Torfaen Local Development Plan: Candidate Sites …...overhead power lines) 9 9 Floodrisk Planning Assessment 6. How does the site relate to the existing settlement? a) Within the

Torfaen Local Development Plan: Candidate Sites Assessment Form (S1) Site Location: Land adj Ashbridge Inn, Croesyceiliog, Cwmbran Candidate Site No: 701 Area: Ha Proposal: Commercial Existing Use: Open Land/Grazing

Response and Comments Site Suitability Further Information Required

Question Yes No Unknown

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Economic Viability Assessment

1. Are there economic constraints, which will affect the development of the site within the plan period 2006-2021?

Overcoming floodrisk

2. Are all landowners in agreement with the proposed candidate site land use?

3. Are there any restrictive covenants relating to the use of the land/buildings contained within the proposed candidate site?

4. Is the site located in proximity to existing utilities infrastructure (water, sewerage, electricity, gas, telecommunications) with capacity to serve the proposed development?

5. Are there any other constraints that would prevent the sites development? (e.g. overhead power lines)

Floodrisk

Planning Assessment

6.

How does the site relate to the existing settlement? a) Within the existing settlement

Level ground sitting below adjacent roads to west and north. Railway line and factory to the east, Ashbridge Inn to the south. Grazing land with a variety of horse shelters.

b) Settlement rounding off

c) Edge of Settlement Detached from urban area by road infrastructure

d) Out of settlement Majority of area in a Land Reclamation Area Southern edge of site in Special Landscape Area

7. Is the site Brownfield land? (as defined in Planning Policy Wales 2002, Figure 2.1)

Greenfield Land

8. Does the site contain Agricultural land of Grade 1, 2 or 3a?

9. Is the proposed land use compatible with neighbouring land uses?

Visually dominated by KNAUF

10. Would the proposed development be acceptable in relation to flood risk?

Site within the C2 floodplain therefore, significant flood risks on site. Given the significant coverage of Zone C2 floodplain covering the majority of the site, the remaining site area is too small for consideration as a site to serve employment/commercial need.

11. Does the topography of the site or ground conditions present a significant obstacle to development?

As above

12. Does the proposal result in the unacceptable loss of open space or recreational facilities or community facilities?

Site has been identified as an Important Urban Open Space

13. Is the applicants proposed use acceptable?

In terms of commercial development there are more sustainable sites available in the town centre or close to the town centre as part of the sequential approach to retail development.

14. Are planning constraints significant enough to prevent development of the whole or part of the site?

Yes – Significant Flood risk issues on site and sequentially preferable sites available for commercial uses in closer proximity to the town centre.

Biodiversity Assessment

15. Is the location of the proposed site acceptable in terms of its impact upon a site of European importance for biodiversity?

ISSUES CONSIDERED SIGNIFICANT ENOUGH TO DISCOUNT THE SITE FROM FURTHER CONSIDERATION

16. Is the location of the proposed site acceptable in terms of its impact on a National, Regional or Local Ecological

designation?

17. Are there records of Protected Species/ Wales Priority Species or Habitats or Torfaen LBAP Species or Habitats on the site?

18. Is the site suitable for supporting protected species or habitats?

19. Is the site strategically important as a Wildlife Corridor or stepping stone habitat?

20. Are Biodiversity constraints significant enough to prevent development of the whole or part of the site?

Landscape Assessment –

21. Is the location of the proposed site acceptable in terms of its impact upon a National, Regional or Local Landscape designation?

22. Is the location of the proposed site acceptable in terms of its impact upon a National, Local or other historical designation or resource?

23. Is the location of the proposed site acceptable in terms of its impact upon the sites LANDMAP character aspect layers?

24. Does the site contain potential constraints to development such as hedgerows, woodland or Tree Preservation Orders?

25. Will the visual impact of the site pose any constraints to development?

26. Are Landscape constraints significant enough to prevent development of whole or part of the site?

Highways Assessment –

27. Can a satisfactory highway access be provided to serve the proposed site?

28. Is the current highway network capable of accommodating the proposed traffic movements?

29. Will development of this site in conjunction with development of any other candidate sites have a collective negative impact on the surrounding highway network?

30. Is the whole of the site within 800m of a frequent public transport stop?

31. Is the site accessible to local destinations on foot?

32. Can local destinations be safely accessed from the site via the local highway network?

33. Are highway constraints significant enough to prevent development of the whole or part of the site?

Environmental Health Assessment 34. Would development of the site create a

potential air quality nuisance?

35. Would development of the site create a potential light nuisance?

36. Would development of the site create a potential noise nuisance?

37. Would development of the site create a potential waste issue?

38. Is it a contaminated site, where the contamination will be remediated by the

proposed development?

39. Are there any neighbouring LDP development sites that may, in conjunction with this one have a negative health impact?

40. Are environmental health constraints significant enough to prevent development of the whole or part of the site?

Conclusion: Suitability of site following Stage 1 Assessment 41. Is the site acceptable in planning terms for

further consideration as part of the LDP process?

Site within the C2 floodplain therefore, significant flood risks on site. Given the significant coverage of Zone C2 floodplain covering the majority of the site, the remaining site area is too small for consideration as a site to serve employment/commercial need. In terms of commercial development there are more sustainable sites available in the town centre or close to the town centre as part of the sequential approach to retail development. Also the southern part of the site has been granted permission for a hotel. Site has also been identified as an important urban open space, important both visually and as part of the ecological corridor network through Torfaen. As such the site is discounted from further consideration.

Torfaen Local Development Plan: Candidate Sites Assessment Form (S1) Site Location: Lower Mill South, Panteg, Pontypool Candidate Site No: 205

and 702

Area: Ha

Proposal: Employment (205), Commercial (702) Existing Use: Greenfield



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The site is covered in trees.

Planning Assessment

6.


b) Settlement rounding off Rounding off New Inn/ Panteg up to A4042 dual carriageway

c) Edge of Settlement

d) Out of settlement




Hotel use to north.



Trees on site (significant number)


13. Is the applicants proposed use acceptable? Within settlement may need to be restricted by condition to award conflict with hotel.




River Usk SAC. Potential for negative effects on favourable conservation status of primary SAC qualifying species Atlantic salmon, otter, river lamprey, brook lamprey, bullhead.

16. Is the location of the proposed site acceptable in terms of its impact on a National, Regional or Local Ecological designation?

17. Are there records of Protected Species/ Wales Priority Species or Habitats or Torfaen LBAP Species or Habitats on the

European Protected Species: bats foraging. Species protected under UK legislation: common toad.

site? UK or Wales Priority Species or Habitats, including: house martin, house sparrow, dunnock. Torfaen LBAP Species or Habitats, including: bee orchid, scrub woodland.


Habitats, including: trees and any built structures, all habitats, scrub. Potential species, including: bats, badgers, reptiles / amphibians.



Biodiversity constraints considered significant enough to prevent development of the whole and part of the site. Further survey work required: Extended Phase 1 Ecological Survey (inc NVC) Bat survey Reptile survey Badger survey Herpetofauna survey (amphibians / reptiles) Breeding bird survey Invertebrate survey

Landscape Assessment




Site designated as outstanding in the Cultural Landscape Layer and high in the Historic Landscape Layer on LANDMAP

24. Does the site contain potential constraints Trees / woodland

to development such as hedgerows, woodland or Tree Preservation Orders?


Visual impact of site considered to be high.


Landscape considerations considered significant enough to prevent development of the whole site. Summary of landscape constraints:

• Narrow strip of land highly visible from Road (A4042) and Railway

• Vegetation cover of trees/scrub potential • Loss will be significant • Potential visual impact will be high

Surveys required: Woodland/arboricultural survey Visual Impact Assessment

Highways Assessment


The only way this site can be accessed is via adjacent land. A full Transport Assessment will also be required to determine if access is achievable to this site. Primarily development will be dependent on WAG allowing access onto the Trunk Road network. I am concerned with pedestrian movements across the A4042(T), however this is for WAG to address.


This will be dependent on agreement with WAG for access off the A4042(T) and agreement with adjacent landowners.

29. Will development of this site in conjunction with development of any other candidate

Mamhilad and Lower Mill Field.

sites have a collective negative impact on the surrounding highway network?





This will be dependent on agreement with WAG for access off the A4042(T) and agreement with adjacent landowners to cross their land.


potential air quality nuisance? Potential odour nuisance



Commercial / industrial – traffic. BS4142 type assessment required.


38. Is it a contaminated site, where the contamination will be remediated by the proposed development?

Ground investigation and risk assessment required.



Further information required – predictive noise assessment, contaminated land assessment.



Site is well located off the Trunk Road network and considered acceptable for employment purposes. Further work required in relation to biodiversity constraints, highways constraints and contaminated land/noise assessments, as part of any future proposals to be brought forward.

Torfaen Local Development Plan: Candidate Sites Assessment Form (S1) Site Location: Land adj Albert Road / Pisgah Road, Talywain, Pontypool Candidate Site No: 703 Area: Ha Proposal: Mixed Retail / Residential Existing Use:



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The site is located on a main road with rear of dwellings and commercial properties to the south. Given the adjacent residential uses the type of commercial development is an important consideration. However unable to achieve adequate access to the site

therefore site discounted due to highway constraints. The site is considered too small for an LDP allocation but providing access constraints can be overcome then a potential commercial use could be brought forward outside of the LDP process. In

this respect any proposal would be judged against the policies in the existing Local Plan, and then the Deposit Plan on adoption.

Torfaen Local Development Plan: Candidate Sites Assessment Form (S1) Site Location: Mamhilad Park Redevelopment, Nr Pontypool Candidate Site No: 704 Area: Ha

Proposal: Local Shopping Centre Existing Use:



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Not appropriate. Detailed proposals for community facilities will be brought forward as part of a comprehensive redevelopment of this site for a mixed use sustainable village. Such proposals will be addressed through the Development Framework for this

site.

Torfaen Local Development Plan: Candidate Sites Assessment Form (S1) Site Location: Animal Pound, Tranch, Wainfelin, Pontypool Candidate Site No: 705 Area: Ha

Proposal: Residential / Commercial Existing Use:



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Site represents sporadic commercial development in a predominantly residential area, unrelated to exiting built form and would

not relate in a satisfactory manner if adjacent sites were developed for residential. Commercial development in this predominantly residential area is unacceptable and better to have comprehensive residential development with adjacent sites.

Site discounted for commercial use.

Torfaen Local Development Plan: Candidate Sites Assessment Form (S1) Site Location: Somerset Rd Industrial Estate, Cwmbran Candidate Site No: 220/

706 Area: Ha

Proposal: Employment– Candidate Site Existing Use: Employment Site



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Proximity to residential uses to the east and west.

Planning Assessment

6.


Various commercial units; bus depot; railway station; car sales








Significant flooding implications for the site. Over ½ of the site (east) is covered by Zone C2 floodplain, the western half is covered by Zone B.


Existing buildings and services in place


13. Is the applicants proposed use acceptable?

Site is a current employment site, further development would have to undertake assessment of flooding implications


Current employment site – site to remain unallocated. Not considered further




17. Are there records of Protected Species/ Wales Priority Species or Habitats or Torfaen LBAP Species or Habitats on the

site?











Highways Assessment


28. Is the current highway network capable of

accommodating the proposed traffic movements?







potential air quality nuisance?




38. Is it a contaminated site, where the contamination will be remediated by the proposed development?





The site is a current employment site therefore the use is established as acceptable for the site so there is no requirement to allocate it. Ongoing work on the Commercial Viability of the Eastern Strip may identify alternative uses for this site but at this point it is to remain unallocated.

Torfaen Local Development Plan: Candidate Sites Assessment Form (S1) Site Location: Forgeside Industrial Estate, Cwmbran Candidate Site No: 707 Area: Ha

Proposal: Commercial Existing Use:



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The site is located in amongst existing employment uses therefore a commercial use could be seen as acceptable for this site given proximity to the town centre. A key part of the LDP strategy is to provide housing in sustainable locations, close to

existing services. This site presents an opportunity for residential development close to the existing town centre, and would be in keeping with the sheltered accommodation to the north of the site. It will also assist in the wider regeneration of the Canalside

Action Area. A mixed use development is to be brought forward as part of the Canalside Action Area framework.

Torfaen Local Development Plan: Candidate Sites Assessment Form (S1) Site Location: Former Alfa Laval Site, Grange Road, Cwmbran Candidate Site No: 708 Area: Ha

Proposal: Residential or Mixed Residential Existing Use:



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Please refer to Site Assessment 66 for information in respect of this site.

Torfaen Local Development Plan: Candidate Sites Assessment Form (S1) Site Location: Former Ty-Coch Tip, Llantarnam, Cwmbran Candidate Site No: 709 Area: Ha

Proposal: Residential / Commercial Existing Use:



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Please refer to Site Assessment 227 for information in respect of this site.

Torfaen Local Development Plan: Candidate Sites Assessment Form (S1) Site Location: Land at the Alders, Llanyravon Candidate Site No: 80,

710 Area: Ha

Proposal: Housing, Commercial – Candidate Site Existing Use: Wooded area / Greenfield



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Within existing settlement area.


Heavily wooded.

Planning Assessment

6.


Towards edge of settlement.








Zone C2 to North Western corner, majority of site in Zone B. Further investigation required.


Significant tree cover.


13. Is the applicants proposed use acceptable? Subject to appropriate treatment to boundaries adjoining roads.





THIS SITE HAS BEEN ALLOCATED AS AN URBAN OPEN SPACE IN THE

TORFAEN LOCAL PLAN AND RECENT STUDY WORK CARRIED OUT BY KNIGHT, KAVANAGH & PAGE FOR THE COUNCIL (2010) CONFIRMS THIS STATUS TO BE

CARRIED FORWARD DURING THE LIFETIME OF THE LDP. THEREFORE NO FURTHER ASSESSMENT WORK HAS BEEN UNDERTAKEN AS THIS

SITE IS NOT CONSIDERED SUITABLE AS AN LDP HOUSING

ALLOCATION DUE TO ITS URBAN OPEN SPACE DESIGNATION.

17. Are there records of Protected Species/ Wales Priority Species or Habitats or Torfaen LBAP Species or Habitats on the site?











Highways Assessment









potential odour nuisance?




38. Is it a contaminated site, where the contamination will be remediated by the

proposed development?





Site is strategically important site for biodiversity, and access to the site is within Zone C2 of the floodplain. Site is also now identified as a site of Important Urban Open Space and as such will not be considered further as a residential allocation in the LDP and will be protected from development.

Torfaen Local Development Plan: Candidate Sites Assessment Form (S1) Site Location: South Sebastopol Village Centre Candidate Site No: 711 Area: Ha

Proposal: Village Centre Existing Use:



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Please refer to Site Assessment 96 for information in respect of this site. Appropriate community provision will be incorporated

as part of any scheme to come forward for this site.

Torfaen Local Development Plan: Candidate Sites Assessment Form (S1) Site Location: Talywain Golf Centre Candidate Site No: 713 Area: Ha




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Please refer to Site Assessment 132 for information in respect of this site. Assessment for commercial use of this site considered to be same as for residential use.

Torfaen Local Development Plan: Candidate Sites Assessment Form (S1) Site Location: Trico, Skewfields, Pontypool Candidate Site No: 714 Area: Ha




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The site is already an existing employment use and it is considered as the best use for the site. No allocation required as current

employment use on site is supported.

Documents

Torfaen Local Development Plan: Candidate Sites …...overhead power lines) 9 9 Floodrisk Planning Assessment 6. How does the site relate to the existing settlement? a) Within the