 0 30 0 30
  GA2/h9 Former Garage, Marsh Street 0 25 0 25
  GA2/h10 Llysnewydd, Cambrian Place Seaside 0 0 5 5
  GA2/h11 The Croft, Queen Victoria Road 5 0 5 5
  GA2/h12 Pentre Nicklaus Village 26 0 37 37
  GA2/h13 The Avenue, Morfa 0 60 0 60
  GA2/h14 Machynys West 73 0 205 205
  GA2/h15 The Avenue (West), Delta Lakes 0 60 0 60
  GA2/h16 Former Stripmill, Coedcae 12 0 21 21
  GA2/h17 r/o 60 Coedcae Road 0 0 5 5
  GA2/h18 Land at Penallt, Stebonheath 0 60 0 60
  GA2/h19 Land at Nightingale Court, Coedcae 0 50 0 50
  GA2/h20 Land at Brynallt Terrace 5 0 5 5
  GA2/h21 Land at Frondeg Terrace 0 69 0 69
  GA2/h22 Bryntirion, Llanerch 34 0 34 34
  GA2/h23 Opp. playing fields, Llanerch 0 12 0 12
  GA2/h24 Adj. Parcbrynmawr, Pentrepoeth 0 100 0 100
  GA2/h25 Marley House, Coedcae. 5 0 5 5
  GA2/h26 R/o 31A, Swiss Valley 0 0 6 6
  GA2/h27 Dafen East Gateway 0 150 0 150
  GA2/h28 Adj Cilsaig Farm, Dafen 0 0 8 8
  GA2/h29 Southern Unit, AVON Inflatables, Dafen 0 60 0 60
  GA2/h30 Adj. Gors Fach, Penceiliogi, Dafen185 0 185 0 185
  GA2/h31 Land off Bryncoch, Penceiliogi, Dafen 0 125 0 125
  GA2/h32 Bryncoch West, Dafen 0 15 0 15
  GA2/h33 Bryncoch East, Dafen 0 26 0 26
  GA2/h34 Land at rear of 45-79 Pemberton Road 0 9 0 9
  GA2/h35 Land at Maesarddafen Road/ Erw Las, Cefncaeau 0 300 0 300
  GA2/h36 Former Church, Llwynhendy Road 13 0 13 13
  GA2/h37 Land at Parc Gitto/Llwynhendy Road 0 30 0 30
  GA2/h38 Former Glynderwen Factory, Llwynhendy rd. 0 8 0 8
  GA2/h39 Penllwynrhodyn Road, West, Llwynhendy 0 11 0 11
  GA2/h40 Penllwynrhodyn Road, East, Llwynhendy 0 25 0 25
  GA2/h41 Ynys Las, Cefncaeau 0 45 0 45
  GA2/h42 Bwlch Farm, Bynea 5 0 5 5
  GA2/h43 Clos Y Gerddi, Bynea 34 0 43 43
  GA2/h44 Ffordd y Gamlas, Yspitty Rd, Bynea 63 0 63 63
  GA2/h45 Genwen Road, Bryn 0 150 0 150
  GA2/h46 Llys Pendderi, Bryn 0 200 0 200
  GA2/h47 Pantbryn Isaf, Trallwm 65 0 65 65
  GA2/h48 North of Clos Pendderi, Bryn. 37 0 137 137
  GA2/h49 Maes Y Bryn, Bryn 0 0 46 46
  GA2/h50 Box Farm, Llangennech 0 8 0 8
  GA2/h51 Aber Llwchwr, Llangennech 26 0 56 56
  GA2/h52 Golwg Yr Afon, Llangennech 0 50 0 50
  GA2/h53 Opposite Parc Morlais, Llangennech 0 30 0 30
  GA2/h54 Maesydderwen, Llangennech 0 7 1 8
  GA2/h55 Brynmefys, Furnace 0 70 0 70
  GA2/h56 Llys Y Bryn, Penceiliogi 0 145 0 145
  GA2/h57 Dylan, Trallwm 0 25 0 25
  GA2/MU2 Former DRAKA site, Copperworks Rd 0 150 0 150
  GA2/MU4 Trostre Gateway 0 70 0 70
  GA2/MU7 North Dock 10 0 335 335
  Total 471 2390 1537 3927
 
GA3 Ammanford and Cross Hands
Ammanford / Betws GA3/h1 North End Garage Bonllwyn 15 0 15 15
  GA3/h2 Residential Caravan Park, Henry Lane 0 9 0 9
  GA3/h3 Myddynfych Farm 82 0 121 121
  GA3/h4 North of Church Street 0 0 27 27
  GA3/h5 46-50 College Street 18 0 18 18
  GA3/h6 Former Police Station 0 12 0 12
  GA3/h7 Viji Garage, High Street 0 0 20 20
  GA3/h8 Lon Ger y Coed / Wernoleu Road 1 13 1 14
  GA3/h9 Former Betws Colliery 146 0 226 226
  GA3/h10 Land at Colonel Road 0 0 6 6
  GA3/h11 Land at Woodlands Park 8 0 8 8
  GA3/h12 Land at r/o No 16-20 & No 24-30 Betws Road 0 0 8 8
  GA3/h13 Former petrol station, Wind Street 0 0 11 11
  GA3/h14 Land Opposite Plough and Harrow, Betws 0 9 0 9
  GA3/h15 Land at Waungron Road and Colonel Road 0 0 6 6
  GA3/h16 Land at Gwynfryn Fawr 0 106 0 106
  GA3/h17 Tirychen Farm 0 250 0 250
  GA3/h18 Land at Maesyrhaf 8 0 19 19
  GA3/h19 Land adj. Parc Fferws 19 8 19 27
Tycroes GA3/h20 Hafod Road 0 15 9 24
  GA3/h21 D.Coaches Depot, Tycroes Road, 7 0 7 7
  GA3/h22 Land at Fforest Fach 0 20 0 20
  GA3/h23 Land at Heol Ddu 0 127 0 127²
  GA3/h24 Land Adj Pontardulais Road 5 0 5 5²
Capel Hendre GA3/h25 Delfryn Estate 0 15 0 15²
  GA3/h26 Land adj. Llys Newydd Nursing Home 0 0 25 25²
Saron GA3/h27 Adj. Nantyci 12 0 27 27²
  GA3/h28 Land to the r/o No. 152 Saron Road 0 0 17 17²
Llandybie GA3/h29 Land off Llys y Nant 0 0 9 9
  GA3/h30 King’s Road 0 0 22 22
  GA3/h31 Adj. Primary School 18 0 32 32
  GA3/h32 Land adj. Maespiode 0 42 0 42
Blaenau / Caerbryn GA3/h33 Land adj. Penygroes Road 0 17 0 17²
Penygroes GA3/h34 Adj. Caerbryn Road, Penygroes 24 0 24 24²
  GA3/h35 Adj. Pant y Blodau 0 90 0 90²
  GA3/h36 Adj. Clos y Cwm 8 4 8 12²
  GA3/h37 Clos y Cwm 4 0 17 17²
  GA3/h38 Land at Waterloo Road 47 0 59 59²
  GA3/h39 Land at junction of Black Lion Road and Gorsddu 0 26 0 26²
Castell y Rhingyll GA3/h40 Land adj. A476 (The Gate) 0 0 9 9²
Gorslas GA3/h41 Grove Hill Park 10 0 13 13²
  GA3/h42 R/O Maesygrug, Llandeilo Road 0 0 7 7²
  GA3/h43 Land at Ffordd Werdd 0 0 10 10²
  GA3/h44 Part of Breaker’s Yard and adj. Former garden centre 0 45 0 45²
Cross Hands GA3/h45 Opp. Ty Newydd Terrace 46 0 56 56²
  GA3/h46 Adj. Maesyrhaf 0 0 10 10²
  GA3/h47 Adj. Pantgwyn 0 0 65 65²
  GA3/h59 North of Primary School, Carmarthen Road 0 105 0 105²
  GA3/h60 Land to the rear of Gwernllwyn, Cross Hands Road 0 30 0 30²
Cefneithin GA3/h48 Land at Heol y Dre 0 0 9 9²
  GA3/h49 Treventy Road (East) 0 41 0 41²
  GA3/h50 Pt Heol Rhosybonwen 14 0 14 14²
Drefach (Tumble) GA3/h51 Land at Bron-yr-Ynn 0 36 0 36
  GA3/h52 Land off Heol Caegwyn 0 8 0 8
  GA3/h53 Nantydderwen 0 33 0 33
Tumble GA3/h54 Rhydycerig Estate, Derwen Road 0 10 0 10
  GA3/h55 Land at r/o No 56 Gwendraeth Road 0 8 0 8
  GA3/h56 Land at factory site between No 22 & 28 Bethesda Road 0 30 0 30²
  GA3/h57 Ravelston Court 3 4 4 8²
  GA3/h58 Adj. Lletty Mawr, Tumble 6 0 6 6²
  GA3/MU1 Cross Hands West, 0 220 0 220²
  GA3/MU2 Emlyn Brickworks Site 0 0 250 250²
  Total 501 1333 1219 2552
 

Service Centres
T2/1 Burry Port / Pembrey
  T2/1/h1 Lando Road, Pembrey 36 30 36 66
  T2/1/h2 Cwrt Farm, Pembrey 0 75 0 75
  T2/1/h3 Oaklands Close, Bury Port 8 0 8 8
  T2/1/h4 Bay View, Graig, Burry Port 0 1 8 9
  T2/1/h5 Cwrt Gwscwm, Burry Port 9 0 9 9
  T2/1/h6 Site of former St Mary's Church Parish Hall, Stepney Road, Burry Port 13 0 13 13
  T2/1/h7 Dolau Fan, Burry Port 7 0 7 7
  T2/1/h8 Chandler’s Yard, Burry Port Harbour 40 0 40 40
  T2/1/h9 Gwdig Farm, Burry Port 0 0 86 86
  T2/1/h10 Lando Road, Pembrey 0 20 0 20
  T2/1/h11 Garreglwyd, Pembrey 0 10 0 10
  T2/1/h12 Dyfatty North, Burry Port 0 40 0 40
  T2/1/h13 Dyfatty South, Burry Port 0 20 0 20
  T2/1/h14 Heol Waun Wen, Burry Port 0 10 0 10
  Total 113 206 207 413
 
T2/2 Llandeilo (Inc. Ffairfach, Rhosmaen and Nantyrhibo)
  T2/2/h1 Llandeilo Northern Quarter 0 215 0 215
  T2/2/h2 Land opp. Pantglas 0 6 0 6
  T2/2/h3 Land north of Pantglas 0 6 0 6
  T2/2/h4 Thomas Terrace 0 5 0 5
  T2/2/h5 Caeglas, Ffairfach 0 25 0 25
  T2/2/h6 The Old Tannery 0 0 6 6
  Total 0 257 0 6 263
 
T2/3 Llandovery
  T2/3/h1 Land to north of Dan y Crug 0 60 0 60
  T2/3/h2 New Road, Llandovery 0 6 0 6
  T2/3/MU1 Site of Ysgol Pantycelyn 0 45 0 45
  Total 0 111 0 111
 
T2/4 Newcastle Emlyn
  T2/4/h1 Whitegates 0 17 0 17
  T2/4/h2 Land rear of Ty Llwyd 0 12 0 12
  T2/4/h3 Pt OS 1100 Penlon 0 14 0 14
  T2/4/h4 Land to r/o Dolcoed 0 34 0 34
  T2/4/h5 Millbank 0 12 0 12
  Total 0 89 0 89
 
T2/5 St Clears
  T2/5/h1 Adjacent to Pwll Trap Road 0 48 0 48
  T2/5/h2 Clare Hill, Pwll Trap 0 0 5 5
  T2/5/h3 Adjacent to Lower Ostrey 53 0 60 60
  T2/5/h4 Adjacent to Brittania Terrace 0 0 50 50
  T2/5/h5 Adjacent to Brynheulog 0 40 0 40
  T2/5/h6 Adjacent to Gardde Fields 1 7 1 8
  T2/5/h7 Station Road 0 0 20 20
  T2/5/h8 Glasfryn School 39 0 48 48
  Total 93 95 184 279
 
T2/6 Whitland
  T2/6/h1 Lon Hywel 0 0 32 32
  T2/6/h2 King’s Court, North Road 12 5 19 24
  T2/6/h3 Land adjacent to Maes Abaty 54 18 54 72
  T2/6/h4 Adj. Spring Gardens 0 0 64 64
  T2/6/h5 Land adj. Aelybryn 0 0 7 7
  T2/6/h6 Old Ivydene site 2 0 6 6
  Total 68 23 182 205
 

Local Service Centres
T3/1 Laugharne
  T3/1/h1 Pludds Meadow 0 16 24 40
  T3/1/h2 Land adjacent to Laugharne School 0 0 42 42
  Total 0 16 66 82
 
T3/2 Ferryside
  T3/2/h1 Rear of Nythfa 6 12 8 20
  T3/2/h2 Adjacent to Roberts Rest 0 12 0 12
  Total 6 24 8 32
 
T3/3 Kidwelly
  T3/3/h1 Clos Yr Afon 5 0 6 6
  T3/3/h2 Rhodfa’r Gwendraeth 17 0 27 27
  T3/3/h3 Land adjacent to Stockwell Lane 0 95 0 95
  T3/3/h4 Land between Parc Pendre and Stockwell Forge 19 0 58 58
  T3/3/h5 Land adjacent to Broawel 0 1 9 10
  T3/3/h6 Former Butter Factory & Coal Yard, Station Road 4 32 4 36
  T3/3/h7 Land to the rear of Park View Drive, Station Rd. 0 12 0 12
  T3/3/h8 Land at Morfa Maen 0 0 7 7
  T3/3/h9 Former Dinas Yard Factory 0 20 0 20
  T3/3/h10 Land adjacent Former Dinas Yard Factory 0 30 0 30
  Total 45 190 111 301
 
T3/4 Trimsaran
  T3/4/h1 Adj. Filling Station, Bryncaerau 0 7 0 7
  T3/4/h2 Land to the rear of No 7-9a, Bryncaerau 0 0 11 11
  T3/4/h3 No. 20 Bryncaerau 0 6 0 6
  T3/4/h4 Pt Enc 754 Heol Waun y Clun 0 0 20 20
  T3/4/h5 Land north of Maesffynnon 0 0 35 35
  T3/4/h6 Adjacent  to Primary School 3 57 5 62
  T3/4/h7 Land at Gwelfor, Heol Llanelli 0 0 23 23
  Total 3 70 94 164
 
T3/5 Meinciau / Pontyates and Ponthenri
Meinciau T3/5/h1 Adj. Black Horse 0 0 30 30
Pontyates T3/5/h2 South of Parc Mansant 0 12 0 12
  T3/5/h3 Adj. Clos y Dderwen 1 18 2 20
  T3/5/h4 Adj. 1 Heol Glyndwr 0 8 0 8
  T3/5/h5 Land at Heol Glan-Gwendraeth 0 8 0 8
  T3/5/h6 Cae Pontbren 0 16 0 16
  T3/5/h7 Cae Canfas, Heol Llanelli 0 8 0 8
  T3/5/h8 Land at Heol Llanelli / Danybanc Road 0 100 0 100
Ponthenri T3/5/h9 Land at Ty’n y Waun Farm 0 30 0 30
  T3/5/h10 Incline Inn 0 0 7 7
  Total 1 200 39 239
 
T3/6 Pontyberem / Banffosfelen
  T3/6/h1 Bryngwyddil, Bancffosfelen 8 0 13 13
  T3/6/h2 Land Adj. Llwynpiod, Bancffosfelen 0 40 0 40
  T3/6/h3 Land Adj. 39 Heol y Felin, Pontyberem 0 6 0 6
  T3/6/h4 North & NW of Heol Aneddfa, Pontyberem 0 20 0 20
  T3/6/h5 Land off Ashgrove, Pontyberem 0 6 0 6
  T3/6/h6 Land Off Heol Llannon, Pontyberem 0 55 0 55
  Total 8 127 13 140
 
T3/7 Hendy / Fforest
  T3/7/h1 Clos Y Wern, Hendy 21 0 35 35
  T3/7/h2 Adj Clos Y Wern, Hendy 0 5 0 5
  T3/7/h3 Land adj. Clos Ty Gwyn, Hendy 0 66 0 66
  T3/7/h4 Land between Clayton Road and East of Bronallt Road 0 20 0 20
  T3/7/h5 Land to East of Bronallt Road 0 0 28 28
  T3/7/h6 Coed y Bronallt 0 5 2 7
  T3/7/h7 Land at Fforest Garage 0 8 9 17
  T3/7/h8 Land adjacent to Clos Benallt Fawr, Fforest 0 35 0 35
  T3/7/h9 Llanedi Road, Fforest 0 6 0 6
  Total 21 145 74 219
 
T3/8 Glanaman / Garnant
  T3/8/h1 Land off Llwyncelyn Road 0 0 28 28
  T3/8/h2 Land at Maes Llewellyn 7 0 12 12
  T3/8/h3 Adj. Parc Bryn Rhos 1 0 70 70
  T3/8/h4 Land at Glan yr Afon 0 35 0 35
  T3/8/h5 Glyn Dreinog Market Garden 2 11 2 13
  T3/8/h6 Garnant CP School, New School Road 1 0 9 9
  T3/8/h7 Site adj. 1 Arcade Terrace 8 0 8 8
  T3/8/h8 Land adj. No 13 Bishop Road 0 8 0 8
  T3/8/h9 Land off Bishop Road 0 0 22 22
  T3/8/h10 Raven Garage, Cwmamman Road 0 5 0 5
  T3/8/h11 Land to r/o Day Centre, corner of Cwmamman Road & Folland Road 0 5 0 5
  T3/8/h12 Cowell Road 4 0 5 5
  T3/8/h13 Enc 1822 Nantgwineu Road 8 0 8 8
  T3/8/h14 Former Glanaman Primary School 0 19 0 19
  Total 31 83 164 247
 
T3/9 Brynamman
  T3/9/h1 Land adj. 53 Station Road 0 22 0 22
  T3/9/h2 Land at Ardwyn Road 8 0 8 8
  T3/9/h3 Mountain Road 0 5 0 5
  T3/9/h4 Land south of Cwmgarw Road 0 65 0 65
  T3/9/h5 Land to r/o No 111-115 Cwmgarw Road 0 7 0 7
  Total 8 99 8 107
 
T3/10 Llangadog
  T3/10/h1 Land opp. Llangadog C.P School 0 27 0 27
  T3/10/h2 The Old Mart site 10 0 10 10
  Total 10 27 10 37
 
T3/11 Llanybydder
  T3/11/h1 Adj. Y Neuadd 0 10 0 10
  T3/11/h2 Adj. y Bryn 0 10 0 10
  T3/11/h3 Lakefield 0 39 0 39
  T3/11/h4 R/O Deri, Heol y Deri 0 0 16 16
  T3/11/h5 Troedybryn 0 0 23 23
  Total 0 59 39 98
 

Sustainable Communities
SC1
Drefach/ Felindre SC1/h1 Parc Puw 25 15 25 40
  SC1/h2 Land Adj. Aweldeg 0 30 0 30
Waungilwen SC1/h3 Land at Waungilwen Road 0 5 0 5
  SC1/h4 Opposite Springfield 0 6 0 6
  SC1/h5 Land at Arwel 0 7 0 7
  Total 25 63 25 88
 
SC2
Llangeler SC2/h1 Brogeler 0 6 0 6
Pentrecwrt SC2/h2 Land adjoining Brynywawr 0 14 0 14
Saron SC2/h3 Land adjacent to Tyddyn y Celyn 2 6 2 8
  SC2/h4 Land adj. Arwynfa 0 35 0 35
  Total 2 61 2 63
 
SC3
Llanboidy SC3/h1 Land r/o Ysgol Bro Brynach 0 20 0 20
  Total 0 20 0 20
 
SC4
Glandy Cross SC4/h1 Land to r/o Maesglas 0 10 0 10
  SC4/h2 Land at Cross Roads 2 4 2 6
Efailwen SC4/h3 Beca Bakery 2 4 5 9
  Total 4 18 7 25
 
SC7
Capel Iwan SC7/h1 Adj. Pleasant View 0 7 0 7
  SC7/h2 Maes y Bryn 0 13 0 13
  Total 0 20 0 20
 
SC8
Trelech SC8/h1 Adj. Picton House 2 4 2 6
  SC8/h2 Land adj Tower Hill 0 5 0 5
  Total 2 9 2 11
 
SC9
Cynwyl Elfed SC9/h1 Adj. Fron Heulog 0 4 4 8
  SC9/h2 Land adj. Lleine 1 14 1 15
  SC9/h3 Adj. Dolwerdd 0 6 0 6
  Total 1 24 5 29
 
SC11
Llangynin SC11/h1 O.S 8671, r/o Irfonan 1 6 4 10
Meidrim SC11/h2 Land off Drefach Road 1 0 12 12
  SC11/h3 Land adjacent and to the r/o Lon Dewi 0 10 0 10
  Total 2 16 16 32
 
SC13
Pendine SC13/h1 Land at Nieuport Yard 0 0 5 5
  SC13/h2 Ocean’s View 1 2 3 5
Llanmiloe SC13/h3 Land at Woodend 0 0 40 40
  Total 1 2 48 50
 
SC14
Red Roses SC14/h1 Land adj. Avola Farm 0 8 0 8
  Total 0 8 0 8
 
SC15
Bancyfelin SC15/h1 R/O Fox and Hound P.H 6 17 6 23
Llangynog SC15/h2 Land at College Bach 0 5 0 5
  Total 6 22 6 28
 
SC16
Llanybri SC16/h1 Adj. Parc y Delyn 0 10 0 10
  Total 0 10 0 10
 
SC17
Mynyddygarreg SC17/h1 Parc y Garreg 74 0 74 74
  SC17/h2 Parc Felindre 11 0 11 11
  SC17/h3 Adj. The Croft 0 0 28 28
  SC17/h4 Land opposite Parc y Garreg 0 30 0 30
  Total 85 30 113 143
 
SC18
Bronwydd/ Cwmdwyfran SC18/h1 Land to rear of Swyn Aderyn, Bronwydd 0 15 0 15
Cwmffrwd SC18/h2 Cwmffrwd Nurseries 0 0 10 10
  SC18/h3 Land adj. to Maes Glasnant 0 30 0 30
  SC18/h4 Adj. to Ffrwdwen 0 23 0 23
Llangain SC18/h5 South of Dol y Dderwen 0 25 0 25
Peniel SC18/h6 South of Pentre 0 10 0 10
  SC18/h7 Adj. Aberdauddwr 10 0 10 10
  Total 10 103 20 123
 
SC19
Alltwalis SC19/h1 Former Hall 8 0 8 8
Llanpumsaint SC19/h2 Adj. to Llandre 3 2 7 9
  SC19/h3 Adj. Gwyn Villa 0 20 0 20
Rhydargaeau SC19/h4 Bryn Bedw 0 11 0 11
  SC19/h5 Cefn Farm 0 18 0 18
  Total 11 51 15 66
 
SC20
Llanfihangel-ar-arth SC20/h1 Adj. Yr Hendre 0 8 0 8
New Inn SC20/h2 Adj. Nant y Gelli 0 8 0 8
  SC20/h3 Blossom Inn 1 2 10 12
Pencader SC20/h4 Bro’r Hen Wr 10 0 17 17
  SC20/h5 North of Maes Cader 0 37 0 37
  SC20/h6 Adj. Tremle House 4 0 9 9
  Total 15 55 36 91
 
SC21
Pontwelly SC21/h1 Cilgwyn Bach 0 17 0 17
  SC21/h2 Adj. Crug yr Wyn 0 19 0 19
  Total 0 36 0 36
 
SC22
Llanllwni SC22/h1 Land at Aber-Giar 0 6 4 10
  SC22/h2 Land adj Ger y Bryn 0 8 0 8
  SC22/h3 Adj. Tan y Bryn 2 6 5 11
  Total 2 20 9 29
 
SC23
Cwmann SC23/h1 Cysgod y Coed 4 0 7 7
  SC23/h2 Heol Hathren 0 12 0 12
  SC23/h3 Cwrt Deri 29 0 29 29
  SC23/h4 Cae Coedmore 4 0 7 7
  SC23/h5 R/O Post Office 0 18 0 18
  Total 37 30 43 73
 
SC24
Caeo SC24/h1 Land west of Rock Street 0 8 0 8
Ffarmers SC24/h2 Land adj. Tegeirian 0 8 0 8
  Total 0 16 0 16
 
SC25
Llansawel SC25/h1 Land adj. Dolau Llan 0 5 0 5
Rhydcymerau SC25/h2 Land at Dolau Isaf 0 6 0 6
Talley SC25/h3 Land adjoining Ffynnon Dawel 0 5 3 8
  SC25/h4 Land at Edwinsford Arms 0 0 9 9
  SC25/h5 Land adjoining Dyffryn Glas 0 8 0 8
  Total 0 24 12 36
 
SC26
Llanwrda SC26/h1 Caegof, Lampeter Road 8 0 8 8
  Total 8 0 8 8
 
SC28
Cynghordy SC28/h1 Adj. Bronhaul 0 22 0 22
  Total 0 22 0 22
 
SC30
Cwmifor SC30/h1 Opp. Village Hall 0 25 0 25
Penybanc SC30/h2 Caebach, Penybanc 2 0 5 5
Salem SC30/h3 Adj. Golwg y Gar 0 5 0 5
  Total 2 30 5 35
 
SC31
Cwrt Henri SC31/h1 OS 5227 at Pantyffynnon, 0 16 0 16
Llanarthne SC31/h2 Llanarthne School 0 0 8 8
  SC31/h3 Adj. Golwg y Twr 0 10 0 10
  Total 0 26 8 34
 
SC32
Capel Dewi SC32/h1 Llwynddewi Road 0 8 0 8
Nantgaredig SC32/h2 Rear of former joinery, Station Road 0 30 0 30
Pontargothi SC32/h3 Land adj. Cresselly Arms 2 12 3 15
  Total 2 50 3 53
 
SC33
Llanddarog SC33/h1 Land opp. Village Hall 0 16 0 16
  SC33/h2 Is Y Llan 0 6 0 6
Porthyrhyd SC33/h3 R/O Ysgoldy Bethlehem 0 27 0 27
  SC33/h4 Adj. Derwen Deg 8 1 8 9
  Total 3 50 8 58
 
SC34
Carmel SC34/h1 Land adjacent to Erwlas and Erwlon 0 10 0 10
Cwmgwili SC34/h2 Part of Heathfield Industrial Park 0 0 15 15²
  SC34/h3 Adj. Coed y Cadno Estate, Lotwen Road 0 0 10 10²
Foelgastell SC34/h4 Adjacent to Meadow’s Edge 1 14 41 55²
Llannon SC34/h5 Land north of Clos Rebecca 0 38 0 38²
Maesybont SC34/h6 Land adjacent to Maesybryn 0 6 0 6
Milo SC34/h7 Land adj. Nant yr Allt 2 0 5 5
  Total 3 68 71 139
 
SC35
Ystradowen SC35/h1 Former Ystradowen Primary School 0 9 0 9
  SC35/h2 Adj. y Goedlan 0 11 0 11
  SC35/h3 Land off Pant y Brwyn 0 5 0 5
  SC35/h4 Land at New Road 0 9 0 9
  Total 0 34 0 34
 
SC36
Llanedi SC36/h1 Land to r/o No 16 Y Garreg Llwyd 0 7 0 7
  Total 0 7 0 7
 
SC37
Five Roads SC37/h1 Clos Y Parc 3 31 3 34
  SC37/h2 Llygad y Ffynnon 12 0 14 14
  SC37/h3 Land adj. Little Croft 0 25 0 25
  Total 15 56 17 73
 
SC39
Llangyndeyrn SC39/h1 Adj. Maes y Berllan 0 12 0 12
  Total 0 12 0 12
 
SC40
Carway SC40/h1 Carway Farm 2 6 2 8
  SC40/h2 Brynseilo 2 1 4 5
  SC40/h3 Ffos Las 102 234 246 480
  Total 106 241 252 493
 
SC41
Llanfynydd SC41/h1 Adj. Valley View 0 2 12 14
  Total 0 2 12 14
 
SC42
Brechfa SC42/h1 Adj. Maesygroes 0 14 0 14
  Total 0 14 0 14

Table 8 – H1 Housing Allocations

Note: The completed (or partially completed) sites listed within the table are as of 1st April 2012 as identified within the Joint Housing Land Availability Study 2012.

1 Reflects committed technical start as at 24th January 2013.
2 Regard should be had to the provisions of policy EQ7 and the SPG in relation to the Caeau Mynydd Mawr SAC.

Key – Affordable Housing Viability Target figures

30% -  
20% -  
10% -  

Strategic Objectives Supported: SO1, SO2, SO3, SO4, SO5, SO7, SO8, SO9, SO13 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.2.12 The housing land allocations identified through this policy seek to satisfy the housing land requirements for the County, with their distribution directing them to those settlements which possess the appropriate sustainability credentials and range of services and facilities necessary to accommodate growth. All of this is difficult to achieve in a diverse County, whilst still reflecting the need to plan sustainably. The Plan however seeks to achieve this through a structured hierarchy and distribution of growth, in a manner which sees the majority of the housing land requirement focused on the growth areas of Carmarthen, Llanelli and Ammanford/Cross Hands. Further allocations are proportionally distributed across the remainder of the hierarchy.

6.2.13 Development densities have been calculated based upon an initial standard of 30 per ha within the growth areas, 25 per ha for the service centres and local service centres, with 20 per ha utilised within the sustainable communities. Their application on a site by site basis has however, been informed by the form of a settlement in terms of whether it is predominantly urban or more rural in context. It also takes into account settlement and the site characteristics and site development factors.

6.2.14 These nominal densities have, where appropriate, been amended to reflect local and site circumstances such as topography and physical constraints, and are intended to be indicative. It is anticipated that they will be subject to further consideration at application stage.

6.2.15 In formulating proposals, site layout design should relate to adjacent sites. Where appropriate the potential for shared access should be incorporated into the proposed layout.

6.2.16 Proposals should have regard to the provisions of SP18 - Welsh Language and GP4 - Infrastructure and New Development, in respect of the potential for phasing. The Plan does not seek to be prescriptive, rather a phasing requirement will be considered only where necessary and on a ‘case by case’ basis. In relation to the potential impact on the Welsh language, regard should also be had to the provisions of the SPG on the Welsh language. Subject to the provisions of SP18, phasing may be implemented in order to integrate development into the community, thus mitigating the impact which development would have upon the Welsh language.

Policy H2 Housing within Development Limits

A. Proposals for housing developments on unallocated sites within the development limits of a defined settlement (Policy SP3) will, where they are not subject to the provisions of Part B below, be permitted, provided they are in accordance with the principles of the Plan’s strategy and its policies and proposals.

B. Housing developments of five or more dwellings in a Tier 4 settlement listed as not containing any key facilities or services (see paragraph 6.2.56 below) will not be permitted, except where they contribute to the provision of affordable housing to meet identified local need (as defined within the Glossary of Terms), and provided that:

  1. They are of a scale in keeping with the character of the settlement;
  2. The benefits of initial affordability are retained in perpetuity for all subsequent occupants;
  3. They are of a size, scale, and design compatible with affordable dwellings and available to low or moderate income groups.
Strategic Objectives Supported: SO1, SO2, SO3, SO4, SO5, SO7, SO8, SO9, SO11, SO13 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.2.17 Sites capable of accommodating five or more dwellings feature as allocated housing sites in the Plan (refer to Policy H1). However, within the development limits of defined settlements, there may be opportunities for small scale development including infill on small unallocated sites. Proposals should reflect the character of the area and be compatible with the provisions of the Plan.

6.2.18 The policy recognises that it is not always practicable to allocate for development on every potential site particularly within the Growth Areas and Service Centre settlements. Smaller settlements will often include sites potentially suitable for development which are not identified as allocations. The contribution of such sites to housing land supply is identified through the windfall allowance. Within the settlement hierarchy, land that has not been allocated is referred to as a windfall site in relation to housing development. Windfalls will be permitted where the proposal accords with the above policy and other policies in the LDP. In this regard, reference should be made to the provisions of policies SP18 - The Welsh Language, and GP4 - Infrastructure and New Development, in respect of the potential for phasing. It should be noted however that the Plan does not seek to be prescriptive, but rather a phasing requirement will be considered only where necessary and on a ‘case by case’ basis.

6.2.19 It is acknowledged that opportunities may emerge on unallocated sites for 5 or more units. Such developments will be considered on their individual merits and against the policies and proposals of this Plan. Paragraph 5.5.4 recognises the role of the four key services in the Sustainable Communities and identifies that the absence of all such facilities has the consequence of the settlement not being considered appropriate to receive a market housing allocation through the Plan. In this respect, the consideration of proposals should also have due regard to the absence of such facilities and consequently proposals for five or more units in these settlements would not generally be considered appropriate. Reference should be made to the provision of Policy AH2 – Affordable Housing – Exception Sites which, with the exception of any current small site availability within the defined development limits, provides for their future housing need to be through exceptions housing proposals. These settlements are as listed in paragraph 6.2.56 of this Plan.

Policy H3 Conversion or Subdivision of Existing Dwellings

Proposals for the conversion or sub-division of appropriate dwellings into flats or dwellings of multiple occupation, will be permitted provided that:

  1. It would not result in an over-intensification of use;
  2. Suitable parking provision is available, or made available;
  3. The architectural quality, character and appearance of the building is, where applicable, safeguarded and its setting not unacceptably harmed.
Strategic Objectives Supported: SO1, SO2, SO3, SO4, SO5, SO7, SO8, SO9, SO13 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.2.20 This policy seeks to reflect the potential of conversion opportunities in appropriate existing dwellings as alternatives to new build. Such opportunities can often provide additional range and choice to the housing stock and offer alternatives for property owners, where single occupancy of larger dwellings is no longer appropriate.

6.2.21 Extensions should be subordinate to, and compatible with the size, type and character of the existing dwelling and not result in over development (reference should be made to policy GP6 - Extensions). Proposals will where appropriate be encouraged to incorporate the re-use of materials as part of any development.

6.2.22 Regard should be had to Paragraph 6.6.20 and the effect of proposals on European protected species.

Policy H4 Replacement Dwellings

Proposals for the replacement of an existing dwelling outside the defined Development Limits of a defined settlement (Policy SP3) will be permitted where:

  1. The replacement dwelling is located on the footprint of the existing dwelling, unless an alternative location within the existing curtilage brings significant environmental, landscape or visual improvements;
  2. The existing building is not a temporary structure, nor the subject of a temporary consent;
  3. The design and materials of the replacement dwelling are appropriate to the character and appearance of the area;
  4. The scale of the proposed dwelling is not disproportionate in size to the existing dwelling;
  5. There are no adverse effects on access, parking or utility services, or on local amenity;
  6. There are no adverse effects on nature conservation interests, the setting or integrity of the historic environment and the landscape/ townscape;
  7. The existing dwelling is demolished immediately prior to, or upon, its replacement.
Strategic Objectives Supported: SO1, SO2, SO3, SO4, SO5, SO7, SO8, SO9, SO11, SO13 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.2.23 Proposals on former dwellings where the existing residential rights have been abandoned will be considered under policy H3. The potential impact of a replacement dwelling should be carefully considered, particularly where the proposal by virtue of scale may have visual and amenity implications. Proposals should therefore respect the character of the area with the design and scale of any replacement regulated accordingly.

6.2.24 Reference should be made to the guidance contained within PPW: Edition 7 and TAN’s in respect of proposals for the conversion of non residential buildings in the countryside.

6.2.25 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species.

Policy H5 Adaptation and Re-use of Rural Buildings for Residential Use

Proposals for the conversion and re-use of buildings in rural areas outside the Development Limits of a defined settlement (Policy SP3) for residential purposes will only be permitted where:

  1. The authority is satisfied that every reasonable endeavour has been made to secure an alternative business use and the application is supported by a statement of evidence to the Council’s satisfaction of appropriate efforts that have been undertaken to achieve this;
  2. Any residential use would be a subordinate element associated with a wider scheme for business re-use; or,
  3. The residential use contributes to the provision of affordable housing to meet a genuine identified local need (as defined within the Glossary of Terms) and provided that:

i) The benefits of the initial affordability will be retained for all subsequent occupants;
ii) It is of a scale compatible with an affordable dwelling and would be available to low or moderate income groups.

Proposals will also be required to demonstrate that the following criteria can be met:

  1. The building is structurally sound, substantially intact and is of sufficient size to accommodate the proposed use without extensive alteration, extension or re- construction;
  2. The building demonstrates and retains sufficient quality of architectural features and traditional materials with no significant loss of the character and integrity of the original structure.
Strategic Objectives Supported: SO1, SO2, SO3, SO4, SO5, SO7, SO8, SO9, SO11, SO13 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.2.26 The potential for the re-use of existing buildings in rural areas for employment purposes is recognised and supported through PPW: Edition 7 Para 7.3.2. Proposals for business use or community use would therefore receive favourable consideration in accordance with PPW along with sport, recreation and tourism uses (regard should be had to the provisions of Policy TSM4 – Visitor Accommodation).

6.2.27 In general, national planning policy seeks to strictly control residential development in the open countryside reflecting the principles of sustainability and to promote climate resilience and protect the natural environment. The re-use and adaptation (including conversion) of an industrial, commercial, agricultural or other building in the open countryside to a residential use, will only be permitted where it can be demonstrated that every reasonable effort has been made to continue or establish a business/commercial use or community activity, as set out in criterion a) above, or alternatively any residential proposal contributes to meeting affordable housing need in rural areas. Whilst it is recognised that this contribution may be small, it is none the less important that opportunities in rural areas for meeting local needs are maximised.

6.2.28 Reference should be made to the Glossary of Terms in respect of the definition of local need in applying this policy.

6.2.29 In addition, residential proposals may be favourably considered where they form part of a proposed scheme for business re-use and would be subordinate to the business use in terms of the level of occupied floor space. Conditions may be imposed which require that the works necessary for the establishment of the business/enterprise have been completed prior to the occupation of the residential element. Furthermore, a condition or planning obligation tying the residential unit to operation of the enterprise may also be utilised as appropriate.

6.2.30 Only those buildings which are of an appropriate architectural quality and which incorporate traditional materials will be considered. Proposals for buildings of a modern, utilitarian construction such as portal framed units, temporary structures or those which utilise materials such as concrete block work, metal or other sheet cladding finishes will not generally be considered appropriate for conversion.

6.2.31 In considering proposals in relation to criterion d), the Council will need to be satisfied that adequate living and storage (including garaging) space can be achieved without the necessity for significant extensions to the building. Proposals for future expansion of units will not generally be considered appropriate. Similarly, the Council will consider the withdrawal of normal permitted development rights to construct extensions and ancillary buildings.

6.2.32 The Council may require a structural survey and report to demonstrate that the building is sound and can be successfully converted without any significant rebuilding works.

6.2.33 Proposals will be required to have regard to their bio-diversity impact. Many rural buildings often play host to or offer the potential for biodiversity. Consequently, provision should be made for the protection of any habitat of a species of conservation interest which currently occupies the building. Reference should be had to Policy SP14 – Protection and Enhancement of the Natural Environment and paragraph 6.6.20 in relation to the effect of proposals on European protected species.

6.2.34 Further information and guidance in relation to the provisions and requirements of policy H5 is presented in the relevant SPG.

Policy H6 Residential Care Facilities

Proposals for the development of residential care facilities and extensions to existing facilities within the Development Limits of a defined settlement (Policy SP3) will be permitted where it has safe and convenient access to community facilities and services.

Proposals for new purpose built accommodation outside defined Development Limits will be permitted where it is ancillary to an existing institution, and is integrated with the existing complex is not disproportionate in scale and subject to their being no adverse effects on the landscape/townscape or the setting and integrity of the historic environment.

Strategic Objectives Supported: SO1, SO2, SO3, SO4, SO5, SO7, SO8, SO9, SO11, SO13 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.2.35 The projected increase in the elderly population forecasted during the plan period has the potential to result in an increased requirement in respect of ‘residential care facilities’. Whilst certain requirements for assisted living or support needs will be addressed through adaptation of existing homes or indeed through existing facilities, the need for the Plan to provide for the consideration for care facilities is recognised. Consequently, this policy seeks to provide a framework for the consideration of proposals to make appropriate allowance for the needs of those requiring care.

6.2.36 The definition (for the purposes of this policy) of residential care facilities relates to nursing homes, sheltered housing, extra or close care housing (wardened), retirement facilities reflecting continuing care needs and other facilities where care is provided. Where a care facility is proposed on a residential allocation, regard will be had to the nature of the proposal in determining any application. The level of independence of residents will be an important consideration with ‘closed door’ facilities not generally being considered appropriate.

6.2.37 The inclusion of such facilities within the development limits ensures that residents remain integrated into the community with the developments forming part of the urban or built form. Community facilities and services for the purpose of this policy are defined as GP surgeries and shops. The accessibility of such infrastructure represents an important recognition of residents’ needs.

Policy H7 – Gypsy and Traveller Sites

Proposals for Gypsy and Traveller caravan sites or extensions to existing permitted sites will be allowed provided that:

  1. The proposed location is reasonably accessible to a range of facilities and services, including existing community, social, and educational provisions, and being within close proximity of main transport routes;
  2. The proposal will not be detrimental to nearby residents and adjoining land uses by virtue of noise or other disturbances;
  3. The site is capable of being serviced with water, electricity, sewage and waste disposal;
  4. There is no adverse effect on the landscape/townscape or the setting and integrity of the historic environment.
Strategic Objectives Supported: SO1, SO2, SO3, SO8, SO9, SO11 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.2.38 WG Circular 30/2007 (Planning for Gypsy and Traveller Caravan Sites) requires local planning authorities to make provision for Gypsy and Traveller caravan sites through site allocation, where a need is identified, along with criteria-based policies.

6.2.39 The most recent Welsh Goverment bi-annual gypsy traveller caravan count (January 2013) and other sources of information identifies that there are no current habitable Local Authority pitches available at Penybryn, Llanelli to cater for the requirement of Gypsy Travellers within the County.

6.2.40 It is considered that a careful land take-up and site monitoring presents the best available option to identify Gypsy Traveller requirements. The Council will identify a caravan site for gypsies and travellers should an unmet need be identified for Carmarthenshire within the monitoring and review stages of the LDP.

6.2.41 Applicants will need to demonstrate that they meet the definition of a Gypsy Traveller as defined within WG circular 30/2007 ‘Planning for Gypsy and Traveller Caravan Sites’.

6.2.42 Any application must include evidence to prove why a new site or extension to an existing site is required at that location. Such information should include evidence of a lack of availability of suitable permanent or transit pitches on existing sites.

6.2.43 Any proposal for new sites or extensions to existing sites must have good access to services, particularly essential services such as primary schools and doctor’s surgeries. The stipulation within the policy that sites should be within close proximity of main transport routes emphasises the importance of sustainability in the selection of potential sites. In this regard, appropriate locations related to settlements as defined within the LDP (Policy SP3 – Sustainable Distribution – Settlement Framework) with their facilities and services, supports the strategic objectives of the Plan and underpins its strategy.

6.2.44 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species. It should also be noted that where considered appropriate a project level HRA may be required in relation to future proposed sites.

Policy H8 Renovation of Derelict or Abandoned Dwellings

Proposals for the renovation of derelict or abandoned dwellings outside the Development Limits of a defined settlement (Policy SP3) will be permitted where:

  1. It can be demonstrated that a significant part of the original structure is physically sound and substantially intact requiring only a limited amount of structural remedial works;
  2. The existing structure displays sufficient original architectural detail (walls, roofs, apertures etc) to enable an accurate and faithful renovation that reflects its former prime state and condition;
  3. It is sympathetic to the original dwellings architectural qualities and makes a positive contribution to the landscape;
  4. There are no adverse effects on the setting or integrity of the historic environment.

In exceptional instances where it can be demonstrated that the original dwelling played a recognised and significant role in the history, culture, and development of Carmarthenshire, the use of photographic or documentary evidence may be accepted as a means to illustrate the original details of the dwelling

Strategic Objectives Supported: SO1, SO2, SO3, SO4, SO5, SO7, SO8, SO9, SO11, SO13 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.2.45 The renovation of abandoned dwellings can make a small but important contribution to the needs of an area. The architectural value of a number of derelict or abandoned dwellings often reflects the traditional vernacular and should be recognised in the submission of such proposals. Extensions, access requirements or other aspects associated with the proposal should be sympathetic to the character of the original building and the landscape. Proposals which seek to make a positive contribution to the landscape qualities of the area will be encouraged.

6.2.46 Proposals which fail to satisfy the above (including re-build) will be considered as development in the open countryside and determined accordingly.

6.2.47 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species.

Policy H9 Residential Caravans

Proposals for individual residential caravans will be permitted where:

  1. The caravan is required to temporarily house an essential worker, in agriculture, forestry or other appropriate employment undertaking who must live on the spot rather than in a nearby settlement; or,
  2. The caravan is temporarily required in conjunction with the construction of a single dwelling on a self-build plot, or during the construction of a replacement dwelling; and,
  3. The caravan or mobile home will be located close to other buildings where possible and will not cause significant access, parking, infrastructural or amenity problems; and,
  4. They will not have an unacceptable adverse impact on the Plan’s wider landscape or nature conservation objectives.
Strategic Objectives Supported: SO1, SO2, SO3, SO4, SO5, SO7, SO8, SO9, SO13 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.2.48 The siting of a caravan/mobile home required in conjunction with the above will be conditioned to ensure its removal once its operational requirements have ceased. The period of any temporary consent will be assessed against the particulars of each application. In the case of deciding the timescale required for the siting of caravans/mobile homes in connection with the construction of a self-build dwelling, the duration of expected construction work will be the determining factor.

Policy H10 Home Working

Proposals for home working (where planning permission is required) will be permitted where it can be demonstrated that the proposal would be compatible with adjacent land uses and that it would not result in any adverse impacts on local amenity and/or the character of the area.

6.2.49 The policy relates to small businesses operating from home providing for considerations resulting from the increasing trend for home working (for now and the future). Such businesses can play an important role in developing and supporting a diverse economy across the Plan area. It is recognised that many small businesses are started by individuals working from their own homes, and that such instances are likely to increase as technological innovations increase. In considering home working within the context of planning, it is recognised that it does not necessarily require planning permission. For instance, planning permission will not normally be required where the use for business purposes proposed for part of the house does not result in a change to the overall character of the property and its use as a dwelling.

6.2.50 Generally the requirement for planning permission results where the business activity ceases to be ancillary to its use as a dwelling or where the residential character of the property is altered. Where such businesses are of a scale and intensity where planning permission will be required, the Council will have regard to the implications of the proposal on surrounding properties and on the likely access and parking arrangements emanating from the nature of the proposal.

6.2.51 In considering proposals for rural enterprises regard should be had to the provisions of national policy in the form of PPW and TAN6.

Policy AH1 Affordable Housing

A contribution to affordable housing will be required on all housing allocations and windfall sites. The Council will seek a level of affordable housing contribution of 30% in the higher viable areas, 20% in the middle viable areas, and 10% within the Ammanford / Cross Hands sub-market areas.

Where viability at the target levels cannot be achieved, variation may be agreed on a case-by-case basis.

On Site Contributions
The affordable housing will be required to be provided on proposals of 5 or more dwellings in all settlements. Where adjacent and related residential proposals result in combined numbers meeting or exceeding the above threshold, the Council will seek an element of affordable housing based on the affordable housing target percentages set out above.

Proposals will be required to ensure that the dwelling remains affordable for all subsequent occupants in perpetuity.

Commuted Sums
Where an open market residential site falls below the above thresholds, a contribution through a commuted sum towards the provision of affordable housing will be sought. The level of contribution sought through a commuted sum will vary based upon its location within the high, medium and low viability sub-market areas as set out above. Commuted sum charges will be based on floor space (cost per sq.m).

Strategic Objectives Supported: SO1, SO2, SO3, SO6, SO8, SO9, SO10 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.2.52 Policy SP6 and background evidence has identified variations in residual values achieved across the County and this is reflected within this policy. The Council will seek to maximise contributions on sites where it is deemed to be viable to do so, up to the 30%, 20% and 10% affordable housing targets identified for the submarket areas as set out below and identified on the Proposals Map. The Council will use these targets as the starting point on viability negotiations. Policy AH1 acknowledges the role of negotiations and where applicable, allows the Local Planning Authority and developers to agree upon an affordable housing target if a lower viability is justifiable and necessary for a development to come forward.

6.2.53 Further clarification on site viability and commuted sums is identified in the Affordable Housing SPG.

Policy AH2 Affordable Housing – Exceptions Sites

Proposals for 100% affordable housing development on sites immediately adjacent to the Development Limits of defined settlements (Policy SP3), will in exceptional circumstances be permitted where it is to meet a genuine identified local need (as defined within the Glossary of Terms) and where:

  1. The site represents a logical extension to the Development Limits and is of a scale appropriate and in keeping with the character of the settlement;
  2. The benefits of the initial affordability will be retained for all subsequent occupants;
  3. It is of a size, scale and design compatible with an affordable dwelling and available to low or moderate income groups;
  4. There are no market housing schemes within the settlement being, or projected to be developed which include a requirement for affordable housing.
Strategic Objectives Supported: SO1, SO2, SO3, SO6, SO8, SO9, SO10 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.2.54 The granting of planning permission will be subject to conditions or planning obligations which ensure the affordable housing remains available to meet future local affordable housing needs. For clarity, development sites which include 100% affordable housing must accord with the criteria of this policy. Exceptions sites will only be permitted where satisfactory evidence is available which supports the provision.

6.2.55 Exceptions sites should not generally be considered in a settlement where existing allocations are being brought forward and an element of affordability is being provided as part of that development. Evidence will be required to demonstrate that no schemes on allocated sites are projected to commence within a reasonable time period.

6.2.56 Those settlements to which market housing allocations have not been directed will, with the exception of any current small site availability within the limits, be expected to have their future housing provision provided through affordable housing exceptions proposals. These settlements are identified below and reflect the absence of any of the identified four key services or facilities (Post Office, Village Shop, Community Hall and Primary School). These settlements are as follows: Penboyr (SC1), Drefelin (SC1), Cwmpengraig (SC1), Rhos (SC2), Blaenwaun (SC3), Cwmfelin Mynach (SC3), Cwmbach (SC3), Llanglydwen (SC4), Cwmfelin Boeth (SC5), Pentrecagal (SC6), Hermon (SC9), Abernant (SC10), Blaenycoed (SC10), Cross Inn (SC12), Llansadurnen (SC12), Four Roads (SC17), Bancycapel (SC18), Llanllwch (SC18), Nantycaws (SC18), Croesyceiliog (SC18), Nebo (SC19), Pontarsais (SC19), Bancyffordd (SC21), Pencarreg (SC22), Ffaldybrenin (SC24), Abergorlech (SC25), Ashfield Row (SC26), Felindre (Llangadog) (SC26), Waunystrad Meurig (SC26), Rhandirmwyn (SC29), Broad Oak (SC30), Llangathen (SC30), Manordeilo (SC30), Trapp (SC30), Dryslwyn (SC31), Felindre (Dryslwyn) (SC31), Felingwm Isaf (SC32), Llanegwad (SC32), Derwydd (SC34), Heol Ddu (SC34), Temple Bar (SC34), Milo (SC34), Pentregwenlais (SC34), Stag and Pheasant (SC34), Pant-y-Llyn (SC34), Capel Seion (SC34), Horeb (SC37), Penymynydd (SC38), Mynyddcerrig (SC39), Cynheidre (SC40) and Pontantwn (SC40).

6.2.57 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species.

6.2.58 Further information is provided through national policy in the form of PPW: Edition 7, TAN2: Planning and Affordable Housing and TAN6: Planning for Sustainable Rural Communities. Further elaboration and guidance on the implementation and interpretation of affordable housing will be set out in forthcoming SPG.

Policy AH3 Affordable Housing – Minor Settlement in the Open Countryside

Proposals in the open countryside for affordable housing for a single dwelling will be permitted within settlements, hamlets and groups of dwellings without Development Limits where it is to meet a genuine identified local need (as defined within the Glossary of Terms) and provided that:

  1. It represents sensitive infill development of a small gap within an otherwise continuous built up frontage; or, a minor extension which does not result in ribbon development or perpetuate existing ribbon development;
  2. It is of a scale and size appropriate to, and in keeping with (and not detrimental to) the character (including landscape and townscape) of the area;
  3. The benefits of the initial affordability will be retained for all subsequent occupants;
  4. It is of a size, scale and design compatible with an affordable dwelling and is available to those on low or moderate incomes.
Strategic Objectives Supported: SO1, SO2, SO3, SO6, SO8, SO9, SO10 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.2.59 PPW: Edition 7 reflects the need to strictly control developments away from existing settlements. It does however, also recognise that many parts of the countryside have isolated groups of dwellings and that sensitive infilling of small gaps and minor extensions in such groups may be acceptable (Para.9.2.22). There are a notable number of ‘small settlements, groups of dwellings and hamlets’ throughout the County which have not been defined within the settlement framework, and as such do not have development limits. Such settlements or groups of houses often display little or no sustainability attributes, are sporadic in nature, and/or contain insufficient physical mass or facilities to warrant definition. However, there may be justifiable instances where proposals for an appropriately sited single dwelling may provide for affordable housing to meet a genuine identified local need. Whilst such opportunities are likely to be limited, they can make an important contribution to rural areas and their communities.

6.2.60 The policy balances the need to protect the countryside and control development whilst recognising (in accordance with TAN6) that non-accessible locations may also prove acceptable where it is intended to meet local needs. It also recognises the potential for priority to be given to local needs in what are largely rural areas (TAN6: 4.1.2). The consideration of proposals will, in addition to the above, have close regard to the requirements of guidance and the need to protect the cultural, landscape and environmental qualities of the County.

6.2.61 The definition of local need is set out within the Glossary of Terms.

6.2.62 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species.

6.3 Economy and Employment

6.3.1 The LDP is informed by the outcomes of the ELS (2010), the Employment Land Update Paper - June 2013 (Submission Document – CSD120), and further evidence as part of the examination process. Sufficient land is allocated for 111.13ha (reference should be made to Policy SP7 – Employment Land Allocations) for a mix of B1, B2 and B8, and where appropriate, sui generis uses. It is considered that this offers flexibility in the range, choice and location of provision, allowing an opportunity for lost stock to be replenished and providing for potential changes in market demand. It is however recognised that the unpredictability of the current market and the resultant economic constraints requires a vigilant approach to monitoring availability, take-up, and continued viability of provision both strategically and on a site by site basis. The Council is seeking to facilitate a varied economy which reflects the diversity within the County. The flexibility offered by the current levels of provision and the policies of the Plan, together with a robust monitoring framework (which captures and provides for evolving requirements and broader economic influences), will be important contributors along with the links to economic development partners in meeting this aspiration.

6.3.2 The contribution of existing employment sites is recognised and such sites will be safeguarded with their loss only permitted in line with policy EMP1 – Employment – Safeguarding of Employment Sites.

6.3.3 Whilst the focus of employment land provision relates to the allocation of sites, it is recognised that the majority of the County is rural, with agriculture traditionally underpinning large parts of Carmarthenshire’s economy. Whilst the economic value of agriculture has changed it remains an essential contributor to the future well being of the area’s economy. It also remains an essential activity in the stewardship of the countryside. The retention and support of a healthy agricultural sector has obvious employment benefits to its surrounding communities, but also provides for the availability of locally produced food.

6.3.4 Reference should also be made to the provisions of PPW: Edition 7 Para 7.3.1 in interpreting proposals for rural enterprises and 7.3.2 for employment developments within or adjoining rural settlements preferably where public transport provision is available. Proposals for rural enterprises should be accompanied by a supporting statement demonstrating a clear and justifiable need for the development to be located at that given location. It should include a robust business case in support of the proposed enterprise and a demonstration of compatibility with the above criteria.

6.3.5 The definition of rural enterprises relates to that contained within TAN6 Planning for Sustainable Rural Communities Para 4.3.2. The definition will be further clarified through SPG.

6.3.6 Clear guidance in respect of the following is contained within PPW: Edition 7, Chapter 7 - Economic Development and are consequently not considered here:

EMP1 Employment – Safeguarding of Employment Sites

Employment land allocations identified through policy SP7 and existing employment sites will be safeguarded for such uses (B1, B2, B8). Exceptionally, proposals which result in their loss will only be permitted where it can be demonstrated that:

  1. The site or premises is no longer required or suitable for employment use;
  2. The proposed use could not reasonably be located elsewhere in accordance with the policies of this Plan;
  3. There is sufficient quantity, quality and variety of employment land or premises that can be brought forward to meet the employment needs of the County and the local area;
  4. There is no economically viable industrial or business employment uses for the site and premises;
  5. An employment use would be incompatible with adjoining/surrounding uses;
  6. Where applicable the proposed uses are complimentary to the primary employment use of the surrounding area and will not cause an unacceptable impact on the operations of existing businesses.
Strategic Objectives Supported: SO1, SO2, SO4, SO5, SO6, SO9, SO10, SO11 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.3.7 This policy seeks to ensure that exisiting employment sites are protected from alternative uses. In order to maintain an adequate supply of employment land which provides for a range and choice of potential uses, this policy seeks to protect defined employment areas from competing uses which should be in better and potentially more appropriate locations.

6.3.8 In recognition of the pressures on employment areas from alternative uses (non Class B), the policy accepts that some flexibility may in some instances be required. Such uses are often partial B class uses combining a small scale retail element with predominantly business, industrial or storage use, or are sui generis. It is also accepted that in meeting the needs of such uses employment areas are often likely to be more acceptable than other locations such as residential areas, or even town centres. Any retail element will be expected to be ancillary to the primary use, and for trade purposes as opposed to the public.

6.3.9 Development proposals will, where necessary be required to incorporate appropriate measures to protect the amenity of neighbouring or nearby properties. Such measures may include the identification of buffer zones and suitable landscaping proposals.

6.3.10 Where appropriate, planning conditions will be imposed to prevent the loss of employment as the primary use.

Policy EMP2 New Employment Proposals

Proposals for employment developments which are within, adjacent or directly related to the Development Limits of all defined settlements (Policy SP3) will be permitted provided that:

  1. A sequential search has been undertaken identifying that there is no allocation or existing employment site available that can reasonably accommodate the use, followed by there being no suitable land or building (for conversion or re-use) available within the Development Limits, then adjacent to limits, and finally on a site directly related to a recognised settlement;
  2. The development proposals are of an appropriate scale and form, and are not detrimental to the respective character and appearance of the townscape/ landscape;
  3. The development proposals are of an appropriate scale and form compatible with its location and with neighbouring uses.
Strategic Objectives Supported: SO1, SO2, SO4, SO5, SO6, SO9, SO10, SO11 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

Policy EMP3 Employment – Extensions and Intensification

Proposals for extensions and/or intensification of existing employment enterprises will be permitted provided that:

  1. The development proposals are not likely to cause environmental damage or prejudice other redevelopment proposals;
  2. The proposal does not extend and/or intensify a use or activity that might result in adverse amenity issues, or may not be compatible, with neighbouring uses;
  3. The development proposals are of an appropriate scale and form compatible with its location;

Proposals for the expansion of existing rural enterprises will be supported subject to the above provisions and the policies and proposals of this Plan.

Strategic Objectives Supported: SO1, SO2, SO4, SO5, SO6, SO9, SO10, SO11 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.3.11 Proposals which seek to extend and/or intensify a use or activity not compatible, or likely to result in adverse amenity issues, with neighbouring uses, or schemes which would prejudice other redevelopment proposals (more suited to such locations), will not be favourably considered.

6.3.12 Appropriate expansions of existing firms can contribute significantly to the local economy, and as such is supported as is the potential re-development of existing sites where it will improve the quality of employment floor space particularly in meeting modern employment needs.

6.3.13 This policy makes provisions for and supports the rural economy and the appropriate expansion of established rural enterprises. (TAN6 Para 3.1.3) Reference should also be made to PPW: Edition 7 – Chapter 7 Economic Development.

6.3.14 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species.

Policy EMP4 Farm Diversification

Proposals for farm diversification projects will be permitted where:

  1. It is subordinate to, compatible with and supports the continued operation of the agricultural activity of the existing working farm;
  2. It is of a scale and nature appropriate to the existing farm operation;
  3. The scale and nature of the activity is compatible with its accessibility to public transport and the need for local highway improvements;
  4. The scale and scope of any retail use (where planning permission is required) would not have an adverse impact on the vitality and viability of retail facilities in nearby settlements, or would undermine the retail hierarchy (see policy RT1);
  5. It would not have an adverse impact on the character, setting and appearance of the area and the surrounding landscape and where appropriate, townscape.

Proposals should give priority to the conversion of suitable existing buildings on the working farm. Where justified new building should be integrated with the existing working farm complex and not detrimental to the respective character and appearance of the area and surrounding landscape.

Strategic Objectives Supported: SO1, SO2, SO4, SO5, SO6, SO9, SO10, SO11, SO12 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.3.15 Farm diversification proposals should be small scale and subordinate to the existing farming activity. They are intended to supplement and support the continuation of the existing farming activity. Proposals should be accompanied by evidence detailing a justification for the use and its relationship with the existing farming activity.

6.3.16 Where a proposal incorporates farm shops, specific planning permission may not normally be required where it involves the sale of unprocessed goods produced on that farm. However, to be viable, farm shops often have to import goods, possibly from other local suppliers. In determining proposals made under this policy, consideration will be given to restricting the broad types of produce sold and to the volume of sales. Consideration will also be given to the scale of the operation notably where an unrestricted use would result in an adverse effect on the vitality and viability of nearby retail activities.

6.3.17 New buildings should be located in a manner which reflects, and are integrated into the current complex. This provides for those schemes where a new building is necessary, whilst minimising the potential impact upon the countryside. Proposals which include the provision of new building(s) should be of a design which is sensitive to the appearance of the area. The scale of any proposal should be compatible not only with the existing farm operation but also with a countryside location. Any proposal which is deemed of a scale and nature inappropriate to the location or to the existing farm operation will be considered against the other relevant policies of this Plan. Such proposals may also be encouraged to locate to the allocated employment sites within the area.

6.3.18 Whilst the availability of public transport does not represent a prerequisite for farm diversification projects, its availability will be taken into account when considering the nature and scale of the proposal notably in respect of the potential impacts upon local highway infrastructure and the sustainability objectives of this plan.

6.3.19 Planning obligations will be used to tie agricultural buildings to the land if re-use is associated with farm diversification, in those circumstances where fragmentation of the agricultural unit is likely to occur by the separate sale of a building.

6.3.20 This policy does not cover the issue of the re-use and adaptation of existing rural buildings. Reference should be had to the provisions of national policy and the content of the SPG on the adaptation and re-use of rural buildings for residential use. Regard should be had to provisions of the Plan in relation to the natural environment and biodiversity, and the effect of proposals on European protected species.

Policy EMP5 Mixed Use Sites


Provision is made for mixed use allocations for the following sites:

SiteRef.Location and Proposed Uses

GA1/MU1 West Carmarthen
Mix of uses consisting of residential (allowance for 1,100 units), employment, community facilities and amenity. Reference should be made to policy SP4 Strategic Sites.
GA1/MU2 Pibwrlwyd
Mix of uses consisting of employment, leisure and education (linked to current college campus). Reference should be made to policy SP4 Strategic Sites.
GA2/MU1 Old Castle Works
Mix of uses focused on the visitor economy, heritage and leisure. Reference should be made to policy SP4 Strategic Sites.
GA2/MU2 Former DRAKA works, Copperworks Road,
Mix of uses, with a primary focus on education. Some small scale employment may be appropriate. An allowance for 150 residential units is provided to assist in releasing value on a brown field site.
GA2/MU3 Machynys Bund
Mix of uses, including commercial leisure as well as providing vital ecological/amenity space and potential mitigation for surface water. No allowance for residential development. Reference should be made to policy SP4 Strategic Sites.
GA2/MU4 Trostre Gateway
Mix of uses, with a focus on commercial and visitor economy related uses along with an allowance of 70 residential units to assist in releasing value. Retail development would not be appropriate as the site is detached from Trostre Retail Park.
GA2/MU7 North Dock
Area is subject to master planning of the JV. Potential uses include employment, existing employment, residential development and commercial/leisure. A master plan accompanying an outline consent should guide development on site. Residential allowance of 335 made (including allowance for 10 units already built within the plan period). Reference should be made to policy SP4 Strategic Sites.
GA2/MU8 Upper Park Street – East Gate
Mix of uses, with a focus on developing the area’s commercial and leisure potential as well as contributing towards the regeneration of the town centre.
GA2/MU9 Delta Lakes
Area is subject to master planning of the JV. Focus on employment uses, maximising the environmental quality and setting of the site. Potential uses include health care provision. No residential allowance made. Reference should be made to policy SP4 Strategic Sites.
GA3/MU1 Cross Hands West
Mix of uses consisting of residential (allowance for 220 units), retail, health care, community facilties and amenity. Reference should be made to policy SP4 Strategic Sites
GA3/MU2 Emlyn Brickworks
Mix of uses consisting of residential (allowance for 250 units), community facilities and amenity. Consideration will be given to the potential to diversify uses to maximise site deliverability.
T2/1/MU1 Burry Port Harbour
The focus is likely to be on developing suitable retail provision along with appropriate commercial/tourism related uses.
T2/3/MU1 Site of Ysgol Pantycelyn, Llandovery
To provide for the future beneficial use of the site of Ysgol Pantycelyn. Incorporating residential development for approximately 45 residential units and community / leisure focused around the existing swimming pool.
T2/5/MU1 Old Butter Factory and adjacent land, Station Road, St Clears
A mixed use redevelopment including employment, community, retail and specialist residential uses (use classes A1, B1, C2, C3 & D1) together with associated highway works, car and cycle parking, servicing and other ancillary uses and activities. Any C3 use will only be considered if it is part of a closed care facility.

Strategic Objectives Supported: SO1, SO2, SO3, SO4, SO5, SO6, SO7, SO8, SO9, SO10, SO11, SO12, SO13 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.3.21 The above and their identified uses will, where appropriate be further considered through SPG in the form of development briefs. These briefs will address the development of the sites in greater detail in a comprehensive and coordinated approach ensuring that proposals are integrated in terms of the phasing of different elements and the provision of key deliverability drivers such as infrastructure provision.

6.3.22 Reference should be made to policy SP4 and the content of Appendix 2 – Strategic Sites, and where appropriate, regard should be had to policy SP17 - Infrastructure and policy EP1 - Water Quality and Resources.

6.3.23 Regard should be had to Policy EQ7 and the supporting text to policy SP14 and SP4 in relation to the potential for a likely significant effect on the marsh fritillary metapopulation of the Caeau Mynydd Mawr SAC.

6.4 Retailing

6.4.1 This section sets out specific policies which seek to implement a retail framework consistent with the Strategy and objectives of the Plan and in a manner consistent with national policy requirements.

6.4.2 In defining a retail hierarchy, regard is had to the respective roles and functions of the larger towns and small villages. It is acknowledged that whilst the range of shopping provision throughout the hierarchy plays an essential role, the Growth Area settlements (through their definition as Principal Centres within the retail hierarchy; see policy RT1 below), represent the focus of town centre based retail activity.

6.4.3 Whilst shopping will be expected to continue as the principal activity in town centres, it is only one of the factors which contribute to their wellbeing. It is evident that retail policies cannot be divorced from the broader functions of the larger towns as centres for other services and facilities, including food and drink establishments (cafes, restaurants, public houses, etc.) and commercial leisure developments. A diversity of uses in town centres assists in promoting their continued viability and, particularly with regard to leisure uses, contributes to the vitality of a successful evening economy.

6.4.4 Town Centres are not always capable of accommodating particular types of retailing such as bulky goods owing to the requirements for large sites and buildings and the implications for traffic generation and parking. As a consequence, such outlets have been permitted in out-of-centre locations in accordance with national guidance, either in the form of individual units or collectively on retail parks. In view of the increasing pressures for such outlets, the LDP addresses the issue of retail parks and defines the criteria to be applied to prospective developments. The policies relating to retail parks promote the co-location of appropriate retail facilities and reducing the proliferation of separate retail destinations within the County. Such a strategy is more sustainable in transport terms, and will allow retail businesses to benefit from the collective attraction of co-location.

6.4.5 Provision outside the Principal Centres (see policy RT1 below) including local village shops make an important contribution to the retail function of Carmarthenshire. In this respect, those centres fulfilling a convenience retail need and smaller scale day to day shopping need provide diversity consistent with the objectives of sustaining communities and minimising the need to travel. These settlements and their retail offer can complement the established retail function of those higher up the hierarchy as well as contributing to the implementation of the Strategy.

6.4.6 The following policies also seek to ensure that retail, non retail and leisure developments are located in the most appropriate locations. Generally, the most appropriate locations are within existing centres, which are accessible by a range of
means of transport, and can promote linked trips to other uses in the centre. Developers will be required to search thoroughly for sites within centres before considering less centrally located ones.

6.4.7 Clear guidance in respect of the following is contained within PPW: Edition 7 - Chapter 10 Planning for Retailing and Town Centres, and are consequently not considered here. Further guidance can also be found in TAN4 Retailing and Town Centres:

6.4.8 Matters in relation to locating retail and other services in existing centres are considered in PPW, however regard should also be had to Strategic Policy SP8 – Retail, whilst change of use from local shops and village shops and from public houses is considered within policy RT8 below.

Policy RT1 Retail Hierarchy

Proposals will be considered in accordance with the following retail hierarchy. Regard will be had to a settlement’s position within the hierarchy when considering retail proposals (including new, change of use, or redevelopment). Regard will also be had to the policies and proposals of this Plan:

Principal Centres (Growth Areas):
CarmarthenLlanelliAmmanford
   
Town Centres (Service Centres):
Burry Port Llandeilo Llandovery
Newcastle Emlyn St Clears Whitland
     
District Centres (Local Service Centres):
Llanybydder Kidwelly Glanamman/Garnant
Trimsaran Pontyberem Pontyates
Brynamman Laugharne Llangadog
Ferryside Hendy  

Strategic Objectives Supported: SO1, SO2, SO5, SO9, SO10, SO11 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.4.9 Proposals will be expected to reflect the settlements’ position with larger centres generally more likely to be able to support retail growth.

6.4.10 Guidance requires that development plans establish the hierarchy of retail centres within the plan area (PPW: Edition 7 – Para 10.2.1).

6.4.11 The categorisation of settlements within the retail hierarchy is based upon TAN4: Retailing and Town Centres (November 1996), with the relative ranking of the settlements reflecting and endorsing their position within the settlement framework. It should be noted that within the Growth Areas of Ammanford/Cross Hands and Llanelli, component settlements such as Llangennech, Cross Hands, Tycroes etc, may display similar levels of provision and characteristics to those identified as district centres. In such areas, proposals will be considered in the light of the current level of provision and in accordance with the policies and proposals of this Plan and national guidance. Such areas will be considered as performing a subordinate role to the identified town centre zones within that Principal Centre (Growth Area).

6.4.12 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species.

6.4.13 The Plan recognises that certain types of retail and leisure facilities cannot be suitably accommodated within town centre locations and that Regional Centres (Retail Parks) can play a role in accommodating this need. However, the sequential approach should be adopted which means that first preference should be for existing town centre locations as listed in the retail hierarchy, and then for sites immediately adjoining town centres. If there are no suitable available sites in these locations, only then may development in the following existing regional centres (retail parks) be considered:

Regional Centres: (Retail Parks)

Policy RT2 Principal Centres (Growth Areas): Primary Retail Frontage

Proposals for non-retail uses (including the change of use and/or redevelopment of existing retail premises) will not be permitted on ground floor frontages of the primary retail frontage of the designated Principal Centres.

Changes between existing non-retail uses within primary frontage areas will be permitted where it is a use applicable to the town centre and is not detrimental to the general retail character.

Strategic Objectives Supported: SO1, SO2, SO5, SO9, SO10, SO11 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.4.14 The policy, through the designation of Primary Retail Frontage recognises that the town centres of Carmarthen, Llanelli and Ammanford contain a high proportion of retail (A1) uses.

6.4.15 It also recognises the benefits of a diversity of uses in town centres. However, a high incidence of non-retail provision can be to the detriment of the area resulting in a reduced retail offer and the creation of “dead frontages” removing the interest for passing shoppers and reducing footfall. The policy seeks to ensure that the Principal Centres maintain their Primary Retail Frontage, whilst retaining the attractiveness of the current diversity of uses.

6.4.16 The main function of the Primary Retail Frontage is retail (A1) with the Secondary Retail Frontages and Town Centre Zones representing the principal areas (outside the Primary Retail Frontage), where other town centre services such as banks, building societies, restaurants etc, which add interest and vitality, should be located.

6.4.17 The policy is intended to resist any further over-concentration of non retail (non A1) uses in the Primary Retail Frontages. The Plan recognises the benefits of a diversity of uses in town centres, but it is considered that within the Primary Retail Frontage the principle function should be retail.

6.4.18 The frequency of non-retail uses (including A2 and A3) within the existing frontages as defined, is of an appropriate level without detracting from their retail character and interrupting the continuity of shopping frontages.

6.4.19 As part of the monitoring and review process, the Council will undertake an annual survey of uses within the identified town centres including the Primary Retail Frontages. The survey will not only look at the nature of occupants but also the levels of vacancy which may occur. The survey together with future updates of the retail study will inform policy updates and supplementary guidance emerging from any changes in town centre conditions. The identified Primary Retail Frontage is defined on the Proposals Map.

6.4.20 Proposals involving the change of use and / or re-development of a ground floor frontage to residential are not considered compatible with a ‘town centre’ location.

Policy RT3 Principal Centres (Growth Areas): Secondary Retail Frontage

Proposals for non-retail uses (including the change of use and/or redevelopment of existing retail premises) will be permitted on ground floor frontages of the defined Secondary Retail Frontage of the designated Principal Centres where they would:

  1. Not lead to a concentration of ground floor non-retail (non A1) frontage exceeding four consecutive properties, or a concentration of non-retail (non A1) properties in the same use class exceeding three consecutive properties;
  2. Not undermine the retail function of the centre or have a detrimental effect upon the vitality or viability of the area;
  3. Not create a level of non-retail ground floor frontage detrimental to the retail character and function of the area.
Strategic Objectives Supported: SO1, SO2, SO5, SO9, SO10, SO11 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.4.21 Areas defined as Secondary Retail Frontage generally relate to those streets which are adjacent to, and/or link areas of Primary Retail Frontage. In setting out the considerations in respect of non retail proposals, this policy allows and encourages a diversity of uses in town centres beyond the Primary Frontage areas. The LDP seeks to strike a balance between protecting the overall retail character of town centres and providing a diversity of uses. In so doing, it is recognised that the character and identity of town centres are accentuated by the presence of independent traders operating from the more peripheral streets and in locations which are most susceptible to competition. Diversification enables other beneficial, economic uses to complement the retailing presence and to maintain the physical fabric and appearance of streets and buildings which may otherwise be susceptible to decline.

6.4.22 The potential for diversification enabled through this policy provides for the contribution these areas can make in increasing the overall attractiveness of the town centre through a complementary retail, leisure and business offer. Nevertheless, the policy recognises the importance of a strong retail element and seeks to control the extent of non-retail uses to protect the general retail character of central streets and maintain continuity of shopping frontages.

Policy RT4 Principal Centres (Growth Areas): Town Centre Zone

Proposals for the change of use and/or re-development for non-retail uses within a Town Centre Zone (excluding areas identified as within the Primary Retail Frontage and Secondary Retail Frontage) as defined in respect of a designated Principal Centre (Growth Areas) will be permitted where it achieves a diversity of uses appropriate to a town centre location and does not have an adverse impact on its function, visual character and quality.

Strategic Objectives Supported: SO1, SO2, SO5, SO9, SO10, SO11 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.4.23 Areas outside the identified Primary Retail Frontage and Secondary Retail Frontage offer opportunities for a range of uses beneficial to the operation of any ‘town centre’. The facility of such areas to provide for office and other uses adds to the functionality of the area as a whole and provides for multipurpose trips, including shopping. Appropriate changes of use of properties within the peripheral streets and fringes of the Town Centres Zones as defined on the Proposals Map, will assist in ensuring their continued viability as business areas and the maintenance of the general fabric of streets and properties.

6.4.24 The policy creates opportunities for the introduction of beneficial economic commercial uses to properties which may otherwise become rundown or vacant. It permits the change of use or redevelopment of shops to other appropriate town centre uses within these areas.

Policy RT5 Town Centres (Service Centres)

Proposals for non-retail uses (including the change of use and/or redevelopment of existing retail premises) within a designated town centre will be permitted on ground floor frontages where they would:

  1. Not lead to a concentration of ground floor non-retail (non A1) frontage exceeding four consecutive properties, or a concentration of non-retail (non A1) properties in the same use class exceeding three consecutive properties;
  2. Not undermine the retail function of the centre or have a detrimental effect upon the vitality or viability of the area;
  3. Not create a level of non-retail ground floor frontage detrimental to the retail character and function of the area.
Strategic Objectives Supported: SO1, SO2, SO5, SO9, SO10, SO11 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

Policy RT6 Town Centres (Service Centres) – Convenience Stores

Proposals for convenience stores of an appropriate scale will be permitted in the designated Town Centres (Service Centres) where they are located within or immediately adjoining the defined town centre boundary and are subject to:

  1. The submission of an impact assessment to demonstrate that the proposal would not have an adverse effect on the vitality and viability of the existing retail centre;
  2. Evidence of a sequential test having been applied to the site selection;
  3. The site being accessible by a choice of alternative means of transport.
Strategic Objectives Supported: SO1, SO2, SO5, SO9, SO10, SO11 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.4.25 The sustainability objectives underpinning the Plan and its Strategy supports a policy for locating new convenience floorspace provision of an appropriate scale close to the source of expenditure growth. This reflects the findings of the retail study and aims to promote convenience provision accessible to a greater proportion of the County’s population, particularly in the rural communities, thereby minimising the need to travel for essential goods and services and increasing social inclusion. Proposals should demonstrate good accessibility including access to public transport, cycling and walking.

6.4.26 Proposals should complement and integrate with existing shopping provision in the secondary settlements, both in terms of scale and location, and should not adversely affect the vitality and viability of these centres.

Policy RT7 District Centres (Local Service Centres)

Proposals for small scale development within the Development Limits of the designated district centres and of appropriate settlements (including those within sustainable communities) will be permitted where they are of a scale appropriate in relation to the function of the settlement and are of a type that will enhance the existing retail offer or that of nearby centres.

Proposals (including change of use) should not adversely affect the vitality and viability of these centres, or those elsewhere within the retail hierarchy.

Strategic Objectives Supported: SO1, SO2, SO5, SO9, SO10, SO11 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.4.27 There are a number of settlements which function as district centres serving local day to day shopping needs. Most possess a range of local facilities providing a vital function for the community with many located in a relatively compact block or area of frontage. Small scale retail in the form of local shops and supermarkets (including those attached to petrol stations) which meet the communities’ day to day needs perform an important local service role.

6.4.28 Proposals should not be located in residential or other areas where the use may detract from the amenity of neighbouring properties. The scale of the proposals should be compatible with the character of the area and the settlement’s standing within the settlement hierarchy.

Policy RT8 Local Shops and Facilities

Proposals which would result in the loss of a local shop or service outside of the identified Growth Areas and Service Centres will only be permitted where:

  1. There is another shop or service of a similar compatible use available for customers within:

i. a convenient walking distance; or,
ii. where applicable, the Sustainable Community.

  1. Its loss would not be detrimental to the social and economic fabric of the community.

In the absence of an alternative provision, proposals resulting in the loss of the local shop or service will only be permitted if it can be demonstrated to the Council’s satisfaction that all reasonable attempts have been made to market the business for sale or let over a 12 month period and have failed.

Strategic Objectives Supported: SO1, SO2, SO5, SO9, SO10, SO11 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.4.29 In seeking to define and create sustainable communities the Plan identifies and recognises the contribution of local services. These include such facilities as shops, post offices, public houses, petrol filling stations, which will contribute to the future viability of settlements and communities, both in terms of providing a service but also in offering ‘meeting places’ where community interaction can occur and community spirit can be enhanced. The Council also recognises the importance of community facilities and services where there is a strong local dependence on them. Such services are vital to the economic wellbeing of the communities and also promote social inclusion, particularly amongst the less mobile members of a community.

6.4.30 It is acknowledged that settlements classified as SCs are the most vulnerable to the loss of such facilities. Factors such as demand and the high value of residential land in the rural areas, often results in pressure from property owners to change the use or redevelop such facilities for residential purposes, even where the business is thriving. The income from a shop or other activity may be less than can be gained from an alternative development. This policy seeks to moderate pressures for change by ensuring that unless there are reasonable alternative facilities, and if the shop or facility is viable at appropriate rent levels, then its loss will not be allowed.

6.4.31 Whilst the policy seeks to protect against the loss of facilities, provision is made for those circumstances where it can be demonstrated that such facilities are no longer needed or are not viable.

6.4.32 In seeking to ensure that a settlement and SC remains viable, a sequential approach will be undertaken in assessing the availability of an alternative or similar facility. The first consideration in assessing proposals should be the availability of an alternative facility within a reasonable distance to access such a facility. A walkable distance for the purposes of this policy is as contained within the Manual for Streets: Department for Transport/Communities and Local Government/WAG – 2007. This identifies that ‘Walkable neighbourhoods are typically characterised by having a range of facilities within 10 minutes (up to about 800m) walking distance of residential areas which residents may access comfortably on foot’.

6.4.33 The dispersed nature of rural areas and the creation of linked SCs also requires that proposals have regard to the availability of facilities elsewhere within its SC. Many rural SC’s may not comply with the above walkable distance. Consequently, where there is no alternative facility within a walkable distance, proposals will be required to show that there is another shop, service or facility of a similar use available to residents within that SC.

6.4.34 Marketing of premises for the purposes of this policy can be defined as advertised within an appropriate industry publication or where appropriate, through local estate agents over a reasonable period.

Policy RT9 Regional Centres (Retail Parks)

Proposals for new retail warehouse units (including garden centres and car showrooms) and appropriate leisure facilities will be permitted on designated retail parks subject to:

  1. The submission of an impact assessment demonstrating that the proposal would not cause harm to established town centres;
  2. Evidence that a sequential approach has been undertaken indicating that there is no suitable available and sustainable sites in locations within or immediately adjoining defined town centres;
  3. Evidence of quantitative, qualitative and/or other relevant need for the development.
Strategic Objectives Supported: SO1, SO2, SO5, SO9, SO10, SO11 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.4.35 Carmarthen and Llanelli have significant retail provision on retail parks located outside of the respective town centres. The principal retail parks in Carmarthen are at Stephens Way and Parc Pensarn which provide for a range of bulky and non-bulky goods.

6.4.36 Llanelli is served by Parc Trostre and Parc Pemberton with the former exhibiting a large number of units predominantly occupied by ‘high street multiples’. Parc Pemberton is by contrast mainly focused around DIY, electrical and furniture reflecting a bulky goods restriction which does not apply to Parc Trostre.

6.4.37 The retail park at Cross Hands, whilst smaller in scale to those in Carmarthen and Llanelli provides an important complementary role to the town centre provisions in Ammanford through its predominantly DIY, electrical and furniture offer.

6.4.38 The Plan recognises that certain types of retail and leisure cannot be suitably accommodated within town centre locations so that appropriate provision within such retail parks offers the potential to complement the attractiveness of established town centres as retail destinations. However, the scale, type and location of retail development should not undermine the attractiveness, vitality and viability of existing town centres.

6.4.39 The applicant will be required to submit an impact assessment to demonstrate that the proposal would not cause harm to established town centres. The assessment should also take into consideration the cumulative effects of recently completed development and outstanding planning permissions. The assessment should outline the type of retail offer proposed by the applicant and how this could impact upon competing retail provision which exists in the nearby town centres and whether it could result in the diversion of trade from the town centre.

6.4.40 New proposals will be required to clearly demonstrate that there is additional need for new retail warehouse units offering the range of goods anticipated.

6.5 Transport and Accessibility

6.5.1 An integrated and sustainable transport system is fundamental to the delivery of the Strategy and is underpinned through strategic objective SO10. The Strategy with its emphasis on the existing transport infrastructure recognises the diversity of the County and the variable quality and range of infrastructure provision (including highways and public transport) between the urban and rural areas. The Strategy focuses growth in a way which reflects the sustainability of settlements and their accessibility in terms of the highway network and access to bus routes. It also considers the manner in which settlements complement each other in terms of facilities and services thus offering potential for increased accessibility through sustainable growth and a consolidation or expansion of existing resources.

6.5.2 Regard will be expected to be had to the provisions of the Equalities Act 2010. Clear guidance in respect of the following is contained within PPW: Edition 7, Chapter 8 – Transport, and are consequently not considered here. Additional national development management policy statements may be found in PPW: Edition 7 (Ch. 8).

Policy TR1 Primary and Core Road Networks

Proposals which do not restrict traffic movement and/or compromise the safety of the primary road network and core network will, where appropriate be supported. The primary road network and core network is defined in Appendix 7.

Strategic Objectives Supported: SO1, SO2, SO3, SO4, SO5, SO6, SO8, SO9, SO10, SO11, SO12, SO13 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.5.3 In defining the primary and core road networks, this policy reflects the requirements of PPW. Whilst the routes identified above have a key role both regionally and within the County, it should be noted that the diversity of the County, its communities and settlements place an importance on the remainder of the network in serving the needs of the Plan area.

Policy TR2 Location of Development – Transport Considerations

Proposals which have a potential for significant trip generation will be permitted where:

  1. It is located in a manner consistent with the plans strategic objectives, its settlement framework and its policies and proposals;
  2. It is accessible to non car modes of transport including public transport, cycling and walking;
  3. Provision is made for the non-car modes of transport and for those with mobility difficulties in the design of the proposal and the provision of on site facilities;
  4. Travel Plans have been considered and where appropriate incorporated.
Strategic Objectives Supported: SO1, SO2, SO3, SO4, SO5, SO6, SO8, SO9, SO10, SO11, SO12, SO13 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.5.4 Proposals which have the potential to generate a significant number of trips either as an origin, or as a destination (including residential, employment, retail and leisure) will be expected through design, to maximise accessibility by alternative modes of transport. Improving accessibility is an important objective of the Plan with the location of new developments important in ensuring accessibility can be maximised. The rural nature of the County raises challenges in this regard, but proposals will be expected and encouraged to achieve this.

6.5.5 The appropriate location of major travel-generating uses including employment, education, shopping and leisure can significantly influence the number and length of journeys, transport mode and the potential for multi-purpose trips. Planning applications which are submitted for development on unallocated land which are likely to generate a substantial number of trips may be refused where the principles of TAN18: Transport Para 3.7 are not fulfilled.

6.5.6 Travel plans should be considered by employers in developing proposals particularly where accessibility by transport modes other than the caris problematic. In such circumstances, information may be required as part of any application for development.

6.5.7 Where a development proposal is likely to result in a material increase in the volume of traffic, or in the character of traffic using a level crossing over a railway, the Council, will in accordance with the provisions of Schedule 4 (d) (ii) of the Town & Country Planning (Development Management Procedure) (Wales) Order, 2012 submit the proposals to the Welsh Ministers and Network Rail for approval.

6.5.8 Guidance in respect of the term ‘significant’ is set out in the Traffic Impact Assessment: Institute of Highways and Transportation and TAN18: Transport.

Policy TR3 Highways in Developments - Design Considerations

The design and layout of all development proposals will, where appropriate, be required to include:

  1. An integrated network of convenient and safe pedestrian and cycle routes (within and from the site) which promotes the interests of pedestrians, cyclists and public transport;
  2. Suitable provision for access by public transport;
  3. Appropriate parking and where applicable, servicing space in accordance with required standards;
  4. Infrastructure and spaces allowing safe and easy access for those with mobility difficulties;
  5. Required access standards reflective of the relevant Class of road and speed restrictions including visibility splays and design features and calming measures necessary to ensure highway safety and the ease of movement is maintained, and where required enhanced;
  6. Provision for Sustainable Urban Drainage Systems to allow for the disposal of surface water run off from the highway.

Proposals which do not generate unacceptable levels of traffic on the surrounding road network and would not be detrimental to highway safety or cause significant harm to the amenity of residents will be permitted.

Proposals which will not result in offsite congestion in terms of parking or service provision or where the capacity of the network is sufficient to serve the development will be permitted. Developers may be required to facilitate appropriate works as part of the granting of any permission.

Strategic Objectives Supported: SO1, SO2, SO3, SO4, SO5, SO6, SO7, SO8, SO9, SO10, SO11, SO12, SO13 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.5.9 Proposals should incorporate facilities encouraging and affording the opportunity to those attending the sites to utilise alternative means of transport. These facilities could include showers, changing facilities and storage. Developers should be able to demonstrate that appropriate levels of access to local services by walking, cycling and public transport for new residents and the wider community are achieved (TAN18: Transport – Para 3.6).

6.5.10 Consideration should be given to the needs of those less abled by means of avoiding and then minimising the use of steps, using dropped kerbs and tactile crossings, reducing pavement clutter, installing audible pedestrian crossing points etc.

6.5.11 The introduction of SuDS is seen as a means to redress the balance and manage surface water runoff within the urban environment, in a fashion that minimises the impacts of development on the quality and quantity of road runoff, whilst maximising amenity and biodiversity opportunities.

6.5.12 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species.

Policy TR4 Cycling and Walking

Land required to facilitate the following improvements to the cycle network will be safeguarded. Proposed routes where known are shown on the proposals map. The potential opportunity for horse riding should where appropriate be considered.

  1. Towy Valley (between Llandeilo and Carmarthen);
  2. Whitland to Llanglydwen;
  3. Ammanford to the Amman Valley.

Developments should, where appropriate seek to incorporate, or where acceptable, facilitate links to the cycle, rights of way and bridleway network to ensure an integrated sustainable approach in respect of any site.

Strategic Objectives Supported: SO1, SO2, SO3, SO5, SO8, SO10, SO13 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.5.13 Cycling and walking form an important part of an Integrated Transport Strategy, the sustainability objectives of the Plan (including reducing reliance on the car) and the promotion of greater accessibility and healthier lifestyles. The Council’s policy is to maximise the role of cycling as a means of transport, to be achieved in part through the continuing development of a convenient, safe and attractive cycle network, by prioritising routes; adopting the use of a cycle audit and review on highway schemes and developments; developing a maintenance scheme for all Council cycle routes, and ensuring cycling is fully integrated with public transport.

6.5.14 Cycling and walking have a significant role in achieving the delivery of sustainable transportation. This may be achieved through such measures as safe and convenient cycle routes and footpaths, new improved routes, utilising the design process for new developments to ensure that the needs of those walking and cycling are considered. The Cycling Strategy for Carmarthenshire dates back to 2001 and identifies the schemes set out above.

6.5.15 The content of the RTP includes a programme of schemes for walking and cycling including development of the Valleys Cycle Network and Connect 2 routes and lifestyle changes, whilst not defined in policy, will be supported where appropriate as part of an integrated transport strategy.

6.5.16 Developing the County’s access to the national cycle network (Routes 4 and 47) offers broader connectivity benefits and provides a key opportunity to promote walking and cycling both as alternative modes of transport and for leisure based activities. In achieving this, the LDP will assist in supporting opportunities to consider localised walking and cycling schemes which contribute to developing a regional network of routes offering local benefits.

6.5.17 Regard will be had to the provisions of WG’s Safe Routes in Communities Programme in relation to the consideration and development of local walking and cycling routes. The initiative focuses on developing safe walking and cycling routes within communities, linking to schools and other key facilities. Reference should be made to the Rights of Way Improvement Plan (RoWIP) for Carmarthenshire, and the interrelationship of the Plan area’s footpaths, bridleways and bye-ways and linked leisure opportunities.

6.5.18 Redundant railway corridors are identified on the Proposals Map and offer the potential for transport related development. Reference should be made to policy TR6 in this respect.

6.5.19 The design and layout of new developments should have regard to the needs of walking and cycling including where possible, access to routes and networks.

6.5.20 Where applicable provision should be made which is disability friendly allowing safe and easy access for those people with mobility difficulties.

6.5.21 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species.

Policy TR5 Gwili Railway

Proposals which do not prejudice the following in relation to the Gwili Railway will be permitted:

  1. The extension of the Gwili Railway northwards to Llanpumsaint and southwards to the old station site in Carmarthen;
  2. The provision of new stations at Llanpumsaint and Glangwili, Carmarthen.
Strategic Objectives Supported: SO7, SO8, SO10 and SO12
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.5.22 Proposals for the Gwili Railway will be considered in the light of their effect on local traffic conditions, on the quality of the environment and infrastructural requirements.

6.5.23 The Gwili Steam operated railway is an important tourist attraction and the Council will support the long-term proposals to extend the line northwards ultimately to Llanpumsaint and southwards to Carmarthen Town. Safeguarded areas and routes are as shown on the Proposals Map.

6.5.24 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species. It should also be noted that where considered appropriate, a project level HRA may be required in relation to future proposals.

Policy TR6 Redundant Rail Corridors

Development proposals which do not prejudice the re-use of redundant rail corridors for potential future recreational and rail development purposes will be permitted.

Strategic Objectives Supported: SO7, SO8, SO10, SO11 and SO12
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.5.25 The Plan area has a number of former railway lines which offer considerable benefit for recreational activities including cycle routes, footpaths and bridleways. Consideration also needs to be given to the potential future re-use of rail routes when considering proposals, which may impact upon the continuity and availability of the route.

6.6 Environmental Qualities – Built & Natural Environment

Environmental Qualities – Built Environment

6.6.1 The Council’s objectives in respect of the built and historic environment are to safeguard the cultural integrity of the historic settlements and buildings within the Plan area and to encourage the enhancement of the historic and built environment. The County’s historic buildings, townscape and landscape should be treated as an asset and positively conserved and enhanced for the benefit of residents and visitors alike. The special and often diverse character of the Plan area, with its unspoilt countryside, industrial heritage and wealth of historic towns and villages, reflects the development of the County through the ages, linking the past to the present and maintaining the area’s distinct cultural identity.

6.6.2 Many elements of the County’s built and historic environment is protected through legislation or other guidance, and as such does not require policies in the LDP. The Plan does not therefore include policies in relation to facets of the built heritage such as Listed Buildings, Conservation Areas or Scheduled Ancient Monuments, as they are adequately and appropriately protected elsewhere.

6.6.3 There are however, aspects relating to the protection of the historic environment which may be addressed through the LDP, particularly those pertaining to local features and to local buildings.

6.6.4 Clear guidance and legislation in respect of the following is contained within PPW: Edition 7 – Chapter 6 Conserving the Historic Environment and Policy SP13 – Protection and Enhancement of the Built and Historic Environment which recognises the importance of such areas and features of the County:

Policy EQ1 Protection of Buildings, Landscapes and Features of Historic Importance

Proposals for development affecting landscapes, townscapes buildings and sites or features of historic or archaeological interest which by virtue of their historic importance, character or significance within a group of features make an important contribution to the local character and the interests of the area will only be permitted where it preserves or enhances the built and historic environment.

Strategic Objectives Supported: SO1, SO4, SO7 and SO12
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.6.5 Strategic Policy SP13 identifies that historical and cultural features of recognised importance, including Scheduled Ancient Monuments (SAM) will be protected as a reflection of national policy. However, not all nationally important remains which may merit preservation will necessarily be scheduled. Such remains and, in appropriate circumstances, other unscheduled archaeological remains of local importance and their setting may also be worthy of protection (PPW: Edition 7 Para 6.4.2). In this regard, the above policy seeks to reflect their significance either as locally important sites or as currently un-designated sites worthy of potential national designation.

6.6.6 Reference should be made to the content of PPW: Edition 7 in respect of SAMs. The locations of SAMs are shown on the Proposals Map.

6.6.7 Listed buildings are determined on the basis of their importance to the nation, either for their architecture or built quality, or for their historic associations. However, there are a large number of other buildings, which whilst not of sufficient quality or importance to be listed, nevertheless make a significant local contribution. In Carmarthenshire, there are potentially large numbers of buildings which could fall into this category. Therefore, whilst it would be inappropriate to afford these buildings the same protection as listed buildings, it is still desirable to afford them some protection, for example when they are within Conservation Areas, or affected by development proposals. In this regard, reference is made to appendix 3 and the commitment to prepare SPG on Locally Important Buildings.

6.6.8 Proposals for the alteration or extension of a building of local importance will be expected to retain and conserve features of historic or architectural interest. Proposals impacting on, or affecting the setting of a building of local importance will be expected to respect its character. In those instances where demolition is granted the council may seek the recording of architectural features and the re-use and recycling of materials in any new development on the site.

6.6.9 Due regard should be had to the impact of any proposal on the distinctiveness, integrity or setting of the feature, landscape, townscape or building.

6.6.10 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species.

Policy EQ2 Enabling Development

Proposals for enabling development that are essential to securing the long term future of a historic feature or building will only be permitted where:

  1. The benefit to the community from the continued existence of that building or feature outweighs the disadvantages of allowing permission;
  2. There is clear evidence that all other options have been proven not to be viable, including availability of financial subsidy;
  3. It does not materially harm the building or feature it is seeking to assist or its setting or the area in which it lies;
  4. The amount of enabling development and its scale is kept to the minimum necessary.

Proposals will be subject to an agreed programme of works. The condition or state of restoration of the building or feature must be in accordance with the programme of works prior to the enabling developments occupation.

Strategic Objectives Supported: SO1, SO4, SO7, SO11 and SO12
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.6.11 Historic buildings and features such as listed buildings can often be expensive to maintain and as a consequence may be neglected to a point where they are beyond economic repair. Such examples are frequently redundant and in a condition which belies their historic or architectural value.

6.6.12 Enabling development is that which may not otherwise be permitted, but which is used to fund works to secure the future of a vulnerable historic buildings or features. Unlike most planning decisions, the financial consequences of granting planning permission are fundamental to the decision making process. The funding requirements must arise from the needs of the building or feature, rather than the circumstances of the owner or costs of acquiring the property.

6.6.13 Enabling development is an exception to normal policies and should only be used as a last resort in genuinely exceptional circumstances.

6.6.14 Such buildings or features may also include important buildings etc within conservation areas. Development proposals should be considered with an understanding of the design, significance and contribution of any grounds or parkland and their relationship with the historic buildings taking into account the need to preserve important views and vistas to the building, and views outwards from the building.

6.6.15 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species.

Environmental Qualities – Natural Environment

6.6.16 Carmarthenshire boasts a large number of important sites, ranging from international and national designations to Local Nature Reserves (LNRs) and sites of local geological and geomorphological importance and wildlife importance. The Council recognises the contribution that these sites and the natural environment in general makes in achieving the strategic objectives of the Plan, and their role as a central component of the Strategy, including elements relating to sustainable and healthier communities.

6.6.17 Carmarthenshire’s natural environment and landscape is varied and attractive, with large parts of its landscape unspoilt. They are under increasing pressure from those wishing to use it for recreational purposes, changes in agricultural practices, and from development, particularly in areas adjacent to towns and villages (see policy GP2 – Development Limits). The LDP recognises that it is not only important to protect the natural environment and landscape but also, where possible, to enhance or improve the biodiversity and landscape when development occurs. The LDP also recognises the need to preserve and enhance the Plan area’s biodiversity interests.

6.6.18 Development pressures within the County are likely to increase during the plan period, and it is therefore important to protect those sites and natural features which contribute to the biodiversity resource of Carmarthenshire, and the quality of environment for residents and visitors.

6.6.19 The Plan, whilst consequently recognising the need for new development for both social and economic purposes, reflects concerns for the broader environment within its policies and proposals. In conjunction with national policy and guidance, it seeks to safeguard environmental quality by enhancing areas of landscape or nature conservation interest, and affording appropriate protection to the general environment of the plan area.

6.6.20 Regard will be had to national policy (PPW and TAN5) where a proposal for development would result in an adverse significant effect on a designated European and / or International site. Furthermore proposals which may potentially affect the identified natural heritage will be assessed against criteria set out in Chapter 5 of PPW: Edition 7 and TAN5. Specific reference should be made to the following:

6.6.21 Protecting and enhancing the nature conservation qualities of the area represents an important component of the Plan and its Strategy. The recognition of the area’s biodiversity quality is reflected in the Plan’s strategic objectives (SO4). Strategic Policy SP14 recognises the contribution of International and nationally designated sites within the area. However, clear national guidance and legislation in respect of such designations as well as of a species protected under European and UK legislation is contained within PPW: Edition 7 – Chapter 5 Conserving and Improving the Natural Heritage and Coast and within TAN5: Nature Conservation and Planning, with any proposals affecting them considered in accordance with the national development management provisions.

Policy EQ3 Regional and Local Designations

Proposals for development that are likely to cause unacceptable harm to a Local Nature Reserve (LNR), or Regionally Important Geological/Geomorphological Sites (RIGS) will only be permitted where the need to safeguard the substantive nature conservation value of the site or feature is clearly outweighed by the reasons for the development or land use change.

The designation of such sites will, where appropriate, be supported.

Strategic Objectives Supported: SO1, SO4, SO5, SO6, SO7 and SO8
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.6.22 Sites of Importance for Nature Conservation Value (SINCs) offer significant potential as a biodiversity resource. Guidance for the recognition and identification of SINCs is set out in ‘A Guide to Develop Local Wildlife Systems in Wales’ (Wales Biodiversity Partnership). There are at present no SINCs defined within the plan area, however it remains an objective of the authority to undertake the identification process which will be monitored and accommodated accordingly through the review process. The Council will consider the use of SPG in reflecting the identification of future designations.

6.6.23 SINCs, LNRs and RIGS identify areas which are of local importance for nature conservation and geological value, and can include sites that contain a variety of habitat types or which support a range of species.

6.6.24 Where development is permitted that would damage the nature conservation value of the site or feature, such damage will be kept to a minimum. Where appropriate, the authority will consider the use of conditions and/or planning obligations to provide appropriate compensatory / mitigation measures. In those instances where there is a demonstrated overriding social, economic or environmental need for the development at the particular location, and there is a lack of alternative sites, significant habitat creation measures and/or improved management measures for existing habitats will be required to ensure that there will be no overall reduction in the overall nature conservation value of the area or feature.

Policy EQ4 Biodiversity

Proposals for development which have an adverse impact on priority species, habitats and features of recognised principal importance to the conservation of biodiversity and nature conservation, (namely those protected by Section 42 of the Natural Environment and Rural Communities (NERC) Act 2006 and UK and Local BAP habitats and species and other than sites and species protected under European or UK legislation) will not be permitted, except where it can be demonstrated that:

  1. The impacts can be satisfactorily mitigated, acceptably minimised or appropriately managed to include net enhancements;
  2. There are exceptional circumstances where the reasons for the development or land use change clearly outweighs the need to safeguard the biodiversity and nature conservation interests of the site and where alternative habitat provision can be made in order to maintain and enhance local biodiversity.
Strategic Objectives Supported: SO1, SO4, SO5, SO6, SO7 and SO8
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.6.25 The policy seeks to ensure that the habitats and species identified within the UKBAP and LBAP are suitably enhanced and protected from inappropriate development, and not adversely affected by development proposals. The Carmarthenshire LBAP sets out the species and habitats considered to be of national, regional and local importance. In considering proposals which would impact upon such habitats and species, reference will be made to the LBAP in determining the proposal, and where appropriate, the necessary level of mitigation etc, if, and where required. Due regard is also given to the provisions of the NERC Act 2006 - Section 42 List of Species and Habitats of Principal Importance for Conservation of Biological Diversity in Wales, in the implementation of this policy. The role of habitats and associated areas as connectivity pathways, ‘ecological networks’ or ‘animal corridor networks’ will, where applicable, be considered (reference should be made to Policy EQ5 below).

6.6.26 Where required, management plans detailing matters such as mitigation measures should be produced as part of any application, and agreed with the authority prior to permission being granted. Proposed mitigation should be accompanied by an agreed monitoring regime. Mitigation may include careful design and scheduling of work, with phasing considered so that the timing of any works minimises disturbance.

6.6.27 In exceptional circumstances, the need for a development might outweigh the need to protect a particular site. If this is found acceptable, then measures will be put in place to ensure that alternative wildlife habitat provision or habitat creation is provided, in order to ensure that there is no loss in overall nature conservation value of the area or feature. The location and scale of a development, including the nature of the habitats on the site and the surrounding area will be a consideration in the nature of any management required.

6.6.28 The potential impacts, either individually or cumulatively of a development, should be carefully considered in determining any proposal. In this regard, the impact of noise, vibration, drainage, lighting and traffic considerations may have implications during construction or once any development is completed.

6.6.29 The use of planning conditions and/or planning obligations will be considered where appropriate. SPG in relation to biodiversity will be prepared. This will include guidance to developers and will assist in the implementation of the policy and the LDP.

6.6.30 In using this policy, due regard should also be had to Policies GP4, EP1, EP2, EP3, EP4 and EP5 as appropriate.

Policy EQ5 Corridors, Networks and Features of Distinctiveness

Proposals for development which would not adversely affect those features which contribute local distinctiveness/qualities of the County, and to the management and/or development of ecological networks (wildlife corridor networks), accessible green corridors and their continuity and integrity will be permitted.

Proposals which include provision for the retention and appropriate management of such features will be supported (provided they conform to the policies and proposals of this Plan).

Strategic Objectives Supported: SO1, SO4, SO5, SO6, SO7, SO8 and SO12
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.6.31 These features include those which by virtue of their structure and location either as a linear or continuous feature or independent element, make an important contribution to the landscape qualities of the County and its distinctive qualities. This policy seeks to protect a diverse range of these features which are not only valuable in visual terms and their contribution to the landscape but also play an important role in protecting and enhancing biodiversity, geodiversity and culture across the County. Such features whilst rarely afforded statutory protection make a significant contribution to the diversity of Carmarthenshire’s landscapes, communities and rich biodiversity.

6.6.32 Features which contribute include: hedgerows, ditches and banks, stone walls, streams, tree belts, woodlands, veteran trees, parklands, green lanes, river corridors, lakes, ponds, road verges, or habitat mosaics or networks of other locally important habitats including peat bogs, heath-land, wetlands, saltmarshes, sand dunes and species rich grass lands.

6.6.33 Such features make an important contribution to biodiversity, and as such any proposals will be encouraged to support their retention, management and development. The retention and enhancement of such features recognises their importance as connectivity pathways for dispersal, migration and genetic exchange. In utilising this policy, reference should be made to relevant studies in respect of the Connectivity of the Marsh Fritillary Butterfly Habitats (in relation to the Caeau Mynydd Mawr SAC) and the Carmarthenshire Settlements Biodiversity Assessment (Submission Document – CSD99).

6.6.34 Woodlands, trees and hedgerows are an integral and ever changing part of the landscape and townscape character of the County. They provide valuable wildlife habitats, remove carbon dioxide from the air, reduce atmospheric pollution, and provide shelter, shade and informal recreational opportunities. Whilst some woodland, trees and hedgerows are protected by wildlife or conservation designations, Tree Preservation Orders or the Hedgerow Regulations, it is also important that those which are not, are retained, protected and wherever possible, added to. (Reference should also be made to Policy GP1 – Sustainability and High Quality Design, together with the provisions of PPW: Edition 7 - Chapter 5).

Policy EQ6 Special Landscape Areas

Special Landscape Areas are designated in the following locations and as identified on the Proposals Map:

Tywi Valley
Carmarthenshire Limestone Ridge
Teifi Valley
Drefach Velindre
Bran Valley (North of Llandovery)
Mynydd Mallaen
Llanllwni Mountain
North Eastern Uplands
Mynydd y Betws
Gwendraeth Levels
Pembrey Mountain
Swiss Valley
Talley
Lwchwr Valley
Lower Taf Valley
Cwm Cathan
Cothi Valley
Carmarthen Bay and Estuaries

Proposals for development which enhance or improve the Special Landscape Areas through their design, appearance and landscape schemes will be permitted (subject to the policies and proposals of this Plan).

Strategic Objectives Supported: SO1, SO4, SO5, SO6, SO7, SO8 and SO12
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.6.35 Special Landscape Areas (SLAs) represents a non-statutory designation which were identified following a formal assessment of the landscape qualities of the County. Their designation utilised the former CCW’s Guidance Note in applying the results from the LANDMAP data. In this regard their designation reflects the aspect areas defined within LANDMAP and seeks to utilise ‘outstanding’ categorisations supported where appropriate by those classified as ‘high’.

6.6.36 LANDMAP is a Wales wide approach to landscape assessment which describes and evaluates aspects of landscapes and can be used by authorities in informing policy and decision making. It identifies five ‘aspect areas’: geological landscape, visual and sensory, landscape habitat, cultural landscape, and historic landscape.

6.6.37 Whilst not intended to necessarily preclude development, it is intended to reflect the emphasis placed upon the term ‘special’ in their definition. The design of developments should be sensitive enough to ensure that the scheme makes a positive contribution to the landscape. In this regard, proposals will be expected to show that they will not have an unacceptable impact on their specific distinctive features or characteristics of the SLA. Development proposals adjoining, or which impact upon a SLA will also be considered in accordance with the provisions of this policy.

6.6.38 Those settlements defined as part of a SC, where surrounded by an SLA, are considered to form part of the designation. Those Growth Areas, Service Centres and Local Service Centres within a SLA will not be considered part of the designation, however their potential impacts will be duly considered in line with the above statement in relation to development proposals adjoining or which impact upon an SLA.

6.6.39 The Council will, in determining appropriate planning applications, have regard to the LANDMAP information system as a material planning consideration in considering the impact of any proposal on the County’s landscape qualities. Consideration should be given to the enhancement of quality by means such as character creation and restoration as and where appropriate.

6.6.40 A description of each SLA identifying its characteristics and landscape features is set out within Appendix 4. SPG will be prepared in respect of management considerations within SLA’s and general design advice. The use of the SLA policy will be monitored within the LDP monitoring framework.

EQ7 Development within the Caeau Mynydd Mawr SPG Area

Proposals will be permitted where they accord with the Council’s commitment to promote and contribute to the delivery of the Conservation Objectives of the Caeau Mynydd Mawr Special Area of Conservation (CMM SAC) in line with the Habitats Directive. Where applicable, proposals in the SPG area will be required to contribute towards increasing the quality and amount of suitable habitat for Marsh Fritillary butterfly available within the SPG Area. The SPG Area is defined on the Proposals Map.

In order to achieve these objectives, and to mitigate for the loss of potential supporting habitat and connectivity for the marsh fritillary butterfly that may result through the development, the Council will, where applicable, seek to secure Planning Obligations (in accordance with policy GP3 and the provisions of the SPG for the CMM SAC) from relevant developments within the SPG area. The agreed contribution will be negotiated on a case by case basis subject to the provisions and requirements of the CMM SAC SPG.

Strategic Objectives Supported: SO1, SO4, SO5, SO6, SO7, and SO8
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.6.41 Developments can proceed within the Caeau Mynydd Mawr SPG Area subject to there being no demonstrable likely significant effect upon the Caeau Mynydd Mawr Special Area of Conservation (CMM SAC). To this end, the Council will (where appropriate) seek developer contributions in accordance with the provisions of the Caeau Mynydd Mawr Supplementary Planning Guidance (CMM SAC SPG). In order to ensure the LDP’s compliance with the Habitats Regulations, the Council will (where appropriate) give priority to securing those obligations in respect of the SAC. The Council may also (where appropriate) seek further detailed information from developers to inform the determination of planning applications.

6.6.42 The Caeau Mynydd Mawr SPG Area is identified on the proposals map. Reference should be made to the adopted CMM SAC SPG, together with Policies H1 and SP7 and Appendix 2 of this Plan.

6.6.43 In providing certainty and spatial focus, policy EQ7 does not advocate a rigid/blanket approach to calculating the amount of ‘chargeable’ development. Reference should be made to the SPG, particularly in terms of ‘in kind’ contributions.

6.7 Renewable Energy

6.7.1 The policies of this Plan promote the implementation of an energy hierarchy which is to reduce energy demand of buildings, promote energy efficiency in buildings and provide and increase the supply of renewable energy. The policies set out below, and in Strategic Policy SP11 - Renewable Energy and Energy Efficiency seek to assist in achieving the later part of the hierarchy. PPW: Edition 7 and TAN8: (2005) provides additional guidance for renewable energy schemes, the content of which is not repeated here. Of particular note are the following topics:

Policy RE1 Large Scale Wind Power

Large scale wind farms of 25MW and over will be permitted provided that the following criteria can be met:

  1. The development is located within a Strategic Search Area and will contribute to meeting the indicative generating capacity within the Area;
  2. The development will not have an unacceptable impact on visual amenity or landscape character through: the number, scale, size, design and siting of turbines and associated infrastructure;
  3. The development will not result in demonstrable harm to statutorily protected sites and species, and habitats and species identified in the Local Biodiversity Action Plan;
  4. The development will not have an unacceptable impact upon areas designated for their landscape value;
  5. The development will not result in significant harm to the safety or amenity of sensitive receptors and will not have an unacceptable impact on roads, rail or aviation safety;
  6. The development will not result in unacceptable loss of public accessibility to the area; existing footpaths, mountain bike trails and equestrian trails will be safeguarded from development with no permanent loss to their length and quality;
  7. The development will not result in unacceptable electromagnetic interference to communications installations, radar or air traffic control systems, emergency services communications, or other telecommunication systems;
  8. The development will not have unacceptable cumulative impacts in relation to existing wind turbines and those which have permission;
  9. Turbines and associated infrastructure will, at the end of the operational life of the facility, be removed and an appropriate land restoration and aftercare scheme agreed;
  10. Proposals will not cause an unreasonable risk or nuisance to, and impact upon the amenities of, nearby residents or other members of the public.
Strategic Objectives Supported: SO1, SO4, SO5, SO7 and SO11
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.7.2 Large scale wind farms are considered to be necessary in order for WG to achieve committed energy targets. TAN8: Planning for Renewable Energy (2005) identifies seven areas in Wales that are considered to be the most appropriate locations for large scale wind farm development. These areas are known as Strategic Search Areas (SSA). SSA G: Brechfa Forest lies within Carmarthenshire, generating targets and upper limits for search areas are set by the Welsh Government. SSA E: Pontardawe is mainly located within the Neath Port Talbot and Swansea administrative boundaries, but a small part of it straddles the County boundary to the east of Ammanford. The principle of large scale wind turbine development and associated landscape change is accepted within SSAs.

6.7.3 This policy seeks to protect Carmarthenshire’s landscape from being scattered with wind turbines, by directing large scale wind farms to Strategic Search Areas (SSAs). TAN8 has identified SSAs as being the most appropriate locations for large scale wind farm development (>25MW). The cumulative impact of wind farms can demonstrably harm the wider landscape and will be strictly controlled.

SSA G: The Brechfa Forest
6.7.4 The Brechfa Forest can be described as an extensive area of continuous forest, ranging from conifer plantations across upland plateaux to ancient broadleaved woodland in steep, narrow valleys. Since 2005, Forestry Commission Wales has gone through a tendering process to identify a single developer of a major wind farm or farms on its estate in the Brechfa Forest Area. A key aspect of the tender for the development is that projects be integrated with the forest rather than becoming a replacement land use.

6.7.5 Part of the Brechfa Forest SSA also comprises a single block of common land comprising Mynydd Llanybydder, Mynydd Llanllwni and Mynydd Llanfihangel Rhos-y-Corn, which are areas mainly grazed by sheep. This land contains a wide variety of semi-natural habitats, some of which are priority habitats for biodiversity conservation.

6.7.6 TAN8 initially defined the Brechfa Forest. A study was commissioned in 2006 to study the Brechfa Forest area and assess where wind turbines could best be accommodated to minimise visual intrusion. One of the outputs of the report was the identification of four areas, collectively likely to be capable of supplying sufficient land for at least 90MW of installed capacity, where landscape and visual impact of major wind farm development would be least. Regard will be had to the output of this study in assessing proposals.

6.7.7 Brechfa Forest provides an important outdoor recreation role, by providing a resource for walkers, mountain biking, horse riding and car rallying. A significant amount of investment has been made in developing the mountain bike trails and associated facilities in recent years. In siting turbines, the existing mountain bike trails shall be safeguarded with no permanent loss to the length and quality of trails. Temporary and appropriate re-routing of public rights of way during construction will be required. Encouragement will be given to enhancing existing facilities and providing new recreational facilities.

6.7.8 SPG has been produced for Major Wind Farm Development in the Brechfa Forest Area and covered the period up to 2010. Further, updated Guidance will be produced to support the Renewable Energy policies of this Plan (policies SP11, RE1, RE2 and RE3).

SSA E: Pontardawe
6.7.9 Largely falling within the neighbouring Counties of Neath Port Talbot and Swansea, SSA E is likely to generate an estimated 100MW of electricity. A study was also commissioned for this area and concluded that part of the area falling within Carmarthenshire is suitable for refinement. This area, known as Mynydd y Betws has been an operational wind farm since summer 2013. For this reason, it has been deemed that further refinement of the SSA E is not required for the part that falls within Carmarthenshire.

6.7.10 The location of turbines and their design is an important factor in assessing the impact of a proposal on the landscape. Ancillary works, buildings and structures should be carefully and sensitively sited and designed, and limited to locations where proposals would not have a significant cumulative effect. Such developments should be sympathetic to the characteristics of the local landform, contours and existing landscape features.

6.7.11 Where any project is likely to result in unavoidable damage during its installation, operation or decommissioning, the application will need to indicate how this will be minimised and mitigated, including details of any proposed compensatory measures, such as a habitat management plan or the creation of a new habitat. This matter will need to be agreed before planning permission is granted.

6.7.12 Turbines shall pay due regard to the amenities of the residents and occupants of nearby properties. This requirement should reduce the potential nuisance arising from wind turbine operation, noise, shadow flicker, safety risk, radio or telecommunications interference. No turbine should cause demonstrable harm to the amenity of any resident. Proposals that would result in unacceptable nuisance arising from wind turbine operation, noise, shadow flicker, safety risk, radio, telecommunications or aviation interference will not be permitted.

6.7.13 Proposals will be required to ensure that they do not give rise to problems of highway safety or have a detrimental effect on the highway network as a result of construction and maintenance traffic, in line with policy TR2 – Location of Development – Transport Considerations.

6.7.14 Proposals will not adversely impact upon sites of historical or archaeological importance, in line with policy EQ1 – Protection of Buildings, Landscapes & Features of Historic Importance.

6.7.15 Provision should be made for the removal of temporary structures, plant and equipment from the site once construction works are completed. Once turbines have come to the end of their operational life, all structures, plant, equipment and turbines should be removed within six months after their decommissioning and the land restored to an acceptable standard.

6.7.16 TAN8 provides detailed guidance to developers and LPAs as to the types of factors that should be taken into account when planning for large scale wind farms.

6.7.17 At present there are five operational wind farms within Carmarthenshire, none of which can be classified as large-scale. These turbines contribute an estimated total of 78.3 MW.

Location
Estimated Output (MW)
Number of turbines
Blaenbowi, Capel Iwan
3.9
3
Blaengwen, Alltwalis
23
10
Dyffryn Brodyn, Blaenwaun
5.5
11
Parc Cynog, Pendine
11.4
11
Mynydd y Betws
34.5
15

Table 9 – Wind Farms in Carmarthenshire

6.7.18 Extensions to existing wind farms will be considered on their own merits, it is considered that TAN8 contains sufficient detail to enable an assessment of such proposals.

6.7.19 “LANDMAP” is a data-set devised by the former Countryside Council for Wales for taking landscape into account in decision making. “LANDMAP” will be used in assessing planning applications for wind turbines. Other areas that are not suitable for wind farm development include SSSIs, SACs, sites of historic or archaeological importance.

Offshore Wind
6.7.20 The planning process for offshore wind farms does not fall within the remit of the Local Planning Authority. However, the observations of the Authority will be required by the relevant determining body. Associated onshore infrastructure may require planning permission and will be considered under policy SP17 - Infrastructure.

Policy RE2 Local, Community and Small Wind Farms

Local, Community and Small wind farms or individual turbines will be permitted provided the following criteria can be met in full:

  1. The development will not have an unacceptable impact on visual amenity or landscape character through: the number, scale, size, design and siting of turbines and associated infrastructure;
  2. The development will not have an unacceptable cumulative impact in relation to existing wind turbines and other renewable energy installations and those which have permission;
  3. The siting, design, layout and materials used should be sympathetic to the characteristics of the land-form, contours and existing features of the landscape;
  4. The development would not cause demonstrable harm to statutorily protected species, and habitats and species identified in the Local Biodiversity Action Plan;
  5. Turbines and their associated structures will not be sited in, or impact upon archaeological resources, the setting and integrity of Conservation Areas, Listed Buildings or other areas of historical value;
  6. Proposals will not cause an unreasonable risk or nuisance to, and impact upon the amenities of, nearby residents or other members of the public;
  7. No loss of public accessibility to the area, and existing bridleways and footpaths will be safeguarded from development with no permanent loss to their length and quality;
  8. Turbines and associated infrastructure will, at the end of the operational life of the facility, be removed and an appropriate land restoration and aftercare scheme agreed;
  9. The development will not result in significant harm to the safety or amenity of sensitive receptors and will not have an unacceptable impact on roads, rail or aviation safety;
  10. The development will not result in unacceptable electromagnetic interference to communications installations; radar or air traffic control systems; emergency services communications; or other telecommunication systems.
Strategic Objectives Supported: SO1, SO4, SO5, SO7 and SO11
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.7.21 This policy is applicable to all wind energy projects generating less than 25MW. Encouragement is given to the installation of local, community and small wind energy projects in appropriate locations.

6.7.22 Local scale and community based wind farms can play an important role in assisting to meet WG targets. Such turbines are encouraged in appropriate locations, including on previously developed land. An important consideration in assessing proposals will be the cumulative effect of turbines, with particular emphasis on turbine design and size, which can vary considerably.

6.7.23 Appropriate new developments will be encouraged to consider incorporating small, or microgeneration wind projects within their design. Small turbines are required to be located to, and closely related to existing buildings or structure of a similar nature. Turbines which are out of character with the area, in terms of their size or design, being over dominant in the area, will be refused. Proposals will not conflict with other policies contained within this Plan.

6.7.24 In assessing the cumulative impact of proposals, any unacceptable harm to the landscape, visual impact, noise, ecology and surface and groundwaters will also be considered against other wind and non-wind renewable energy installations.

6.7.25 Turbines shall pay due regard to the amenities of the residents and occupants of nearby properties. This requirement should reduce the potential nuisance arising from wind turbine operation, noise, shadow flicker, safety risk, radio or telecommunications interference. No turbine should cause demonstrable harm to the amenity of any resident. Proposals that would result in unacceptable nuisance arising from wind turbine operation, noise, shadow flicker, safety risk, radio, telecommunications or aviation interference will not be permitted.

6.7.26 Proposals will be required to ensure that they do not give rise to problems of highway safety or have a detrimental effect on the highway network as a result of construction and maintenance traffic, in line with policy TR2 – Location of Development – Transport Considerations. In siting turbines, existing bridleways and footpaths shall be safeguarded with no permanent loss to the length and quality of trails. Temporary and appropriate re-routing of public rights of way during construction will be required. Encouragement will be given to enhancing existing facilities and providing new recreational facilities.

Policy RE3 Non-wind Renewable Energy Installations

Proposals within Development Limits
Proposals for non-wind renewable energy installations will be permitted within defined Development Limits, provided they do not cause an unacceptable impact to the character of the local area and to the amenity of adjacent land, properties, residents and the community. Proposals will not be permitted if they negatively impact upon archaeology or the setting and integrity of Conservation Areas, Listed Buildings or other features or areas of historical value.

Proposals outside Development Limits
Proposals for small scale non-wind renewable energy installations outside defined Development Limits are required to satisfactorily justify the need to be sited in such a location. Such proposals should be sited in close proximity to existing buildings and structures and will not cause demonstrable harm to the landscape.

Large scale schemes located outside defined Development Limits may be permitted in exceptional circumstances, where there is an overriding need for the scheme which can be satisfactorily justified, and the development will not cause demonstrable harm to the landscape.

Proposals that would cause demonstrable harm to the landscape, visual impact, noise, ecology, or ground and surface water as a result of the cumulative effect of renewable energy installations will not be permitted.

Strategic Objectives Supported: SO1, SO4, SO5, SO7 and SO11
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.7.27 The Government has promoted the installation of wind turbines in recent years as these are considered to be the best technology available in the short term to achieve targets of renewable energy generation. The assessment of proposals for wind turbines should be made in line with policies RE1 & RE2, this policy does not cover wind energy projects.

6.7.28 This policy covers a range of renewable energy technologies including Solar, Biomass, Hydro-Power and Combined Heat and Power. TAN8 provides technical detail and definitions for understanding the characteristics of these technologies to aid assessment of proposals. Small scale renewable energy can also be referred to as microgeneration. Microgeneration is defined under the Energy Act 2004 as: Technologies that generate electricity - 50 kW capacity (including solar photovoltaic panels, solar panels and micro-combined heat and power); or Technologies that generate heat (thermal) - 45kW capacity (including heat pumps, biomass and solar thermal).

6.7.29 Proposals for renewable energy technologies located within defined development limits will not cause unreasonable nuisance, and will pay due regard to the amenities of the land and people surrounding the site. Proposals should be integrated with the design of the building it is to be installed upon or close to. The impact of a proposal will be considered in relation to other policies contained within this Plan. Encouragement is given to the incorporation of renewable energy technologies in new and existing buildings in line with policies SP1 - Sustainable Places and Spaces and GP1 - Sustainability and High Quality Design.

6.7.30 It is acknowledged that there are certain proposals that will come forward which are located outside defined development limits. These proposals must be satisfactorily justified, for example, in the case of hydro-electricity having to be in contact with the resource being captured. Other proposals may relate to an existing property or structure that is situated outside development limits. In order to minimise the effect of development outside development limits, proposals should be located close to existing properties, buildings or structures. Proposals that would cause demonstrable harm to the landscape will not be permitted.

6.7.31 It is anticipated that an increasing number of proposals will come forward for large schemes to be located outside defined development limits, for example Solar Parks. Such schemes can play an important role in assisting WG achieve its renewable energy generation targets, and for this reason, the need for the scheme will be weighed up against the need to protect the landscape from inappropriate development. Such schemes will be assessed against other policies contained within this Plan primarily relating to the impact on the landscape and biodiversity of the proposal and the cumulative impact of renewable energy installations.

6.7.32 Proposals for biomass facilities will be required to demonstrate that the source of the fuel used will not have an unacceptable ecological impact, domestically or elsewhere and will not adversely impact upon water resources. Developers of biomass facilities will be required to demonstrate that there is a sufficient local source of fuel for which there is no reason to suspect its availability will cease, and any fuel source options which are more local have had good cause to be ruled out.

6.8 Environmental Protection

6.8.1 Clear guidance in respect of the following is contained within PPW: Edition 7 and are consequently not considered here. Additional national development management policy statements may be found in PPW.

6.8.2 Reference should be made to paragraph 6.6.20 of the Plan in relation to European and / or International sites.

Policy EP1 Water Quality and Resources

Proposals for development will be permitted where they do not lead to a deterioration of either the water environment and/or the quality of controlled waters. Proposals will, where appropriate, be expected to contribute towards improvements to water quality.

Watercourses will be safeguarded through biodiversity/ecological buffer zones/corridors to protect aspects such as riparian habitats and species; water quality and provide for flood plain capacity. Proposals will be permitted where they do not have an adverse impact on the nature conservation, fisheries, public access or water related recreation use of the rivers in the County.

Proposals will wherever possible be required to make efficient use of water resources.

Strategic Objectives Supported: SO4, SO5 and SO11
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.8.3 Water as a resource is extremely valuable and matters such as pollutants, flood prevention, groundwater and the protection and the enhancement of aquatic ecosystems are all important considerations reflected by legislation and guidance. The Water Framework Directive (2000/60/EC) (WFD) sets out the requirements in relation to the water environment and full regard should be had to its content.

6.8.4 Water pollution and consequent poor water quality can be from a single source, or from diffuse sources, such as from agricultural and urban runoff. The WFD has provided the opportunity to work with partner organisations, particularly Natural Resources Wales, to recognise the need to improve the whole water environment and promote the sustainable use of water for the benefit of both people and wildlife. River Basin Management Plans (RBMP) have been prepared which set out environmental objectives and standards, and a programme of measures by which they can be achieved.

6.8.5 Dwr Cymru Welsh Water (DCWW) are currently committed to undertake improvements in Waste Water Treatment Works capacities, treatment levels and discharge quality through actions programmed within the RBMP (as required under the WFD) and through funding allocations and priorities secured through the Asset Management Programme (AMP) 5 process.

6.8.6 In relation to the Burry Inlet and Loughor Estuary which forms part of the Carmarthen Bay and Estuaries European Marine Site (CBEEMS). The conservation status of the sites has been a matter of concern. The issues principally centre upon deficiencies in the sewerage infrastructure and the resulting storm spills and nutrients that may discharge into these Special Areas for Conservation (SAC) and their component sites. It is acknowledged that concerns over its conservation status have constrained new developments in the Llanelli and Burry Port areas. In this regard, the requirement on the local authority to meet their obligations under the EU Habitats Directive, to ensure no new developments adversely affect a SAC has led to a precautionary approach to new applications for development that may add additional loading on the sewerage infrastructure in the area. It is also noted that the WFD requires no deterioration in water bodies. Reference should be made to the HRA in relation to the LDP.

6.8.7 A stakeholders group have made a commitment through the signing of a Memorandum of Understanding (MoU) to work together to identify a partnership approach to improve and safeguard the environmental quality of the CBEEMS, when taking decisions on developments and regeneration schemes. This partnership group comprises of Carmarthenshire County Council, City and County of Swansea, NRW and DCWW. The LDP, in seeking to build on the MoU, has proposed a series of policies and provisions with a view to contribute to managing the issues. In this regard reference should be had to the provisions of the LDP including those which relate to the separation of surface water from foul water. Particular reference should also be made to the following:

6.8.8 The recognition that there are environmental considerations in relation to growth is a key concept of sustainable development. Given that the impact of the Plan’s allocations and commitments has already been considered by the Authority and deliverability established, EP1 simply provides a means to explore project/application level matters on a site by site basis as and where appropriate. The primary thrust of EP1 will be to provide the Authority with a means to consider the merits of proposals that come forward within the Plan period that are not currently identified within the Plan.

6.8.9 Water quality can be improved through a number of measures including the effective design, construction and operation of sewerage systems, the use of wetlands/greenspace for flood alleviation, the use of SUDS and sustainable water use in design. The promotion of agricultural good practice and effective links to the Catchment Abstraction Management Strategies would also contribute to improvements in quality. Some of these measures can be taken forward through the planning system and are covered in other sections in this Plan.

6.8.10 Proposals should seek wherever possible to incorporate water conservation techniques including rainwater harvesting and grey-water recycling. Regard should be had to policy GP1 - Sustainability and High Quality Design and the forthcoming SPG on Design Principles.

6.8.11 In terms of water supply through abstraction the Tywi, Taf, Gwendraeth Fawr and Fach, Loughor and Teifi River Catchments cover the area of Carmarthenshire. The Tywi, Taf & Gwendraeth Catchment Abstraction Management Strategy (CAMS) identifies the CAMS area as having water available with some restrictions imposed particularly during periods of low flows.

6.8.12 The Tywi catchment is a major surface water supply source for DCWW with the largest abstraction at Nantgaredig which makes a strategic contribution to water supply to South Wales. The CAMS for the Tywi water management unit identifies it as having water available with flow rates potentially supplemented from Llyn Brianne (which feeds into the river) if required with additional abstraction supported in this way.

6.8.13 Within the Loughor CAMS area, the Lliedi is identified as over-abstracted, the Morlais, Gwili, Loughor (at tidal limit) and Llan are classified as having water available, whilst the Loughor (at Tir y Dail Flow Gauging Station) is classified as having no water available. Elements of the Loughor catchment impact upon Natura 2000 sites, and any developmental impacts will be mitigated in accordance with the recommendations of the HRA.

6.8.14 The Teifi CAMs identifies that in the majority of rivers water is available. All of the units are within the River Teifi SAC and as such any developmental impacts mitigated in accordance with the recommendations of the HRA.

6.8.15 DCWW’s Water Resource Management Plan (2008) forecasts both household and non-household demand for water using WG Population and Household Projections, and their own monitoring of the non-household customer base respectively. Therefore, the Water Resource Management Plan will have taken account of the water supply demand of the LDP allocations, particularly as it exceeds the identified requirement of the LDP. The Water Resource Management Plan indicates that the water resource zones that supply Carmarthenshire’s water are all in surplus for the LDP period.

6.8.16 It is noted that previous comments have raised concerns over matters relating to the Pembrokeshire Water Resource Zone which may not remain in surplus. The position will be monitored and further discussion undertaken with DCWW and NRW.

6.8.17 Matters relating to abstraction and water supply will need to be continually monitored, to ensure that the growth identified within this LDP is commensurate with the availability of the resource, over and above the protection allowed through this policy.

6.8.18 The Council will consult with the NRW and DCWW on development proposals as appropriate. The Council will also consult the NRW on development proposals in the vicinity of river corridors and estuaries, and prospective developers should seek the advice and consent of NRW when appropriate. Where proposals relate to a main river or ordinary watercourse, the requirement for a 7 metre buffer adjoining both banks should be incorporated into any proposals to protect and encourage local biodiversity.

6.8.19 In relation to the Tywi Valley SAC, project specific mitigation will be required to include production of pollution prevention plans by industry.

6.8.20 Reference should also be made to policies SP17- Infrastructure and GP4 – Infrastructure and New Development.

Policy EP2 Pollution

Proposals for development should wherever possible seek to minimise the impacts of pollution. New developments will be required to demonstrate that they:

  1. Do not conflict with National Air Quality Strategy objectives, or adversely affect to a significant extent, designated Air Quality Management Areas (permitted developments may be conditioned to abide by best practice);
  2. Do not cause a deterioration in water quality;
  3. Ensure that light and noise pollution are where appropriate minimised;
  4. Ensure that risks arising from contaminated land are addressed through an appropriate land investigation and assessment of risk and land remediation to ensure its suitability for the proposed use.
Strategic Objectives Supported: SO4, SO5, SO10 and SO11
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.8.21 Air quality and its environmental, health and quality of life implications are recognised through national guidance, and are reflected within the sustainability appraisal objectives and the HRA screening report. Particular focus in terms of pollution will relate to those areas which are identified as having poor air quality. Whilst air quality in general within the County is good there is one designated Air Quality Management Area (AQMA) in Llandeilo centred on Rhosmaen Street for breaching national NO2 objectives. The LDP recognises the issue and its implications, and will monitor the outcomes for the AQMA. There are no other AQMAs identified within the County. In addition, the HRA has also identified a risk that current levels of diffuse air pollution could be having an adverse impact on the European sites across the County. It highlights that sites in the region are already at risk of suffering adverse effects from diffuse air pollution as they exceed critical loads for some pollutants.

6.8.22 In rural areas in Wales the main pollutant of concern is ozone. The report on Key Environmental Statistics for Wales (National Assembly for Wales, 2007) indicates that ozone levels exceeding moderate or high pollution levels fluctuate greatly, and are associated with weather patterns (WG 2006). The pattern of elevated levels of ozone in rural areas may also be associated with prevailing winds from more urban areas in which ozone precursors (Nitrous oxides, volatile organic compounds from vehicle exhausts and industrial emissions) are generated.

6.8.23 The UK Air Quality Strategy sets out the standards and objectives (as referred to within policy EP2 above). The Strategy is available for download on the DEFRA website. Where appropriate, developers should have regard to its content. Reference can also be made to the guidance below:

6.8.24 Where a proposal is identified as having a potential adverse impact on National and / or international sites, the Council will require consideration and implementation of proposals which move towards a ‘pollution neutral’ approach. This represents a means through which growth may be allowed, whilst ensuring pollution does not damage the integrity of the National and / or International sites and their ability to support the features for which they are designated.

6.8.25 The Council will seek to continue liaison with neighbouring authorities in considering future ways of reducing emissions.

6.8.26 Noise and light pollution are emerging issues which require consideration, especially in the urban context. Noise sensitive developments such as housing, schools, and hospitals located near to transport infrastructure should, wherever possible, be designed to limit noise levels within, and around the development. PPW requires that authorities adopt policies in respect of lighting and the control of light pollution. Parts of Carmarthenshire are still relatively undeveloped with a limited impact from lighting on the night sky. In interpreting this policy, any lighting should be carefully designed and considered to minimise the impact on adjoining areas. There is also a possibility that light pollution could adversely affect the integrity of a Natura 2000 site where development coincides with roost sites/transit routes and where applicable, this will be considered within the HRA. Reference should be made to Wales Tranquil Areas Map, 2009 prepared on behalf of NRW.

6.8.27 The Council has a responsibility to identify contaminated land and ensure that it is managed in an appropriate manner, as set out in the Environmental Protection Act 1990, and in PPW. The Council will need to be satisfied that the risks in respect of the site are fully understood and that remediation to the necessary standards is achievable. Work should not commence on site until appropriate remediation has been completed. The potential impacts on historic and natural environments will be considered in determining any proposal, with any submission to be accompanied by appropriate information.

6.8.28 Remedial works, as agreed by the Council, prior to the commencement of development. Where applicable due consideration will be given to the impact of any remediation operation on natural and historic environments with the relative benefits of and need for the proposal weighed against the relative importance of the historic or natural interest of the site. Reference should be made to the relevant policies as contained under section 6.6 (Environmental Qualities). Reference should also be made to the Council’s Contaminated Land Strategy. The impact of contamination and the results of remediation should have regard to the WFD and Groundwater Daughter Directive in relation to surface and groundwater quality and the management of potential cumulative effects.

6.8.29 In interpreting this policy in relation to water quality, due regard should be had to the provisions of Policy EP1 - Water Quality and Resources.

Policy EP3 Sustainable Drainage

Proposals for development will be required to demonstrate that the impact of surface water drainage, including the effectiveness of incorporating Sustainable Drainage Systems (SUDS), has been fully investigated.

The details and options resulting from the investigation must show that there are justifiable reasons for not incorporating SUDS into the scheme in accordance with section 8 of TAN 15.

Strategic Objectives Supported: SO3, SO4, SO5 and SO11
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.8.30 Sustainable Drainage Systems (SUDS) is a term used to describe the various approaches that can be used to manage surface water drainage in a way that mimics the natural environment in a more sustainable way than conventional drainage systems. The Flood and Water Management Act 2010 requires the use of Sustainable Drainage (SUDS) for all new housing and business development. Developments that affect the grounds ability to absorb water will on its formation require the approval of the SuDS approval body prior to construction. However until such time as the SUDS Approval Boards (SABS) are in place, the Authority’s Technical Services (Hydrology) Department will continue to assist in the implementation of this policy. In accordance with TAN15 para 10.11, it is advisable to undertake early consultation with the relevant authority in order to achieve the best possible outcome and ensure that any systems can be subsequently adopted.

6.8.31 Appendix 4 of TAN15 provides relatively detailed information and advice about the use and implementation of SUDS as part of a proposed development. SPG will also be produced to provide further guidance of the use and implementation of SUDS.

6.8.32 Where development of a large site is being developed incrementally, SUDS will be designed in a manner which will allow for the comprehensive development of the wider site.

6.8.33 There are other methods which can be used to reduce the impact of surface water in development schemes. The Code for Sustainable Homes identifies appropriate methods to reduce surface water runoff and flood risk. Encouragement will be given to designs accommodating measures which will assist in dealing with surface water run off, such as green roofs and recycling rain water. New development will be encouraged to retain as much permeable surface as possible.

6.8.34 Whilst allowing for the impacts of surface water drainage, the introduction and use of SUDS also provides an opportunity to protect water quality and minimise the impact on, and potentially enhance aquatic ecology.

6.8.35 Developments will be required to incorporate separate and independent drainage systems for the disposal of both foul and surface water on site.

6.8.36 Reference should also be had to policy TR3 in relation to surface water run off from highway proposals.

Policy EP4 Coastal Management

Proposals for coastal management schemes will be permitted, provided that:

  1. The need for the development is appropriately justified;
  2. The development is in keeping with the surrounding environment;
  3. The scheme will not result in increased erosion, flooding or land instability.
Strategic Objectives Supported: SO4, SO8 and SO12
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.8.37 Coastal defence schemes play an important role in protecting the County’s population, assets and resources from tidal flooding and erosion. This policy seeks to ensure that coastal management schemes are constructed in appropriate locations, and do not adversely impact upon the surrounding landscape. Schemes will be required to pay regard to the protection of species and habitats in line with policy SP14.

6.8.38 Encouragement will be given to incorporating appropriate public access and recreational facilities within schemes.

6.8.39 New coastal management schemes will not be permitted for the purpose of enabling new development in areas of flood risk or coastal erosion.

6.8.40 Proposals will be expected to take account of the contents of the South Wales (Lavernock Point to St Ann’s Head) Shoreline Management Plan (SMP2). SMPs provide a large-scale assessment of the risks associated with coastal processes and present a policy framework to reduce the risks to people and the environment. These Plans set out strategic policies which are designed to assist coastal defence decisions. Applicants should satisfy themselves that they are covered by the above assessments.

6.8.41 The proposals contained within this LDP have been prepared with due regard to the policies set out in SMP2. It is considered that the LDP in combination with the policies set out within SMP2 does not have a significant effect on the Carmarthen Bay and Estuaries European Marine Site.

Policy EP5 Coastal Development

Proposals for development in coastal locations will be permitted provided that:

  1. It is necessary for them to be sited at a coastal location;
  2. They do not increase the risk of erosion, flooding or land instability;
  3. They would not result in the need for new coastal protection measures;
  4. The potential for any adverse effects on coastal landscapes and townscapes are minimised.
Strategic Objectives Supported: SO4, SO8 and SO12
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.8.42 Carmarthenshire has an extensive area of coastline, stretching from the mouth of the River Loughor to Marros. The coastal area can be defined as areas where the land and adjacent sea are considered mutually interdependent.

6.8.43 The undeveloped coast will rarely be considered the most appropriate location for development, and any proposals will be subject to other policies of the Plan, particularly Policy GP2 – Development Limits. In this regard, EP5 does not apply to proposals situated on allocations, commitments or indeed proposals located within the development limits of a defined settlement (Policy SP3).

6.8.44 Proposals should accord with the contents of the South Wales (Lavernock Point to St Ann’s Head) Shoreline Management Plan (SMP). SMPs provide a large-scale assessment of the risks associated with coastal processes and present a policy framework to reduce the risks to people and the environment. These Plans set out strategic policies which are designed to assist coastal defence decisions.

Policy EP6 Unstable Land

In areas where land instability is known, any development proposal must be accompanied by a scoping report to ascertain the nature of the instability.

Where instability cannot be overcome satisfactorily, there will be a presumption against development. Where there are grounds for believing that active or potential instability that would affect a proposed development could be overcome in an environmentally acceptable manner, any planning application must be accompanied by a stability report.

Strategic Objectives Supported: SO1, SO4, SO13
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.8.45 Unstable land occurs in different circumstances for different reasons, however, the causes of instability falls within three broad categories:

  1. The effects of underground cavities – whether of natural origin or due to mining or civil engineering works;
  2. Unstable slopes – these may be natural (e.g. eroding coastlines) or man-made (such as quarries, cuttings or embankments) or,
  3. Ground compression – this may be of natural origin due to peat, alluvial, estuarine or marine soils; or due to human activities e.g. made ground, landfill or restored opencast mines; and ground subject to movement due to shrinking and swelling clays.

6.8.46 Development proposals in areas where land instability is known will be dealt with on a case by case basis. A preliminary scoping report should identify the nature of the (potential) instability. The report should be sufficiently detailed in order for the local authority and other statutory agencies to ascertain whether a) there is no potential threat for a development to go ahead, b) instability problems cannot be overcome, or c) measures could be implemented to overcome identified problems. In the case of c), a detailed stability report will be required to accompany the application which:

  1. Is produced by a “competent person”, most appropriately a geotechnical specialist able to demonstrate relevant specialist experience in the assessment and evaluation of instability and;
  2. Identifies the measures required to mitigate against the identified risk(s).

6.9 Recreation and Leisure

6.9.1 Open space has the potential to provide benefits to health and wellbeing and can assist in mitigating the causes and effects of climate change. Open spaces can also provide arenas for social interaction and community activities, and have a key role to play in underpinning other key strategic documents, such as the Health, Social Care and Well Being strategy. In this regard, the protection and enhancement of provision represents a key consideration for the LDP.

6.9.2 Along with open space, policy REC1 – Protection of Open Space also recognises the key role of allotments, particularly in terms of developing community cohesion and also as an acknowledgment of the future issue of food security. Whilst seeking to promote allotments, their future management is governed by specific legislation (see PPW: Edition 7).

6.9.3 Locally distinctive evidence underpins the Plan’s policies in respect of open space. The Carmarthenshire Greenspace Study (Submission Document: CSD122) provides an audit of provision informed by national standards and guidance as well as local information on locally significant provision sourced from the local community and/or Authority officers. It should be noted that there may be locally significant provisions that are not formally recognised in the Greenspace Study, or on the proposals/inset maps, that make an important contribution towards open space and therefore ‘local knowledge’ should also be considered when determining the significance of these spaces to the local community. The study provides a spatial context in terms of accessibility to provision and provides some useful definitions of open space. For the purposes of the LDP, open space includes: natural green space, play space and public open space, in accordance with the guidance issued within TAN16. The Greenspace study project standards are the ones to which the County is working towards, with a 2.4ha per 1000 standard adopted. It should however be noted that the LDP is seeking to facilitate betterment in terms of accessibility to open space, and therefore ongoing liaison will be undertaken with the Council’s Leisure Services to ascertain whether the 2.8ha standard as set out within TAN16 is achievable in due course. Furthermore, consideration can be given to issues of any impact of increasing the requirements of the standards upon development viability. The Study also provides a spatial appreciation of where there are potential deficiencies and surpluses in provision across the County. Whilst the 2.4ha LDP standard does not match the 2.8ha TAN16 standard, it should be noted that paragraph 2.7 of TAN16 confirms that PPW is not prescriptive, and in this regard reference is made to the County’s rural/urban contrast and the locally distinctive evidence in place.

6.9.4 Clear national guidance in respect of this topic is contained within PPW: Edition 7: Tourism, Sport and Recreation and TAN16: - Sport, Recreation and Open Space. Consequently, the following matters do not require LDP policies as they are adequately covered by the aforementioned national guidance:

6.9.5 Additional national development management policy statements may also be found in the above guidance, including such issues as impact of floodlighting and amenity concerns. In terms of leisure and recreation, reference should also be made to SP16 – Community Facilities which confirms the Plan’s emphasis on protecting, and wherever possible enhancing, the sustainability and vitality of the County’s recreation and leisure facilities in accordance with the settlement framework. Whilst being covered by legislation by virtue of the C.R.O.W. Act 2000, rights of way also play an integral role in enhancing health and well being and their role (alongside that of footpaths and informal connectivity corridors) should be considered within the context of the LDP. Assisting in improving access to Carmarthenshire’s attractive coastal areas is an important consideration for the LDP, however any development proposals should not be in conflict with Policies EP4 and EP5.

Policy REC1 Protection of Open Space

Provision will be made to protect and wherever possible enhance accessibility to open space.

Proposals which result in the loss of existing open space will only be permitted where:

  1. It is demonstrated that there is provision of at least equivalent value available within the settlement, or where applicable the sustainable community, in an accessible location; and,
  2. It is demonstrated that the need for the facility has ceased; and,
  3. A deficiency of open space is not created through its loss; or,
  4. The re-development of a small part of the site would allow for the retention and improvement of the facility.
Strategic Objectives Supported: SO1, SO4, SO5, SO6, SO8, SO9, SO12, SO13 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.9.6 Definitions of open space and a clarification of the County’s accessibility standards are provided within the Green Space Study. For the purposes of this Plan, open space is defined as areas including playing fields, equipped children’s play areas, outdoor sports facilities, informal recreation or play space (i.e. natural green space, play space and public open space). This is in accordance with the guidance issued within TAN16.

6.9.7 Whilst the protection of existing open space is a key aspect of the above policy, it also provides a measure of flexibility. The consideration of changing demographic characteristics, the condition and vitality of existing provision and any shifting patterns in need may mean that existing open space is no longer meeting requirements, or there may be a surplus of provision identified. In such circumstances, the policy seeks to allow for the enhancement or alteration of provision within the settlement/sustainable community (as and where appropriate). Where proposals have the potential to materially and adversely impact upon existing provision, the applicant will need to demonstrate that alternative provision is available to achieve the accessibility standards. Consideration should be given to consulting with the Sports Council for Wales, alongside the Council’s Leisure Services and other service providers, with regards to changing patterns in participation and need. Where there is a lack of evidence in place with regards to a particular issue, then it will be the responsibility of the developer to provide information to assist in the determination of a development proposal.

6.9.8 The delivery of appropriate additional open space complies with the Plan’s emphasis on facilitating a sustainable level of growth within the County across the plan period. Proposals for new open space provision should be considered in accordance with local evidence of need, Policy SP16, other LDP policies as well as national guidance (including development management issues such as amenity, accessibility and environmental setting). Additional development (particularly housing) will place increased demand on existing space and therefore an appropriate level of provision should be secured in accordance with need.

Policy REC2 Open Space Provision and New Developments

All new residential developments of five or more units will be required to provide on site open space in accordance with the Council’s adopted standards of 2.4ha per 1000 population.

In the event that the above standards cannot be met on site, or where there is sufficient existing provision already available to service the development, then off site financial contributions will be sought as and where appropriate.

Strategic Objectives Supported: SO1, SO3, SO4, SO5, SO6, SO8, SO9, SO11, SO12, SO13 and SO14.
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.9.9 The above policy provides the means to achieve the standards set out within the Green Space Study. Examples of where the standards may not be able to be met on site include instances where a site becomes wholly unviable, there is evidence of plentiful accessibility provision already in accordance with the Council’s adopted standards or it is wholly impracticable to do so due to physical/design constraints. A supporting statement should be provided by the developer to clarify why the standards cannot be adhered to on site and the Authority may seek commuted sums towards the maintenance of existing open space instead. Reference should be given to policy GP3 with regards to planning obligations and developer contributions.

6.9.10 Where open space provision forms part of a planning application, the applicant should stipulate how the future management and maintenance of any open space provision has been taken into account. Adequate accessibility to open space provision should be considered from the first stages of design so that it can become integral to the scheme (ideally at outline planning stage if appropriate). Such consideration will allow for issues such as disability access, cycling/walking and linear green spaces to be built into the design process from the outset. The monitoring framework of this plan will allow the Council to monitor open space provision and any potential loss of space (as well as any changes in standards applied to new developments). The Authority will publish SPG to cover Open Space and New Development.

Policy REC3 Proposed New Open Space


Provision is made for new open space proposals at the following locations as depicted on the proposals map:

SiteRef.Location
POS1South of Picton Terrace, Carmarthen
POS2Land to the rear of Ammanford Comprehensive School
POS3Land to the rear of Station Road, St Clears
POS4Land at Dylan, Trallwm, Llanelli

Strategic Objectives Supported: SO1, SO4, SO5, SO6, SO8, SO9, SO12, SO13 and SO14
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.9.11 Policy REC3 identifies the Council’s (and where appropriate partner organisations’) proposed open space schemes.

6.10 Tourism

6.10.1 The Tourism Vision for Carmarthenshire 2005-2015 outlines some key values that express the potential social and economic benefits of tourism related development. It also confirms the importance of conserving and enhancing the environment. In terms of challenges, the vision states that the area’s activity/wet weather and natural environment potential is unfulfilled. The challenges for the sector include facilitating diversity and augmenting the quality and variety of accommodation and enhancing the County’s “all year round” destination offer. These issues are all important in identifying the standard and nature of tourism related development that the LDP will seek to contribute towards delivering across the plan period. There is evidence of increasing interest within the County’s natural tourism and activity attractions and the natural beauty and qualities of the County. Access to these attractions should be well supported by an appropriate accommodation offer.

6.10.2 Clear national guidance in respect of this topic is contained within PPW: Edition 7: Tourism, Sport and Recreation and TAN13: - Tourism, TAN6: Agriculture and Rural Development, TAN16: Sport, Recreation and Open Space. Consequently, the following matters do not require LDP policies as they are adequately covered by the aforementioned national guidance:

6.10.3 Additional national development management policy statements may also be found in the above guidance, including such issues as amenity/landscape concerns. Reference should also be made to SP15 – Tourism and the Visitor Economy which confirms the Plan’s emphasis on contributing towards the development of the County’s all year round tourism offer without compromising the social, economic and environmental character of the County. The strategic policy provides the over arching framework for the consideration of tourism related development and provides the key principles to which the Plan will adhere to in terms of location, scale and impact of any development proposal. It also provides the means to consider any proposals within the context of the County’s Tourism hierarchy. However, given the rural nature of the County there will inevitably be proposals that are not in direct accordance with the hierarchy in that they require a countryside setting. Such issues therefore require policies that are reflective of local evidence.

6.10.4 Reference should be made to the Plan as a whole when considering tourism proposals, and key issues such as design, landscape and accessibility/highways will require due consideration. Whilst having potential to assist in meeting economic objectives, it should be noted that some tourism related initiatives are likely to result in physical development that have potential land use, cultural and water related impacts. This means that the promotion of tourism can potentially create conflict with important environmental considerations such as air quality, climatic factors, water, soil, cultural heritage, biodiversity and landscape. The LDP mediates these conflicting demands by establishing the conditions under which tourism can continue to contribute towards the County’s economy without placing unacceptable pressure on Carmarthenshire’s natural assets, heritage, culture and social fabric. The tourism economy is also likely to be impacted by future issues resulting from climate change, such as a warmer climate and increasing expense in travelling far afield due to peak oil issues. Tourism related development should demonstrate adherence to GP1 – Sustainability and High Quality Design in terms of meeting sustainable design standards and should move towards carbon and water neutral status, whilst not impacting negatively on the hydromorphology of water bodies. Where possible and appropriate, the siting of tourism developments on previously developed land will be encouraged.

6.10.5 Tourism has a spatial dimension within Carmarthenshire, with the post industrial coastal area (including access to the All Wales Coastal Path) being home to large scale regional attractions such as the Millennium Coastal Park and further inland, Ffos Las Racecourse and the northern ruralised areas such as the Brechfa Forest renowned for smaller scale high quality outdoor activity offers such as mountain biking. The merits of tourism related proposals should therefore be considered in the context of the County’s spatial characteristics, with the coastal and post industrial areas to the south of the County contrasting with the rural hinterland to the north and west to provide a rich and diverse setting. Such contrasting spatial settings mean that some development proposals will inevitably focus on an open countryside setting and therefore policies TSM3 and TSM5 provide a context to consider the merits of such proposals, whilst TSM4 covers proposals for visitor accommodation in the open countryside.

6.10.6 Wherever possible, consideration will be given to protecting existing serviced accommodation such as hotels, guest houses and hostels unless the use is deemed to be unviable. These establishments have the potential to assist in broadening the sectoral base of the County’s economy and to create and support local jobs. Their potential role is recognised within the County’s Employment Land Study and within the LDP monitoring framework. The patterns of uses in terms of serviced accommodation will therefore be monitored and any issues picked up at the first plan review.

6.10.7 The Plan does provide scope for existing buildings (including redundant buildings) to be utilised for tourism related uses as and where appropriate. Reference should be made to policy H8 for further guidance in terms of the renovation of derelict buildings, whilst PPW TAN6 provides advice on rural diversification and conversion of existing buildings outside of development limits. PPW also provides guidance for conversion of existing buildings for commercial uses, Suitable consideration should be given to the feasibility of a diversification proposal, with business plans a potential means to scope out whether a proposal is justified in terms of need and demand. Reference is also made to policy TSM4 – Visitor Accommodation.

Policy TSM1 Static Caravan and Chalet Sites

Proposals for new static caravan and chalet sites will only be permitted within the Development Limits of a defined settlement (Policy SP3).

Proposals for the enhancement and extension of existing static and chalet sites will only be permitted where:

  1. The development will increase the vitality, sustainability and environmental quality of the site;
  2. It will not result in an unacceptable increase in the density of units and/or the overall scale of the site;
  3. It enhances the surrounding landscape and townscape;
  4. It provides (where appropriate) for the significant improvement of the overall quality, appearance and setting of the site.
Strategic Objectives Supported: SO1, SO2, SO4, SO7, SO8, SO9, SO11 and SO12
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.10.8 Enhancements and extensions may incorporate appropriate and acceptable variations in a site licence to allow a modest increase in static caravan or chalet numbers.

6.10.9 In terms of meeting accommodation need, there is no evidence that a significant increase in the number of static caravan and chalet sites is appropriate given their potential amenity and landscape impact and their primary function as seasonal provision only. Proposals for new build holiday and self catering accommodation will be considered against the provisions of Policies SP15 and TSM4.

6.10.10 In applying policies TSM1, TSM2 and TSM4, occupancy conditions will be utilised to ensure that units of holiday accommodation are used for that and no other purpose.

6.10.11 Regard will be had to infrastructure and environmental capacity issues. As such reference should be given to policies SP17 and EP1. The attraction of the coast for tourism requires due consideration in the implementation of this policy and as such the reference should be made to the provisions of EP5.

6.10.12 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species.

Policy TSM2 Touring Caravan and Tent Sites

Proposals for new touring caravan and/or tent sites, and for extensions/improvements to an existing site, will be permitted where:

  1. It is directly related to an identified Growth Area, Service Centre, Local Service Centre or a Sustainable Community which exhibit appropriate services and facilities;
  2. It will not have an unacceptable adverse effect upon (and where appropriate enhances) the surrounding landscape and townscape;
  3. It will provide (where appropriate) for the significant improvement of the overall quality, appearance and setting of the site;
  4. The site will not result in an over concentration of sites within the area.

Proposals which include a need for ancillary structures should demonstrate that a sequential approach has been considered commencing with the re-use of existing buildings, followed by the need to construct new buildings. New buildings will only permitted where they are appropriate in terms of their siting, need and scale.

Proposals for the conversion of an existing touring caravan and/or tent site to a static caravan and/or chalet site will not be permitted unless it accords with Policy TSM1

Strategic Objectives Supported: SO1, SO2, SO4, SO7, SO8, SO9,SO11 and SO12
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.10.13 The focus in the LDP is on supporting accommodation which can fit satisfactorily within its settings and also support the local economy all year round. In this regard, policy TSM2 above supports touring caravanning and tent sites where appropriate. The viability and need for new sites should be established, with a clear rationale demonstrated in terms of location and compliance with wider plan policies.

6.10.14 Regard will be had to infrastructure and environmental capacity issues. As such reference should be given to policies SP17 and EP1. The attraction of the coast for tourism requires due consideration in the implementation of this policy and as such the reference should be made to the provisions of EP4 and EP5.

6.10.15 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species.

Policy TSM3 Small Scale Tourism Development in the Open Countryside

Proposals for small scale attractions/facilities in the open countryside; including appropriate extensions to existing facilities, will be approved where:

  1. There is no suitable site available within the Development Limits of any nearby defined settlement;
  2. The site is directly related to a defined settlement;
  3. The countryside location is essential and the proposal is highly dependant on the attributes of the site;
  4. The proposal includes a supporting statement demonstrating a clear and justifiable need for the development to be located at that given location;
  5. Where appropriate, the development will increase the vitality, sustainability and environmental quality of the site;
  6. There will be no adverse effects on the surrounding landscape/townscape or the setting and integrity of the historic environment.

Proposals which include a need for ancillary structures should demonstrate that a sequential approach has been considered commencing with the re-use of existing buildings, followed by the need to construct new buildings. New buildings will only permitted where they are appropriate in terms of their siting, need and scale.

Strategic Objectives Supported: SO1, SO2, SO4, SO7, SO8, SO9, SO11 and SO12
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.10.16 Policy TSM3 provides flexibility in providing the opportunity for the emerging outdoor activity tourism sector to be supported without compromising the social, economic and environmental integrity of the County.

6.10.17 Proposals for static caravan and chalet sites should be considered against policy TSM1 whilst proposals for touring caravan and tent sites should be considered against policy TSM2. In interpreting policy TSM3, it should be noted that tourism proposals includes new, as well as extensions to existing facilities. Extensions to existing facilities should be subordinate in scale and function to the existing facility and proposals that constitute substantive extensions should be construed as new development. Major tourism proposals in the open countryside are subject to TSM5.

6.10.18 Applicants will need to demonstrate sequentially that there are no suitable sites within the limits of nearby settlements to cater for the proposed uses. Applicants must provide the evidence necessary to demonstrate why the proposal must be located at the given location. Should a countryside location be evidenced as essential, the developer will need to identify that the proposed use within the countryside is economically viable. Where appropriate, the Council will seek a submission of a business case in support of any application. In this regard, the policy offers a locally distinctive context for the continued growth of tourism related initiatives within the County. Particular reference should be given to siting, design, scale and access to the primary and core highway network as defined through TR1.

6.10.19 Regard should be had to paragraph 6.6.20 and the effect of proposals on European protected species.

Policy TSM4 Visitor Accommodation

Proposals for new build serviced or self catering holiday accommodation will be permitted within the development limits of defined settlements (Policy SP3) where it accords with the relevant criterion under Policy SP15.

Outside the development limits of defined settlements (Policy SP3) proposals for permanent serviced or self catering visitor accommodation will be permitted where it consists of the re-use and adaptation (including conversion) of existing buildings and complies with criteria d) and e) set out in Policy H5.

Strategic Objectives Supported: SO1, SO2, SO4, SO7, SO8, SO9, SO11 and SO12
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.10.20 National planning policy recognises the role and contribution that the conversion of rural buildings can have to reducing the pressure on other houses in an area for holiday use (TAN6 Para 3.6.1). The policy reflects national guidance on the role of the re-use and adaptation of existing rural buildings for providing appropriate visitor accommodation whilst also protecting the open countryside from inappropriate development.

6.10.21 The Council will consider the application of conditions restricting the use to holiday accommodation only. Seasonal occupancy conditions may be used to prevent the permanent residential occupation of accommodation. In addition, seasonal occupancy conditions may be appropriate to reduce any adverse impact on the local environment particularly where a site is near a wildlife habitat that requires protection at particular times of the year.

6.10.22 In considering proposals in relation to criterion d) of policy H5, the Council will need to be satisfied that adequate living and storage (including garaging) space can be achieved without the necessity for significant extensions to the building. Proposals for future expansion of units will not generally be considered appropriate. Similarly, the Council will consider the withdrawal of normal permitted development rights to construct extensions and ancillary buildings.

6.10.23 Where a proposal constitutes part of a farm diversification scheme regard should be had to the provisions of Policy EMP4. All proposals will be considered and determined in the light of, and against the relevant policies and proposals of this Plan and the content of national planning policy.

TSM5 Major Tourism proposals in the Open Countryside

Proposals for large scale attractions/facilities in the open countryside; including appropriate extensions to existing facilities, will be approved where:

  1. They are compatible in terms of location, siting, design and scale; and,
  2. They enjoy satisfactory access to the primary and core highway network, and will not result in traffic generation to the detriment (capacity) of the local transport network and are serviceable by public transport, walking and cycling ;and
  3. They are economically viable propositions that contribute towards enhancing the diversity, quality and economic sustainability of the County’s tourism offer thus leading to demonstrable economic benefit; and,
  4. Where appropriate, the development will increase the vitality, sustainability and environmental quality of the site;
  5. They will not materially and adversely impact upon the social, cultural, economic and environmental qualities and characteristics of the site and/or County; and
  6. It is fully demonstrated that there is no suitable site available within the development limits of a defined settlement (policy SP3) and that the countryside location is essential with the proposal highly dependent upon the attributes of the site.
Strategic Objectives Supported: SO1, SO2, SO4, SO7, SO8, SO9, SO11 and SO12
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.10.24 Policy TSM5 provides for the consideration of large scale proposals in the open countryside. Whilst the emphasis within the LDP is focused upon delivering development in accordance with the locational hierarchy (SP15), flexibility is required to allow for consideration of large scale proposals in the open countryside that will accrue demonstrable economic and wider benefits without resulting in unacceptable harm. It should be noted that TSM5 refers to proposals for the extension of existing facilities located within the open countryside as well as to proposals for new development.

6.10.25 Extensions to existing facilities should be subordinate in scale and function to the existing facility and large scale extensions should be construed as new development.

6.10.26 Notwithstanding the above, policy TSM5 provides a clear emphasis on proposals fully demonstrating that an open countryside location is essential. Furthermore, it is stated that there should be no demonstrable social, economic and environmental harm arising from the proposal and that satisfactory levels of accessibility are in place.

6.11 Minerals

6.11.1 In preparing this LDP, the Council is reflecting its commitment to ensuring that there is an adequate supply of minerals to underpin economic activity and to regulate mineral extraction, processing, and recycling in as sustainable manner as is practical.

6.11.2 Unlike other types of heavy industry which often have more opportunity to be footloose, the mineral industry is fundamentally site dependent – minerals can only be mined or quarried from where they are found. This high dependency on location is an immediate cause of conflict between the mineral development and environmental and social considerations. The same geological processes, for example, which account for mineral deposits also give rise to many of the County’s characteristic landscape features such as limestone ridges and sandstone escarpments. Similarly, the proximity of many towns and village communities to mineral deposits, especially in the coalfield area, has in the past, led to conflict. As a consequence, the thrust and purpose of the Authority’s Mineral Policies is to achieve a balance between adequacy and efficiency of supply and environmental protection.

6.11.3 Reference should be made to MPPW and MTANs 1 & 2 in considering minerals proposals. Clear guidance in respect of the following is contained within these documents and is consequently not considered here:

Maintaining an adequate supply of mineral resources
6.11.4 In addition to the provisions set out in Policy SP10 in respect of maintaining a continuous supply of mineral resources, consideration will also be made to proposals for borrow pits solely to serve temporary construction projects, and small-scale mineral operations solely to provide building materials for the repair of and/or alterations to local buildings or structures of architectural or historic importance.

6.11.5 Borrow pits are short-term mineral operations supplying specific engineering projects such as new roads. Although only short term in nature, the potential impacts from borrow pits should be controlled as tightly as those relating to permanent quarries, and following the cessation of operations the land should be restored to a high standard.

6.11.6 Specific rock types might be important for the restoration of historic buildings or ancient monuments. Often this stone is localised in occurrence. Small-scale operations to obtain these resources will be permitted provided that necessary consideration is given to the potential effects that the extraction will have on the environment and local amenity.

6.11.7 Aggregate supplies in the County – the current position
Hard Rock: Reserves of Hard Rock in Carmarthenshire were 92.85 million tonnes at the end of December 2008 (SWRAWP Annual Report). Carmarthenshire Output is approximately 1.1 million tonnes per annum giving a landbank figure of 84.4 years. This is well in excess of the 10 year landbank figure for the entire LDP period required in MTAN1.

6.11.8 Five Prohibition Orders on inactive quarries were confirmed in 2010. This removed 11.75 million tonnes off the above figure, leaving a reserve of approx 81 million tonnes and a consequent 73.6 years of landbank at a base date of December 2008 – still well in excess of the MTAN1 requirement. Other dormant and inactive sites will be kept under review and the Authority will investigate whether further Prohibition Orders will be necessary. This provides clarification and certainty to local residents and contributes to a more accurate and realistic reflection of the County’s landbank of minerals.

6.11.9 Ongoing discussions are taking place with the City & County of Swansea and Neath Port Talbot County Borough Council regarding apportionment and sharing reserves. A total of approximately 94.26 million tonnes of hard rock reserve is held jointly between Carmarthenshire and its two neighbours.

6.11.10 The South Wales Regional Technical Statement (RTS) (2014) states that:

6.11.11 Therefore assuming the worst case scenario, this gives a total requirement of 41.5 million tonnes which is well within the range of the available reserves in the 3 LPA areas. The evolving cross border arrangement will be monitored closely and when finalised will be reflected in the Plan accordingly.

6.11.12 Sand and Gravel: The position for land won Sand and Gravel is not as clearly defined. MTAN1: Aggregates requires that a 7 year supply be maintained throughout the life of the Plan. In theory, Carmarthenshire has a landbank of almost 250 years, but this is based on a 500,000 tonnes reserve of river gravel (very little sand) which the operator uses at about 2,000 tonnes per year. This figure is not reliable enough to meet the sand and gravel requirements of Carmarthenshire over the period of the LDP. In reality, a large proportion of the sand currently used in Carmarthenshire is marine dredged sand landed at Burry Port (or Briton Ferry/Swansea). This is typical of South Wales as a whole, where in 2005, marine sources for sand represented over 78% of the regional consumption. Further sand resource may be reaching the County from sites in neighbouring authorities. Reliance on marine dredged sources and land won sources from outside Carmarthenshire is not a position that is sustainable. Discussions of apportionment between authorities in respect of sand and gravel will be required in the near future.

6.11.13 For the purposes of maintaining a supply of land based sand and gravel, resources of sand and gravel based on the recent Aggregate Safeguarding Map for South West Wales produced by the British Geological Survey (BGS) have been identified on the Proposals Map (see Policy MPP3). In respect of potential interest from the Minerals Industry, the safeguarding map will be recommended as a first point of reference. Early discussion with the Authority is advised as regards the potential merits of particular sites. Applications for sand and gravel extraction will be determined in respect of policy MPP1.

Coalfield Legacy
6.11.14 A significant part of Carmarthenshire has been subject to past coal mining activity and this has left a legacy, which includes mine entries (shafts and adits) and shallow mine workings. There has been extensive past coal mining activity in and around the settlements of Llanelli and Cross Hands/Ammanford, both of which are identified as key growth areas. Development proposals within areas of coal mining legacy will be required to give full consideration to coal mining information and, where necessary, implement mitigation measures to the satisfaction of the Local Planning Authority to ensure the safety and stability of new development. Any intrusive activities which intersect, disturb or enter any coal seams, coal mine workings or coal mine entries require the prior written permission of the Coal Authority.

6.11.15 In respect of old mine workings, potential exists in the period of the LDP for the exploitation of vent gas (also called mines gas, which entails the capture of methane from working or disused mines). The Coal Authority licenses operators to undertake such activities. Proposals for such activities will be considered in respect of all relevant Plan policies and will involve close liaison with the Coal Authority.

Policy MPP1 Mineral Proposals

Proposals for mineral extraction will be permitted where they would not result in any significant adverse impacts upon public health, the environment, local amenity and the local transport network. Applications for minerals proposals will be assessed against the following criteria:

  1. Suitable access and transport routes have been identified;
  2. Noise is demonstrated to be within acceptable levels;
  3. The best practicable means are identified to control dust, smoke, fumes and to ensure that operations do not cause a deterioration in local air quality;
  4. Blasting is controlled within acceptable levels;
  5. Potential impacts on groundwater resources, surface water resources and water supplies are identified and demonstrated to be within acceptable levels;
  6. Adverse impacts upon sites of nature conservation, historic, cultural and landscape importance are identified and demonstrated to be minimal;
  7. Effective mitigation measures proposed to minimise any potential effects from subsidence or land instability have been identified and demonstrated to the Council’s satisfaction;
  8. Landscape and visual impact is minimised;
  9. Satisfactory proposals have been submitted for landscaping, after use and after care of the site.
Strategic Objectives Supported: SO2, SO4, SO5, SO10 and SO11
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.11.16 The purpose of the policy is to maintain a balance between meeting national demand for minerals and minimising the potential adverse effects that could result from such operations. Minerals extraction can have positive effects on local areas and communities by providing a source of employment and contributing to the local economy, but at the same time measures have to be put in place to protect local health and amenity and the environment from any negative effects that may result. Particular consideration should be given to the potential for impacts to groundwater and water resources and also to public health, the environment (including landscape/townscape and historic designations), local amenity, the local transport network and other environmental parameters. Reference should be made to Policy EP2 in relation to pollution.

6.11.17 It is essential to plan mineral operations which are environmentally acceptable from the outset. The use of planning controls, such as conditions, legal obligations, and monitoring and enforcement, can ensure effective control of operations at mineral sites. The controls should be used where they are necessary and relevant to the individual circumstances under consideration. Acceptable levels of impact will vary at different mineral sites and will be dependent upon a number of factors. It will be up to the Council to determine these in respect of each individual planning application. For onshore oil and gas applications, protection of the water environment will be of key concern, and the Council will expect as a minimum the production of detailed baseline surveys over a study area defined by clear evidence, a Water Framework Directive (WFD) screening assessment (as a minimum, with a full WFD assessment where required) and a Monitoring and Response Plan covering operation and post-development periods, including a water remediation strategy of a level of detail appropriate to pollution risks which are present.

Policy MPP2 Mineral Buffer Zones

Provision has been made for Buffer Zones around all sites with extant planning permission for mineral working.

New mineral extraction and new sensitive non-mineral development will not normally be permitted within the identified buffer zones. All buffer zones have been identified on the proposals map.

Strategic Objectives Supported: SO2, SO4, SO5, SO10, SO11 and SO13
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.11.18 The buffer zone distances of 200m (minimum) around hard rock quarries and 100m (minimum) around sand and gravel extraction sites are set out in MTAN1: Aggregates, and 500m buffer zone around coal working sites is set out MTAN2: Coal. Exceptions to these distances will be considered in accordance with the provisions set out in MTANs 1 & 2.

Policy MPP3 Mineral Safeguarding

Planning permission will not be granted for development proposals where they would permanently sterilise resources of aggregates and coal identified within the mineral safeguarding areas (areas of search) identified on the proposals map unless:

  1. The applicant can demonstrate that the extraction of the mineral is impracticable, uneconomic or environmentally unacceptable (including compromising amenity and social considerations); or
  2. The mineral resource has already been extracted; or
  3. The mineral can be extracted satisfactorily prior to the development taking place; or
  4. The development is of a temporary nature and can be completed and the site restored within the timescale that the mineral is likely to be needed; or,
  5. The nature and location of the development would have no significant impact on the potential working of the resource.
Strategic Objectives Supported: SO2, SO4, SO5, SO10, SO11 and SO13
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.11.19 MPPW stresses the importance of safeguarding access to mineral resources that society may need in the future. This however, does not necessarily indicate a presumption in favour of working the deposits, merely that the location of the mineral is known. The safeguarded areas shown on the Proposals Map relate to the BGS Aggregate Safeguarding Map for South West Wales (in respect of Aggregates – hard rock and sand & gravel) and Coal Authority data (in respect of primary & secondary coal resource).

6.11.20 Development on safeguarded areas may only proceed if the developer can satisfy any of the above criteria. When viewed with other relevant policies of the plan (particularly MPP1), in many instances other forms of development may be permitted within or adjacent to development limits as mineral extraction will not itself be appropriate in such areas.

6.11.21 With regard to aggregates (hard rock and sand and gravel) identified and safeguarded on the proposals map, the extraction of mineral resources will generally not be acceptable within 200 metres of identified settlements in the LDP (in the case of hard rock) and within 100 metres (in the case of sand and gravel).

6.11.22 At present there are no marine wharves within the County. Potential future proposals, where acceptable, will be protected to safeguard marine sand and gravel supply route(s) into the area.

Policy MPP4 Coal Extraction Operations

Coal extraction operations will generally not be acceptable within 500 metres of the development limits of identified settlements in the LDP, or within International and National Designations of environmental and cultural importance, unless they are considered to be exceptions as set out in paragraph 49 of Minerals Technical Advice Note (MTAN) 2: Coal.

Strategic Objectives Supported: SO2, SO4, SO5, SO10, SO11 and SO13
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.11.23 Primary and secondary coal resources are identified and safeguarded on the Proposals Map, subject to the provisions of MPP3. Where proposals seek to extract the resource from within 500 metres of settlements, it would be the responsibility of the developer to establish whether their proposal satisfies any of the exceptional circumstances set out in MTAN2.

6.11.24 Proposals for the extraction of the coal resource will need to satisfy the criteria set out in Policy MPP1 and should, where appropriate be accompanied by a Health Impact Assessment.

6.11.25 If a non mineral related development is proposed in an area of coal resource, whether or not the resource is safeguarded, then prior extraction of the coal resource would be encouraged. As well as providing mineral resource and consequently enabling non-mineral related developments to potentially go ahead, prior extraction of coal also has the benefit of removing any potential land instability problems in the process.

Policy MPP5 Aggregate Alternatives

Proposals for operations which facilitate the use of secondary aggregate or recycled materials by the construction industries will be supported.

Proposals for such operations should demonstrate that a sequential approach has been considered commencing with existing active mineral or appropriate construction sites, followed by B2 employment land allocations where they form part of a waste transfer station or materials recycling facility capable of dealing with construction and demolition waste (see Policy SP12).

Strategic Objectives Supported: SO2, SO4, SO5, SO10, SO11 and SO13
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.11.26 The use of alternative or recycled materials enables primary resources to be conserved. Construction, demolition and excavation wastes in particular offer a significant potential source of alternative aggregate material. This includes crushed or other material suitable for use as aggregates, recovered from construction projects, or the demolition of buildings and structures. It may be crushed on site (and reused on-site, or sold off-site) or taken to a depot and processed for reuse. MPPW notes that insufficient recycling facilities have been a factor in constraining development in this field to date. MPPW and the RWP both stress the need for development plans to encourage the recycling of construction and demolition wastes as well as mineral and industrial wastes, by making provision for storage and processing of inert materials arising from construction and demolition operations.

6.11.27 Proposals for recycling construction, demolition and excavation waste on B2 sites must ensure compatibility with existing industrial and commercial activities. Appropriateness to surrounding uses would therefore be a critical factor in the assessment of any proposal.

Policy MPP6 Restoration and Aftercare of Mineral Sites

Proposals for mineral working will be required to make provision for the restoration and after-care of the land and for its beneficial re-use and enhancement.

The County Council will seek to secure the necessary works by means of financial guarantees included in a Planning Obligation.

Strategic Objectives Supported: SO2, SO4, SO5, SO10, SO11 and SO13
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.11.28 Appropriate restoration schemes should set out how the long-term quality of site will be maintained after mineral extraction has taken place. Restoration schemes can enable enhancement of the landscape and can increase the biodiversity of an area by creating new habitats for flora and fauna. The use of planning conditions at the application stage will ensure that land is restored to a high standard in readiness for its agreed after-use, which should be set out in the application after prior discussions with the Authority. Early discussions are vital and will enable the Authority to provide guidance on preferred after-uses and reclamation standards, taking into account local strategies such as the LBAP.

6.12 Waste Management

6.12.1 Carmarthenshire County Council as the Waste Planning Authority has a responsibility for policy and regulation in respect of all waste streams. The principal waste streams are:

6.12.2 The regulation and monitoring of waste management procedures and sites is shared between NRW and the County Council as the Waste Planning Authority. NRW has responsibility for standards of operation at sites, and their potential to cause pollution of the environment. The Local Authority is responsible for regulating matters such as land use, loss of amenity, traffic movements, time limits for operations, final ground profiles, restoration, after-care and after-use of sites etc. The remit relating to ‘harm to human health’ lies with the Local Authority although it is a matter for consideration by the NRW within its remit and functions.

6.12.3 National planning guidance in respect of Waste Management is set out in PPW, Edition 7 and supplemented by TAN21: Waste (February 2014) and relevant Circulars. These documents adhere to the principles set out in the overarching Waste Strategy Document for Wales ‘Towards Zero Waste’ (June 2010).

6.12.4 The national agenda in respect of waste management is evolving rapidly. ‘Towards Zero Waste’ builds upon the success of ‘Wise About Waste’ by setting out a long term framework for waste management and resource efficiency until 2050.

6.12.5 In accordance with European legislation, two of the foremost being the Waste Framework Directive and the Landfill Directive, ‘Towards Zero Waste’ sets out the framework for a more sustainable and integrated approach to waste management. This requires a more efficient consumption of natural resources in order to reduce the amount of waste produced, the utilisation of a mixture of waste management options, therefore avoiding over-reliance on landfill, and the effective protection of the environment. A key principle in shaping sustainable waste management is the waste hierarchy, as defined in Policy SP12.

6.12.6 In respect of Policy SP12, locations on B2 employment areas may be suitable for many of the future waste facilities including waste processing and treatment facilities, transfer stations, mechanical biological treatment, in vessel composting and anaerobic digestion. These facilities would cater for industrial and commercial waste as well as municipal waste. B2 sites can also potentially deal with the processing or disposal of hazardous waste.

6.12.7 In respect of construction, demolition and reclamation waste, this is generally undertaken on construction sites or quarries where it can be crushed on site. However, other options would include processing at a depot which might be considered on B2 land where appropriate (see Policy MPP5 – Aggregate Alternatives).

Policy WPP1 – Nantycaws Waste Management Facility

The Nantycaws waste management site will be safeguarded for the continuation and/or provision of the following range of waste management facilities, including those catering for the pre-treatment of wastes and the treatment of residual wastes:

  1. Landfill
  2. Composting
  3. Energy from waste
  4. Materials recovery
  5. Civic amenity site
  6. Anaerobic Digestion Plant
Strategic Objectives Supported: SO2, SO4, SO5, SO10, SO11 and SO13
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.12.8 Current operations at the site include composting (both windrow and In-Vessel Composting IVC); Civic Amenity Site, Landfill (Non Hazardous), and a Landfill Gas Burner.

6.12.9 SPG will be prepared for the Nantycaws Site examining the nature of future provision. The provision of a range of waste management operations emphasises the Authority’s commitment on driving waste up the waste hierarchy (see Policy SP12). Nevertheless, the use of the Nantycaws site for continued landfilling activity will remain an important option over the coming years as part of the Council’s Integrated Waste Management Strategy. Options for the potential future expansion of landfill operations will be explored in the SPG as well as the identification of future options for residual treatment of waste. Options might include a ‘Dirty Materials Reclamation Facility’ (MRF) where as much as possible of the waste material collected is recycled, or Mechanical Biological Treatment (MBT) - including possible heat treatment and a MRF.

Policy WPP2 – Waste Management Facilities Outside Development Limits.

Proposals for waste management operations not considered under policies SP12 and WPP1 will only be permitted, where there would be no significant adverse impacts on the environment, human health, local amenity and the local transport network. Proposals should, wherever possible, demonstrate how the waste hierarchy has been adhered to (see Policy SP12). Proposals will also be required to accord with the policies and provisions of this Plan.

Proposals should set out clearly how the potential visual impact of operations will be minimised through good quality design.

An appropriate scheme for the enhancement and beneficial restoration and aftercare of the land should form part of any development proposal.

Strategic Objectives Supported: SO2, SO4, SO5, SO10, SO11 and SO13
This policy should be read in conjunction with other relevant policies and proposals of this LDP.

6.12.10 B2 employment sites are not suitable locations for certain types of ‘open-air’ waste operations, particularly landfill or open-windrow composting. Other types of waste facilities, such as civic amenity (CA) sites, are also often more suited to locations away from built up areas (as in the case of the CA site at Wernddu, Ammanford).

6.12.11 Whilst B2 employment sites are generally the most favourable locations for ‘in-building’ waste facilities, in instances where proposals for such operations are submitted on sites outside development limits, this policy will apply. Sites would have to be sustainably located close to a principle highway network (as in the case of the Nantycaws Waste Site). The waste industry is largely market-led; consequently the consideration of potential future proposals for such facilities on non B2 sites will enable greater flexibility in terms of choice of locations.

6.12.12 The Areas of Search maps contained within the RWP 1st Review present potential areas for open-air and in-building facilities. Developers are encouraged to utilise these maps in the first instance to locate suitable areas in which to propose waste management developments.

6.12.13 Proposals for open-windrow composting may be considered as suitable as part of farm diversification schemes (see Policy EMP4 - Farm Diversification).


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