Change the designation of the site from employment use to residential.

A greenfield site of improved pasture, which has been used for some years for winter grazing. It
has a site area of 23999 sq. metres (approx. 5.9 acres), and rises significantly from its southern,
roadside (Llysonnen Road) boundary, to the hedgeline on the north. It is adjoined along the
whole length of its eastern flank by what is now an estate of modern housing, whilst to the west
are the group of established, largely individual properties which form the group known as
Travellers Rest ,along with a small paddock currently designated as a housing allocation. On top
of the hill slope to the north sits a large, commercial animal feed mill accessed from Llysonnen
Road.
In the context of the extant Local Development Plan 2006—2021 the site lies within the
development limits of the Carmarthen Growth Area (GAl). Additionally it is within the
boundaries of the West Carmarthen Planning and Development Brief (adopted September 2010
as Special Planning Guidance). The latter document allocates the submission site, together with
the land parcel to the north, for employment use.
Consequently, under instruction from the landowners, the land has been actively marketed as an
employment site since February 2013 by national agency Lambert, Smith, Hampton, and by
local agents BJP Estates. Their reports over this period (attached herewith) clearly show there
has been no substantive interest from any form of employment opportunity during a period in
excess of 10 years, its relatively isolated location, its remote location from other commercial
users, lack of infrastructure and connectivity, the access route past residential properties and its
proximity to those residential properties possibly giving rise to complaints of noise, smell,
working and activity hours, the simple presence of industrial units being resented by established
residents — all potential deterrents. In conjunction with that simply lack of demand when there
are numerous more attractive, serviced, and better located employment sites available in and
around Carmarthen have shown the land to be unsuited for its allocated use. In fact, given the
fact that the submission site is immediately adjoined along both flank boundaries by existing and
proposed residential development, employment use quite frankly is clearly unsuitable.
The Development Brief was of its time (2010), and it may well have been “in vogue” to fashion
an integrated environment with residential and employment uses cheek by jowl. In reality that.
simply does not work, the uses are not compatible, and would undoubtedly result in societal and
environmental problems. The text of the Development Brief provides no methodology,
reasoning, or rationale as to the determinants which produced the conclusion that this particular
site should provide the token employment location which appeared to be required. The 2010
SWOT Analysis merely states blandly, and classifies it, with no supporting evidence/reasoning;
“Site area able to accommodate identified and future housing, employment, educational and
recreational needs for the town.” and,
“Potential to create high quality mixed use neighbourhood at western edge to Carmarthen and
act as gateway to the town.”
With a Masterplan objective of;
Providing“ Sufficient land to accommodate a mix of type and size of employment land.” There
are of course just two fields, the candidate site, and that to the north which shares a common
boundary with the established agricultural feed mill.”
Even at the preparation of the Development Brief the likely conflict between employment (of
whatever nature) and residential uses was noted, with the recommendation for the “development
edge” being,
“Boundary between employment and residential — A strong landscaped boundary between the
two land uses should be incorporated for visual and amenity reasons. Rear gardens adjacent to
the landscaping belt will provide a further buffer.”
It is surely a simple planning land use philosophy, softening and enhancing appearance yes, but
if you have to hide any new development it should not be permitted there in the first place,
especially in cases such as this where the residential element is established and employment
activities are imposed alongside.
Planning Policy Wales (Edition 11) is clear in para 5.47, “ Development plans and development
management decisions should be based on up to date local and sub regional evidence. It is
important that such evidence demonstrates the suitability of the existing land supply as well as
future provision in relation to the locational and development requirements of business.” It
cannot be clearer than in the marketing background produced by Lambert Smith Hampton and
BJP Estate Agents. In 10 years of open marketing there have been a small handful of enquiries
but not one firm offer of purchase, lease or rent of any part of this currently allocated
employment land - clearly evidencing the unsuitability of its allocation. Whatever the reason(s),
and undoubtedly proximity to residential property, and relative distancing from other business
areas, suppliers etc, lack of security, lack of services and site infrastructure are obvious and potent
issues, which show this site to be not suited to employment uses.
Planning Policy Wales goes on to say that (para. 5.412) “Through the development plan process
planning authorities and relevant stakeholders should work together to identify the most
appropriate land for (employment) development.”
(para. 5.413) “Planning authorities should aim to (amongst other objectives), promote the re-use
of previously developed, vacant and underused land; and control and manage the release of
unwanted employment sites to other uses.
(para.5.415) ”Whilst employment and residential uses can be compatible, planning authorities
should have regard to the proximity and compatibility of proposed dwellings to existing industrial
and commercial uses to ensure that both residential amenity and economic development,
opportunities are not unduly compromised.
Whilst the provision of adequate employment land in the County is an absolute essential, a
random field sandwiched between residential properties and which has been on the market for
10 years is not the answer, whilst the example given in the paragraph preceding this must be
equally true in reverse. The West Camarthen Development Area is becoming an attractive
residential location Willi good travel linkage into the town centre of Carmarthen. The many
families who have committed their futures to the area would surely require the setting to be
enhanced by further, quality residential development rather than be immediately adjoined by the
hubbub and form of trailic generated by commercial activity immediately alongside, and thus it,
is argued that the site should be re-allocated for residential development.

Attached:

Candidate Site Location Plan

Indicative Site Layout

Transport Statement

Biodiversity Appraisal and Checklist

Drainage Strategy and Infrastructure Review

Marketing Review

Plan Extract from Carmarthen West Special Planning Guidance