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Candidate Site Assessment Report Reference LL003 Name Beili Glas, Glebe Road, Loughor Description Land to the south of Glebe Road and east of Beili Glas. It is an existing UDP allocation HC1(96) for

45 units. Outline planning permission has previously been granted for residential development but expired in 2006. Site is adjacent to a further UDP allocated site (HC1 (105)) to the east which is also covered by candidate site submissions (UL004/010/015). The land plateaus to the north and slopes down significantly at the southern end from a ridge of TPO trees.

Size 3.2ha Existing Land use Agricultural / grazing on allocated housing site Proposed Land Use Residential Location Plans OS Plan and Aerial (not to scale)

© Getmapping Plc.

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Background and History Current UDP Policy http://swansea.devplan.org.uk/map

© Crown Copyright, Licence 100023509

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Constraints � PROW running along eastern boundary of the site from Culfor Road to Glebe Road

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Planning History Planning Applications:

App No. App Type Desc

Site Address Proposal Decision Type Code

Date Decision

Legal Agreement

Appeal Lodged

Appeal Decision

Appeal Decision Date

A00/1299 Outline Land to the south of Beili Glas Farm, Glebe Road, Loughor, Swansea

Residential development (Outline)

S106P 12/03/2003 N N

Further site history: LV/83/0542 50 dwellings (outline) granted permission 1984 LV/91/0188 Residential development granted permission subject to S106 withdrawn following failure to sign agreement LV/95/0031 Residential development (outline) granted permission 1995 Allocated for housing in UDP and previously as such in the Southern Lliw Valley Local Plan.

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Candidate Site Context Candidate Site submissions within buffer

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Candidate Site Public Consultation: Summary of Repr esentations The Candidate Site application was advertised on site in the form of site notices. 5 letters of objection were received which are summarised below: • Green space • Loss of recreational space/children’s play area • Inadequate sewerage system • Increased pollution • Adverse impact on Burry Inlet • Adverse impact on wildlife/loss of habitat 1 letter of support summarised below: • Currently allocated for housing in UDP. Better to retain existing allocations than to introduce new sites. LDP Preferred Strategy Consultation: Summary of Rep resentations No comments were received specifically regarding this site. LDP Draft Proposals Map Consultation: Summary of Re presentations 7 letters of objection were received which are summarised below: • Concern that the site has been allocated in the past and has not come forward for development. • Cumulative impact of additional traffic from this and other actual and proposed developments in Loughor/Kingsbridge • Objection to the proposed highway access from Glebe Road. • Loss of Agriculture/Environmental Impact. • Insufficient Drainage. • Increase Risk of Flooding. • Impact on Local Amenities. • Impact on Local Community Identity

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Response to Representations: • All allocations in the LDP will be examined for their soundness and deliverability by a Planning Inspector appointed by the

Welsh Government. The UDP allocation will not simply be rolled forward into the LDP. For sites to be allocated they will require evidence that they are available and deliverable during the Plan period.

• Proposal replicates current UDP allocation for housing HC1 (105), however the supply of housing through the UDP has diminished to less than 5 years and sufficient additional housing is needed for the period to 2025 and beyond

• The site does not form part of the greenspace system and is private land not a formal recreational/play space area • An extended phase 1 habitat survey and protected species survey would need to be undertaken. Important features highlighted

may require further survey, however this is a matter for the detailed application stage when appropriate mitigation measures can be introduced.

• Improvements to the sewerage system and Gowerton STW ( to protect Burry Inlet) are an ongoing process and must be undertaken by Dwr Cymru /Welsh Water to meet the development needs of the LDP – not an obstacle to development which can be phased to coincide with delivery of the improvements

• Mitigation measures/legislation will ensure any pollution arising from development activity or future occupation is kept within acceptable levels

• The LDP is being prepared in close liaison with the Local Education Authority (LEA) who are fully aware of the potential additional pupil numbers likely to be generated and have made provision accordingly within the 21st century schools programme. Existing schools will be expanded where possible and new schools built as appropriate to accommodate the projected increase in pupil numbers. In West Swansea an ageing population profile and limited opportunities for new build housing/ under occupation of housing by increasingly elderly population will likely see a reduction in demand for school places from within existing catchments

• The local health authority has not identified any capacity issues at local medical practices. If new facilities are required they could be delivered in conjunction with development being brought forward. New development also has a positive impact by increasing local populations, adding to the vitality/viability of settlements and helping to sustain and improve local services, facilities and businesses. Services at capacity will expand to meet demand. If improvement of facilities is required contributions can be sought from site developers

• Any loss of recreational/open space will need to be addressed through compensatory provision within the proposed development or nearby. Any existing deficiency of ‘Fields in Trust’ (FiT) or accessible natural greenspace (ANGS) provision will also need to be addressed through new development

• Sustainable urban drainage scheme (SUDS) will need to be incorporated into development schemes as necessary. All new development needs to demonstrate that greenfield run –off will be achieved. No increase in surface water run-off would be permitted

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• All strategic allocations are being assessed for their cumulative impact through a Strategic Transport Assessment. This

assessment will be an important element in demonstrating the soundness of the LDP, particularly in respect of quantifying the impact of its strategic proposals upon the transport network and demonstrating the sustainability of identified sites. Highways /access improvements would be a condition of any development being brought forward in accordance with schemes agreed with the Highways Authority. Schemes could include road widening, footway provision, junction improvements, speed restrictions, etc and will depend on the specific requirements for each site.

• 100% priority habitat sites have been filtered out of the site selection process. For all other sites an extended phase1 habitat survey would need to be undertaken to determine the habitat classifications, species lists and for the presence of protected species. Important features highlighted may require further survey at planning application stage, but do not preclude allocation at this stage. For example, most hedgerows will be protected under the Hedgerow Regulations (1997). A hedgerow assessment would need to be undertaken to determine the hedgerow quality and the findings would be taken into account when considering a site’s development capacity. When wider issues need to be taken into account Any impact on European protected sites will be fully assessed as part of the Habitat Regulations Assessment (HRA).

• Woodland areas and key features, hedgerows, bridleways, etc should be retained as part of any development proposal and form natural defensible boundaries

• The Best and Most Versatile (BMV) Agricultural Land (Grade 3a and above) is one of many considerations taken into account when assessing sites within the County in line with national guidance set out in Planning Policy Wales. Through the Spatial Options Appraisal and site deliverability assessment the priority has been to deliver development needs on lower grade land and such sites have been identified wherever possible. However where there has been an overriding need for development to fulfil the LDP Strategy as there is no other suitable location in which housing /employment allocations can be situated this has resulted in some allocations, or parts thereof being situated on BMV land

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Stage 1 Summary

Site Ref LL003

Criteria 1st Filter Check No Major

Constraints Deliverability Minimum Size Pass Fail

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Stage 1 pass. Progress to detailed stage 2 assessment.

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Key Stakeholder Consultations Internal Stakeholder Comments CCS Transportation Means of Access: The site could be accessed from Heol Pen y Beili. Access along the track

from Glebe Road is unlikely to be of adequate standard for vehicular use but would be necessary as a pedestrian link. Local Highway Conditions: There are existing road safety issues in the locality. Accessibility: The site is approximately 60m from a 30 min frequency service. Wider Issues / Combined effect: Sites in the area will need to contribute towards road safety improvements in the Loughor area. Restrictions: Dwelling numbers will be subject to detailed layout. The site may require a transport assessment in support. Transport Proposals: There is an aspiration to provide an off-road cycle link to the south of the site. It would be expected that a contribution towards achieving this would be sought in addition to local road safety enhancement.

CCS Housing Greater North West SHPZ The SHMA identifies that over 4,700 homes are needed within this strategic housing policy zone over the LDP period.

CCS Biodiversity This site contains Mature trees and Purple Moor-grass which could be species rich as classified under the SINC guidance Wales. There is the potential for associated protected flora and fauna. An extended phase 1 habitat survey and protected species survey would need to be undertaken to determine the habitat classifications, species lists and for the presence of protected species. Important features highlighted may require further survey.

CCS Environmental Health Officer comment: “Directly adjacent site 249 Beili Glas Colliery: unforeseen contamination condition”

CCS Education Casllwchwr/Tre Uchaf Primary: In principle, the local primary schools could accommodate some additional growth (between Casllwchwr and Tre Uchaf); however the cumulative impact of all developments in the catchment area of Penyrheol Comp would need further careful consideration in order to determine if a new school in a more central position should be considered. The nearby Welsh medium primary is already over capacity. Welsh medium is very popular in this area

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Penyrheol Comprehensive: Has recently been rebuilt; however, the cumulative impact of all

developments in the catchment area of Penyrheol Comp would need further careful consideration in order to determine increased secondary provision, including a rebuild of the Annex that was not part of the original rebuild.

External Stakeholder Comments Natural Resources Wales Constraints: Possible contamination and Gowerton STW.

The site drains to Gowerton STW. MOU issues. The site lies within the sewer catchment area. The site is divided into 3 fields separated by mature hedgerows. The boundary of the site also contains numerous mature trees. These provide good connectivity to the surrounding landscape. Hedgerows likely to provide flightlines and foraging for bats. The Phase 1 maps classify this area as semi-improved grassland. Potential contamination due close proximity of disused mine workings. Pollution mitigation strategy advised.

Dwr Cymru Water Supply: Initial Comments for Candidate Sites in the Ward: The local water supply network for this ward is suffice to meet the projected growth promoted. However, for the large sites particular, some modest off-site mains will be required to service the sites. Site Specific Comments on the Draft Proposals Map: The proposed development site is in an area where there are water supply problems for which there are no improvements planned within our current AMP Programme. In order to establish what would be required to serve the site with an adequate water supply, an assessment on the water supply network will be required. Waste: Initial Comments for Candidate Sites in the Ward: Proposed developments in this ward ultimately drain to our Gowerton Waste Water Treatment Works. Based on the cumulative growth information provided for the residential, employment and the residential element of mixed sites, our assessment equates to a population in excess of circa 35,000 people. If all this growth is to be promoted in its entirety, then we will need to plan for future investment plans at the appropriate time.

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Site Specific Comments on the Draft Proposals Map: No problems envisaged with the public

sewerage system for domestic foul flows from this proposed development site. Gowerton Waste Water Treatment Works - Limited capacity.

Western Power Across the County there is currently spare transformation capacity at each of the substations, which may be able to accommodate future load growth.

Coal Authority Mining legacy - Shallow – Recorded shallow coal workings Coal Referral Area at the very north end of the site and mine entrance adjacent to eastern site boundary.

Llwchwr Town Council LL003 is one of the sites which are currently allocated for housing in the UDP. It would be better to retain the existing allocations than to introduce other sites to replace them.

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Stage 2: Planning Assessment Site Description Reference LL003 Name Beili Glas, Glebe Road, Loughor Context and Character

Issue Criteria Commentary Notes

Classification

Brownfield Greenfield Greenfield Brownfield /

Greenfield Mix

Relationship to existing settlement pattern and built form

In settlement Edge of settlement - an undeveloped existing housing land allocation in the UDP

Edge of s ettlement

Out of settlement Other

Surrounding land use(s)

Agricultural Residential Agricultural

Residential Employment

Leisure Mixed Commercial

Other

Utilities infrastructure

Water Utility connections available from adjacent residential development and highways

Sewerage Electrical

Gas Telecommunications

LANDMAP

Geological Geological – Lowland hills and valleys/ Lowland scarp and dip-slope dominated terrain/Lowland escarpment (Level 3) Habitat – Costal & Marine Habitats/ Mosaic/Mosaic (Level 3)

Habitat

Visual and Sensory Historical Cultural

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Visual & Sensory – Development/Built Land/ Urban (Level 3) Historical – Rural environment/Agricultural/ Irregular Fieldscapes (Level 3) Cultural - Influences/Material expressions/ Urban/Urban Settlement (Level 4)

Dominant Landscape functions

Yes TPOs and hedgerows No

Key landscape features

Complex TPO499 Hedgerows

Moderate

Simple Impact on areas designated for landscape value

AONB none SLA

Heritage Coast

Impact on historic designations

Ancient Monument None present on the site The site borders an Archaeologically Sensitive Area. For planning application A00/1299 Glamorgan & Gwent Archaeological Trust requested ‘watching brief’ on proposed development due to close proximity to Roman Road.

Archaeologically Sensitive Area

Archaeological Site Historic Park and

Garden and Setting Historic Landscape Conservation Area

Listed Building

Impact on views and vistas

-

Open aspect to the south. Views into site from neighbouring properties.

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Topography

Level Partly level and partly sloping Top plateau at Glebe Road end of the site, then slopes away southwards from a tree lined ridge

Undulating

Sloping

Mixed

Natural surveillance Yes Yes, from neighbouring properties. No

Proximity to public open space

< 400m Area is deficient in TIER 1 ANGS < 800m > 800m

Proximity to leisure facilities or recreation space

< 400m Tre Uchaf < 400m Loughor Foreshore Parks and Gardens area < 800m Loughor Castle < 800m Parc William, Loughor < 800m Gorseinon Library – 1.6km Gorseinon Institute – 1.8km Penyrheol Leisure Centre – 2km

< 800m

> 800m

Presence of overhead cables

Yes No No

Opportunities to provide continuity and enclosure

Yes The site is allocated in the UDP so the principle of housing development has been established on this site.

No

Opportunities to contribute to an active street frontage

Yes Yes, within the development, but site does not front on to the main access roads.

No

Located in an aggregates safeguarding area

Yes/ No/N/A N/A.

Located in a Primary or Secondary shallow coal resource area

Yes/ No/N/A N/A.

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Regeneration and Community

Issue Criteria Commentary Notes

Opportunities for new job creation

Significant Some Some Few

Opportunities to contribute to vitality and viability of the area

Significant Some Some Few

Proximity to primary school(s)

< 400m Tre Uchaf Primary - 430m Casllwchwr Primary - 815m

< 800m > 800m

Proximity to secondary school(s)

< 400m Penyrheol Comprehensive – 2km Ysgol Gyfun Gwyr – 2.5km

< 800m > 800m

Proximity to convenience store selling daily living essentials

< 400m Glebe Road Petrol Station <400m Spar on Castle St <800m

< 800m

> 800m

Proximity to Local Centre/District Centre

< 400m District Centre Gorseinon 1.8km Local Centre Sterry Road, Gowerton 2.3km

< 800m

> 800m

Linguistic Impact

> 20% Welsh Speaking Ward

15% of people are Welsh Speaking (2011 Census)

16-19% Welsh Speaking Ward 0-15% Welsh

Speaking Ward

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Environment and Climate Change Mitigation

Issue Criteria Commentary Notes

Impact on open space or recreational space -

Site is not classed as ANGS or FIT so would not represent a loss. However, the area is deficient in terms of ANGS provision. Development of the site has the potential to bring some benefits by opening up greenspace to the public.

Impact on Greenspace -

Site is not classed as ANGS or FIT so would not represent a loss. However, the area is deficient in terms of ANGS provision. Development of the site has the potential to bring some benefits by opening up greenspace to the public.

Impact on Biodiversity -

This site contains Mature trees and Purple Moor-grass which could be species rich as classified under the SINC guidance Wales. There is the potential for associated protected flora and fauna. An extended phase1 habitat survey and protected species survey would need to be undertaken to determine the habitat classifications, species lists and for the presence of protected species. Important features highlighted may require further survey.

Flood-risk and drainage -

No flood risk highlighted in SFCA stage 2 report. No surface water flooding indicated on SFCA maps.

Site visit following spell of wet weather witnessed surface water draining down the site along the PROW. Ground condition very wet at southern end.

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Impact on agricultural land

No loss of agricultural land

Mostly Grade 4, small portion of Urban to the North. Provisional ALC Information – Welsh Government (February 2015) Provisional Grade: Grade 4/Urban Other Information: FCD >225, Climate Grade 2. Soil type Unsurveyed. Nearest Soil type Brick 2. OS suggests former mining site. Probable BMV: Low Probability BMV

Grade 3 and below

Grade 1/2

Proximity to existing potential nuisance and/or sources of pollution

Odour Constant noise from A484 bypass and intermittent noise from Llanelli-Swansea rail-line, both to the south of the site.

Noise Light Air

Waste

Potential impact of future use on existing neighbouring development

Odour None Noise Light Air

Waste

Land contamination -

For planning permission granted under A00/1299, the applicant’s geotechnical/ mining study was accepted. This established there were no mine shafts or adverse gas levels and the Director of Environmental Health was satisfied that there was no need for any further investigation or mitigation measures. It was though established that development on the southern portion of the site would need to be built on raft foundations.

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Potential contamination due close proximity of disused mine workings. Pollution mitigation strategy advised.

Land stability - No issues identified Transport and Accessibility

Issue Criteria Commentary Notes

Vehicular access to public highway

Yes Planning permission granted under A00/1299 proposed 3 access points: a shared driveway off Glebe Road (between 105-107), and dedicated access via Heol Pen Y Beili and Heol y Wern. 3 separate access roads serving 3 unconnected separate developments overcoming topographic constraints and facilitating retention of green corridors. Highways have commented that access along the existing PROW track from Glebe Road is unlikely to be of adequate standard for vehicular use but would be necessary as a pedestrian link.

Yes, but

improvement required

No

Ransom Strip Yes To be confirmed regarding potential

access points from Heol Pen Y Beili and Heol y Wern.

No

Accessibility to high frequency public transport access point, i.e. train station or bus stop

< 400m The site is approximately 60m from a 30 min frequency service Bus Stops:- 150m - Loughor, Brynllwchwr Road (SW-bound), Loughor 150m - Loughor, Brynllwchwr Road (NE-bound), Loughor 270m - Loughor, Monument (NW-bound), Loughor

< 800m

> 800m

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350m - Loughor, St David’s Close (NW-bound), Loughor Distances stated could vary dramatically depending on site access arrangements

Traffic conditions on nearby highway network

Regularly congested All sites in this Ward will add to existing traffic congestion along the route from Gorseinon up to Penllergaer and M4 J47. Some traffic is also likely to add to congestion at Victoria Road in Gowerton where the Llanelli Link crosses the route. Significant improvements may be required with contributions to major improvements by each of the sites within the Wards. Excessive speed is an issue along Glebe Road. There are existing road safety issues in the locality and sites in the area will need to contribute towards road safety improvements.

Congested at times

No significant congestion

Potential to access community facilities and services via active transport

High Access to some facilities by active travel. Note: Aspirational cycle path south of the site. It would be expected that a contribution towards achieving this would be sought in addition to local road safety enhancement.

Medium

Low

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Deliverability

Issue Criteria Commentary Notes

Supply and Demand

Need Identified There is an identified need to deliver over 4700 new homes within this Zone over the Plan period. There is a requirement for affordable housing across all areas of Swansea and it will be important to maximise affordable housing delivery wherever possible.

No identified need

Availability

Immediately available

Some indication of availability: Site is classed as 3(i) i.e. outside 5 year land supply in current JHLAS.

Adjacent site to the east has an application currently under consideration and is projected to be completed within 5 years.

Some indication of availability

No indication of availability

Constraints

Physical Highways and Rights of Way improvements Drainage improvements required There is a need for provision of accessible open space. Extended Phase 1 Habitat Survey required. TPOs. Boundary features and hedgerows should be retained. GGAT may require watching brief.

Environmental

Legal

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Bypass/railway noise Recorded shallow coal workings

Viability -

Likely Contributions Required: Local highway safety improvements Contributions to a cycle route to the south Education Public open space provision Affordable housing

The adjacent site to the east has an application currently under consideration and is projected to be completed within 5 years.

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Stage 2 Summary

Key Issues

The site is allocated in the UDP so the principle of housing development has been established on this site. Planning permission has previously been granted but has expired. Site is not classed as ANGS or FIT so would not represent a loss and it offers potential to bring some benefits by opening up greenspace to the public on parts of the site in an area currently deficient. Most community facilities are within walking distance of the site. Likely Contributions Required: • Local highway safety improvements • Contributions to a cycle route to the south of the site • Education • Public open space provision • Affordable housing

TPOs, hedges and PROW/green lane must be incorporated into the site design. GGAT may require watching brief due to proximity to Archaeologically Sensitive Area. Other issues identified under constraints need to be incorporated into site design. Highways and Rights of Way improvements Drainage improvements required Extended Phase 1 Habitat Survey required. Bypass/railway noise mitigation Ground conditions survey

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Are there opportunities for development to occur on adjoining land? Yes

If yes, provide details Further land eastwards to the south of Glebe Road. The site owner has interest in these adjoining sites (UL004, 10 and 15)

Is there an alternative land use considered more suitable for the site?

No

If Yes, specify land use considered appropriate

NA

Should site progress to Preferred Strategy Appraisal?

Yes, whole of site

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Stage 3A: Assessment Against LDP Objectives Score =

Objective Score

Soc

ial

1 Ensure that communities have a mix of uses and facilities to create sustainable, inclusive neighbourhoods that help to bring about wider social benefits and allow community life to flourish

+1

2 Encourage development of town and district centres as focal areas for regeneration n/a 3 Improve access to healthcare, lifelong learning, leisure, recreation, and other community facilities ? 4 Create environments that support and promote walking, cycling and public transport as integral elements of a

sustainable transport system +1

5 Facilitate the provision of appropriate utility and transport infrastructure to support communities and businesses n/a 6 Encourage appropriate development of low carbon and renewable energy resources and energy infrastructure ? 7 Support the safeguarding and sustainable use of natural resources where appropriate -1 8 Facilitate the sustainable management of waste n/a

Eco

nom

ic

9 Direct new housing to economically viable and deliverable sites at sustainable locations +2 10 Support development that positions Swansea as an economically competitive place and an economic driver for

the City Region 0

11 Facilitate growth and diversification of the local economy and an increase in high value, skilled employment n/a 12 Reinforce and improve the City Centre as a vibrant regional destination for shopping, culture, leisure, learning

and business n/a

13 Ensure Swansea represents a strong commercial investment opportunity for developers and other partners to deliver the Council’s priority regeneration schemes n/a

14 Ensure that communities have a sufficient range and choice of good quality housing to meet a variety of needs and support economic growth +2

15 Promote and enhance a diverse and sustainable rural economy -1

+2 Will fully meet LDP objective +1 Will have positive impact on LDP objective 0 Neutral effect on LDP objective -1 Will have a negative impact on LDP objective -2 Will not meet LDP objective

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16 Improve, expand and diversify appropriate sustainable tourism facilities and infrastructure n/a

Env

ironm

enta

l 17 Promote a sustainable development strategy that prioritises the re-use of appropriate previously developed land,

avoids significant adverse environmental impacts and respects environmental assets -1

18 Preserve and enhance the County’s high quality cultural and historic environments ? 19 Conserve and enhance the County’s natural heritage -1 20 Maintain and enhance green infrastructure networks -1 21 Support measures to minimise the causes and consequences of climate change n/a 22 Promote good design that is locally distinct, sustainable, innovative and sensitive to location ? 23 Support the development of safe, accessible and vibrant places and spaces +2 24 Create environments that encourage and support good health, well-being and equality +1

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Stage 3B: Assessment Against SEA/SA Objectives Key:

1. Promotion of sustainable development +/- 2. Maintain and enhance biodiversity resource and protected habitats and species. - 3. Increase community safety and sense of security ? 4. Enable people to meet their housing needs and provide good quality housing + 5. Provide high quality, accessible lifelong learning opportunities which meet future needs 0 6. Encourage an inclusive society and promote equality + 7. Support the development of Swansea as a competitive place and contribute to Swansea’s role as a regional

economic driver +

8. Promote and enhance the rural economy - 9. Support the development of the environmental goods and services sector. ? 10. Create social and physical environments that encourage and support health and well-being. +/- 11. Protect soil resources - 12. Improve the quality of inland coastal water (surf zone) and rivers -- 13. Promote the efficient use of water resources ? 14. Ensure development respects constraints such as floodplains and unstable land ? 15. Promote an integrated transport system and encourage sustainable travel and development patterns that do not

cause significant harm to air quality +

16. Support adaptation and mitigation measures due to climate change X 17. Improvement in prudent and efficient use of energy +/- 18. Development of appropriate types of renewable energy resources ? 19. Promote the sustainable management of waste in an integrated manner, aiming towards zero waste by 2050 ? 20. Efficient use of minerals that safeguard existing resources and promote the use of secondary aggregates over

primary resources where appropriate. ++

21. Protect and enhance the quality of the cultural and historic environment ? 22. Maintain and enhance the quality and distinctiveness of the landscape, townscape and seascape. ?

++ Will contribute to sustainability +/- Range of positive and negative effects + Will result in some positive effects 0 Neutral effects - Will have some negative/non-sustainable effects ? Uncertain effects -- Will have a negative/non-sustainable effect X Not applicable to policy

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Comment: #2: Potential protected habitat and species. Mature trees and TPO’d woodland on site. Surveys required. Rescore when submitted; #7: Proposal contributes on a non-strategic scale and does not result in a loss of ANGS or FIT provision; #8 Likely negative effects on rural economy due to loss of low grade agricultural land/grazing land. #10: Site located close to formal open space and local services/facilities to serve daily need. Area has FIT and ANGS deficiency – development will need to provide facility. Potential cycle track to south of site – rescore if developed. PROW running through site. Possible land contamination, unstable land due to shallow mine workings, noise pollution from bypass/railway – all will require investigation and remediation if necessary; #11: Greenfield site. Grade 4 Agricultural land - low probability of Best and Most Versatile Agricultural land; #12: A Greenfield site that drains to Gowerton WWTW which has limited capacity. Potential impact on Carmarthen Bay SAC - HRA/WFD issues. MOU issues. Potential contamination due close proximity of disused mine workings. Pollution mitigation strategy advised. Need to ensure no contamination enters watercourse during development and Greenfield run-off rates are achieved. Rescore when further information submitted; #14: Possible mine workings – ground survey required. Rescore when investigations complete. #15: Site is located in an area with good services and facilities which can be accessed via active transport (walking). Good access to public transport network; #21: Not a WLSA but ward has been a decline in Welsh speakers since 2001 census, so need to note potential impacts and implement appropriate mitigation if necessary. Located within an Archaeological Sensitive Area; #22: Insufficient information to be able to assess the likely impact on landscape and townscape at this stage. However, TPO’d woodland, hedgerows and mature trees should be safeguarded and retained in development.