Testun llawn:
The candidate site referenced above was rejected at stage 2b of the site assesment process for the following reason:
“Whilst there is some linear development within this part of Glandy Cross, development should be centred around the main cluster of dwellings within the settlement”.
In summary, the points / comments raised below set out an objection for the reason given for the refusal and seek the Council to review it’s decision. The points raised covers (1) Linear Development policy and (2) Land Location / Suitability.
Linear / Ribbon Development
Although the response from the Council states its preference is towards cluster builds in this settlement area it can be argued this policy to dissmiss potential linear / ribbon development out of hand lead to missed opportunities and overlook other qualities the site has to offer. Admittedly, the use of he word ‘should’ leaves some ambiguity in their decision.
It seems the Council has assumed the site will develop linear builds along the A478 as a matter of course, similar to the existing dwellings nearby. No build plans have been submitted to date.
The candidate site has potential to accommodate up to 6 / 7 moderate residendtial homes and with inventive planning there is an opportunity to locate some of the builds at the back end of the site to take in the stunning views across the Preseli range. It may be argued a mix of front and back house locations reduces the perceived negative aspects of linear development. For example, shared drives / feeder lanes to reduces number of gateways to the highway. This inturn it minimises the loss of hedgerow and vegetation along the road frontage.
The Council also recognise “ ... some linear development” exists but in fact the majority of the housing is the area is based on linear development with clustered development a more recent trend in the last decade or so.
It is only right that rural areas should still be able to offer individual / standalone dwellings set away from clustered overlooked properties to allow extra privacy and independence from near neighbours.
Clearly there is a demand for housing in the area as has been demonstrated by granting permission for some recent builds at nearby Efailwen (road towards Llangolman) which is outside the LDP boundary.
Land Location / Suitability
It seems there has been little focus on the suitability of the land for inclusion in the revised LDP due to the policy applied above.
The site is a disused settlement and has been for decades. Through lack of maintenance it is covered with dense undergrowth, overgrown shrubs, and small trees that grow out of neglected hedges. It also includes some late 20th Century conifer plantations.
This site is in complete contrast to the two sites at Glandy Cross already adopted for inclusion in the revised LDP. There seems to be an inequality when dismissing disused land in comparison to selecting agriculture green fields. Indeed, the site at the rear of Maesglas reference (Ref SuV55/h1) has been carried over from the previous LDP and still no indication of pending development.
The candidate site is nearby Goodwins Row cottages which (for historic information) was the first linear development in the area dating back to 1836. A plan view of the site can easily lead one to conclude the site to be a natural extension to existing development. Also, the site is only 400 meters away from Glandy Cross junction, the hub of the settlement area.
Any development in this field should not present road safety issues due to speed controls in the areas. The speed limit on this section of the A478 is limited to 40mph. The pending Welsh Government speed limit changes in September 2023 may reduce this further.
The splay of gateway entrances allows clear visibility for up to 400 meters in either road direction which is well within the 90 meters legal limit.
The site currently provides no value within the settlement area and its inclusion in LDP would be seen as a positive step to make it viable.
