Rhondda Cynon Taf Local Development Plan up to 2021 - Adopted March 2011

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Chapter Six - Strategy Area Policies

6.1

This chapter sets out the policies specific to the two Strategy Areas. The policies should be read in conjunction with the Core and Area Wide policies of the Plan. Collectively these policies will form the basis for the determination of planning applications relating to the development and use of land and buildings. These policies are an essential element of the Council’s land use strategy and are intended to ensure that development accords with the spatial objectives of the Plan.

Northern Strategy Area:
Building Sustainable Communities

6.2

The Northern Strategy Area comprises the upland and valley areas of Rhondda Cynon Taf. The area covers the Rhondda Fawr and Fach and the Cynon Valley and includes the Principal Towns of Aberdare, the Key Settlements of Tonypandy, Porth, Treorchy, Ferndale, Mountain Ash and Hirwaun and the Small Settlements of Rhigos, Penywaun, Cwmbach, Aberaman, Penrhiwceiber, Abercynon, Ynysybwl, Treherbert, Pentre, Maerdy, Ystrad, Tylorstown, Ynyshir and Cymmer.

6.3

The main strategic road links within the Strategy Area are provided by the A4119, A470, A4058, A4233, A4059 and A465. A well-established network of bus and rail routes provides public transport provision. Bus provision is provided by a network, which serves the Key Settlements of Hirwaun, Mountain Ash, Treorchy, Tonypandy, Ferndale, Porth and the Principal Town of Aberdare. Main bus stations are located at Tonypandy and Aberdare. The passenger rail service connects the Rhondda Fawr and the Cynon Valley with Pontypridd and Cardiff. Stations are located at Trehafod, Porth, Dinas Rhondda, Tonypandy, Llwynypia, Ystrad, Ton Pentre, Treorchy, Ynyswen, Treherbert, Abercynon, Penrhiwceiber, Mountain Ash, Fernhill, Cwmbach and Aberdare.

6.4

The problems of deprivation, unemployment, dereliction and depopulation in the Northern Strategy Area, identified in the LDP Preferred Strategy, have been further examined in the Core Strategy Chapter of the Plan.

Northern Strategy Area Policies

The Northern Strategy Area Policies are as follows:

6.5

Aberdare is the only Principal Town identified within the Northern Strategy Area. Nicknamed the ‘Queen of the Valleys’, Aberdare is located on the cusp of the Brecon Beacons National Park. Aberdare is steeped in history with many historic building and architecture. The town provides many important services including commercial, leisure and cultural facilities. Opportunities exist for the enhancement of the services already provided in Aberdare, through improvements to the range and quality of retail, cafés / restaurants and accommodation facilities.

6.6

Through the Heritage Lottery Fund and European Funding, the Council will seek to deliver a programme of improvements in Aberdare aimed at the regeneration of the settlement. These improvements will include:
• A Townscape Heritage Initiative to improve and manage the historic environment;
• Public realm improvements including the creation of new public spaces, and
• Enhancement of the transport infrastructure.

6.7

The vision for Aberdare will be realised when the performance of the town centre is above the UK average with low vacancy rates and increased business turnover. To achieve this, the town will need a diverse retail offer, including high street retailers, niche and local stores.

6.8

Residential and employment development within the defined town centre will be permitted where the role of the town centre is supported. Proposals which would result in the loss of key services and facilities, retail and commercial units or other uses important to the role of these town centres, will not be supported by this policy.

6.9

Although less strategically significant than the Principal Towns, Key Settlements nevertheless provide important services and act as centres for commercial and community activity. Major regeneration schemes are proposed in Treorchy, Ferndale and Mountain Ash during the Plan period. These improvements will result in:
• Improvements to the public realm;
• Provision of new employment, retail and community facilities;
• Enhancement of existing open space provision;
• Improved accessibility by a range of modes of transport;
• Provision of additional car and cycle parking.

6.10

Opportunities exist within these settlements for new residential and commercial development that can support the process of regeneration in these communities. The Council will support proposals that promote the re-use of vacant and under used floor space, new retail development which is of a scale that meets the needs of the community without compromising the future viability of the town centres and small scale employment and residential developments that are in sustainable locations.

6.11

Residential and employment development within the defined town centres will be permitted where the role of the town centre is supported. Proposals which would result in the loss of key services and facilities, retail and commercial units or other uses important to the role of these town centres, will not be supported by this policy.

6.12

Hirwaun is located in the Cynon Valley close to the Principal town of Aberdare. A modest sized settlement, Hirwaun has seen a relatively large amount of development in recent years. This growth has not been supported by an increased provision of local services and facilities.

6.13

Through the identified Strategic Site at Hirwaun, which includes large-scale residential and commercial proposals, Hirwaun will continue to experience significant new development. The Council recognises that new development must be supported by appropriate local services and infrastructure in order to meet the needs of the existing and future community.

6.14

The Hirwaun Village Study made an assessment of the current provision in the settlement and makes recommendations on the sustainable enhancements of this key settlement. The study identifies the supply, nature and quality of local facilities and the extent to which they are presently serving the needs of the local community.

6.15

The report made recommendations on the need for improvements and development of key sectors. The report highlights the need for improvements in the retail, leisure, education and health sectors including supporting the current offer and encouraging further provision. The need for new facilities was identified in the tourism sector to promote the offer and strategic location of Hirwaun. The community facilities in the area were identified as needing enhancement and should be used more efficiently, for example as multi- functional shared spaces. The report also identified the need to create sustainable access to employment opportunities and to encourage the sustainable use and improvement of the transportation network.

6.16

Policy NSA 3 provides a framework for future development in Hirwaun that meets the needs of current and future populations.

6.17

The Strategic Site lies at the head of the Rhondda Fach in the Northern Strategy area, where otherwise, opportunities for large-scale development are limited. In conjunction with further land reclamation, access and environmental enhancement works, the potential exists for employment, tourism and leisure uses.

6.18

The Council’s vision for the Strategic Site is the provision of employment opportunities and tourism facilities in a restored dramatic landscape.

6.19

The site is subject to a number of constraints most notably:
• Steep slopes;
• Sites of importance for nature conservation;
• The need for large-scale land reclamation; and
• Low land values.

6.20

The Council has assessed the development potential of the Former Maerdy Colliery site in detail and would wish to see proposals for development that addresses the following elements:
a) Employment – a linear plateau of 1 hectare for small business and industrial units;
b) Tourism – visitor centre and car park near Castell Nos and Lower Reservoir;
c) Access – spine road on route of existing; riverside path and cycle way;
d) Environment – retention and management of sites of importance for nature conservation; establishment of community woodland; restoration of valley side to natural appearance through land reclamation.

6.21

The phasing of the development will be dependent upon the timing of the land reclamation scheme. Logically the environmental and access works must precede employment and tourism development.

Policy NSA 4 – Former Maerdy Colliery Site, Rhondda Fach

Indicative Concept Plan

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6.22

The Strategic Site lies at the head of the Rhondda Fawr in the Northern Strategy Area. The land is comprised of un-restored spoil tips, which have been partially re-worked, and former housing land that was cleared several decades ago when the colliery closed.

6.23

The Council’s vision for the Strategic Site is one of a high quality residential development on a restored valley floor set in a dramatic landscape.

6.24

The site is subject to a number of constraints most notably:
• Access;
• Sites of importance for nature conservation;
• Need for land reclamation; and
• Low land values.

6.25

The Council has assessed the development potential of the Former Fernhill Colliery site in detail and would wish to see proposals for development that addresses the following elements:
a) Residential development of between 350 and 400 units;
b) Local retail centre – site for local convenience store. Community facilities, such as a GP surgery, are also acceptable in this location (subject to need and viability).
c) Education – extension of Penpych Primary School is required;
d) Access – primary access road from A4061 Rhigos Road across eastern valley slope into centre of site; secondary access for pedestrians and public transport from Brook Street; spine paths and cycle ways linking the plateau with the village;
e) Environment – restoration of channels and green corridors for the Rhondda Fawr and its tributaries; retention and management of SINC and mitigation of impact of primary access road; restoration of the land north of the site for amenity open space.

6.26

The phasing of the development will be dependent on the land reclamation scheme. No more than 75% of the residential development shall be completed before the local retail centre is completed.

Policy NSA 5 – Former Fernhill Colliery Site, Blaenrhondda

Indicative Concept Plan

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6.27

The former Phurnacite Plant is a key brownfield site in a central position in the Cynon Valley and lies within the Cynon Valley River Park. The site represents a significant opportunity for major development to take place in the Northern Strategy Area. Development of the site is significantly constrained by flood risk.

6.28

The Council’s vision for the Strategic Site is high quality residential and employment development with informal recreation, set in the lush landscape of a restored valley floor.

6.29

The site is subject to a number of constraints most notably:
• Significant Flood risk;
• Ground contamination; and
• Sites of importance for nature conservation.

6.30

The Council has assessed the development potential of the Former Phurnacite Plant in detail and would wish to see a proposal that addresses the following elements:
a) Employment development – on the existing plateau to complete Aberaman Industrial Park;
b) Access – the employment access will be via Aberaman Industrial Park; the recreation access will be from John Street via the existing football ground access;
c) Cynon Valley River Park – informal open space on both sides of the River Cynon between the railway and the A4059.
d) Residential development of 500 units including a primary school following removal of contamination and flood prevention works – fronting the retained lakes and centred on the proposed school;
e) Access – the residential access will be from the B4275 Bronallt Terrace between Abercwmboi and Glenboi;
f) Formal recreation provision consisting of a replacement football ground – northwest of the retained lakes.
g) Development proposals must have regard to the position of the site within the Cynon Valley River Park.

6.31

The phasing of the development will be dependent on the land reclamation scheme and a timely resolution to the significant flood risk issues.

Policy NSA 6 – Former Phurnacite Plant, Abercwmboi

Indicative Concept Plan

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6.32

The site includes land proposed for mixed uses at Robertstown and the Aberdare General Hospital site. The hospital will be replaced by a new facility at Mountain Ash. Regarded as a whole, the site affords opportunities for regeneration as it is close to Aberdare town centre, the leisure centre and railway station. Potential exists for the site to offer significant mixed-use development comprising residential, employment and commercial uses.

6.33

The Council’s vision for the Strategic Site is the enhancement of Aberdare through commercial, residential and community development in a central location, with new links and retention of trees and open spaces.

6.34

The site is subject to a number of constraints most notably:
• Access;
• Flood risk;
• Trees and open spaces;
• Ecology;
• Availability of Aberdare Hospital land.

6.35

The Council has assessed the development potential of the Robertstown / Abernant site in detail and would wish to see a proposal that addresses the following elements:

Robertstown:
a) Access – will be provided by improvements to the A4059 and the existing highway network at Robertstown;
b) Flood Risk – the exact area of development plateau and evacuation routes are to be determined at the detailed design stage.
c) Commercial – B1 light industrial and office development on vacant land flanking Wellington Street;
d) Commercial – hotel, cinema or similar commercial leisure use on the vacant land opposite the park and ride station;
e) Community – medical centre adjoining the park and ride car park.

Aberdare Hospital
f) Access – will be provided by improvements to the A4059 and the existing highway network at Abernant;
g) Residential Development of 500 – 600 units – on the vacated hospital buildings at higher density, on the field rear of Abernant Road and bordering the retained parkland at medium density; and on the field south of Moss Row at lower density;
h) Community – a new community primary school off Abernant Road;
i) Trees and open space – the parkland northwest of the hospital buildings is largely designated a site of importance for nature conservation, along with the wooded slope down to the River Cynon and Cynon Valley Trail. The mature trees in this area and throughout the rest of the site are protected. The parkland is to be retained for the enjoyment of residents.

6.36

Development of the strategic site will depend upon highway infrastructure improvements provided as part of the Planning Obligations process, as set out in the Planning Obligations SPG.

Policy NSA 7 – Land at Robertstown / Abernant, Aberdare

Indicative Concept Plan

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6.37

A strategic corridor of land south of the A465 will be considered in conjunction with emerging Heads of the Valleys initiatives and discussions with Tower Colliery on future uses of land after coal related operations have ceased. Potential exists for large-scale employment, and some residential uses.

6.38

The proposals are linked to the proposed dualling of the A465 trunk road from Hirwaun to Abergavenny, involving a 1.4km length of new road through part of the Strategic Site.

6.39

The Council’s vision for the Strategic Site is the enhancement of Hirwaun as a key settlement in Rhondda Cynon Taf, through residential, employment and community development, and restoration and enhancement of the landscape and habitats.

6.40

The site is subject to a number of constraints most notably:
• Recent coal mining activity;
• Coal reserves;
• High-pressure gas main and safety zone;
• Sites of Importance for Nature Conservation and Site of Special Scientific Interest;
• Welsh Government scheme for dualling the A465 Heads of the Valleys trunk road.

6.41

In order to ensure that these constraints can be appropriately addressed at the masterplanning stage by leaving some areas undeveloped, the areas indicated for development on the indicative concept plan are significantly larger than the land area needed for the developments which are identified in the policy.

6.42

In accordance with the requirements of TAN 5- Nature Conservation, proposals for the development of the strategic site should be accompanied by a Habitats Regulations Assessment.

6.43

The Council has assessed the development potential of the Land South of Hirwaun in detail and would wish to see a proposal that addresses the following elements:
a) New Hirwaun Centre – on land fronting the existing southern bypass, adjoining the recreation ground, to include retail, commercial and community facilities;
b) Residential development of 400 dwellings will be constructed during the plan period in two new neighbourhoods south of the existing Hirwaun bypass, with links through the proposed new trunk road. As set out in the Hirwaun Strategic Site Phasing Report (August 2010) it is anticipated that all the residential units can come forward prior to the completion of the dualling of the A465.
c) Employment development including 36 hectares on land south and east of the A4061 west of Hirwaun, with ecological mitigation;
d) A new primary school at the east end of proposed residential neighbourhood;
e) Extensions to secondary and Welsh-medium schools in Aberdare;
f) Landscape, habitat restoration and protection and ecological mitigation including the protection and management of the areas of marsh fritillary butterfly habitat identified within the Strategic Site.

6.44

Phasing – No more than 75% of the residential development shall be completed before the completion of the local centre.

Policy NSA 8 – Land South of Hirwaun

Indicative Concept Plan

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6.45

Between 2001 and 2006, only 287 dwellings were constructed in the Rhondda Valleys and 605 dwellings in the Cynon Valley. Much of this development, 452 units, is a result of the construction of dwellings on small sites. In order to stimulate growth in the residential market, the LDP has allocated land for the construction of 1,365 dwellings on 21 sites throughout the Northern Strategy Area. The sites allocated have been selected in accordance with the criteria contained in Policy AW 2 and will seek to reinforce the roles of the Principal Towns and Key Settlements

6.46

Details of each of the proposed allocations are contained in Appendix 1.

6.47

The Northern Strategy Area is characterised by high density, Victorian terraced housing, constructed to accommodate a rapidly expanding population. Average density levels for terraced housing in the Northern Strategy Area are 70 dwellings per hectare. Although some modern lower density properties exist in the area, the supply is limited.

6.48

In order to halt the process of depopulation it is essential to ensure a supply of new accommodation that is built to a high standard of design and provides diversity in the type of residential properties available. This policy will require all new development in the Northern Strategy Area to be built at a minimum density level of 30 dwellings per hectare. Although still comparatively high, the imposition of a density level of 30 dwellings per hectare will allow for diversity in the housing market whilst still ensuring the efficient use of land.

6.49

Developments that propose lower or higher density levels will only be permitted where it can be demonstrated that the proposed density level makes the most effective use of the land and does not adversely affect the character of the site or surrounding area.

6.50

In order to ensure the provision of affordable housing in the Northern Strategy Area, the Council will seek the provision of at least 10% affordable housing on sites of 10 units or more. Contributions for affordable housing will take the form of on site provision and commuted sums for off site provision. The provision of affordable housing off site will be take the form of commuted sums, to be used to fulfil the aims of the Council’s Local Housing Strategy.
These include:
• On-site provision;
• Off-site provision, and
• Financial contributions.

6.51

The Council’s preference is for the on-site provision of affordable housing in order to encourage mixed, balanced and inclusive communities. Off-site provision will only be considered in lieu of on-site provision in exceptional circumstances. Where the Council considers that off site provision is acceptable the affordable housing provided should be of the same quantity, type and quality as that which would have been provided on-site.

6.52

The percentage target for the Northern Strategy Area recognises that site viability in the Northern Strategy Area is a major consideration. The number of units sought may be reduced where it is clearly demonstrated that a site’s location, the presence of abnormal development costs or other individual circumstances of the development, would result in the development not being economically viable with the above contribution threshold. The Council will require evidence to support any proposed reduction in the provision of affordable housing.

6.53

Research undertaken for the Council indicated that there were 2,500 empty properties within the County Borough. These vacant properties provide a significant opportunity to add to the supply of affordable housing. The majority of these properties are located in the Northern Strategy Area. The presence of such a high number of empty properties can have a significant impact on the character and appearance of a settlement. In order to ameliorate this situation the Council will seek financial contributions from developers to bring empty properties back into beneficial occupation.

6.54

When calculating the required level of provision and / or contribution to the reuse / rehabilitation of older housing stock, the Council will consider the gross development area, including where appropriate land shown outside the development site, rather than solely relying on the number of units proposed in a planning application. This will ensure that where sites are developed on a piecemeal basis, the appropriate level of contribution is secured based on the size of the overall developable area.

6.55

Further advice is contained in Supplementary Planning Guidance on Affordable Housing.

6.56

In addition to allocated sites, the construction of dwellings on unallocated sites is a key element of the strategy for the provision of new housing in the Northern Strategy Area.

6.57

In order to ensure the continued provision of new housing in the Northern Strategy Area, the LDP will seek to maximise the opportunities for small-scale development on unallocated sites.

6.58

The aim of the policy is to provide a framework for the development of unallocated land within the Principal Towns, Key Settlements and Smaller Settlements of Rhigos, Penywaun, Cwmbach, Aberaman, Penrhiwceiber, Abercynon, Ynysybwl, Treherbert, Pentre, Maerdy, Ystrad, Tylorstown, Ynyshir and Cymmer for residential purposes. Past completion rates have demonstrated that the development of unallocated or ‘windfall’ sites within existing settlements can make an important contribution towards the housing land bank.

6.59

In the Northern Strategy Area, the development of small sites has made an important contribution to the housing land bank. For this reason the policy will, where appropriate, allow for the construction of housing outside the defined residential settlement boundaries on sites of 0.3 hectares or less which are bounded on at least one side by defined residential settlement boundaries.

6.60

Unlike many of the other settlements in the Northern Strategy Area, the Principal Town of Aberdare has seen considerable growth over the last decade. The allocations contained in Policy NSA 9 will ensure that the settlement continues to grow at an appropriate and sustainable rate. Whilst further growth within the defined settlement boundary is encouraged, development outside the boundary will undermine the historic character of the area, result in the urbanisation of the countryside and potentially see additional growth in Aberdare without the necessary infrastructure and services to support a sustainable form of development. Outside the defined settlement boundary of Aberdare development will only be permitted where it accords with the requirements of Policies AW 3 and AW 9.

6.61

In 2005 the Council commissioned an urban capacity study for the upper and central Rhondda Fach and Fawr. The study examined the potential for new house building to take place on vacant land and in disused large buildings. The findings of the study indicated that there were 57 disused or under used buildings which presented opportunities for redevelopment / re-use. These buildings have a mixture of former uses including churches, chapels, retail units, clubhouses and community buildings. Whilst the study looked specifically at the Rhondda Valleys, opportunities also exist for the redevelopment of large buildings in other parts of the Northern Strategy Area.

6.62

The Northern Strategy area has many important and prominent buildings that are an essential element of the character of the area and provide variety and relief in the townscape. The aim of this policy is to bring disused and under used buildings back into beneficial use. Whilst the redevelopment or re-use of these buildings for commercial and community use is desirable, the Council recognises that the redevelopment of these buildings for residential purposes can also make an important contribution to the process of regeneration. For this reason particular encouragement is given to the re-use of the buildings for a mixture of uses including commercial, community, educational and residential uses. Where buildings are well related to local services such as shops, public transport and open space, consideration will be given to the relaxation of car parking and amenity space standards. When converting large buildings, the presence of bats and owls may be an issue and must be thoroughly investigated. Design revisions may be required as a result of these investigations.

6.63

Policy NSA 14 allocates a total of 19.03 hectares for employment use within the Northern Strategy Area. The sites have been selected specifically to support the Principal Towns and Key Settlements of the Northern Strategy Area and to promote growth in the local economy. The sites allocated are all former or under used industrial estates which are able to accommodate further B1, B2 or B8 development. NSA 14.2 is in close proximity to the Blaen Cynon SAC. Any proposals will be subject to assessment under Regulation 48 of the Habitats Regulations.

6.64

Proposals for the development of the Strategic Sites are contained in policies NSA 4 to NSA 8. Details of the non-Strategic Sites are contained in Appendix 1.

6.65

The Northern Strategy Area, and in particular the Rhondda Valleys, has a densely developed built up area with limited opportunities for introducing new industrial and business premises. Existing small industrial sites and business sites, which operate as vehicle repair garages and builder’s yards serve an important role in the local economy, providing both employment and services that may not be provided if such sites were lost.

6.66

Whilst recognising that such sites can potentially cause disturbance for local residents, the Council is keen to ensure that these sites are protected unless it has been clearly demonstrated that the existing use is economically unviable, that suitable alternative premises are available nearby or that the improvements to local residential amenity outweigh the retention of the industrial or business use.

6.67

For the purposes of this policy, a small employment site is defined as one up to 0.5 hectare, though in many cases sites will be considerably smaller.

6.68

The Council wishes to support the re-use of vacant / redundant industrial sites in the Northern Strategy Area. On sites not allocated under NSA 14, the Council will consider the principle of alternative uses under AW 11. In principle the alternative use of vacant / redundant sites for residential, leisure, retail or other uses will be acceptable and proposals will be considered against policies in the wider plan and relevant national guidance. Sites allocated under NSA 14 are considered to be important employment sites. On these sites the Council will support alternative uses, but only where they support employment led mixed-use schemes.

6.69

Employment-led mixed-use re-development proposals will be considered on vacant / redundant employment sites allocated in Policy NSA 14.

6.70

It is recognised that many of the older and redundant industrial sites in the Northern Strategy Area are unsuitable to the needs of modern industry and that the land take required by today’s employment uses can be significantly less than previous business users. Where it is demonstrated that such sites are no longer required or suitable for modern employment purposes, proposals to re-develop them will be supported.

6.71

Sites such as the Former Chubb Factory in the Rhondda Fach and the Cae Mawr site in Rhondda Fawr are examples of sites where established large scale users have ceased operating, leaving older industrial sites in need of re-development to return them to beneficial use. The Council recognises however the important role these industrial sites have played in the local and regional economy and wishes to see such sites continue to provide employment opportunities over the plan period. They are therefore allocated as Employment Sites under Policy NSA 14.

6.72

In order to support the re-development of these allocated sites, the Council will consider proposals for employment-led mixed-use schemes, where it can be demonstrated that other uses will help bring forward employment opportunities and contribute to the wider objectives of the LDP.

6.73

In considering employment-led mixed-use proposals on the allocated employment sites, the Council will expect to see well designed schemes which include a mixture of uses in addition to employment such as housing, amenity space, community facilities and commercial development amongst other uses, as appropriate to the site. The Council will consider carefully whether proposals constitute employment-led mixed-use development in the context of this policy. Proposals should clearly demonstrate how the mixture of uses has been developed and how they will contribute to the wider regeneration of the area.

6.74

Policy NSA 17 proposes the construction of 2,950m2 net of new retail floor space within the Northern Strategy Area over the plan period. The provision will comprise a combination of convenience (food) and comparison (non-food) provision. The sites have been selected specifically to support the Principal Towns and Key Settlements and to ensure the provision of modern and accessible retail facilities in the Northern Strategy Area.

6.75

Proposals for the development of the Strategic Sites are contained in policies NSA 4 to NSA 8. Details of the non-Strategic Sites are contained in Appendix 1.

6.76

Planning Policy Wales requires development plans to establish the strategic role to be performed by the main centres in the retail hierarchy. The centre at the head of the hierarchy for Rhondda Cynon Taf is the regional centre of Cardiff city centre. This has good road and rail access from most parts of the Plan area, and is the main destination for occasional comparison (non-food) shopping.

6.77

The Principal Town of Aberdare is expected to perform a sub-regional retail role, principally serving the residents of the Cynon Valley. The emphasis will be on a good balance between comparison (non-food) and convenience (food) shopping.

6.78

The Key Settlement centres of Ferndale, Hirwaun, Mountain Ash, Porth, Treorchy and Tonypandy are expected to act as district centres, where the emphasis will be on convenience (food) shopping with an element of day-to-day comparison (non-food) shopping.

6.79

Primary shopping frontages have been redefined to cover the parts of the centre of Aberdare where Class A1 uses predominate. They relate to only the street level of premises. The clustering of A1 uses is considered beneficial for the vitality, viability and attractiveness of Aberdare retail centre. Therefore, in the primary shopping frontages, the policy gives priority firstly to A1 uses and secondly to A2 and A3 uses. The test of non-viability is included for flexibility to avoid long-term vacancies that would have a detrimental effect on the character and appearance of the primary retail frontage. Planning applications would need to be supported by evidence of a protracted history of vacancy or a lack of response to genuine efforts to market the premises for the preferred use over a significant period.

6.80

Within the Key Settlements of Ferndale, Hirwaun, Mountain Ash, Porth, Treorchy and Tonypandy this policy recognises that A2 and A3 uses add to the vitality of a centre by attracting customers and increasing “footfall”. It also recognises that other uses can have the same effect – amusement centres, clinics, health centres, laundrettes, opticians, public service offices, surgeries, for example, but applications will need to be supported by evidence, for example footfall estimates, that the proposed use would comply with this policy.

6.81

The policy seeks daytime opening hours for A3 uses to encourage cafés and restaurants that complement the retail uses. Hot food takeaway premises that are closed during the day make a limited contribution to the vitality of retail centres, therefore in the larger centres further growth of these is discouraged.

6.82

Proposals for the change of use of retail units to residential within district and local centres will be assessed in accordance with Policy AW 11.

6.83

In addition to the strategic schemes identified in Policy CS 8 the Council will promote the development of three further road schemes in the Northern Strategy Area. The schemes proposed in the Cynon Valley and Rhondda Fach are essential to improve accessibility for local residents to services and employment opportunities, improve the environment by removing vehicles from congested areas and importantly attract investment into the area.

6.84

Details of each of the proposed allocations are contained in Appendix 1.

6.85

Park and ride / park and share facilities provide an opportunity for work colleagues and business associates to meet and continue in one car or by bus for the remainder of their journey, thus reducing pollution and congestion.

6.86

An element of park and ride / park and share provision will be made within the car park of the proposed retail development at the Strategic Site 5: Hirwaun.

6.87

The position of the strategic site will assist in promoting shared journeys along the A465 / A4059 and A470 / A4059 Strategic Transport Corridors.

6.88

With the closure of Tower Colliery in 2008 the freight line between Aberdare and Hirwaun is effectively redundant. The redevelopment of the former Tower Colliery site towards the end of the plan period for major residential, commercial and employment purposes presents an opportunity for the freight line to be reused and passenger rail services to be extended to Hirwaun.

6.89

The implementation of these services would provide an important new rail link between Rhondda Cynon Taf and Cardiff and assist in reducing congestion and promoting accessibility. The development will need to take into account the likely impacts on the Blaen Cynon Special Area of Conservation.

6.90

Cycling has potential to act as a substitute for shorter car journeys in urban or rural areas, or form part of a longer journey when combined with public transport. Within the County Borough there are two of the network’s National routes. Lon Las Cymru runs north – south through Wales and links Holyhead with Cardiff utilising the Taff Trail within Rhondda Cynon Taf. The Celtic Trail – Lon Geltaidd, the National Route that links Chepstow and Fishguard, also uses the Taff Trail from Nantgarw and Abercynon to meet Pontypridd. From here the route heads west to Tonyrefail and the County Borough boundary.

6.91

The schemes allocated in Policy NSA 23 provide an opportunity to further develop and extend the cycle network throughout the Northern Strategy Area. It should be noted however, that definitive route alignments have not yet been prepared for all the proposals. In addition to the schemes listed, it is anticipated that further route proposals will be developed and implemented during the lifetime of the Plan.

6.92

Land on the urban fringe of many of the settlements in Rhondda Cynon Taf is vulnerable to speculative development proposals. The spread of development into the countryside can result in urbanisation of rural areas, incremental loss of important green space, coalescence of settlements and have a detrimental effect upon agriculture, the landscape and amenity value of land and the individual identity of settlements.

6.93

Although other policies in the plan are aimed at restricting development in the countryside, it is considered necessary to provide additional protection to areas of important and vulnerable open land by restricting development on the urban fringe and between settlements. Each of the Green Wedges has been identified following consideration of factors such as development pressure, urban form and the potential for eventual coalescence of settlements.

6.94

In the Northern Strategy Area Green Wedges have been designated specifically to prevent coalescence between and within settlements and to protect vulnerable land and urban form.

6.95

Details of each of the designations are contained in the Green Wedge Topic Paper.

6.96

Special Landscape Areas (SLAs) have been designated to protect areas of fine landscape quality within Rhondda Cynon Taf. The designation of these landscape areas has been undertaken at local level using a regionally agreed methodology. The methodology used to identify the SLA’s in Rhondda Cynon Taf builds on the Countryside Council for Wales LANDMAP methodology and considers factors such as:
• Prominence;
• Spectacle – dramatic topography and views;
• Unspoilt areas - Pre-industrial patterns of land use;
• Remoteness and Tranquillity;
• Vulnerability and sensitivity to change;
• Locally rare landscape;
• Setting for special landscapes.

6.97

In order to protect the visual qualities of each SLA, development proposals within these areas will be required to conform to the highest possible design standards.

6.98

In the Northern Strategy Area, SLAs have been identified to protect the distinctive upland / valley landscape of the area. Particular consideration has been given to the protection of the unspoilt valley slopes and ridges which form a visual backdrop to the settlements of the area.

6.99

Details of the SLAs are contained in the Rhondda Cynon Taf Special Landscape Area Study (2007).

6.100

The Cynon Valley River Park has been identified locally as an important landscape feature. The flood plain provides a natural space for the River Cynon to move across the valley floor and to flood. Undeveloped flood plain is recognised as an important asset for accommodating floodwater, for wildlife habitat and for public open space. The Draft Cynon Valley River Park Strategy, 2007, updates previous policy, taking into account new development proposals and community aspirations, the adopted Local Biodiversity Action Plan and the Heads of the Valleys environmental programme. Protecting the River Cynon floodplain does not mean that the land is abandoned or that built development is banned. Instead the River Park aims to encourage positive use and management of the floodplain to provide space for natural processes, for wildlife and for people. The Strategy includes actions relating to climate change, biodiversity, the Cynon Trail, health and well-being and heritage and tourism.

6.101

The industrial history of Rhondda Cynon Taf means that there are sites requiring treatment and where land reclamation schemes are necessary to either ensure the long-term stability of the land or to prepare the land for future development. It should be noted that not all derelict land requires reclamation: some has reverted to nature and presents no significant safety issues, so that the balance of advantage to the public interest lies with leaving such sites undisturbed. The issue of eyesore removal refers to derelict land reclamation, which is closely related to the treatment of contaminated and unstable land. Some eyesores such as mineral workings or waste sites are created with planning permission subject to conditions devised to ensure restoration of the sites.

6.102

The schemes identified in Policy NSA 27 will form the basis for land reclamation schemes to be implemented in the Northern Strategy Area over the plan period.

6.103

A review of further education provision in Aberdare carried out jointly between the Education Authority and Coleg Morgannwg has identified a need to rationalise and upgrade education provision for this sector in Aberdare. The Coleg Morgannwg Estates Strategy rewritten in 2008 identifies this site as the principal location for new development in the Cynon Valley. The allocated site is in an accessible location in the Principal Town of Aberdare. As it adjoins the existing college campus, it could be developed as an expansion of that site, although independent access from the B4275 is feasible.

Southern Strategy Area: Sustainable Growth

6.104

The Southern Strategy Area comprises the Principal Towns of Pontypridd and Llantrisant (including Talbot Green), Key Settlements of Tonyrefail and Llanharan and Small Settlements of Church Village, Efail Isaf, Beddau, Llanharry, Gilfach Goch, Glyncoch, Cilfynydd, Hawthorn, Tonteg, Llantwit Fardre, Rhydyfelin, Treforest, Taffs Well and Pontyclun.

6.105

In contrast to the North, the Southern Strategy Area has seen significant growth over the last 10 years. The key location of the Southern Strategy Area means that it has a vital role to play in ensuring the future economic prosperity of Rhondda Cynon Taf. The ability of the Southern Strategy Area to absorb further growth at existing rates, without social and environmental degradation, is however, being tested. Economic growth must be carefully managed in order to ensure that the social and environmental needs of the Strategy Area are fully addressed.

Southern Strategy Area Policies

The Strategy Area Policies are as follows:-

6.106

Pontypridd is the County Town of Rhondda Cynon Taf. ‘A town for all tastes’- Pontypridd is a bustling traditional market town, which grew significantly as a result of the industrial revolution in the 18th Century. The impact of this industrial heritage is evident in the physical environment of the town. The town centre of Pontypridd accommodates a range of civic and community uses, a retail offer that includes a mixture of well known high street retailers and a number of smaller independent traders and an historic urban park. The town is served by excellent public transportation links which provide access to all parts of the County Borough and the wider region.

6.107

The LDP will support the regeneration of Pontypridd by providing a policy context that encourages new residential and commercial development within the town centre. The Council will support proposals that promote the re-use of vacant and under used floor space, new retail development including the provision of cafés and restaurants, the provision of new employment and residential accommodation, developments that are in sustainable locations and improvements to the public realm.

6.108

Residential and employment development within the defined town centre will be permitted where the role of the town centre is supported. Proposals that would result in the loss of key services and facilities, retail and commercial units or other uses important to the role of the town centre will not be supported by this policy.

6.109

The Pontypridd Town Centre Regeneration Strategy (2005) is currently under review. Once the revised strategy is complete, the document will be issued as Supplementary Planning Guidance.

6.110

Key elements in the regeneration of Pontypridd are proposals to pedestrianise the town centre.

6.111

This scheme will involve the pedestrianisation of Taff Street southwards from its junction with Crossbrook Street, High Street up to its junction with Broadway, Mill Street and Penuel Lane by means of a prohibition of driving. This will exclude traffic for much of the shopping day which will benefit the environment and ensure the safety of shoppers and visitors to the town centre. The streetscape of the area will be improved by a programme of works in which the street will be resurfaced and new street furniture and landscaping features provided. It is anticipated that these proposals will form an important and integral element of the regeneration strategy for the town centre.

6.112

The Principal Town of Llantrisant / Talbot Green combines the cultural and historic town of Llantrisant with the commercial and residential centre of Talbot Green. The area provides a rich mix of a historic town that acts as a centre for culture and the arts with a vibrant commercial and retail centre. Llantrisant / Talbot Green is a key a part of the Capital Region benefiting from excellent links with both Cardiff and the M4 motorway. The area is identified by the Wales Spatial Plan as a Strategic Opportunity Area.

6.113

Since local government reorganisation in 1996 the Llantrisant / Talbot Green area has seen significant expansion. This is a trend set to continue with proposals for a large-scale residential, retail and employment development at Strategic Site 7: Mwyndy / Talbot Green and additional residential allocations within the vicinity.

6.114

The continued success of Llantrisant / Talbot Green as a centre for residential and commercial development is essential for the long-term economy of Rhondda Cynon Taf and the Capital Region. Large scale and major proposals will be required to demonstrate how they will support the wider capital region including the North West of Cardiff.

6.115

The Council will support opportunities for development in Llantrisant / Talbot Green for new residential and commercial development that respect the culture, heritage and natural environment of the area and makes a positive contribution to the provision of local services and reducing congestion.

6.116

Residential and employment development within the defined town centre will be permitted where the role of the town centre is supported. Proposals, which would result in the loss of key services and facilities, retail and commercial units or other uses important to the role of the town centre, will not be supported by this policy.

6.117

Tonyrefail is situated in the Ely Valley close to the Principal Town of Llantrisant / Talbot Green. The town over recent years has experienced significant new residential development. The trend is likely to continue with additional land allocated for residential development in the LDP. The settlement also has a small retail centre, business / industrial units and community facilities.

6.118

Whilst the settlement has experienced significant residential growth, this has not been matched by the provision of new community or commercial facilities.

6.119

The Tonyrefail Town Centre Regeneration Strategy identifies a number of opportunities for redevelopment within the town centre. These include:-
• Improvements to the public realm;
• Provision of new employment, retail and community facilities;
• Improvements of accessibility and provision of car parking in the town centre.

6.120

Opportunities exist within the settlement of Tonyrefail for new residential and commercial development that can support the process of regeneration. The Council will support proposals that promote the re-use of vacant and under used floor space and buildings, new retail development that is of a scale that meets the needs of the community without compromising the future viability of the town centre and small-scale employment developments that are in sustainable locations.

6.121

Residential and employment development within the defined town centres will be permitted where the role of the town centre is supported. Proposals, which would result in the loss of key services and facilities, retail and commercial units or other uses important to the role of the town centre, will not be supported by this policy.

6.122

For the purpose of this policy educational facilities include the provision of new and / or improved primary and secondary schools and new or improved library facilities.

6.123

The LDP allocates land for the construction of 1,280 new dwellings in Tonyrefail during the period 2006 – 2021. The development at Trane Farm proposes the construction of 700 new dwellings; this site in particular will place additional demands on the existing educational provision in the Key Settlement. In order to accommodate the need for additional education facilities, land for them will be made available within the residential development at Trane Farm. Equally the development of 500 dwellings on land south of the Ridings, Tonteg will necessitate the provision of a new primary school. The Trane Farm primary school will be funded by contributions from the developers of all schemes of 10 or more dwellings in the Tonyrefail area. Each contribution is to be calculated in proportion to the size of the scheme, in accordance with the Planning Obligations Supplementary Planning Guidance.

6.124

Llanharan is located in the Ewenny Valley and is situated close to the municipal boundary with Bridgend. Llanharan is a modest sized settlement that has seen a relatively large amount of development in recent years. This growth has not been supported by the increased provision of local services and facilities.

6.125

Through the identified Strategic Site at Llanilid, which includes large-scale residential and commercial proposals, Llanharan will continue to experience significant new development. The Council recognises that new development must be supported by appropriate local services and infrastructure in order to meet the needs of the existing and future community.

6.126

The Llanharan Village Study made an assessment of the current provision in the settlement and makes recommendations on the sustainable enhancements of this key settlement. The study identifies the supply, nature and quality of local facilities and the extent to which they are presently serving the needs of the local community.

6.127

The report made recommendations on the need for improvements and development of key sectors. In particular the need for improvements in the retail, leisure and education sectors including supporting the current offer and encouraging further provision. The need for new facilities was identified in relation to libraries, tourism and health to meet current demand. The report indicated that many of the community centres were sub-standard and that opportunities exist in the creation of multifunctional buildings. The report also identified the need to create sustainable access to employment opportunities and to encourage the sustainable use and improvement of the transportation network.

6.128

Policy SSA 6 provides a framework for future development in Llanharan that meets the needs of the current and future populations.

6.129

The former Cwm Colliery and Coking Works site adjoins the settlement of Tyn-y-nant and Beddau, in the Southern Strategy Area. The restored colliery site, together with the former Coking Works complex and adjacent Council owned spoil tips needs to be considered as a comprehensive scheme involving land reclamation works to address factors such as contamination, flood risk and land stability.

6.130

The Council’s vision for the Strategic Site is as an attractive residential development with employment uses, community uses and open space in a restored landscape setting.

6.131

The site is subject to a number of constraints most notably:
• Existing disused coking works;
• Listed buildings;
• Ground contamination;
• Colliery tips;
• Sites of importance for nature conservation;
• Flood risk.

6.132

The Council has assessed the development potential of the Former Cwm Colliery and Coking Works site in detail and would wish to see a proposal that addresses the following elements:
a) Residential development consisting between 800 - 950 dwellings in three areas:
• higher density adjoining Tyn-y-nant;
• medium density in the centre of the site; and
• lower density on the colliery plateau.
b) Employment development – potentially around listed towers, although subject to suitable masterplanning, also suitable elsewhere on site.
c) Primary school, near Croescade Road;
d) Restoration of the colliery tips and habitat enhancement to form accessible open space;
e) Protection of the site of importance for nature conservation in Croescade Road;
f) Corridors of green space through the site, along the restored and enhanced channels of the Nant Myddlyn and the Croescade tributary;
g) Access – a new north-south spine road from Parish Road to replace the existing industrial access road, with a subsidiary east-west link from north of Windsor Gardens to Croescade Road.

6.133

Phasing – No more than 25% of the residential development shall be completed before the new access from Parish Road is opened.

Policy SSA 7 – Former Cwm Colliery and Coking Works, Tyn-y-Nant, Pontypridd

Indicative Concept Plan

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6.134

The site comprises land for retail, commercial, educational, civic, employment and residential uses. Development of these sites will require significant improvements to the transportation network in the area.

6.135

Development of this large-scale site would consolidate the urban form of Llantrisant / Talbot Green and give it enhanced status as a principal settlement. Phased and managed development of the site would provide for long term growth with the creation of a new town centre to retain retail expenditure which would otherwise be lost to other areas.

6.136

The Council’s vision for the Strategic Site is the strengthening of the Llantrisant / Talbot Green Principal Town through the provision of a new town centre, residential development with a local centre, employment development, major green spaces and a new road link.

6.137

The site is subject to a number of constraints most notably:-
• Access;
• Flood risk;
• Sites of importance for nature conservation;
• Sand and gravel reserves;
• Llantrisant Depot safety distance zones.

6.138

The Council has assessed the development potential of the Mwyndy / Talbot Green site in detail and would wish to see a proposal that addresses the following elements:-
Cowbridge Road
The area of land cross hatched on the indicative concept plan will accommodate a retail development of approximately 0.5 hectares and link road connecting the new town centre with the A473. The balance of the land will remain undeveloped.
a) New Town Centre on the Leekes / Staedtler / Purolite site, comprising:
• 3,700 m2 net convenience retail floor space
• 19,500 m2 net comparison retail floor space
• Pub / café
• 10,000 m2 leisure floor space
• Library
• Focal public space plus sensitively integrated car parking
• Public transport hub
• Pedestrian and cycle links over the A473 at Cowbridge Road and Glamorgan Vale retail park
• Main road connections at Cowbridge Road and Glamorgan Vale roundabout
• The new town centre will be laid out in a manner that reflects the characteristics of a town centre, with a range in the size of new retail units to be provided.
b) Residential development of 100 apartments and town houses;
Clun Corridor
c) The corridor of the River Clun, including Coed-yr-hendy, Pant Marsh and Cefn-yr-parc Cemetery, is to be retained and managed as a green corridor;
Mwyndy Cross
d) A major business park is proposed for B1 office development fronting the A4119 at Mwyndy Cross with a grade-separated junction. An extensive landscape buffer zone will be provided in the northern part of the site to screen the Business Park from the cemetery.
e) Land to the east is to remain in agricultural use: Llantrisant Depot is also to remain for storage use.
Cefn-yr-Hendy
f) Residential development of 400 dwellings adjoining the existing residential area, served from the existing spine road roundabouts, new primary school and local centre. The residential development will be built at a range of densities, with higher density development to be constructed between the existing housing development and the A4119 and lower density to be constructed on land adjacent to existing housing development on the northern boundary of the site. Consideration will be given to locating the proposed primary school in the central section of the site close to Cefn-parc Farm. In order to protect wider visual amenities a landscape buffer will be placed along the northern boundary of the site. The proposed local centre will comprise a maximum of 200m² net sales floorspace, designed to cater for local residents. Typically, this would include a mixture of convenience and comparison floorspace.

6.139

Phasing – To reduce the risk of an over-supply of comparison goods floorspace significantly in advance of the identified need for that floorspace, the retail development of the Cowbridge Road area shall be carried out in two phases. Until 1 June 2016 the construction of new retail floorspace will be limited to a new convenience goods floorspace of 3,700m2 (net), new comparison goods floorspace of 2000m2 (net) and the replacement of the existing Leekes floorspace with an equivalent amount of new comparison goods floorspace to that existing on those premises at the date of the adoption of the LDP. In the Mwyndy Cross and Cefn-yr-Hendy areas, no more 25% of dwellings and 25% of gross employment buildings floorspace shall be completed before the proposed A4119 grade-separated junction is open. In the Cefn-yr-Hendy area, no more than 75% of dwellings shall be completed before the proposed local centre is completed.

Policy SSA 8 – Mwyndy / Talbot Green Area

Indicative Concept Plan

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6.140

The Strategic Site includes part of the former open cast coal (OCC) site in Llanilid. The large-scale residential allocation is intended to build upon and support the regionally important Film Studio Development for which planning permission has previously been granted on the adjacent southern part of the OCC site.

6.141

The planning permission for the southern part of the OCC site comprises:
• A film studios complex including production and post production facilities, administration, core services, celebrity residences, parking, a film back lot, a golf course and clubhouse and film academy;
• Leisure complex including leisure attractions, themed retail outlets, restaurants / fast food counters, a multiplex cinema and parking;
• Associated developments comprising hotel and conference centre with health spa, offices, business parks, warehousing and light industrial, hospital, budget hotel and petrol station;
• A motorway junction, new roundabout on the A473 and pedestrian and cycle routes throughout site.

6.142

The permission for the southern part of the site has been partially implemented and therefore the site is regarded as a planning commitment. It is therefore not necessary to include any elements of the Film Studio development in the allocation made in policy SSA 9. The implementation of the of the film studio development to date comprises the construction of:
• 4 silent stages, and
• A new access road from the A473

6.143

The Council’s vision for the OCC site as a whole is the enhancement of Llanharan (with Brynna and Bryncae) as a Key Settlement in Rhondda Cynon Taf, through residential, employment, leisure and community development, and restoration and enhancement of the landscape and habitats.

6.144

The allocation site is subject to a number of constraints most notably:
• Ground conditions,
• Sites of Importance for Nature Conservation.

6.145

The Council has assessed the development potential of the former OCC Site Llanilid in detail and would wish to see a proposal for the northern part that comprises the following elements:
a) Residential development of between 1,950-2,100 dwellings in three areas:
• Higher density south of New Road adjoining the proposed New Llanharan Centre;
• Medium density south of New Road adjoining the proposed bypass; and
• Lower density north of New Road, with medium density near the New Llanharan Centre.
b) New Llanharan Centre – south of New Road, comprising:
• New primary school;
• Medical centre providing between 600 – 800m2 net floorspace;
• Library / Community Centre;
• Foodstore of 2,000m2 net and other retail units up to a maximum 500m2;
• Pub / café;
• Apartments on upper floors;
• Small offices;
• Focal public space with car parking sensitively integrated.
c) Landmark feature;
d) Sports pitches – on land off Llanharry Road;
e) Accessible open space in three areas:
• Woods and ponds south of New Road between the proposed New Llanharan Centre and Dolau Primary School;
• Woods, fields and pond north of the Silent Stages roundabout;
• Wedge between Bryncae and the railway line.
f) Ecological mitigation and enhancement including:
• The retention of existing trees and hedgerows, and
• Provision and enhancement of green corridors to ensure connectivity between habitats.
g) Access – Improvements to the A473 including the provision of the Llanharan Bypass or appropriate alternative access.

6.146

Phasing – no more than 25% of the proposed residential development north of the Llanharan bypass route excluding existing commitments (2008) shall be completed before the whole Llanharan bypass is opened, unless it can be demonstrated through an agreed transport assessment that appropriate alternative access can be achieved. No more than 75% of the proposed residential development north of the Llanharan bypass route excluding existing commitments (2008) shall be completed before the local centre is completed.

6.147

The provision of land for the construction of between 1700 – 1850 dwellings is in addition to the land for the construction of 248 dwellings which was granted planning permission in 2008. The upper limit of 2100 set out in the policy text is inclusive of the extant permission for 248 dwellings.

Policy SSA 9 – Former OCC Site Llanilid, Llanharan

Indicative Concept Plan

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6.148

During the period 1991 to 2001 the population of the Southern Strategy area grew by 10%. House building rates for 2001 – 2006 indicate that this trend is set to continue with 2,954 new dwellings being constructed during the period. In order to manage the growth of the residential market in the Southern Strategy Area the LDP has allocated land for the construction of 2,660 dwellings on 18 sites throughout the Southern Strategy Area. The sites allocated have been selected in accordance with the criteria contained in Policy AW 2 and will seek to reinforce the roles of the Principal Towns and Key Settlements.

6.149

Proposals for the development of the Strategic Sites are contained in Policy CS 3. Details of the non-Strategic Sites are contained in Appendix 1.

6.150

The Southern Strategy Area is an area of extensively low lying, undulating land, which has allowed for the creation of nucleated settlement patterns. Whilst many settlements retain areas of high-density Victorian housing, the fundamental character of these areas has been altered significantly by the construction of a number of large, low density, mono use housing developments. Many of the new estates have been constructed at density levels as low as 20 dwellings per hectare.

6.151

In order to ensure that land is used efficiently and results in the creation of mixed use sustainable communities a minimum density level of 35 dwellings per hectare will be required. Development that proposes lower density levels will only be permitted where it can be demonstrated that the proposed density level makes the most effective use of the land and does not adversely affect the character of the site or surrounding area. Equally, developments that propose higher densities will be given favourable consideration where it can be demonstrated that the proposal will not have an adverse impact on the character of the site or surrounding area.

6.152

In order to ensure the supply of affordable housing in the Southern Strategy Area, the Council will seek the provision of at least 20% affordable housing on sites of 5 units. Contributions for affordable housing will take the form of on site provision and commuted sums for off site provision. The provision of affordable housing off site will take the form of commuted sums, to be used to fulfil the aims of the Council’s Local Housing Strategy. These include:
• On-site provision;
• Off-site provision, and
• Financial contributions

6.153

The Council’s preference is for the on-site provision of affordable housing in order to encourage mixed, balanced and inclusive communities. Off-site provision will only be considered in lieu of on-site provision in exceptional circumstances. Where the Council considers that off site provision is acceptable the affordable housing provided should be of the same quantity, type and quality as that which would have been provided on-site.

6.154

The percentage target for the Southern Strategy Area recognises the comparative strength of the housing market. The number of units sought may be reduced where it is clearly demonstrated that a site’s location, the presence of abnormal development costs or other individual circumstances of the development, would result in the development not being economically viable with the above contribution threshold. The Council will require evidence to support any proposed reduction in the provision of affordable housing.

6.155

When calculating the required level of provision and / or contribution to the re-use / rehabilitation of older housing stock, the Council will consider the gross development area, including where appropriate land shown outside the development site, rather than solely relying on the number of units proposed in a planning application. This will ensure that where sites are developed on a piecemeal basis, the appropriate level of contribution is secured based on the size of the overall developable area.

6.156

Further advice is contained in Supplementary Planning Guidance on Affordable Housing.

6.157

The aim of this policy is to provide a framework for the development of unallocated land within the principal towns, key settlements and smaller settlements of Church Village, Efail Isaf, Beddau, Llanharry, Gilfach Goch, Brynsadler, Glyncoch, Cilfynydd, Hawthorn, Tonteg, Llantwit Fardre, Rhydyfelin and Taffs Well for residential purposes. Past completion rates have demonstrated that the development of unallocated or ‘windfall’ sites within existing settlements can make an important contribution towards housing land supply.

6.158

The settlements in the Southern Strategy Area have absorbed a significant amount of new development during the last decade. In order to protect the identity of these settlements, ensure the efficient use of land and protect the countryside from urbanisation and incremental loss, development will not be permitted outside the defined settlement boundaries.

6.159

Policy SSA 14 allocates a total of 15.79 hectares for employment use within the Southern Strategy Area. The sites have been selected specifically to support the Principal Town and Key Settlements of the Southern Strategy Area and to promote growth in the local economy.

6.160

Proposals for the development of the Strategic Sites are contained in policies NSA 4 to NSA 8 and SSA 7 to SSA 9. Details of the non-Strategic Sites are contained in Appendix 1.

6.161

Policy SSA 15 proposes the construction of 7,500m2 or 10,050m2 of new retail floor space within the Southern Strategy Area over the plan period. The provision will comprise a combination of convenience (food) and comparison (non-food) provision. The sites have been selected specifically to support the Principal Towns and Key Settlements and to ensure the provision of modern and accessible retail facilities in the Southern Strategy Area. The alternative capacities specified for site 1 reflect the differing car parking requirements of the alternative retail formats.

6.162

Details of each of the proposed allocations are contained in Appendix 1.

6.163

The centre at the head of the hierarchy for Rhondda Cynon Taf is the regional centre of Cardiff City centre. This has good road and rail access from most parts of the Plan area, and is the main destination for occasional comparison (non-food) shopping.

6.164

The principal town centres of Pontypridd and Llantrisant (including Talbot Green) are expected to perform a sub-regional retail role, principally serving the residents of the Ely and Rhondda Fawr valleys in the case of Llantrisant / Talbot Green, and the Taff and Rhondda Fach valleys in the case of Pontypridd (although there are no rigid divisions). The emphasis in the Principal Town centres will be on a good balance between comparison (non-food) and convenience (food) shopping.

6.165

The Key Settlement centres of Llanharan and Tonyrefail are expected to act as district centres, where the emphasis will be on convenience (food) shopping with an element of day-to-day comparison (non-food) shopping.

6.166

Primary shopping frontages have been redefined to cover the parts of the centre of Pontypridd where Class A1 uses predominate. They relate to only the street level of premises. The clustering of A1 uses is considered beneficial for the vitality, viability and attractiveness of Pontypridd retail centre. Therefore, in the primary shopping frontages, the policy gives priority firstly to A1 uses and secondly to A2 and A3 uses. The test of non-viability is included for flexibility to avoid long-term vacancies that would have a detrimental effect on the character and appearance of the primary retail frontage. Planning applications would need to be supported by evidence of a protracted history of vacancy or a lack of response to genuine efforts to market the premises for the preferred use over a significant period. No primary shopping frontages have been identified in Llantrisant/Talbot Green.

6.167

Within the Key Settlements of Llanharan and Tonyrefail this policy recognises that A2 and A3 uses add to the vitality of a centre by attracting customers and increasing “footfall”. It also recognises that other uses can have the same effect – amusement centres, clinics, health centres, laundrettes, opticians, public service offices, surgeries, for example, but applications will need to be supported by evidence, for example footfall estimates, that the proposed use would comply with this policy. The policy seeks daytime opening hours for A3 uses to encourage cafés and restaurants that complement the retail uses. Hot food takeaway premises that are closed during the day make a limited contribution to the vitality of retail centres, therefore in the larger centres further growth of these is discouraged.

6.168

In addition to the strategic schemes identified in Policy CS 8 the Council will promote the development of two further road schemes in the Southern Strategy Area. The schemes proposed are essential to improve accessibility for local residents to services, and improve the environment by removing vehicles from congested routes.

6.169

Details of each of the proposed allocations are contained in Appendix 1.

6.170

The provision of a new passenger rail service between Pontyclun and Beddau is a key part of the South East Wales Transport Alliance’s Rail Strategy. The scheme involves the introduction of passenger services on a former freight line between Pontyclun and Beddau and the development of new railway stations at Talbot Green, Llantrisant, Gwaun Miskin and Beddau (Tyn-y-Nant).

6.171

The implementation of this service would provide an important new rail link between Rhondda Cynon Taf and Cardiff and assist in reducing congestion and promoting accessibility.

6.172

Park and ride / park and share facilities provide an opportunity for work colleagues and business associates to meet and continue in one car or by bus for the remainder of their journey, thus reducing pollution and congestion. Public transport improvements such as bus priority measures on key road corridors will be required to ensure the effectiveness of the park and ride facilities. Developer contributions will be sought towards these measures.

6.173

Cycling has potential to act as a substitute for shorter car journeys in urban or rural areas, or form part of a longer journey when combined with public transport. Definitive route alignments have not yet been prepared for all of the above proposals. In addition to the schemes listed above, it is anticipated that further route proposals will be developed and implemented during the lifetime of the Plan.

6.174

Land on the urban fringe of many of the settlements in Rhondda Cynon Taf is vulnerable to speculative development proposals. The spread of development into the countryside can result in urbanisation of rural areas, incremental loss of important green space, coalescence of settlements and have a detrimental effect upon agriculture, the landscape and amenity value of land and the individual identity of settlements.

6.175

Although other policies in the Plan are aimed at restricting development in the countryside, it is considered necessary to provide additional protection to areas of important and vulnerable open land by restricting development on the urban fringe and between settlements. Each of the Green Wedges has been identified following consideration of factors such as development pressure, urban form and the potential for coalescence of settlements.

6.176

In the Southern Strategy Area Green Wedges have been designated specifically to prevent coalescence between and within settlements, protect vulnerable and undeveloped land and urban form.

6.177

Details of each of the designations are contained in the Green Wedge Topic Paper.

6.178

Special Landscape Areas (SLAs) have been designated to protect areas of fine landscape quality within Rhondda Cynon Taf. The designation of these landscape areas has been undertaken at local level using a regionally agreed methodology. The methodology used to identify the SLAs in Rhondda Cynon Taf builds on the Countryside Council for Wales LANDMAP methodology and considers factors such as:-
• Prominence;
• Spectacle – dramatic topography and views;
• Unspoilt areas - Pre-industrial patterns of land use;
• Remoteness and tranquillity;
• Vulnerability and sensitivity to change;
• Locally rare landscape;
• Setting for special landscapes.

6.179

In order to protect the visual qualities of each SLA, development proposals within these areas will be required to conform to the highest possible design standards.

6.180

In the Southern Strategy Area SLAs have been identified to protect the distinctive landscape of the area. Particular consideration has been given to the protection of the unspoilt low lying farmland, common land and gentle valley slopes which form a visual backdrop to the settlements of the area.

6.181

Details of the SLAs are contained in the Rhondda Cynon Taf Special Landscape Area Study (2007).

6.182

The industrial history of Rhondda Cynon Taf means that there are sites requiring treatment and where land reclamation schemes are necessary to either ensure the long-term stability of the land or to prepare the land for future development. It should be noted that not all derelict land requires reclamation; some has reverted to nature and presents no significant safety issues, so that the balance of advantage to the public interest lies with leaving such sites undisturbed. The issue of eyesore removal refers to derelict land reclamation, which is closely related to the treatment of contaminated and unstable land. Some eyesores such as mineral workings or waste sites are created with planning permission subject to conditions devised to ensure restoration of the sites.

6.183

The schemes identified in Policy SSA 24 will form the basis for land reclamation schemes to be implemented in the Southern Strategy Area over the plan period.

6.184

Craig yr Hesg is the only operating sandstone quarry in Rhondda Cynon Taf. The identified Preferred Area is an area of known mineral resource with commercial potential. The existing, adjacent quarry currently produces high specification polished stone value (PSV) or ‘skid resistance’ pennant sandstone. The resource is in high demand and is recognised as being an important high specifications aggregate (HSA), i.e. a material suitable for the highly demanding use of road surfacing materials.

6.185

The Regional Technical Statement identifies the need to allocate additional rock reserves in Rhondda Cynon Taf, to ensure a supply of general hardstone resources over the period of the LDP and given the requirement to take a share of the production presently derived from the Brecon Beacons National Park.

6.186

This Preferred Area of Known Mineral Resources, as well as the existing quarry benefit from the sandstone safeguarding policy.

6.187

A Minerals Background Paper has been prepared for the LDP to outline current and future minerals circumstances in Rhondda Cynon Taf. Further detail on the landbank process, safeguarding intentions and buffer zones, amongst other minerals issues, are set out in this Paper.

6.188

The Draft Gypsy and Travellers Study (2007) indicates that Rhondda Cynon Taf has a small number of Gypsy and Traveller families. The findings of the study indicate that much of the need for additional accommodation is located in the Southern Strategy Area. In order to meet the identified need the site at Beddau Caravan Park will be redeveloped to provide 8 pitches. The Council will seek to secure appropriate funding for the proposal from the Welsh Government. Subject to funding development of the site will commence during 2010.

6.189

The redevelopment of unused parts of the Beddau Caravan Park site for Gypsy and Traveller accommodation represents an excellent opportunity for the Council to meet an important need in the Southern Strategy Area. In order to safeguard the character and appearance of the area development proposals will need to demonstrate that they do not adversely affect the amenity of existing residential areas, the safe operation of the highway network, the provision of vehicle parking and visual amenities.

6.190

Treforest Industrial Estate is a well established employment area which has traditionally accommodated business and industrial uses within Class B1 and B2 of the Use Classes Order. Changes in the structure of the economy and the decline in traditional manufacturing have resulted in a change in demand for the type and location of employment premises.

6.191

The Council is keen to ensure that Treforest Industrial Estate continues to play a major role in the local economy and the refurbishment and redevelopment of the site through proposals for B-Class uses on the Estate will be supported.

6.192

Where a use is classed as sui generis but is considered by the Council to have essentially the same characteristics as a B-Class use, it will be permitted by the above policy. In addition to considering proposals for non B-Class uses against AW 11, the Council will also consider whether proposals are complementary and ancillary to the Industrial Estate both in their own right and collectively. The Council wishes to ensure that the integrity of the Industrial Estate as an employment site is not undermined by either individual uses or the cumulative impact of smaller, non B-Class uses. Where proposals are not considered to be ancillary or complementary, they will be determined in accordance with the other policies in the Plan.

6.193

To further support the redevelopment of the industrial estate, the Council will prepare Supplementary Planning Guidance for Treforest Industrial Estate. The SPG will set out the context for the future redevelopment of the site, the acceptable uses and detailed development management issues in relation to for example access, landscaping and building design. Treforest Industrial Estate lies in an area of identified flood risk. Development proposals will be required to demonstrate that flooding issues have been fully considered and that the consequences of flooding can be managed to an acceptable level in line with TAN 15 – Development of Flood Risk (2004).

Rhondda Cynon Taf Local Development Plan up to 2021 - Adopted March 2011