Testun llawn:
AS/017/006
1. Introduction
We would like to include a field next to Capel Dewi Ucahf Farm in the new Local
Development Plan. This parcel of land has got a long planning history. It is located
200 m of the Capel Dewi village on its eastern side amongst a spread of more recent
individual housing and is a site identified in the UDP – ref ALT/021/001/N.
2. Site Appraisal
This candidate site consists of an area of unused land which was covered with selfseeded saplings, which had been cleared a while ago. It lies on the north side of the
B4300 from which it falls northward at gradients of 1 in 5 beyond a linear hedge like
and some mature trees.
The land in question once belonged to the Farm known as Capel Dewi Uchaf. In later
years the village became known by the farms name, being the oldest Farmhouse in
the village and Grade II listed at the end of 20th century. Capel Dewi Uchaf is
mentioned in many historical books written on Carmarthenshire.
A trackway to Capel Dewi Uchaf Farm the northern edge, given a site depth of 13m to
the west and 40m to the east. The eastern boundary forms a roman road. The O.S.
reference is 248200-248350, 220150-22020.
A well building exists at the western edge of the site, a heritage asset which will be
retained and repaired by the applicant. It is reported to have served the local school in
the last century.
It becomes apparent from the attached maps that there is a separation from the two
settlements which constitute the village of Capel Dewi. The land in question for
inclusion in the 2nd revision of the LDP 2018 - 2033 is shaded in orange sited, near to
the centre of the village. There are two immediate residential properties to the West a
few yards from the land in question and two immediate residents to the East of the
proposed land marked in orange.
There are 30 residential homes in the post code SA32 8AY plus one commercial site,
the land in question is in the middle of the span of the postal code. The two parts of
the village would become connected. Giving the village the opportunity to apply for a
foot path to be extended through the village so residents can walk their children and
pets in safety to Bus Stops. The village is on cycle way 47. Horses traverse through
the village regularly, there is a warning sign appertaining to horses. The village is in
need of re defining to make it a safer place to live.
The land has been cleared and professionally surveyed and check for suitability for
development being deemed positive for inclusion in the village. The proposed site
does not lock away any accesses to land behind.
Architects drawings have been provisionally completed to show the type of
development intended for two affordable houses with three bedrooms, sharing a new
entrance off the road taking the vehicles to four garages and 4 parking places. The
two houses are intended to appeal as village housing for young families. There is a
school bus for the village children and a primary school in Nantgaredig. The village
has many retired residents with a lively Community Association.
3. Access
There is no existing access to the site from the main road. A new access off the B4300.
An access of the trackway to Capel Dewi Uchaf cannot be safely provided
for 2 dwellings additionally, an ash tree would be in the way. The proposed access is
deemed sage by the highway’s dep, which had been contact in the pre-discussion
stage.
4. Flooding
The site lies well above the water level and in good distance from the Towy. No
evidence can be found on the flood maps issued by the Environmental Agency –
Wales.
5. Pollution
The land is currently a greenfield site, with no use for agricultural or forestry. Nobody
has used the site for more than since the 1930 or even longer. It has a spread of selfseeded saplings. Scrub have recently been cleared.
No evidence can be found of any past development.
6. Main services
The applicant site has mains water, electricity and phone lines including broadband
running along the southern boundary to the road. These can easily be accessed. The
area is serviced by the local bin collection.
7.Proposal for sewage / waste water
A sewage Treatment Plant should be installed to the proposed site. This treatment
works would be for the use of both properties which are two 3 Bed roomed Village
style houses, accommodating a maximum of 12 people in total.
A Treatment Plant has minimal negative impact on the environment. It produces clean
non-polluting effluent 95% clean which will have no real impact on the environment.
The clean discharge can go easily straight into a stream or a ditch to a water course,
via a network of ditches to the River Towy.
There will be no need for an application for a Consent of Discharge as our proposal
will fit into the rules for not requiring one.
A special permission for access to empty the tank annually of sludge would be given
by the land owner at the back of the site.
There is a small need for electricity to run the plant, enough to run a 60watt light bulb
- this will require a shared electricity supply along with a shared meter. There will need
to be an agreement drawn up for a shared amount of maintenance on an annual basis,
this is to safe guard the environment and the neighbouring property.
8. Historic Importance
See attachment
9. Planning history
See attachment
10. Landscape and ecology
There is no knowledge of any protected species on or surrounding the site. However,
a full ecological survey would need to be necessary before any development could
take place.
11. Possible constrains
No overhead power cables are running through the field
No underground or phone lines would cause a problem for a possible development.
12. Settlement - Boundaries
This candidate site lies just outside the settlement limits of Capel Dewi. In the LDP
referred a Capel Dewi 1 & 2. as defined in the local UDP. This site forms part of the
original boundary belonging to the grade II listed Capel Dewi Uchaf Farm. New
residential developments can be found in close proximity, along the B4300 towards
the East away from the center of the village. This settlement Capel Dewi 2 can be
found on the same side of the road as our site as well as the opposite one. Some of
these dwellings have only been erected in the last few years.
Capel Dewi is a village which has lost its local amenities. However various necessities
are in close proximity.
General hospital, in Carmarthen 4 miles
Secondary school 5 miles and 8 miles
Primary schools, about 2 miles
Leisure centers, 2 miles
GP surgeries, 2 miles
Various pubs and restaurants are in close by
Shops are between 2.3 miles to 5 miles
13. Transport links
The transport links to Carmarthen, Cross Hands and Llandeilo town are well
established and developed.
train station is in Carmarthen, 4.7miles
4 bus line service the village of Capel Dewi; Celtic Travel, Morris Travel, First
Cymru and First South & West Wales
Carmarthen town 4.7 miles
Llandeilo town 17 miles
Cross Hands 8 miles
3 miles to the A48
M4 is reached in about 11 min
cycle way 47 runs along the site
14. Conclusion
From the Carmarthenshire housing policy statement, it would appear that there is a
need for around 15,000 houses in the LDP period. It also appears that there are
currently only around 5,000 committed allocations.
A new development would bring both parts (Capel Dewi 1 & 2) of the village of Capel
Dewi closer together.
The site is fairly large but it should not be overdeveloped and restricted to only 2
dwellings in similar size to the ones just down the road. This way the development will
protect and can incorporate the existing vegetation into a new layout.
We cannot see any obvious adverse effect on the developments in close proximity.
The increase in traffic is minimal as the main road as well as the village can cope with
new developments. It would have a positive effect on the local economy.
It should not be forgotten that Capel Dewi Uchaf is the oldest settlement in this area.
It's long important history is dating back centuries. Even the name of the settlement
has been given to the village. Numerous attempts to have part of the unused land
included in the previous LDPs have all failed. However, sites, further to the EAST away
from the proposed site have been included in the last LDPs.
Appendices
1. Site
2. Site photos
3. Historic impact
4. Planning history
5. Map of new build developments
6. Photos of recent build dwellings
7. Transport links – bus map
8. Flood map
9. Tree survey
10. Possible site layout
11. LDP & LDP 2
West - Towards the village centre – Capel Dewi 1 East - Capel Dewi 2
1.The site
2. site photos
Eastern direction
Eastern direction – position of the proposed access
Western direction
Potted History of
CAPEL DEWI UCHAF
2019
Capel Dewi Uchaf dates back to medieval times. A more recent history is recorded in
several publications. (see references at end of text). Clearly the name of the farm
denotes the naming of the village.
A record of ownership in the previous centaury: I bought Capel Dewi Uchaf Farm in
1986 from Mr and Mrs Lewis of Carmarthen, they shared with me the history as they
had known it; they bought the farm in 1954 from a Commander Alexander who had
purchased the farm in 1948 from Thomas Gwyn Jones. I believe there had been a
compulsory purchase in 1939 from the farm of several acres for the building of The
Water Works by The Glamorgan Water Board. Noted as Capel Dewi Water Works.
There was also a sale of some grazing land to a neighbouring farm Ffynnon Dewi
belonging to Thomas family in 1982: where there is a Holy Well. Hence the name of
the village being named as Capel Dewi. Capel Dewi Uchaf Farm (formerly described
as the Mansion House of Capel Dewi) is reputed to be visited by Pilgrims in medieval
times on their way to St David's, a regular and famous pilgrimage of those times. One
can still see on the land the remains of a 'Roman Road' built of stone with some
remaining walls left (That part of the road was later 'lifted' to become part of the
B4300!)
Historically there is a drovers road, to the western boundary, still visible and used
today which used to lead to a wooden bridge crossing the Towy River, there have
been one or two foot paths crossing the fields for the children from Nantgaredig to
attend school in the village of Capel Dewi, this would have been in Victorian times
when the school was built. There is a very small building which leans against a barn
and is believed to be a Chapel of Easement as there are two gothic style windows in
this building. There is a county map by Thomas Kitchen c1754 which is marked with
Rees, Gent and appertains to Capel Dewi Uchaf Farm. It is noted that the Mansion
existed before this map. The oldest coin found on the site is dated 1632.
As a point of fact the farmstead had not been lived in for over 30 years, the property
was in a derelict state when I purchased it in 1986. In my ownership I have
sympathetically renovated the Farmhouse, Cottage, Out Buildings and land for
habitation. I ran my very successful B&B business for 20 years, attracting many
awards and recognition throughout the world. Hosting Royal Princes, Diplomat's,
Lords and Ladies amongst delighted guests. I have been presented to His Royal
Highness, Prince Charles for my Outstanding Contribution to Tourism in
Carmarthenshire. In that time the farmhouse and the curtilage of the farmstead has
been Grade 11 listed. In 2012 due to retirement I sold the farmhouse, cottage and 10
acres of land and moved across to the renovated stable block, known as The Stables. I
continue to look after the well being of the property and 20+ acres. It should be noted
that all of this commitment to the property has contributed to the much needed
revenue put into the local economy over the years I have lived and worked in
Carmarthenshire. I should also like to point out that we now have three rateable
homesteads with one more to see it's full potential. The land proposed for inclusion
for development would also put into the market place two very well designed family
properties for which there is great demand.
I loath to mention that there has been other land 'released' for development
which is NOT in any LDP to the East of the so called village, further more these
Easterly developments are further out of the so called 'Village of Capel Dewi'
and amount to a total of approximately 12 homesteads, within a stones throw of
my property, some of which are on the boundary of Capel Dewi Uchaf, having
been built since the early 1980's. As you will see from the included time line list. I
have been endeavouring to release the land in question since 1988 for
development to no avail the land has not been used for around 60 years as it is
not fit for agricultural use. There is a strong case to say that the boundaries of
the village have NOT been properly defined.
Please note inclusion of plan of the above mentioned properties not included in
the LDP.
I see no reason why this application should not be noted as overlooked in the previous
UDP/LDP and processed as such.
Please see the sustainable appraisal to go with this application
