11.75

Include land within the development limits for Betws, Ammanford.

Land area to form part of the Development Limits for
Betws/Ammanford so as to facilitate development of no
more than two dwellings.

The land has been identified as forming part of the settlement of Betws, Ammanford for in excess of 30+ years and there has been no material change in terms of its relationship to the settlement.

The land is currently within the development limits and allocated for housing(GA3/h15) in the current LDP with the number of units based on an approved planning application for 6 dwellings which was extant at that time. It has been subject to a number of planning applications, E/25557, E30908 etc plus the most recent E/37271. The latter one was subject to a non-determination appeal (App/M6825/A/19/3236012). A considerable amount of time and funds has been spent looking at ecological and arboricultural matters in order to devise an acceptable solution for the allocated site. A scheme was drafted which was not dissimilar to a previous permission but that application (E/37271) became subject to a non-determination appeal that was eventually dismissed by the Inspector (see attached appeal decision). In terms of the trees and ecological matters the Inspector concluded that these did not preclude the development of part of the site subject to a revised approach. Since the appeal decision we have appointed a new architect to consider the site and housing design for a smaller number of units (2 dwellings) with a “softer touch” approach with minimal ground reconfiguration.
That application will be submitted shortly given the principle of development would be in accord with the current LDP. Details of the new revised scheme will be provided to the LDP Inspector shortly.

Accompanying this submission we have included the Inspector’s appeal decision and copies of the Ecological and arboricultuarl reports upon which the Inspector reached his appeal decision on application E/37271.

Having spent so much time and funds on this scheme it was disappointing to see that the replacement Draft LDP has removed the land from the development limits. At the candidate site stage the LPA indicated in the Initial Assessment that "The location of the site relates to a settlement identified as a principal centre within the Preferred Strategy. Specific consideration will be given to its inclusion or otherwise as part of the preparation of the Deposit LDP."

As a consequence I wrote to the LPA seeking a detailed and specific explanation of why the land is being removed from the development limits given there has been no material change in circumstances?

In response the LPA replied as following;
“The site has been assessed in accordance with the Site Assessment Methodology and it was considered that there are sufficient and more suitable sites available to meet the housing needs of the area. This is due to the site’s
characteristics, namely its sloping topography, the fact that it is densely vegetated and that development on the site could negatively impact upon trees subject to Tree Preservation Orders.

As you are aware, the Deposit LDP is now subject to consultation and so this would be the opportunity for you to object to the site’s exclusion. This can be done through our website.

I should also point out that the current LDP remains to be the Local Authority’s adopted plan until the Revised LDP is adopted and supersedes it; this is anticipated to take place next year. In the meantime, you could submit an application for an appropriate scheme for the site and this would be measured against the provision of the current adopted plan.” In response I would state that within the community of Betws/Ammanford there are very few opportunities for residents to develop a bespoke self-build house to meet their family needs. Historically, Betws has been a popular location for self build properties and with land being available there is no reason to assume that will not continue to be the case. The inclusion of this area within the development limits for such a modest proposal does not undermine the strategic aims of the Revised LDP but does provide some much needed choice within an area that has been acknowledged as falling within the development limits for many years.

It is acknowledged that it would no longer be appropriate to consider the site as a housing allocation site as the approach being taken to respond to the site and have full regard to the planning appeal Inspectors view will reduce the number of units to two dwellings. In terms of the protected trees and ecological matters the planning appeal Inspector concluded that these did not preclude the development of part of the site subject to a revised design
approach. For the LPA therefore, to object to part of this land being developed on such grounds cannot be supported by the evidence. Within Wales the
topography does inevitably mean that some development will take place on sloping sites but that is indeed often a key characteristic of development in the Principality and is not a legitimate reason to resist development.

It should also be noted that in terms of a sustainable location the land is ideally placed given the locality as identified in the accompanying sustainability report. Furthermore, the planning appeal Inspector made reference to section 3 and 5 of the Well Being of Future Generations (Wales) Act 2015 and acknowledged the well-being benefits of development in this area through the provision of new housing with good access to footpaths and the countryside. Those well–being attributes enhanced by the proximity of public transport services.

In the light of my submission I respectfully request that consideration be given to the continued inclusion of the land within the development limits for Betws/Ammanford.