Second Deposit LDP

(12) 11. Policies

(1) 11.1 The following sections set out the Strategic Policies which form the framework for implementing and delivering the LDP. The format and structure reflect the core elements of sustainability and sustainable development, and the four well-being objectives or themes as identified within the Carmarthenshire Well-being Plan. This allows the Strategic Policies to cross reference to the strategic objectives set out in this document as well as the relevant Well-being goals. The strategic policies will therefore be set within the following themes:

11.2 It is recognised that there will be some overlap between the respective themes and their policies and as such they should be read in conjunction with one another. Each strategic policy is accompanied by an explanatory text.

11.3 The implications for the well-being of individuals, their families and communities are recognised within the Plan through a focus on creating sustainable and inclusive places. This connected approach across all the themes allows long term solutions to ensure opportunities are available to maintain and enhance well-being.

11.4 It recognises that sustainable places are created from a balance of environmentally friendly, economically vibrant, and socially inclusive characteristics, that aim to benefit not only current inhabitants but also future generations.

11.5 Whilst it is recognised that there is an overlap between the themes and the assignment of policies the following having been identified under the Early Intervention theme:

11.6 The following policies seek to support the delivery of the Plan's strategic objectives, but also provide high level links and broad conformity with the Well-Being Goals.

11.7 This Revised LDP puts at its heart the creation of a balanced and cohesive County. It recognises that to deliver this the County's role as a strong and economic driver for growth locally, regionally and nationally places Carmarthenshire at the centre of a prosperous and sustainable Wales. The Plan's strategy for growth is formulated on the basis of sustainable development principles and in accordance with the goals and aspirations of the Well-being of Future Generations Act. The Plan's strategy also reflects Llanelli's significance as part of the Swansea Bay and Llanelli National Growth Area identified in Policy 28 of the National Development Framework and Carmarthen as an area for regional growth as identified in Policy 29 – Regional Growth Areas – Carmarthen and the Haven Towns.

11.8 The strategic approach builds on the corporate emphasis on regeneration and the opportunities presented through the City Deal and other regeneration and investment opportunities, whilst also recognising the opportunities presented through the rural economy and diverse needs of communities across the County. The strategy recognises the role employment plays in creating a prosperous County – with appropriate growth of housing with jobs and employment opportunities.

11.9 The Council, as part of its corporate policy, places regeneration as its number one objective. This is reflected through:

11.10 This focus on job creation and investment is based on Carmarthenshire's strategic location and its regional economic role. This strategy seeks to recognise and reflect this, and the corporate objectives, by supporting and creating an attractive place for workers and investors.

11.11 By ensuring that our housing growth requirements are reflective of, and are in support of our economic ambitions, it allows for a co-ordinated and integrated approach to ensure that the shared role for economic growth is not in isolation of housing and vice a versa.

11.12 This approach requires the development of a balanced set of population and household projections that develop on the principles of Welsh Government's 2018-based projections. This is to ensure there is a sufficient supply of homes to support the delivery of our economic ambitions and the needs of our communities.

11.13 The population and household trends set through the Welsh Government's 2018-based projections follow similar lower growth demographic patterns of previous WG projections. They do not however reflect the positive ambitions of the County and the Region over the plan period. Consideration must also be given to the rates of housing completions over the preceding years, which are far above the WG 2018 projection requirements. This strategy, and its growth levels are intended to be ambitious but deliverable and reflect wider objectives than this Revised LDP alone.

11.14 This Strategy will seek to distribute growth through a sustainable settlement hierarchy derived from the preferred spatial option. It recognises the diversity across the County and its rich environmental, biodiversity, natural, and built landscape credentials. In delivering this strategy, it also recognises the role Carmarthenshire's rural areas and its urban areas contribute to delivering its vision for 'One Carmarthenshire'.

11.15 We will work closely with partners, infrastructure providers, developers, investors, and communities in delivering the Revised LDP and its strategy, policies, and proposals.

(1) 11.16 The above and their identified uses will, where appropriate, be further considered through SPG in the form of development briefs. These briefs will address the development of the sites in greater detail in a comprehensive and coordinated way ensuring that proposals are integrated in terms of the phasing of different elements and the provision of key deliverability drivers such as infrastructure provision.

11.17 The purpose of this Policy is to establish the principle of mixed-use development (including housing) on these sites and stimulate the market to resolve issues and bring forward the sites when necessary.

(1) 11.18 Specific evidence should be provided that clearly shows, to the satisfaction of the Local Planning Authority, that development proposals accord with the following LDP policies:

• PSD1: Effective Design Solutions: Sustainability and Placemaking
• PSD2: Masterplanning Principles – Creating Sustainable Neighbourhoods
• PSD3: Green and Blue Infrastructure Network
• PSD4: Green and Blue Infrastructure – Trees, Woodlands and Hedgerows
• TRA1: Transport and Highways Infrastructural Improvements
• TRA2: Active Travel
• SP9: Infrastructure
• INF1: Planning Obligations
• CCH6: Renewable and Low Carbon Energy in New Developments

11.19 The need for reserve sites will be closely monitored through take-up of allocated sites as part of the monitoring framework of this Plan and reported through the Annual Monitoring Report. In the event that the allocated sites (identified under policies HOM1, EME1 and SG1) fail to contribute as expected to the delivery of the Plan's strategy, then the decision to utilise a Reserve Site will be made as part of a formal plan review.

11.20 The need to identify an alternative range of reserve sites is necessary to ensure that the LDP strategy provides sufficient flexibility if development on allocated and existing commitments stalls. Regard will be had to the requirements of Future Wales and the upcoming preparation of a Strategic Development Plan (SDP) for the region.

11.21 The Peninsula consists of some 1,780 hectares along the A484 road and London to Fishguard Rail Line transportation corridor. It extends from the outskirts of the historic town of Kidwelly on the mouth of the Gwendraeth Fach to its north. The east is bordered by the A484, London to Fishguard Rail line and the Pinged flats. The south / south-east is bordered by the Millennium Coastal Park.

11.22 Whilst the Peninsula is well placed to attract an integrated and strategic package of regeneration and investment, it is also an ecologically sensitive area that is subject to a range of developmental considerations.

11.23 The sense of place is framed by a contrasting range of uses and features. These include Pembrey Country Park to the south, with the motor racing circuit and airport to the north.

11.24 The area continues to function as a key resource for residents, visitors, and biodiversity alike. In this regard, development proposals that would unduly compromise the ongoing resource for our future generations would not be supported.

(1) 11.25 The Council will prepare Supplementary Planning Guidance to provide further elaboration upon the provisions of this policy and the future opportunities within the Peninsula.

11.26 The policy seeks to recognise the general pattern of provision in a traditional hierarchy of centres ranging from the small, localised provision through to the larger centres providing a greater choice over a wider product range. The larger centres also act as locations for related activities in the leisure and entertainment sphere including cinemas and restaurants etc. and for commercial office uses including solicitors, accountants, and estate agents etc.

11.27 In general, local provision represents goods and services required on a day-to-day basis (convenience items) and for which residents may make short journeys frequently, whilst the larger centres not only provide such facilities, but also more specialised items (comparison goods) sought less frequently and for which shoppers are prepared to travel further. Traditionally, shopping provision has evolved in a hierarchy of centres with overlapping catchments reflecting their size and importance.

11.28 It is this pattern of retail provision which characterises Carmarthenshire with the traditionally larger centres of Carmarthen, Llanelli and Ammanford historically serving larger catchment areas with a broad and specialised range of goods and items.

11.29 In defining a retail hierarchy, regard has been given to the respective roles and functions of the larger towns and small villages. In this respect it is acknowledged that whilst the range of shopping provision throughout the hierarchy plays an essential role, the Principal Centres of Carmarthen, Llanelli and Ammanford, provide the focus of town centre-based retail activity. These centres are the primary non-food comparison shopping destinations and cater for main and bulk food and grocery shopping. Other smaller town centres have a limited range and choice of comparison goods shopping and cater primarily for top-up food and grocery shopping. However, it is also recognised that each of these centres perform different roles within the context of their communities and wider geographical functions. In this respect, Carmarthen town centre fulfils a sub-regional function whilst Ammanford and Llanelli town centres are more focused on serving its surrounding communities. The policy, however, also seeks to recognise the impact of Covid-19 and change shopping patterns has had on our high streets and town centres. In this respect, the policy seeks to reflect their intrinsic retail function whilst recognising a new multifunctional role for such centres.

11.30 It is acknowledged however, that despite their inherent differences each centre has, and is experiencing different challenges as the future role of the high street changes in response to different retail pressures. In this respect TAN4 makes provision for the application of appropriate policies to those centres based on their characteristics and sustainability. In responding to this locally driven approach, variations in respect of what constitutes a higher and lower order centre allows for a more focused but flexible response based on their different scales and characteristics. It also enables the Plan to respond to changing economic circumstances and to seek to address variations in retail activity.

11.31 In characterising higher order retail and commercial centres, TAN4 identifies them as being accessible to a large number of people, and the scale and diverse range of uses present will reflect the needs of a population – this is normally greater than the local community. With such centres typically characterised by combinations of shops, offices, financial & professional services, food and drink establishments, hotels, education facilities, entertainment and leisure, non-residential institutions as well as residential (TAN4 para. 4.2).

11.32 Alternatively, lower order centres are characterised by smaller scale provision and fewer uses, with the intention of primarily serving the needs of a local community. These would typically include shops, financial and professional services, food and drink, and non-residential institutions of an appropriate scale, but depending on the centre may include other uses (TAN4 para 4.3).

11.33 In relation to the previous status of both Llanelli and Ammanford, their high streets have experienced challenging times with both retaining important, albeit slightly diminished retail roles. In further considering where their future along with that of Carmarthen may lie in terms of the retail hierarchy, it is important to consider how they will develop and their future role as well as how the Plan seeks to respond to a potential decline in that centre.

11.34 Carmarthen has a longstanding sub-regional role and has traditionally had a strong national presence on its high street as well as a variety of local stores. The nature of its retail offer has however been notably impacted by Covid-19 with a number of national operators having withdrawn in light of the financial challenges and realignment within the retail sector. Consequently, whilst the centre does and will continue to serve a range of needs for the population beyond its local community the nature of its offer and the range of uses within the traditional retail core must be adaptive whilst retaining that traditional retail base. The centre continues to be readily characterised as a higher order retail centre by the provisions above.

11.35 In relation to both Llanelli and Ammanford, the occupation of the town centre by national operators remains at a reduced level and with the town centre offer increasingly reflective of one that serves a more localised community. This coupled with the challenges around turnover of retail units, and issues around vacancy rates, requires a re-evaluation of their previous high order centre status. Both Ammanford and the Llanelli town centres have attracted significant interventions in regeneration terms, with Task Forces established to face some of the challenges prevalent in both centres, with the latter having also been subject to a now expired focused Local Development Order (LDO). Further time limited LDO's have been adopted for Carmarthen and Ammanford Town Centres as part of regeneration initiatives to aid in the Covid-19 recovery and town centre regeneration. The future role of these and the potential for a further Llanelli Town Centre LDO will be further reviewed as tools to assist in the implementation of this Revised LDP.

11.36 The changing dynamics within the retail offer for both these centres brings added focus on the need for the hierarchy and the retail policies to provide a locally driven response to their issues. Consequently, the hierarchy has been established with appropriate policies to allow for different types of retail and commercial context between the Plan's three Principal Centres. These will allow a more flexible approach in relation to how these centres develop in the future.

11.37 The smaller towns or market towns of, for example, Newcastle Emlyn, Llandeilo, and St Clears with their smaller local catchments typically meet local needs with some specialised provision. This is supplemented by often larger villages which may provide essential items required to meet day to day needs. Regard will be had to the implications of proposals for new convenience stores outside of the identified High, Mid and Lower Order centres (defined within the Policy) on defined retail centres within neighbouring authorities. Proposals which may have an adverse impact should be accompanied by a robust retail impact assessment.

11.38 The retail strategy of the LDP reflects the social, economic, and environmental principles of sustainable development which underpins the Plan. It also seeks to reflect the changing nature of retailing and the need for traditional town centres to adapt to such changes. The Strategy seeks to:

11.39 The Updated Retail Study (2022) for Carmarthenshire examines retail, leisure and town centre issues across the County and assessed the capacity for growth across the retail, food/beverage and commercial leisure sectors. It is prepared to provide evidence in respect of policy formulation and to inform the identification of a retail hierarchy for the Plan area to guide decision making, as required by PPW. Consequently, the "town centres first" principle in tandem with a sequential approach to the selection of sites will be used to promote town centres as the principal locations for new retail, office, leisure and health facilities. In doing so, the aim will be to create more reasons why people should visit such centres with a resultant increase in social and economic activity thereby retaining its viability.

11.40 Allowing for the variations in the hierarchy, retail will be expected to continue as the principal activity in all three sub-regional and mid order centres. However, this is only one of the factors which contribute to their wellbeing. Retail policies cannot be divorced from the broader functions of the larger towns as centres for other services and facilities, including food and drink establishments (cafes, restaurants, public houses, etc.) and commercial leisure developments. The retail, food/beverage and leisure needs assessment in the Updated Retail Study suggests there may be limited scope for future retail development and any projected growth should seek to reoccupy vacant floorspace within town centres where possible. However, there is potential scope to improve the food /beverage and commercial leisure sectors. This diversity of uses in town centres assists in promoting their continued viability and - particularly with regard to leisure and residential uses - contributes to the vitality of a successful evening economy and their role as living town centres.

11.41 The Revised LDP seeks to strike a balance between protecting the overall retail character of the town centres and providing for an appropriate diversity of uses which reflects their position within the hierarchy. In so doing, it is recognised that its character and identity is augmented by the presence of independent traders traditionally operating from the more peripheral streets and in locations and that can be susceptible to competition. It is however recognised that diversification enables other beneficial, economic uses to complement the retailing presence and to maintain the physical fabric and appearance of streets and buildings which may otherwise be susceptible to decline.

11.42 The potential for appropriate diversification within the town centres enabled through this policy, recognises their contribution to increasing its overall attractiveness. The introduction of complementary retail, leisure and business offers etc can contribute to a broader appeal, nevertheless, the policy recognises the importance of a strong retail element and seeks to maintain the vitality and viability of the towns' retail offer.

11.43 Provision outside the sub-regional and mid order centres, including local village shops, make an important contribution to the retail function of Carmarthenshire. In this respect, those centres fulfilling a convenience retail need and smaller scale day to day shopping need provide diversity consistent with the objectives of sustaining communities and minimising the need to travel. These settlements and their retail offer can complement the established retail function of those higher up the hierarchy as well as contributing to the implementation of the Plan's Strategy. Proposals for convenience retail outside of the town centre boundary in such centres may be required to appropriately evidence the retail need to ensure the retailing activities within the town centres are not undermined.

11.44 The LDP policies also seek to ensure that retail, non-retail, and leisure developments are located in the most appropriate locations. Generally, the most appropriate locations are within existing centres, which are accessible by a range of means of transport and can promote linked trips to other uses in the centre. Developers will be required to search thoroughly for sites within centres before considering less centrally located ones.

11.45 Further guidance in respect of national planning policy is contained within PPW: Edition 11 - Chapter 4 Active and Social Places and within TAN4 Retailing and Town Centres.

11.46 Town Centres are not always capable of accommodating particular types of retailing or other town centre uses such as bulky goods owing to the requirements for large sites and buildings and the implications for traffic generation and parking. Consequently, such outlets have been permitted in out-of-centre locations in accordance with national guidance, either in the form of individual units or collectively on retail parks. If pressure for such outlets continues, then the Revised LDP seeks to address the issue of retail parks and defines the criteria to be applied to prospective developments. In this respect, the policies relating to retail parks promote the co-location of appropriate retail facilities and reducing the proliferation of separate retail destinations within the County, provided the need, impact and sequential tests are satisfied. Such a strategy is more sustainable in transport terms and will allow retail businesses to benefit from the collective attraction of co-location.

11.47 The Plan recognises that certain types of retail and leisure facilities may not be suitably accommodated within town centre locations and that Regional Centres (Retail Parks) can play a role in accommodating this need. However, the scale, type and location of retail development should not undermine the attractiveness, vitality, and viability of existing town centres.

(1) 11.48 A sequential approach should be adopted which means that first preference should be for existing town centre locations as listed in the retail hierarchy, and then for sites immediately adjoining town centres. If there are no suitable available sites in these locations, only then may development in edge of centre locations be considered followed by, but not limited to, the following existing regional centres (retail parks) will be considered:

11.49 Regional Centres: (Retail Parks)

• Stephens Way and Parc Pensarn, Carmarthen;
• (1) Parc Manwerthu / Retail Park (1) Parc Manwerthu / Retail Park (2) Parc Trostre and Parc Pemberton, Llanelli;
• Cross Hands Retail Park.
• Maes Yr Eithin Retail Park, Cross Hands

11.50 Carmarthen and Llanelli have significant retail provision on retail parks located outside of the respective town centres. The principal retail parks in Carmarthen are at Stephens Way and Parc Pensarn which provide for a range of bulky and non-bulky goods.

11.51 Llanelli is served by Parc Trostre and Parc Pemberton with the former exhibiting a large number of units predominantly occupied by 'high street multiples'. Parc Pemberton is by contrast mainly focused around DIY, electrical and furniture reflecting a bulky goods restriction which does not apply to Parc Trostre.

11.52 The retail park at Cross Hands, whilst smaller in scale to those in Carmarthen and Llanelli, provides an important complementary role to the town centre provisions in Ammanford through its predominantly DIY, electrical and furniture offer.

11.53 Where retail development is proposed outside of the town centre boundaries, the applicant will be required to submit an impact assessment to demonstrate that the proposal would not cause harm to established town centres. The assessment should also take into consideration the cumulative effects of recently completed development and outstanding planning permissions. The assessment should outline the type of retail offer proposed by the applicant and how this could impact upon competing retail provision which exists in the nearby town centres and whether it could result in the diversion of trade from the town centre.

11.54 PPW Ed. 11 gives specific recognition for the role local and village shops and public houses play within communities and the potential impact of their loss. Consequently, reference should therefore be made to policy RTC2 below.

11.55 Proposals for retail activity within rural Carmarthenshire should be considered in accordance with policy RTC2.

11.56 In seeking to define and create sustainable communities the Plan identifies and recognises the contribution of local services. These include such facilities as shops, post offices, public houses, petrol filling stations, which will contribute to the future viability of settlements and communities, both in terms of providing a service but also in offering 'meeting places' where community interaction can occur and community spirit can be enhanced. Moreover, the LDP supports local retail provision and the economic benefits which they present within the communities.

11.57 The Council also recognises the importance of community facilities and services where there is a strong local dependence on them. Such services are vital to the economic wellbeing of the communities and also promote social inclusion, particularly amongst the less mobile members of a community.

11.58 It is acknowledged that the rural settlements are the most vulnerable to the loss of such facilities. Factors such as demand and the high value of residential land in the rural areas, often results in pressure from property owners to change the use or redevelop such facilities for residential purposes, even where the business is thriving. The income from a shop or other activity may be less than can be gained from an alternative development. This policy seeks to moderate pressures for change by ensuring that unless there are reasonable alternative facilities, and if the shop or facility is viable at appropriate rent levels, then its loss will not be allowed.

11.59 Whilst the policy seeks to protect against the loss of facilities, provision is made for those circumstances where it can be demonstrated that such facilities are no longer needed or are not viable.

11.60 A walkable distance for the purposes of this policy is as contained within the Manual for Streets: Department for Transport/Communities and Local Government/WAG – 2007^[48]. This identifies that 'Walkable neighbourhoods are typically characterised by having a range of facilities within 10 minutes (up to about 800m) walking distance of residential areas which residents may access comfortably on foot'.

11.61 Marketing of premises for the purposes of this policy can be defined as advertised within an appropriate industry publication or where appropriate, through local estate agents over a reasonable period and for a reasonable price.

11.62 Proposals for new shops in rural areas which are ancillary to other uses can often provide an important contribution to the rural economy. Such provision, be they in the form of farm shops (that will help to meet the demand for fresh produce), craft shops and shops linked to petrol stations, not only service a local requirement but are also a source of employment.

11.63 Whilst such provision has the potential to provide a service to rural communities it must be reflective of its rural context. In this regard, the shop should be related to and subordinate to an existing business and should not exceed 200 square metres gross of floorspace.

11.64 It is recognised that shops in rural areas can create additional employment opportunities and aid rural economic diversification as well as providing a service to local communities.

11.65 The Council may seek to use planning conditions to limit the range of goods sold or restrict the amount of floor space where appropriate, to prevent any significant harm to nearby retail activity. Regard will also be had to the potential for the proposal to operate on a seasonal basis where it is not desirable for it to operate throughout the year.

11.66 Shops ancillary to other uses, such as farm shops that will help to meet the demand for fresh produce, craft shops and shops linked to petrol stations, can as identified play an important role in rural areas by providing new sources of jobs and services. However, in assessing such proposals the regard will be had to the potential impact on nearby retail and commercial centres and notably village shops^[49]. Consideration will be given to the use of planning conditions to limit the range of goods sold or restrict the amount of floor space if this allows the development to proceed.

11.67 Socio-economic issues including poverty and deprivation facing both rural and urban parts of our County is recognised within this Plan's "One Carmarthenshire" vision. To this end, this Plan seeks to tackle these issues by maximising opportunities for everyone to maintain or increase their prosperity and sense of wellbeing.

11.68 These opportunities include the provision for new homes including affordable homes and jobs, as well as steering new investment and infrastructural priorities, whilst also respecting the County's social fabric, including the Welsh language, culture and its sense of place.

11.69 Whilst it is recognised that there is an overlap between the themes and the assignment of policies the following having been identified under this theme:

• Strategic Policy – SP3: Sustainable Distribution – Settlement Framework
• Strategic Policy – SP 4: Providing New Homes
• Strategic Policy – SP 5: Affordable Homes
• Strategic Policy – SP 6: Strategic Sites
• Strategic Policy – SP 7: Employment and the Economy
• Strategic Policy – SP 8: Welsh Language and Culture
• Strategic Policy – SP 9: Infrastructure
• Strategic Policy – SP 10: Gypsy and Traveller Provision
• Strategic Policy – SP 11: The Visitor Economy
• Strategic Policy – SP 12: Placemaking, Sustainability and High-Quality Design

11.70 The following policies seek to support the delivery of the Plan's strategic objectives, but also provide high level links and broad conformity with the Well-Being Goals.

(1) 11.71 The Plan seeks to distribute growth and development spatially across the County, with settlements allocated to one of 6 clusters within the hierarchy. The cluster-based approach is flexible in apportioning new growth and avoids any assumption that every settlement in every tier must contribute towards growth. Regard has also been given to cross boundary settlements, and how they impact on the role and function of Carmarthenshire's border settlements. These include: Pontarddulais, Lampeter, Adpar, Narberth and Llandysul. Reference is made to the evidence base in relation to housing distribution.

11.72 Whilst the majority of development will be directed to the top tiers of the settlement hierarchy, the diversity of the County is recognised and regard will be given to housing in rural areas, and the value such areas play within the County. Within rural villages (Tier 4) and non-defined settlements, new housing development will be limited to small scale opportunities. Reference is made to Policy HOM3 and HOM4 of this Plan.

11.73 Whilst the above refers specifically to residential growth, the settlement framework will, in conjunction with specific policies, also guide the consideration of appropriate sustainable locations - with access to services and facilities - and scale of other developments (including employment).

11.74 The following sets out an indicative outline on the nature of development likely by tier including their scale and type.

Principal Centres

Strategic Sites

Large and small scale Employment Areas

Housing Allocations

Small housing sites (under 5 homes);

Affordable Housing Provision on sites of 5 or more units

Windfall housing opportunities

Service Centres:

Small Scale Employment Areas

Housing Allocations

Affordable Housing Provision on sites of 5 or more units

Small housing sites (under 5 homes);

Windfall housing opportunities

Sustainable Villages:

Housing Allocations

Affordable housing on sites of 5 or more units

Small housing sites (under 5 homes);

Windfall housing opportunities

Small Scale Rural Exceptions Schemes for Affordable Housing adjoining settlement boundaries

Rural Villages (No Development Limits):

Small sites – housing through infill or logical extensions/rounding off.

Small Scale Rural Exceptions Schemes for Affordable Housing

Non Defined Rural Settlements:

Local Needs Affordable Housing and Small-Scale Rural Exceptions Schemes for Affordable Housing.

(1) 11.75 In preparing this Plan, development limits have been defined across all settlements within Tiers 1, 2, and 3, in order to:

• Prevent inappropriate development in the countryside and provide certainty and clarity as to where exceptions proposals (adjacent to limits) may be considered appropriate;
• Prevent coalescence of settlements (or separate parts of the same settlement), unacceptable ribbon development or a fragmented development.
• Identify those areas within which development proposals would be permitted (see above); and,
• Promote effective and appropriate use of land concentrating growth within defined settlements.

11.76 Not all land on a Proposals Map and Inset Maps is identified for a particular development, or the subject of a specific policy. Significant areas of land can appear as un-annotated land in the Plan. Proposals for development will be considered on their individual merits against the provisions of this LDP, and other material considerations.

11.77 It is an aim of the Plan to facilitate the delivery of the required number and choice of new homes. These will meet the identified housing needs and promote cohesive communities that are attractive, accessible, safe, well connected, and provide accessibility to cultural and leisure facilities, community services and employment opportunities.

11.78 The Plan's Strategy and its sustainable approach to the provision of new homes has been formulated on the basis of sustainable development principles. This accords with the goals and aspirations of the Well-Being and Future Generations Act and national planning policy^[50]. It is focussed on meeting housing needs across the County's diverse communities in a way which is sustainable, respects the environmental qualities of the County, and its cultural and Welsh language characteristics.

(1) 11.79 This Plan factors in a number of housing supply components to meet this housing need, together with flexibility (uplift) to ensure that the overall aim of the strategic policy to provide new homes is met. The housing supply is made up of the following components:

Housing Allocations

11.80 The largest component of housing supply is sites allocated for residential development. Housing allocations will be identified within the specific housing policies or included as part of mixed-use allocations.

11.81 The specific policies will consider the developments which have been commenced or committed since the base date of the revised LDP, and they will be continually monitored through the Housing Trajectory (Appendix 7).

Windfall

(1) 11.82 The windfall allowance is made up of the following factors:

(1) 11.83 Windfall developments will be considered on their individual merits and against the policies and proposals of this Plan. It is recognised that it is not always practicable or appropriate to allocate every site for development. There will often be sites suitable for development which are not identified as allocations with their contribution to housing land supply identified through the windfall allowance.

11.84 The housing land allocations identified through this policy and other provisions of this Plan seek to satisfy the housing land requirements for the County, with their distribution directing them to those settlements in a manner consistent with the overall strategy of the Plan. The Plan however seeks to achieve this through a structured hierarchy and distribution of growth, in a manner which sees the majority of the housing land requirement focused on the sustainable centres of Carmarthen, Llanelli and Ammanford/Cross Hands. Further allocations are distributed across the remainder of the hierarchy.

11.85 Site numbers highlighted within the Policy HOM1 are intended to be indicative and been considered on a site by site basis. They will be subject to further consideration at application stage. Regard will also be had to the policies and provisions of this plan and other relevant design principles.

11.86 Proposals for the development of allocated housing sites submitted in applications for Full Planning or Reserved Matters permissions should be accompanied by a layout of the allocated site in its entirety to ensure the site is developed to its full potential, provides a mix of housing types, sizes and tenure, and meets the needs of the local population. Reference should also be made to policy PSD2 in relation to masterplanning requirements.

11.87 The Plan will be supported by an Infrastructure Delivery Plan which provides further detail of the phasing, funding and delivery of infrastructure required for each key site. In this respect, proposals will also be required to mitigate against any potential policy impacts associated with its development.

11.88 Sites capable of accommodating five or more dwellings feature as allocated housing sites in the Plan (refer to Policy HOM1). However, within the development limits of defined settlements there may be opportunities for development on unallocated sites. Within the settlement hierarchy, land that has not been allocated is referred to as a windfall site in relation to housing development. Proposals should reflect the character of the area and be compatible with the provisions of the Plan.

11.89 The settlement framework for the Plan area identified in Strategic Policy SP3 recognises and reflects the area's diversity and that of its communities. In identifying the Rural Villages, the Plan seeks to make provision for those settlements which make an important contribution within their community and offer opportunities for small scale and appropriate new homes within rural settings.

(1) 11.90 This part of the Plan's rural policy framework seeks to establish a flexible but controlled approach to the delivery of new homes within those settlements. The Plan utilises a criteria-based assessment to define small scale housing opportunities in rural villages and to meet the need for new homes in rural parts of Carmarthenshire at a scale and at locations which maintain the essential character of the countryside.

(2) 11.91 In order to reflect the rural character and to prevent unacceptable and potentially detrimental levels of growth, a cap of 10% over and above the number of existing homes, as of the base date of the Plan in the settlement will be allowed.

11.92 Further guidance in the form of SPG will be published to support the interpretation and application of the above and the policy. The guidance will form part of a suite of SPG to support with the design and siting considerations in general and will enable proposals to effectively integrate with and contribute to the development of cohesive and sustainable communities.

Guidance on Acceptable Plots

1. Infill sites within these rural villages will take priority over other locations;
2. Where appropriate, sites adjoining a rural village are also acceptable. Such sites will be required to adjoin the boundary of one property which forms part of the rural village group. All proposals which adjoin a group (as opposed to infill sites) will be required to demonstrate the following:
   • there is an existing physical or visual feature which provides a boundary for the group - reducing pressure for unacceptable ribbon development or rural sprawl;
   • where such a feature does not exist, there should be potential for such a feature to be provided so long as it is in character with the scale and appearance of the group;
3. Proposals located in open fields adjoining a group, which have no physical features to provide containment will not be considered acceptable;
4. Proposals which are located beyond clear physical features which form strong boundaries for a group (e.g. main roads, substantial tree belts, rivers etc.) will not be considered acceptable.

11.93 There are a notable number of small settlements or groups of dwellings throughout the County which have not been defined within the settlement framework, and as such do not have development limits.

11.94 It is also noted that such provision needs to be delivered within the backdrop of a national agenda centred on sustainability with placemaking at its heart. In this respect reference is made to the provisions of PPW Ed.11 which requires that all residential development away from existing settlements or centres be strictly controlled. The policy therefore in reflecting the provisions of national policy restricts local affordable need dwellings in rural areas to established groups of dwellings.

11.95 Whilst the Revised LDP is supported by a robust evidence base it is acknowledged that details of housing need changes over time. Affordable housing proposals will be required to submit evidence demonstrating the specific local need and ensure that the proposal provides for the size, type and tenure of houses required. Proposals to meet speculative local need application will not be considered, rather they should relate to an identified need from individuals/families within the specific area.

11.96 Where available, local housing needs surveys should be utilised in providing this evidence. Alternatively, other forms of evidence may be considered appropriate including Strategic Housing Market Area Assessments and local needs/Lettings registers.

11.97 Occupancy controls will be imposed to ensure that the benefits of affordability are preserved in perpetuity for subsequent occupiers. The definition for non-defined rural settlements and Local Needs Housing is set out in the Glossary of Terms.

11.98 This policy seeks to reflect the potential of conversion opportunities in appropriate existing dwellings as alternatives to new build. Such opportunities can often provide additional range and choice to the housing stock and offer alternatives for property owners, where single occupancy of larger dwellings is no longer appropriate.

11.99 Extensions should be subordinate to, and compatible with the size, type and character of the existing dwelling and not result in over development (reference should be made to policy PSD10: Extensions). Proposals will where appropriate be encouraged to incorporate the re-use of materials as part of any development.

11.100 As part of any development proposal, reference should be drawn to Policy PSD1 of this Plan relating to Effective Design Solutions: Sustainability and Placemaking.

11.101 The changing age profile of the county with its continued projected move towards an ageing population over the plan period has the potential to result in an increased requirement in respect of Specialist Housing. Whilst certain requirements for assisted living or support needs will be addressed through adaptation of existing homes or through existing facilities, the need for the Plan to provide for the consideration for new care homes is recognised. Consequently, this policy seeks to provide a framework for considering proposals to make appropriate allowances for the needs of those requiring care.

11.102 For the purposes of this policy, the definition of Specialist Housing relates to nursing homes, sheltered housing, extra or close care housing (wardened), retirement facilities reflecting continuing care needs, and other facilities where care is provided. Where a care home is proposed on a site allocated for residential use in the Plan, consideration will be given to the nature of the proposal and its suitability for the proposed location. The level of independence of residents will be an important consideration with 'closed door' homes not generally being considered appropriate.

11.103 The inclusion of care homes within or adjoining the development limits ensures that residents have opportunities to integrate into the community with the developments forming part of the urban or built form. The accessibility of such infrastructure and facilities represents an important element of residents' needs.

11.104 The renovation of abandoned dwellings can make a small but important contribution to the needs of an area. The architectural value of a number of derelict or abandoned dwellings often reflects the traditional vernacular and should be recognised in the submission of such proposals. Extensions, access requirements or other aspects associated with the proposal should be sympathetic to the character of the original building and the landscape. Proposals which seek to make a positive contribution to the landscape qualities of the area will be encouraged.

11.105 Proposals which fail to satisfy the above (including re-build) will be considered as development in the open countryside and determined accordingly.

11.106 The siting of a caravan/mobile home required in conjunction with the above will be conditioned to ensure its removal once its operational requirements have ceased. The period of any temporary consent will be assessed against the particulars of each application. In the case of deciding the timescale required for the siting of caravans/mobile homes in connection with the construction of a self-build dwelling, the duration of expected construction work will be the determining factor.

11.107 Ancillary residential accommodation can provide a valuable function enabling a relative to live with their family whilst maintaining a degree of independence. Such accommodation however requires a level of control to ensure that it serves an ancillary function and does not result in the creation if a separate self-contained dwelling.

11.108 Any proposal should reflect its ancillary function and not include the full range of facilities associated with an independent dwelling nor should it be designed in a way that would make it capable of being converted or occupied as an independent dwelling. Proposals should be designed to reflect the occupant's identified essential needs, with basic provisions reflective of its ancillary purpose. In respect of a single occupant this would normally consist of one en-suite bedroom and a living area with small kitchenette.

11.109 The annexe will be required to be in the same ownership as the main dwelling with any application accompanied by details of its occupants, including their relationship and/or dependency with the main dwelling occupants, and ownership details of the annexe.

11.110 Regard will be had to the need of the occupant in respect of the size of any outbuilding proposed for conversion. In this regard it may only be acceptable to convert part of the building to ensure the conversion provides only limited facilities commensurate with its ancillary purpose.

11.111 The annexe should not displace an existing use which would require the construction of a further alternative building to enable that use to continue. New build detached annexes will only be considered where it is satisfactorily demonstrated that an extension or conversion is not appropriate or possible and will not be permitted at locations outside of the defined settlement limits.

11.112 Affordable housing represents a key issue to be considered in the preparation of the Revised LDP particularly in contributing to the development of sustainable, balanced and cohesive communities.

11.113 This policy seeks to reflect the requirements set out in TAN 2 – Planning and Affordable Housing (2006) which seeks to put 'secure mechanisms in place to ensure that affordable housing is accessible to those who cannot afford market housing, both on first occupation and for subsequent occupants.'             

11.114 There are two main types of affordable housing as defined in TAN2:

11.115 In assessing the need for affordable dwellings, regard is given to the most up to date Carmarthenshire Local Housing Market Assessment (LHMA) The 2019 LHMA identifies a 76% / 24% split in the requirement of households requiring market housing and those households requiring affordable housing. For the benefit of the LHMA, the County has been split into 4 Affordable Housing Action Areas, and a significant proportion of the number of the households requiring affordable housing fall within the Llanelli Action Area (47%). The LHMA also identifies the type and size of the housing required throughout the County, with Llanelli having a consistent spread of need across 1,2 and 3 bedroom homes. In general across the other Action Areas, the county requires the development of 2-bed and 3-bed housing to meet the affordable need. In analysing this data, there is a strong correlation between the location of affordable housing need and the distribution of proposed housing growth set out within the LDP strategy and settlement framework (see policy SP16).

11.116 Whilst the LDP and planning system seeks to support the delivery of affordable homes, it is only one of few mechanisms used to meet this need. This is reflected in the Council's Affordable Housing Delivery Plan which sets out a five-year vision for delivering affordable housing. The LDP's contribution to the target is set out in SP5 through:

• On-site provision of affordable housing as a percentage of the overall development, or on sites acquired by social housing providers;
• Off-site affordable housing in lieu of on-site provision;
• Provision from large windfall sites
• Commuted sum contributions to support the delivery of affordable housing; and
• Local Need housing.

11.117 Reference is also made to the Carmarthenshire Rural Needs Study 2019 which identifies a higher proportion of larger dwellings within the rural areas that contribute to higher house prices.^[52] The LDP looks to support the growth of more affordable units within the rural communities to promote development for first time buyers or those in low-income households.

11.118 Policies AHOM1 and AHOM2 aim to assist the Council to meet its housing need and in particular to deliver the affordable housing need identified in Policy SP5.

11.119 The policy sets out the affordable housing contributions to be provided. The requirements of the policy reflect the findings of the Revised LDP's ongoing Viability Study and takes into consideration other factors such as the LHMA, past delivery rates and the need for flexibility to allow for variances between sites.

11.120 The Policy's requirements for on-site contributions apply to all proposed housing developments located within settlement boundaries with a capacity to deliver a net increase of 10 dwellings or more new homes. Those sites which fall outside of the settlement boundaries will be subject to the requirements of Policy AHOM2.

11.121 The policy's requirements for commuted sums apply to all proposed open market proposals resulting in a net increase of 1 – 9 new dwellings, with the exception of single dwellings which are categorised as 3-bed, 4-person homes and not exceeding 88 square metres in internal, habitable floor space.

11.122 The mix of dwelling sizes, types and tenure required to be provided on each site will vary according to the specific needs of the locality at the time of application. This will need to take into consideration the latest information on housing need from the LHMA, alongside any relevant local information such as the Council's waiting list and any recently delivered affordable housing units within the area.

11.123 The granting of planning permission will be subject to conditions and planning obligations which ensure the affordable housing remains available to meet future local affordable housing needs.

(1) 11.124 An affordable dwelling must be compatible with WG's Design Quality Requirement standards to limit its size, scale and design to ensure that the dwelling falls within a reasonable and acceptable affordable dwelling cost for future occupants. In exceptional circumstances, a departure from these standards may be considered appropriate where they are to meet the occupant's needs and are clearly evidenced and justified.

11.125 The Council may remove or restrict permitted development rights to place limitations upon amendments to the dwelling's size, scale and design to ensure its continued affordability for subsequent occupants.

11.126 Exceptions sites will only be permitted where satisfactory evidence is available which supports the provision. Proposals to meet speculative local need application will not be considered, rather they should relate to an identified need from individuals/families within the specific area.

11.127 Exceptions sites should not generally be considered in a settlement where existing allocations are being brought forward and an element of affordability is being provided as part of that development. Evidence will be required to demonstrate that no schemes on allocated sites are projected to commence within a reasonable time period.

11.128 Further information is provided through national policy in the form of PPW, TAN2: Planning and Affordable Housing and TAN6: Planning for Sustainable Rural Communities. Further elaboration and guidance on the implementation and interpretation of affordable housing will be set out in forthcoming SPG.

Pentre Awel, Llanelli

11.129 Pentre Awel will provide facilities and services which promote and improve well-being, integrate business development, education, healthcare, leisure, tourism, wellness support and research in life-sciences in one location, and deliver transformational social and economic benefits.

11.130 Pentre Awel will include an institute of life science providing space for research and development into new medical devices and healthcare technologies. The institute will also offer large office, laboratory and clinical spaces for growing new regional companies as well as opportunities for business start-ups.

11.131 There will be a wellness hub which will include a leisure centre, outdoor sports facilities, recreation opportunities and well-being promotion activities. There will be assisted living, a care home and dedicated housing (under C3 use class) for people with cognitive impairment or in medical rehabilitation.

11.132 There will be a life science and well-being centre where a range of wellness services from health, public, private and third sectors will be available in one location. The centre will also include training opportunities which will be developed to meet skills shortages.^[53]

11.133 This world leading development will be situated along the Llanelli coastline. It will be the largest ever regeneration project in South West Wales, and aims to improve the health and wellbeing of people across the region, creating up to 2,000 high quality, well paid jobs and boosting the economy by £467 million over 15 years. It will be interlinked and integrated within the natural landscape, set around a freshwater lake and located within walking distance of the Millennium Coastal Park.^[54]

11.134 In noting the strategic context, this project remains firmly rooted in the promotion of wellness at a local level.

Figure 9: Carmarthenshire County Council – extract from indicative masterplan for Pentre Awel, Llanelli

Yr Egin – Creative Digital Cluster, Carmarthen

11.135 Canolfan S4C Yr Egin is a digital and creative cluster at the University of Wales Trinity Saint David campus in Carmarthen.

11.136 Welsh language broadcaster S4C is the anchor tenant and many start-up and small businesses within the digital and creative sector co-locate in the flexible office spaces that is available in the building.

11.137 11.140 Yr Egin aims to be a catalyst for creating a vibrant creative cluster in the region by inspiring collaboration and developing talent, as well as enhancing the Welsh language.

11.138 The opportunities offered by this project are varied as the iconic building boasts an auditorium, superfast connectivity, state-of-the-art office space and post-production facilities for professional and community activities. It is envisaged that it will uphold the role of Carmarthen as a key hub for the creative sector in South West Wales.^[55]

11.139 A further project (Egin Phase 2) is currently in the development stage. The project will supplement and support the success of Egin Phase 1 and will be based on the outcomes of the Phase 1 Lessons Learned exercise as well as a creative sector demand analysis.

Figure 10: Carmarthenshire County Council – Yr Egin Site Masterplan

Swansea Bay City Region Deal

11.140 The future development of employment sites, and indeed the future economic development of the County should be viewed in the wider context. The Swansea Bay City Deal was signed in 2017, securing £1.24 billion for Swansea, Carmarthenshire, Neath Port Talbot and Pembrokeshire councils. It is anticipated that the Deal will transform the economic landscape of the area, boost the regional economy by £1.8billion, and generate almost 9,000 new jobs over 15 years.

11.141 The Deal will see three specific projects for Carmarthenshire – two of which are related to physical developments. These are Pentre Awel, Llanelli and a creative industry project at Yr Egin in Carmarthen. The third project relates to a skills and talent initiative which is centred within Carmarthenshire, and supports skills development within the region. With reference to these 3 projects specific to Carmarthenshire, it should be noted that 'The Homes as Power Stations project' aims to deliver smart, low carbon, energy-efficient homes through a co-ordinated approach across the City Region, whilst the 'Digital Infrastructure' project aims include supporting a thriving digital economy across the City Region.^[i]

Evidence for future employment need

11.142 The Council has undertaken evidence gathering to provide an understanding of the future employment need notably around the Welsh Government's nine priority sectors.^[56] Further evidence has been prepared in conjunction with Pembrokeshire County Council to establish quantitative analysis of forecast demand for employment sites at the larger than local level. This Two County Study was supplemented by market and employer evidence in relation to market demand. In addition, work has been undertaken in relation to the links between equating the levels of employment land and jobs with the requirement for new homes growth for the County.

11.143 The Two County Study seeks to achieve a balance between fulfilling the requirements of Technical Advice Note 23 on Economic Development (February 2014), whilst placing a strong emphasis on flexibility, realism of sector growth and ability to meet demand at a regional scale.

11.144 TAN 23 considers that 'land provision targets may be higher than anticipated demand, to allow for the chance to meet demand. The Practice Guidance to the TAN (August 2015) considers that, where justified, land provision targets maybe higher than anticipated demand, to allow for the chance that the assessments are too low and to ensure that no opportunities are missed. In acknowledging the importance of not solely relying on employment forecasts when identifying a portfolio of employment land, the Two County Study emphasises the demand and confidence of indigenous businesses to remain and grow, and a desire by stakeholders to preserve locational advantages and strategic assets for future growth.

11.145 In recognition of the above, the Two County Study has identified a portfolio of sites within the study area which are considered to offer strategic benefits and opportunity for growth and job creation.

Public Sector Intervention

11.146 A report published by the Welsh Government in 2020^[57]to inform the new Property Delivery Plan highlighted that while the delivery of industrial and office accommodation is generally led by the private sector, there are strong grounds for public sector intervention. This includes responding to evidence of demand for new or additional capacity, attracting and retaining investment that would not otherwise come to an area, or through influencing commercial decisions for example by bringing new economic activity to a redundant site.

Communications Infrastructure

11.147 The Council recognises that there are clearly experiences arising from the Covid 19 pandemic which have big implications for future working practices and the future needs of workspace (confirming the importance of flexibility); In this context, a key area is the importance of high-quality communications infrastructure (broadband, mobile reception and ability to future proof/upgrade). This is important for residents and business especially in the context of greater remote working and its role in addressing the peripherality of the rural areas (reference should be made to Policy EME5: Home Working and Policy INF3: Broadband and Telecommunications).

Employment Hierarchy

11.148 Whilst the strategic focus is associated with the Swansea Bay City Deal and the potential generation of 'valued added' jobs, the Revised LDP will provide a range of sites and opportunities for potential inward investment and relocations. This includes potential sites for larger employers, as well as sites to accommodate new smaller scale and start-up business uses within the policy framework.

11.149 Further regard has also been had to a range of considerations to ensure that the level of land provision is reflective of not only a range of deliverable sites but also that they are based upon a robust understanding of their character and site areas.

11.150 The emphasis on the Principal Centres not only reflects their sustainability credentials but also their historic legacy. The distribution of employment land is also well-aligned with the sustainable locations within the County which are accessible by public transport or active travel routes which minimise the need for travel.

11.151 The following table sets out the employment land provision contained within the policy and identifies completion levels and sites which are committed by virtue of a valid planning permission.

Table 6: Employment Land Provision

11.152 It should be noted that the provision of allocated employment sites includes non-operational land with scope for landscaping, buffer zones and other such uses.

11.153 This policy seeks to ensure that existing employment sites are protected from alternative uses. In order to maintain an adequate supply of employment land which provides for a range and choice of potential uses, this policy seeks to protect defined employment areas from non-employment uses which should be in better and potentially more appropriate locations.

11.154 In recognition of the pressures on employment areas from alternative uses (non-Class B), the policy accepts that some flexibility may in some instances be required. Such uses are often partial B class uses combining a small-scale retail element with predominantly business, industrial or storage use, or are sui generis. It is also accepted that in meeting the needs of such uses, employment areas are often likely to be more acceptable than other locations such as residential areas, or even town centres. Any retail element will be expected to be ancillary to the primary use, and for trade purposes as opposed to the public.

11.155 Development proposals will, where necessary be required to incorporate appropriate measures to protect the amenity of neighbouring or nearby properties. Such measures may include the identification of buffer zones and suitable landscaping proposals.

11.156 Where appropriate, planning conditions will be imposed to prevent the loss of employment as the primary use.

11.157 Proposals which seek to extend and/or intensify a use or activity will not be favourably considered if they are not compatible with surrounding uses, or likely to result in adverse amenity issues which would prejudice other redevelopment proposals.

11.158 Appropriate expansions of existing businesses can contribute significantly to the local economy, and the re-development of existing sites where it will improve the quality of employment floor space particularly in meeting modern employment needs, will be supported.

11.159 This policy supports the rural economy and makes provision for the appropriate expansion of established rural enterprises.^[58] Reference should also be made to PPW and TAN23 Economic Development.

11.160 The total figure in the above table includes notional figures for B use employment on Mixed Use sites (Policy SG1) and Strategic sites (Policy SP6).

11.161 Where appropriate, other employment and related ancillary non-B class uses will be permitted on allocated employment sites where the proposed development complements and enhances the site's role as identified in the Employment Site Allocation table. Consideration must be given to the amenity and the safe operation of adjacent employment uses to avoid conflict between different land uses.

11.162 This Policy also enables the provision of complementary ancillary employment uses that fall outside the B use classes where this improves site viability and enables new site development. Ancillary uses that might be complementary include day nurseries, training centres, waste recycling and vehicle repairs. Retail uses will be considered against the LDP's retail policies.

11.163 It is evident that not all employment proposals will be appropriately accommodated on allocated employment sites. Policy EME4 therefore supports the economy by enabling, in both urban and rural areas, the provision of economic opportunities on non-allocated sites. This has an enhanced importance as a result of the Covid-19 pandemic and the likely implications for future work trends/workspace, as well as the need for reliable super-fast broadband (reference should be made to Policy INF3: Broadband and Telecommunications).

11.164 Within the development limits of a defined settlements, the policy requires proposals to demonstrate their locational requirement through a sequential approach to site selection. In the first instance, they must look to proposed and existing allocations to cater for employment need. Only then should non-allocated sites be considered.

(1) 11.165 For proposals outside the development limits of a defined settlement, they must show that they are directly related to a settlement or hamlet, or supported by a business case which justifies its location. The Plan recognises that small-scale enterprises have a vital role to play in the rural economy and contribute to both local and national competitiveness and prosperity. Many commercial and light manufacturing activities can be appropriately located in rural areas without causing unacceptable disturbance or other adverse effects. In this respect, the development of small businesses would address any local need for employment accommodation.

11.166 Reference is made to policies RD3 Farm Diversification, RD4 Conversion and Re-use of Rural Buildings for Non-Residential Use and EME5 Home Based Businesses for further opportunities for employment undertakings outside development limits.

11.167 The policy relates to small businesses operating from home providing for considerations resulting from the increasing trend for home working (for now and the future).

11.168 This Plan recognises that such businesses can play an important role in developing and supporting a diverse economy across the Plan area. It is recognised that many small businesses are started by individuals working from their own homes, and that such instances are likely to increase as technological innovations increase. In considering home working within the context of planning, it is recognised that it does not necessarily require planning permission. For instance, planning permission will not normally be required where the use for business purposes proposed for part of the house does not result in a change to the overall character of the property and its use as a dwelling.

11.169 Generally the requirement for planning permission results where the business activity ceases to be ancillary to its use as a dwelling or where the residential character of the property is altered. Where such businesses are of a scale and intensity where planning permission will be required, the Council will have regard to the implications of the proposal on surrounding properties and on the likely access and parking arrangements emanating from the nature of the proposal.

11.170 PPW encourages the growth of self-employment and micro businesses in rural areas. The policy seeks to adopt a supportive approach to home working and proposals where a planning permission is required (including change of use).

11.171 In considering proposals for rural enterprises regard should be had to the provisions of national policy in the form of PPW and TAN6 and Policy EME4.

11.172 The Welsh language and culture play an important role in the social, cultural and economic life of Carmarthenshire's residents and visitors. The proportion of Welsh speakers in Carmarthenshire is significantly higher than the Welsh national average and as such is a significant part of the social fabric of the County's communities, providing a strong sense of place and identity.

(1) 11.173 Carmarthenshire in its entirety is considered to be an area of linguistic sensitivity. The 2011 Census indicates that 19.0% of the Welsh population are able to speak Welsh, whilst the correlating figure for Carmarthenshire stands at 43.9%. In terms of the geographical breakdown of the proportion of speakers across the County, this is lowest in the Glanymor electoral ward where 19.2% speak Welsh, and highest in Quarter Bach where 68.7% speak Welsh. The proportion of Welsh speakers is higher than the national average across each ward in the County, and it is largely for this reason Carmarthenshire in its entirety is considered to be linguistically sensitive. Additionally, the most recent Census data has shown a substantial decrease in the number of Welsh speakers across the County illustrating the language's vulnerability in Carmarthenshire.

(3) 11.174 The Plan seeks to 'promote the Welsh language and culture'^[59] and is committed to contributing to the Welsh Government's long-term aim of achieving 1 million Welsh speakers by 2050^[60]. To deliver on this aim, the Council will support, promote, and enhance the Welsh language as a viable community language by ensuring that there are sufficient and proportionate employment and housing opportunities to sustain both the rural and urban communities in the County and by implementing an effective monitoring framework. In doing so, the Plan seeks to ensure that the local population have the opportunity to remain in Carmarthenshire rather than leave in search of work opportunities and housing, as well as the opportunity to return. Through aiming for sustainable growth, the Plan will also maximise opportunities for non-Welsh speakers who move to the County to be integrated into community life at a scale and pace that will not undermine the vitality and viability of the Welsh language and culture.

11.175 The need to safeguard, promote and enhance the Welsh language applies to developments proposed across the County and is not restricted to specific areas within the County. Development proposals will be required to acknowledge the official status of the Welsh language and commit to treating the Welsh language no less favourably than the English language.

(1) 11.176 Specific policies provide further guidance to ensure that development of an appropriate scale, type and character is delivered to meet the needs of the communities. Furthermore, the Revised LDP will seek to ensure that development occurs at a rate which can be absorbed and assimilated without damaging the character of the community.

11.177 The Plan also seeks to safeguard, promote, and enhance the Welsh language in Carmarthenshire through other relevant policy objectives, namely through the provision of housing and affordable housing, promoting a vibrant economy and employment opportunities and the provision and retention of community facilities, amongst others.

(1) 11.178 The Welsh Language Action Plan sets out the measures to be taken to safeguard, promote and enhance the Welsh language. The Welsh Language Action Plan should also outline how the development proposes to make a positive contribution towards the community's Welsh language groups. This could, amongst others, include providing support and funding towards organisations and bodies that provide activities, facilities and education for Welsh speakers and learners, and support and funding towards Welsh language classes. Welsh Language Impact Assessments (WLIA) will be required to outline the anticipated impacts of the proposed development upon the Welsh language in the County. The Welsh Language Supplementary Planning Guidance^[61] provides further guidance on when a WLIA is required, clarifying what constitutes a large scale development, as well as how to produce a WLIA.              

(1) 11.179 Whilst support for projects can be provided through financial contributions, they may also be provided through other means. Planning permission will be subject to conditions or legal agreements to secure the implementation of the mitigation and enhancement measures proposed within the Action Plan. Further guidance on the content of Welsh Language Action Plans will be provided through Supplementary Planning Guidance.

11.180 The LDP's housing trajectory is outlined in Appendix 7 of the Plan. The impacts of the scale, location and rate of development have been assessed in accordance with the agreed trajectory. Proposals for developments which do not accord with the timescales of the trajectory are consequently not fully assessed. Such proposals will therefore be required to be supported by a phasing plan outlining the number of dwellings to be delivered within each financial year. In such cases, planning permission may be subject to a condition to secure the agreed phasing of delivery where considered necessary. Applicants may also propose to mitigate anticipated impacts though methods other than phasing the development, further information and guidance on mitigation measures will be outlined through Supplementary Planning Guidance.

11.181 The Plan's Strategy provides for organic growth on a small scale within the Rural Villages and policies HOM1 and HOM3 build upon this allowing development of appropriate scale and in appropriate locations. It is considered that incremental development on this scale can make a positive contribution towards the sustainable growth of the Welsh language in rural communities, and any negative impacts are likely to be absorbed by the community. Unforeseen development of significant scale which is not allowed for in the Plan's policies may not be compatible with the Plan's Strategy, and their impacts are therefore unassessed and unknown. In the event that such proposals are presented for consideration, they will need to be accompanied by a full assessment of their likely effects upon the Welsh language.

11.182 The ISA of the LDP is required to assess the likely effects of the LDP upon the Welsh language. This is done iteratively at key stages throughout the Plan's production. The likely anticipated effects are presented in the ISA report, and further information is available within the LDP's evidence base.

11.183 The LDP provides further guidance on the provision of bilingual advertisements in Policy PSD9 – Advertisements. In order to promote the cultural identity and to safeguard the local linguistic character of Carmarthenshire, the Council will encourage bilingual marketing of new housing and commercial developments as well as encourage Welsh street and development names. Additional guidance on providing Welsh street names is provided in Carmarthenshire's Street Naming and Numbering Policy.

11.184 The provision of appropriate infrastructure, services, and facilities are vital to ensure the delivery of the Plan's policies and proposals. Appropriate infrastructure is key to facilitate development but is also a necessity to support the ongoing needs and demands of a development and Carmarthenshire's communities.

11.185 A range of infrastructure may be required, and these will vary greatly according to the nature or type, scale, location, and existing infrastructure provision. In considering the needs of development proposals the following infrastructure, services and facilities may be required:

• Roads and other transport facilities including sustainable transport, public transport, walking and cycling routes
• Schools and other educational and training facilities
• Affordable Housing
• Health provision
• Public Open Spaces and green and blue infrastructure
• Flood Defences
• Leisure, Sporting, and Recreation
• Utility services,
• Biodiversity and environmental protection and enhancement
• Community facilities
• Digital Infrastructure
• Welsh language support
• Water quality and efficiency
• Upgrading and improvement of Waste Water Treatment Facilities and infrastructure.
• Other facilities and services considered necessary

11.186 The Plan seeks to ensure that the infrastructure, services and facilities needed to support development is delivered in a timely manner prior to, or upon the commencement of the development, or where appropriately phased through the development process. The Plan encourages the delivery of infrastructure is undertaken in a coordinated manner with minimal disruption caused to existing communities.

11.187 Contributions to infrastructure will be secured through conditions or Planning Obligations in accordance with the legislative and policy framework provided.^[62] Reference should be made to Policy INF1: Planning Obligations.

11.188 Developers should have regard to Appendix 7: Housing Trajectory and to the emerging implementation and delivery evidence which provides additional information in respect of the delivery and infrastructural requirements of the LDP's key sites. Regard should also be to the requirements of Policy PSD2: Masterplanning. Developers are encouraged to enter into early dialogue with the Council in order to identify the infrastructure required to deliver and support a proposed scheme.

11.189 Reference is made to the preparation of Drainage and Wastewater Management Plans (DWMPs) as prepared by Dŵwr Cymru Welsh Water. It is anticipated that the DWMPs will compliment the implementation of this LDP through the management of the drainage and sewerage network.

11.190 The planning obligations required will be considered on a case by case basis subject to the nature of the proposal and the requirements emerging from it. There may be instances where all required obligations cannot be secured due to their impact upon the scheme's financial viability. In such cases, the infrastructural priorities for that site will need to be identified. Whilst the priorities can vary according to the specific needs of each site and their communities it should be noted that the requirements of Policy NE4 Development within the Caeau Mynydd Mawr SPG Area will be prioritised above other contributions in respect of sites within the SPG Area. In all other instances, it is generally considered that the priority for the Authority will be the provision of affordable housing and in most cases its provision will be prioritised above other contributions.

11.191 The requirements of planning obligations will take into consideration the financial viability of a proposed development. In instances where there is dispute regarding the impact which the requirements have upon the financial viability of the scheme, the applicant will be required to submit a Development Viability Appraisal of the site to understand its financial viability. The appraisal will be analysed by a third party with all costs covered by the applicant. Further information is provided within the Planning Obligations SPG.

11.192 The links between health and well-being and planning are reflected in legislation and national planning policy. In this respect PPW seeks to provide a framework for the delivery of a series of National Sustainable Placemaking Outcomes. This holistic approach to the planning and design of development and spaces reflects a focus on positive outcomes promoting people's prosperity, health, happiness, and wellbeing. The promotion of physical and mental health and well-being as a Facilitate Accessible and Healthy Environments Outcome reflects these links between health, well-being and planning and the need to reflect any potential effects that may arise from the planning process.

11.193 Health Impact Assessment (HIA) can make a valuable contribution when proposing or making decisions on new development. Evidence on health impacts can help the planning system develop stronger and more coherent approaches towards maximising health and well‑being^[63]. The Public Health (Wales) Act 2017 sets out provisions for making improvements to health including for the Welsh Ministers to publish a national strategy on tackling obesity and to make regulations about the carrying out of health impact assessments by public bodies.

11.194 HIAs assess the impact of any change or amendment to a policy, service, plan, procedure or programme on the health of the population and on the distribution of those effects within the population, particularly within vulnerable groups. Undertaking a HIA produces information on how negative impacts on health can be reduced and positive health gains can be encouraged. Such evidence on health impacts can help the planning system develop stronger and more coherent approaches towards maximising health and well‑being.

11.195 It is important that proposals take into account a wide range of health and well-being related factors as part of the formulation and preparation of any scheme or development. It is important that these are considered from the outset. Consequently, developers are encouraged to engage with the local planning authority and other stakeholders, such as the Local Health Board (LHB) as early as possible in preparing development proposals. A HIA should be provided to accompany any application for opencast coal working.

Healthy Communities: HIA Sequential Checklist

11.196 To assist in the promotion of physical and mental health and well-being, the following sequential approach should be considered by developers followed to determine the requirement for, and potential scope and content of a HIA. This requirement applies to major developments are defined in planning legislation as:

• Residential developments of 10 or more dwellings or 0.5 hectares or more;
• The provision of a building or buildings where the floor space to be created by the development is 1,000 square metres or more; or
• Development carried out on a site having an area of 1 hectare or more

11.197 The following sequential approach in considering the need to a HIA reflects the guidance set out within Health Impact Assessments a Practical Guide^[64].

• STEP 1: Screening – Deciding whether to undertake a HIA

  Screening takes an initial look at the potential impacts of the proposal on the local population and any specific vulnerable groups defined within it. It should highlight any potential health risks or benefits and any groups that may be particularly affected. The outcome of screening is a decision whether or not to undertake HIA and, if so, to determine what type of HIA will be required. It should also provide an explanation of how the decision was reached.

• STEP 2: Scoping – Determining the focus, methods, and work plan. This stage involves asking a number of questions and making a number of decisions to establish the terms of reference, roles and responsibilities and agreed plan for the HIA.

• STEP 3: Appraisal of Evidence – Identifying the health impacts. This is the key stage of health impact assessment. The purpose is to gather information about the potential nature, size, likelihood and distribution of the proposal's health impacts. It also provides an opportunity to suggest possible ways of maximising the health benefits and minimising the risks, particularly to those whose health may be most vulnerable or the most disadvantaged population groups. It also provides an opportunity to identify and suggest actions that might address 'gaps' in the proposal or plan.

  Although HIA is not in itself a research method, it draws upon a range of sources of information and methods for collecting and analysing data, to which appropriate methodological rules and procedures will apply.

• STEP 4: Reporting and Recommendations - Once the evidence and data has been collected, a set of recommendations should be developed, informed by the previous stages of the HIA. These recommendations should aim to maximize any potential health and well-being benefits and mitigate potential negative impacts. They can be an opportunity to 'fill in' any identified gaps within the proposal and readdress any health (or other) inequalities that may be caused.

Recommendations need to be:

• Clear and concise
• Realistic
• Achievable
• Manageable in number
• Impartial
• Reflective of all evidence and representatives' views
• Agreed by consensus

Reference should be made to guidance in the form of SPG.

Not all the health and well-being related issues will be relevant to all types of developments and the Council recognises the need for a balanced approach to the determination of development proposals where health related matters are one of many other material considerations. Developers will be expected to utilise the sequential approach specified above to identify what is relevant and ensure it is included in the supporting documentation accompanying any proposal as appropriate.

11.198 The policy seeks to reflect the demands of a modern Wales for reliable fast and high capacity communication networks. In this respect it supports the Welsh Government's objective to offer fast and reliable broadband to every property in Wales and to support the deployment of mobile infrastructure across the country^[65]. It seeks to reflect the context of broadband infrastructure as an essential service and one which can help support and develop the local economy as well as vibrant and inclusive communities. The policy reflects the provisions of Future Wales: The National Plan 2040 which supports the provision of Gigabit capable digital infrastructure into new developments where people are present, for example new housing, business and commercial premises, and public buildings.

11.199 In applying the policy, it should be noted that BT Openreach and other providers offer superfast broadband connection for all new developments, either free of charge, or as part of a co-funded partnership including community funded partnerships. FTTP shall be provided free of charge to housing developments by BT Openreach based upon their thresholds at that time. Developments smaller than this may have to provide contributions to ensure FTTP connection, or shall be provided copper connections for free.

11.200 In supporting the delivery of full fibre, BT Openreach have set UK wide targets, and provide guidance and support to developers in building full FTTP networks to new residential or mixed residential/commercial sites.

11.201 The policy also recognises that in a small proportion of cases, broadband will not be able to be provided to new developments due to their very rural location. The policy therefore includes the potential to provide a sum of money to contribute towards an alternative solution. However, wherever possible the solution should include the development making necessary provision for on-site infrastructure to facilitate the improvements.

11.202 The provision of high-speed and reliable broadband within rural areas will assist in supporting the delivery of the Plan's strategy through providing additional opportunities to boost the rural economy and economic diversification.

11.203 Within the Llanelli Waste Water Treatment Works (WWTW) catchment, there are concerns that the connection of foul flows generated by new development introduces the risk of deterioration in the water quality of the Carmarthen Bay and Estuaries European Marine Site (CBEEMS). This is due to the fact that the majority of the sewer system in the Llanelli WWTW catchment is combined (surface and foul flows).

11.204 Whilst Dŵr Cymru Welsh Water (DCWW) have confirmed that there is sufficient capacity within Llanelli WWTW to deliver this Plan's identified growth, they have also requested that relevant developments within the Llanelli WWTW catchment be subject to a requirement to undertake compensatory surface water removal from the system as part of the granting of planning permission. In noting the specific reference to Dŵr Cymru Welsh Water in this paragraph, it should be noted that the consideration of these matters is subject to a multi-agency approach which includes Dŵr Cymru Welsh Water, Natural Resources Wales and Carmarthenshire County Council. Also, the City and County of Swansea are included in discussions in regards the Burry Inlet. The Statement of Common Ground will accompany and support the implementation of Policy INF4 and its supporting SPG.

11.205 There is concern that introducing additional foul flow can lead to overloading to the WWTW, as well as an increasing the frequency of discharges from combined sewer overflows out to the CBEEMS during significant rainfall. There can also be potential localised flooding issues resulting from these issues.

11.206 The Burry Inlet SPG has been prepared to provide specific guidance in relation to the consideration of relevant development proposals located within the Llanelli WWTW catchment. Whilst Llanelli (Principal Centre) and Burry Port (Service Centre) are identified as a focus for growth in this Plan, they are also subject to high level environmental considerations, not least the water quality of the (CBEEMS). Reference can also be made to LDP policy CCH4: Water Quality and Protection of Water Resources.

11.207 The Burry Inlet SPG has been built on consensus and seeks to provide certainty for stakeholders and developers alike. Its primary function is to assist in the delivery of growth as set out within this Plan. It provides a mechanism for the requirement for compensatory surface water removal to be undertaken by relevant developments. This is designed to allow development to contribute towards an overall betterment in the position, whilst alleviating concerns that proposals will be subject to objections by key stakeholders – notably DCWW and Natural Resources Wales.

(1) 11.208 There is a long-established partnership approach with regards to this matter, including a Memorandum of Understanding. Policy INF4 reflects this partnership approach moving forward. Reference should be made to paragraph 11.203 in regards the reference to the Statement of Common Ground.

11.209 The SPG also provides clarification on instances where Carmarthenshire County Council is the applicant or landowner and seeks to utilise surplus betterment it has previously accrued on the surface water removal register.

11.210 There is concern that the proliferation of private sewers is having a detrimental impact on the environment. This policy aims to discourage a development from having individual private sewers and instead encourage utilisation of a shared private sewerage system.

11.211 To consider the future Gypsy and Traveller provision within Carmarthenshire, the County Council has undertaken two Gypsy Traveller Accommodation Needs Assessment (GTAA) which identify the current unmet need for Gypsy and Traveller pitches within the County. The initial report was undertaken in 2015 to cover the period up to 2031, whilst the 2019 update ensures that the Plan is informed in terms of Gypsy and Traveller need for the Plan period through to 2033.

11.212 The Assessments consider the methodology set out by Welsh Government Guidance and outlines two types of the assessment of need; the first considers the first 5 years of the GTAA period; and the second considers the full 15 year GTAA period.

11.213 Based on the 2019 Gypsy and Traveller assessment, the current unmet need is for 19 pitches, whilst Carmarthenshire's estimated provision for the first 5 years is for 23 additional pitches. A large proportion of this need has arisen from households living in bricks and mortar, and new household growth from within these households. The make-up of this need is located within Llanelli, where a large number of these households had previously lived on the public site at Penybryn.

11.214 An estimate has also been made for newly arising Gypsy and Traveller households in years 6-15 of the GTAA. This would include, for example, young adults living on existing sites who, in time, will form their own household and therefore would require their own pitch. The GTAA estimates a need for 8 further pitches in years 6-15, totalling a requirement of 31 pitches through to 2033.

11.215 The GTAA also looked at the accommodation needs for Travelling Showpeople within Carmarthenshire. This element of the assessment identified 9 authorised or tolerated pitches for Travelling Show people within the county. In considering the future projection, the 2019 assessment identifies a requirement of 4 additional pitches in the first five years of the assessment.

11.216 The requirement and take-up of pitches will also be closely monitored as part of the monitoring framework of this plan and reported through the Annual Monitoring Report arrangements.

11.217 The policy provides the framework and context for the consideration and assessment of proposals for new sites, and extensions to Gypsy and Traveller sites (and for Travelling Show People) reflecting the provisions defined within primary legislation^[66].

11.218 The design of any sites will be required to have regard to the provisions of the appropriate Welsh Government Design Guidance^[67].

11.219 This guidance will be a material consideration in the determination of any planning applications submitted. In relation to any site being developed by a public body, including the local authority, the provisions of Welsh Government Guidance: Designing Gypsy and Traveller Sites will apply.

11.220 Proposals must give consideration to vehicular access from the public highway; as well as provision for parking, turning and services on site; and road safety for occupants and visitors.

11.221 Landscaping and planting with appropriate trees and shrubs should be used to blend sites into their surroundings, give structure and privacy, and maintain visual amenity. Excessive hard landscaping, high walls, or fences should be avoided as these can lead to a site's isolation from the wider community. In the wake of ash dieback, no ash trees should be introduced.

11.222 Proposals will need to have regard to local infrastructure and demonstrate that the site is able to provide sufficient facilities and access to utilities. The scale of proposals should be proportionate to its surroundings and to the local community. Further guidance should be sought from Welsh Government's Designing Gypsy and Traveller Sites Guidance.

11.223 Applications will be expected to include evidence to demonstrate that the new site or the extension to an existing site is required at that location. Such information should include evidence demonstrating a lack of availability of suitable permanent or transit pitches on existing sites, or an opportunity to extend those sites to meet the required need.

11.224 The 2015 and 2019 Gypsy and Traveller Accommodation Assessments (GTAA) assessed the need for transit sites or emergency stopping places for the Travelling Community who either travel permanently or for part of the year. The assessments sought to analyse records of unauthorised sites and encampments with data from the Traveller Caravan Count was also considered. Analysis of the recorded number of authorised and unauthorised caravans in Carmarthenshire decreased.

11.225 The Welsh Government introduced a new monitoring mechanism to track and identify illegal transit encampments. The AMR for 2021/2022 identified a number of illegal encampments, but none were for transit purposes. Consequently, the data does not indicate any clear pattern as yet which requires intervention through the identification of a transit site. Reference should be had to the monitoring framework of the plan.

11.226 In relation to the needs arising for Travelling Showpeople as indicated through the GTAA, there is at present no spatial correlation with that need which would enable the identification of a suitably located site. The plan seeks to provide the appropriate flexibility to meet that need through the provisions of the above policy and liaison with the community to identify any specific locational need.

11.227 Tourism is a key component of Carmarthenshire's economy. It is a major source of employment and revenue. It generates around £400 million - £500 million of revenue to the County's economy annually.^[68]

11.228 The County is home to a wide range of attractions, including Ffos Las Racecourse, the National Botanic Gardens and Pembrey Country Park. Carmarthenshire is the "cycling hub of Wales", with the Cycling Strategy capturing the Council's aspirations to be a national lead in the provision of cycling infrastructure events and development.^[69]

11.229 Tourism is a dynamic industry with a wide demographic / customer base. Carmarthenshire is well poised to capitalise on the sector's potential given its location within a UK setting. The tourism offer within Carmarthenshire ranges from those natural features such as rights of way / walking to well-established renowned national attractions. The County's heritage and activity tourism potential is renowned, whilst its outstanding natural environment could appeal to the wellness tourism sector.

11.230 SP11 sets the framework for a policy approach within the Revised LDP that is sufficiently responsive and flexible to market demand up to 2033, whilst also seeking to protect the very communities, landscape and townscape that makes Carmarthenshire a fantastic place to visit and enjoy. Whilst the strategic policy provides the overarching context, specific policies provide detail. This includes clarifying any role that the settlement limits of defined settlements play in informing the determination of proposals.

11.231 In interpreting SP11, it should be noted that tourism related developments includes new, as well as extensions to existing facilities.

11.232 Extensions to existing facilities should be subordinate in scale and function to the existing facility and proposals that constitute substantive extensions should be construed as new development.

Adding Value

11.233 Proposals can add value to the County's visitor economy by contributing to the creation of a diverse, high quality, all year-round destination and accommodation offer. Economic benefits could range from an increase in visitor numbers and visitor days and job creation, which could all contribute to a wider mix of accommodation and attraction types. These support the tourism season beyond the summer months. There are opportunities for proponents to seek to align to and support those emerging corporate priorities, including the Council's cycling aspirations. It is accepted that added value will be commensurate with the scale and nature of the proposal. Proposals that contribute to the development of a wider network of attractions within the County increase the overall offer and stay/spend period, thus offering clear potential to yield added value.

Respecting the County's social, economic and environmental fabric

11.234 All parts of the County possess qualities that contribute to the overall sense of place. These include landscape, nature conservation, social fabric and built environment. These are assets which must be protected for our future generations and cannot be unduly compromised by tourism related development.

11.235 There should also be an emphasis on providing quality in all aspects of a proposal. In considering the acceptability of proposals, consideration will be given to location, siting, design and scale, access to the primary and core highway network and the impact of any resultant traffic generation. Furthermore, the extent to which the site is serviceable by public transport, walking and cycling are important considerations. Proposals should reflect the character and appearance of the area with appropriate landscaping and screening utilised as required.

Sustainably located

11.236 In recognising market demand, tourism related development should be directed to sustainable locations. Regard should be had to the LDP spatial strategy in determining the appropriateness of any location, in addition to the Sustainable Transport Hierarchy for Planning^[70]. . The specific policies provide further guidance on the implementation of this spatially driven approach.

11.237 Tourism related proposals should reflect the character of the area and the impacts on the vicinity of the site as part of a place making approach. A recognition of the sense of place within the vicinity of the proposal should be implicit within the context of the cluster based approach which groups the settlement framework. In spatial terms, this would indicate that those larger scale high trip generating tourism proposals lend themselves to being situated in the south of the County where the infrastructure is in place to support them.

11.238 In noting the established primarily coastal offer that characterises the southwest of the County, due regard will need to be given to any landscape impact arising from any potential for an over intensification of uses.

11.239 The County's rural areas are well placed to accommodate proposals for high quality and sustainable proposals that are of an appropriate scale. Proposals should respect the County's assets whilst supporting vibrant rural communities.

11.240 Some tourism related developments, by their very nature, must be located in the countryside. It is important that these developments do not have any significant negative impact on the landscape, natural environment, or amenity. In terms of the detailed policies for the Revised LDP, the emphasis is on providing clarification on the two notable challenges and opportunities facing the visitor economy in Carmarthenshire which are attractions (somewhere to go) and accommodation (somewhere to stay).

11.241 This policy acknowledges the economic opportunities afforded by the tourism sector but also emphasises the importance of maintaining the social, economic and environmental integrity of the County. There should be no social, economic and environmental harm arising from the proposal and satisfactory levels of accessibility must be in place.

11.242 The provision of a range and choice of attractions and facilities can assist in unlocking the County's visitor economy potential, such as, 'Rainy day' attractions that offer particular potential to counter issues of seasonality. Dual use facilities – i.e. attractions that are open to day trippers and the local community, offer potential wider benefits. Proposals that seek to align with a wider network of attractions within the County do provide potential to broaden the overall offer as well as increase the length of stay and amount of monetary spend in Carmarthenshire's visitor economy.

11.243 Proposals that are not located within or directly related to a settlement defined in Policy SP3 should demonstrate that the specific location is essential both in terms of the viability and feasibility of the development. The applicant will need to demonstrate why the specific location is essential and why the proposal is highly dependent on the attributes of the site. This could be done by clarifying how the site / proposal is visually, functionally and spatially connected to a defined feature. This could include natural, historic, or man-made features (e.g. an established facility).

11.244 Proposals that are not located within or directly related to a settlement defined in Policy SP3 should first look at re-using or extending existing buildings. Should there be no existing building to accommodate the new proposal, previously developed land should be considered, followed lastly by greenfield sites.

11.245 Where relevant, the Council will seek the submission of a tourism supporting statement. Such a statement provides a mechanism for the applicant to demonstrate the policy alignment of the proposal. A statement can also provide an applicant with the opportunity to fully demonstrate the economic credentials of the proposal (as commensurate with size/scale etc).

11.246 This policy acknowledges the benefits of a diverse accommodation offer in terms of providing a range and choice of places to stay. This policy applies to a variety of different types from large high quality hotels to small bed and breakfast accommodation. Static caravan, chalets and other permanent glamping sites are considered under policy VE4. . This can offer a range of economic benefits, whilst also allowing the County to broaden its offer and appeal to wider demographic / customer bases, and contribute to increased spend

(1) 11.247 . Where planning permission is given for permanent holiday accommodation, the Council will consider the attachment of conditions restricting the use to holiday accommodation only. Seasonal occupancy conditions may also be used to prevent the permanent residential occupation of such accommodation. In addition, in areas where the prevalence of second homes and holiday homes are known to be a serious issue within communities, the Council will consider placing restrictions upon permitted development rights to change existing dwellings to holiday homes and second homes.

11.248 For the use of rural buildings for tourism purposes, buildings that are of a substandard quality and / or incongruous appearance will not generally be considered appropriate for conversion to holiday accommodation. In this regard, proposals for buildings of a modern construction such as portal framed units or temporary structures will not generally be considered appropriate for conversion to holiday accommodation. Reference should also be made to Policy RD4: Conversion and Re-use of Rural Buildings for Non-Residential use.

11.249 Where relevant, the Council will seek the submission of a tourism supporting statement. Such a statement provides a mechanism for the applicant to demonstrate the policy alignment of the proposal.

11.250 Reference is made to Policy RD3: Farm Diversification which provides the policy framework for farm diversification projects that seek to positively contribute to, and strengthen the rural economy.

11.251 This policy recognises that appropriate high-quality proposals should be supported. This recognises the need to provide a diverse accommodation offer in terms of providing a range and choice of places to stay within the County.

11.252 In responding to emerging trends within the sector, this policy allows for the consideration of alternative luxury camping or glamping accommodation units. These may not present as traditional tents and are also unlikely to fit into the statutory definition of a caravan. For such a unit to be considered as non-permanent, it should have a limited physical anchoring / connection to the ground and should be transient and low impact. The unit should be easily removable from the site. The use of concrete bases is not considered appropriate, whilst any timber platforms or decking should be capable of being easily removed from the site.

11.253 The Council will consider the use of conditions – including restricting the use to holiday accommodation only, or to limit the operational period of the site. There is an expectation that the site can be restored its original state and that any accommodation units are removed from the site when it is closed.

11.254 Whilst the non-permanent nature of proposals considered under this policy mean that they are likely to have less of an impact on the landscape and environment than static units, they must still sit satisfactorily within the landscape and/or townscape. The Council will need to be satisfied that there is no adverse impact, particularly from a landscape capacity point of view. There should be an emphasis on well screened proposals where units can be readily assimilated into the landscape without the need for excessive man-made features such as hard-standing and fencing. Due regard should be given to LDP policies SP12: Placemaking and Sustainable Places and PSD1: Sustainable and High Quality Design.

11.255 Where relevant, the Council will seek the submission of a tourism supporting statement. Such a statement provides a mechanism for the applicant to demonstrate the policy alignment of the proposal. Within the context of this policy, it is likely that the Council will seek a landscaping scheme to allow for an appraisal of setting, site layout, and screening. It will also allow the applicant to elaborate upon the economic benefits of the proposal (as commensurate with size/scale etc).

11.256 This policy recognises that appropriate high-quality proposals should be supported. This recognises the need to provide a diverse accommodation offer in terms of providing a range and choice of places to stay within the County.

11.257 The Council will consider the application of conditions – including restricting the use to holiday accommodation only and / or to limit the operational period of the site.

11.258 Where appropriate, the Council will require site operators to maintain an up-to-date register of the names of all owner/occupiers of static units and their main home address in order to ensure that the holiday units do not become the owner/occupier's main place of residence.

11.259 The underpinning design principle for static visitor accommodation should be high quality – notably in terms of layout and appearance. Proposals should be sited in unobtrusive locations which are suitably screened by existing landscape features and/or where the units can be readily assimilated into the landscape in a way which does not significantly harm the visual quality of the landscape, seascape or townscape. Due regard should be given to LDP policies SP12: Placemaking and Sustainable Places and PSD1:Enabling Design.

11.260 The demonstration of a spatial and functional relationship with a relevant existing tourism facility or attraction should be proportionate to the size and nature of the proposal. It is considered that proposals for static holiday accommodation that are of a sporadic and unrelated nature are highly unlikely to be able to demonstrate the required relationship.

11.261 Many existing static units are located in visually sensitive areas, particularly along Carmarthenshire's coastline. The policy seeks to promote improvements and upgrade the standard of visitor accommodation on existing sites, and to reduce the impact of these sites on the landscape / seascape. Such proposals should satisfy the policies and provisions of the Plan as a whole.

11.262 The policy seeks to reflect the Well-being of Future Generations Act 2015 in that it recognises the risks posed by flood risk and /or erosion emerging from coastal change. To this end, reference should be made to LDP policy NE7: Coastal Change Management Area in terms of the potential relocation of a static caravan(s), chalet(s) or permanent other visitor accommodation unit(s).

11.263 Where relevant, the Council will seek the submission of a tourism supporting statement. Such a statement provides a mechanism for the applicant to demonstrate the policy alignment of the proposal. Within the context of this policy, it is likely that the Council will seek a landscaping scheme to allow for an appraisal of setting, site layout, and screening, as well as an improvement plan for extensions. Issues of landscape capacity are also noted. The statement should also allow the opportunity for the applicant to elaborate upon the economic benefits of the proposal (as commensurate with size/scale).

11.264 For the purposes of this policy permanent alternative camping accommodation are units that because of their degree of physical attachment to the ground and due to the nature of their design cannot be removed from site when not in use.

11.265 Planning Policy Wales (PPW) sets out the land use planning policies of the Welsh Government (WG). Its central objective is to promote and provide a framework for sustainable development within Wales.

11.266 A key component of this national policy agenda, and the sustainable development objectives which underpin it, relates to the need to embrace placemaking as part of the plan making and decision-making process. National planning policy identifies Sustainable Places as the goal of the land use planning system within Wales. PPW states that; Sustainable Places are the output of the planning system rather than the process of achieving them. All development decisions, either through development plans policy choices or individual development management decisions should seek to contribute towards the making of sustainable places and improved well-being ^[71].

11.267 The WG is committed to promoting more sustainable forms of development, and their sustainable development scheme, One Wales: One Planet ^[72], sets out their approach to sustainable development. Through the planning system in Wales, good design can be used to play a major role in delivering sustainable forms of development. The Revised LDP is committed to taking forward the sustainable placemaking agenda through its policies recognising the role new developments can have in potentially contributing towards the making of places and enhancing the area's qualities. The approach seeks to accord with the Well-being of Future Generations (Wales) Act 2015 promoting social inclusion, equality of opportunity and access for all as well as the health and well-being of our communities.

11.268 Achieving good design and creating an effective sense of place requires an understanding of the relationship between all elements of the natural and built environment. Design is a fundamental component in creating sustainable development, which is itself at the forefront of the Well-being of Future Generations Act 2015.

11.269 The Act means that public bodies such as local authorities must work to ensure that developments should acknowledge and seek to improve the economic, social, environmental, and cultural well-being of an area.

11.270 The policy integrates key elements of sustainable placemaking which contribute to the delivery of the Plan's Vision of creating prosperous, cohesive, and sustainable communities. It also recognises the role that the County's unique environmental and historic and cultural qualities play in defining a healthy, safe, and prosperous environment. The role of the Green and Blue Infrastructure (GBI) and its network of multifunctional open spaces is an important component as is its provisions for health and well-being and enhanced opportunities for Active Travel. The multifunctional nature of GBI is recognised and includes landscape, heritage, amenity, health and well-being, sustainable management of natural resources, along with climate adaptation and resilience.

11.271 There are environmental, social, as well as economic benefits to creating a well-designed development. A well-designed and sustainable environment is an essential ingredient to achieving economic prosperity as it will be more attractive to potential investors as well as being more appealing to customers, key workers and tourists. Similarly, better designed buildings and places for work will result in more productive employees. At the same time, well-designed neighbourhoods will create happier and healthier communities that will be more committed to the maintenance of their surroundings. The environmental benefits might include less pollution through the reduction in traffic, the protection or enhancement of biodiversity, and the conservation of the built heritage. All these benefits are central to achieving sustainable development and to the long-term economic prosperity of an area.

11.272 This policy is intended to ensure that development proposals can achieve positive economic, social, environmental, and cultural outcomes, and can minimise adverse ones. It will, along with the more detailed policies to be developed in the Deposit LDP, form the basis of all planning decisions, and indicators will be developed as part of the Plan's monitoring framework to show the effectiveness of the policies. Further SPG will be prepared to supplement Policy SP12.

(2) 11.273 The Flood and Water Management Act 2010 (Schedule 3) ^[73] establishes Sustainable Drainage Approval Body (SABs) and requires new developments to include Sustainable Drainage Systems (SuDS) features that comply with national standards.

11.274 Whilst the SuDS consenting process forms part of a separate regulatory regime to planning, this Plan recognises the importance of the consideration of SuDS forming part of the design concept from the outset as part of a placemaking approach. In this regard, this Plan recognises that SuDS can be used effectively in both rural and urban areas to support new development and redevelopment, whilst reducing the risk of surface water flooding and creating opportunities for improved water quality, bio-diverse rich habitats, and new community recreational spaces.

11.275 Developers are advised to contact with the Council's SAB at a timely stage to clarify and scope requirements. ^[74]

11.276 This plan and the policy seeks to ensure development proposals exhibit high quality and sustainable design principles which are reflective of the local context. High quality design sits at the heart of our ambitions for the creation of prosperous, cohesive, and sustainable communities. An important part of this is putting in place a design-led regeneration approach which provides for high quality developments and designs in a way which recognises local distinctiveness, and the relationship between the existing built form and new developments.

11.277 The Plan seeks to reflect the provisions of national policy and the embedding of sustainable development within the plan recognising that new homes and developments should be provided in a way which is consistent with sustainability principles. Matters such as the layout, scale, form, massing, height, density, materials, and specific detailing (including the colour pallet) are important components. However, it is recognised that these cannot be prescriptive and will vary across development and the Plan area.

11.278 Creating good design should not be limited solely to the physical appearance of buildings and specific structural details alone will not create a successful place. Rather, the potential mix of uses within a development and/or buildings, spaces (including important vistas and gaps) and the wider community relate to one another are of equal importance if the development is to deliver the sense of place desired.

11.279 This policy in conjunction with SP12: Placemaking and Sustainable Places, PSD3: Green and Blue Infrastructure Network and PSD2: Masterplanning Principles – Creating Sustainable Neighbourhoods together with other plan policies set an overarching framework for high design quality in development, conservation, and enhancement proposals within the County.

11.280 The County's historic buildings, townscape and landscape should be treated as an asset and positively conserved and enhanced for the benefit of residents and visitors alike. Further guidance on the development and preservation of historic and cultural identities can be found within Strategic Policy SP14.

11.281 Proposals should reflect the need to protect the qualities of the area and the amenity of those who visit, work, and/or live within the area. The siting and nature of uses should be considered in the light of their potential to cause an unacceptable nuisance. Considerations of amenity can relate to all forms of development across the County. Consequently, the policy seeks to respect, and where appropriate, protect the amenity of existing residents.

11.282 The siting, layout and detailed design of development will often be critically important to the success of efforts to provide genuine alternatives to car travel. Good site locations and well-designed developments can increase the sites legibility and access to pedestrian, cycling and public transport routes thus reducing the amount of car traffic and speeds. This Plan, and other strategies ensure that new developments achieve social, economic, and environmental sustainability, creating cohesive and socially inclusive places which reinforce local identity.

11.283 Poor quality design can not only undermine the character, qualities, and appearance of an area, but can also impact on the amenity of existing residents and their quality of life. Design solutions should consider such impacts in relation to: visual impact, loss of light, overlooking/privacy, disturbance and the likely implications of traffic movements or operational considerations.

11.284 Proposals should also consider the quality of life of potential occupants of the development. The size of living spaces is also considered important in maintaining an appropriate living standard including providing for healthy and attractive environments to live. It should be noted that such considerations will apply to conversions where there is a potential for an over intensification of use giving rise to cramped living conditions.

11.285 Design and Access Statement (DAS) should, where appropriate, be submitted to accompany planning applications. The DAS should include the detail necessary to ensure the application and the design considerations of any development are fully expressed having regard to policy provisions and their context.

11.286 Proposals for developments of over 50 homes will be required to have regard to the provisions of Policy PSD2: Masterplanning Principles – Creating Sustainable Neighbourhoods. The policy will be further expanded upon by SPG including specific guidance on Placemaking and Design Principles. Green and Blue Infrastructure and its network of multifunctional open spaces will be an integral part of any effective design solution. Consequently, proposals will be expected to have appropriate regard to Policy PSD3: Green and Blue Infrastructure Network.

11.287 Natural surveillance is an important consideration in ensuring safer places and more inclusive developments and communities.

11.288 The Plan recognises that unstable land can occur for several reasons, albeit they often fall within the following categories:

1. The effects of underground cavities – whether of natural origin or due to mining or civil engineering works;
2. Unstable slopes – these may be natural (e.g. eroding coastlines) or man-made (such as quarries, cuttings, or embankments) or,
3. Ground compression – this may be of natural origin due to peat, alluvial, estuarine, or marine soils; or due to human activities e.g., made ground, landfill or restored opencast mines; and ground subject to movement due to shrinking and swelling clays.

11.289 In those areas where land instability is known, development proposals must be accompanied by a scoping report, which will identify the nature of the (potential) instability. The report should be sufficiently detailed for the local authority and any other statutory agency to ascertain whether:

1. there is no potential threat for a development to go ahead;
2. instability problems cannot be overcome; or
3. measures could be implemented to overcome identified problems. A detailed stability report will be required to accompany the application which:
   1. Is produced by a "competent person", most appropriately a geotechnical specialist able to demonstrate relevant specialist experience in the assessment and evaluation of instability; and
   2. Identifies the measures required to mitigate against the identified risk(s).

11.290 It is important that proposals are designed for the lifetime of the development. Proposals should identify maintenance responsibility, and the funding arrangements for maintenance for the lifetime of the proposed development.

11.291 The policy sets out a masterplanning as a requirement for developments in delivering a holistic placemaking approach for all allocated and windfall sites of 50 or more homes. A masterplan for all sites allocated for 50 homes or more will need to be agreed prior to granting planning permission relating to these sites.

11.292 The policy recognises the benefits that can arise from effective masterplanning not only in terms of the quality of environment and sense of place it can create, but also as an opportunity to integrate all the relevant developmental considerations and requirements into a single expression of the proposals form.

11.293 Proposals should express in a clear and coherent way how factors such as the new, or enhancement of existing infrastructure can add value to current and future residents. This will help form and guide future provision. Such an approach will provide greater certainty and integrate opportunities for a connected living, legible streets, a sequence of open spaces and Green and Blue Infrastructure and developments that fit their surroundings.

11.294 Masterplanning proposals should consider and plan for the effective and integrated phasing of the development considering different tenure mixes and the suitable provision of facilities at appropriate stages in a site's development. This will ensure a development is comprehensively planned with cohesive and sustainable communities at their heart. Where feasible, existing/retained vegetation should be protected throughout the construction period. Where new habitat is being created, the timeline involved for the habitat to become functional should be considered.

11.295 The masterplan should be considered at outline planning application stage with its parameters and content agreed, to which a future reserved matters applications should accord.

11.296 This policy aims to ensure that GBI assets are valued, protected, enhanced, and managed through the GBI network. At the landscape scale, GBI assets can comprise entire ecosystems such as wetlands, woodlands, heathlands, and waterways. At a local scale, it might comprise of parks, fields, footpaths, Public Rights of Way, cycle ways, common land, open access land, canals, public growing spaces, allotments, cemeteries, landscaped areas, and gardens. At smaller scales, individual urban interventions such as street trees, roadside verges, and green roofs can all contribute to green and blue infrastructure networks.

11.297 Planning applications will require submission of surveys and assessments appropriate to the site and nature of development, to enable evaluation of the location, quality, and condition of all existing GBI assets on, and adjacent to the site boundary. This information may include Tree or Arboricultural Surveys, Preliminary Ecological Appraisals (PEAs) and protected species surveys. GBI design solutions must:

1. Identify all potential adverse impacts to existing GBI assets on and adjacent to the site, and demonstrate how impacts will be avoided, minimised, and mitigated as far as possible (in accordance with the mitigation hierarchy) through specific design and protection measures;
2. Identify unavoidable impacts to existing GBI assets on, and adjacent to the site and demonstrate how the impacts have been mitigated, or compensated for within the proposed development layout and through landscape and ecological design schemes; and
3. Maximise opportunities to enhance the quality and extent of existing GBI assets, and enable the creation of new GBI assets, to enhance the connectivity and multi-functionality of the GBI network.

11.298 Planning applications for major developments must include a Green Infrastructure Statement which demonstrates how GBI design solutions have been considered and accommodated for as part of the proposed development. The Green Infrastructure Statement must meet the specified requirements set out for GBI design solutions outlined in the immediately aforementioned paragraph (i,ii,iii).

11.299 When appropriately planned, designed, and managed, GBI has the potential to deliver a wide range of public goods and benefits for people, biodiversity, climate, and the wider environment. By considering the multiple functions that natural assets can provide simultaneously, it can significantly reduce costs for individuals, businesses, and public bodies, whilst enhancing the quality of life and health of residents, workers, and visitors to Carmarthenshire.

11.300 These functions that GBI can provide are broadly contained under the following themes:

Figure 11: Green & Blue Infrastructure

Biodiversity: GBI can improve connectivity between existing areas of nature, reducing habitat fragmentation and loss and increasing ecological resilience. Development proposals will conserve and enhance on-site biodiversity, and habitat networks within and adjacent to the site. There will be a need for any application to detail how the development will deliver such conservation and enhancement. This will include identifying ways to minimise or reverse the fragmentation of habitats, and to improve habitat connectivity through the promotion of wildlife corridors and identifying opportunities for land rehabilitation, landscape management and the creation of new or improved habitats.

Sense of place: Incorporating GBI features into new development is an important component of the WG placemaking approach and can contribute to the unique sense of place of an area or settlement. Retaining existing features into proposals helps to create places that are distinct and can help to soften the impact of change by creating a sense of continuity that acknowledges local identity. GBI is integral to place-making and therefore must be part of the development design process from the outset, rather than being relegated to 'left over' land.

Climate Change: GBI can play a vital part in efforts to combat, mitigate and adapt to climate change, and will play an increasingly important role in climate-proofing both urban and rural areas. Increasing the green cover of our towns and cities can provide several benefits towards tackling climate change. These include carbon sequestration and storage, heat amelioration and reduction of flood risk as well as mitigating climate change induced reductions in air and water quality. Development proposals shall maximise these benefits, with prioritisation of benefits to be considered in the following areas:

1. Within areas considered to be at risk of flooding from any source, the provision of capacity for water storage in the event of a flood;
2. Within Principal Centres, the provision of relief from high temperatures through increased canopy cover and efficient use of surfaces to maximise the provision of GBI including through green roofs and green walls;
3. Within areas of poor average resident health, the provision of opportunities for physical activity; and/or
4. Within AQMZs, the provision of removal of air pollutants through suitable tree and foliage planting.

Development proposals will also integrate naturalised SuDS into the design of GBI, and should, as far as possible, ensure that SuDS provision is multifunctional.

Health and Well-being: Green and blue infrastructure can be an effective means of enhancing health and well‑being, through linking dwellings, workplaces and community facilities and providing high quality, accessible green spaces. Development should seek to maximise the benefits, and where appropriate public use, of green and blue infrastructure, with emphasis on promoting healthier communities. Development proposals will meet local accessibility, quality, and quantity standards for open space, and be designed to cater for the needs of the community. Development proposals will maintain and enhance the quality and connectivity of access networks, integrating active travel routes (linking workplaces, schools, community facilities and public transport hubs) and recreation routes into green and blue infrastructure.

Economy: Protecting and investing in GI can support economic success and sustainable growth. GI can attract inward investment, making a local area more attractive to businesses and visitors. It can also provide developers with cost-savings as GBI assets have the potential to satisfy several requirements in a multifunctional solution (e.g., open space provision and SuDS). To this end development should seek to identify and maximise the quality, use and multifunctionality of green and blue infrastructure provision on site.

(1) 11.301 Consequently further guidance on GBI as part of development will be prepared as SPG in support of the placemaking agenda and the promotion of biodiverse living environments.

(1) 11.302 The policy recognises the important contribution trees, woodlands and hedgerows can have to the environment and to our communities. Trees and woodlands play an important role within the plan area and are intrinsic to the landscape and urban character whilst providing habitat and increasing climate change resilience. Well-designed tree, woodland and hedgerow planting can help address both the Climate and Nature Emergencies, as declared by Welsh Government and the Council.

11.303 Their contribution within the urban form is particularly recognised. They can help tackle air pollutants, flooding, and noise pollution, and provide numerous other benefits including the provision of shade and visual amenity. They also provide extensive areas of habitat for wildlife, especially mature trees. Carmarthenshire's GBI network reflects tier importance in the urban realm and within our towns and villages - in both public and private spaces, along linear routes, and waterways, and in amenity areas.

(1) 11.304 We consider their retention and additional new planting to be an important part in creating a cohesive and healthy communities within a valued and biodiverse rural and landscape context. All planning applications should be accompanied by a tree survey where trees are present on site. This should include protection, mitigation, and management measures. Appropriate long-term and short-term management measures must be implemented to protect newly planted and existing trees, woodlands, and/or hedgerows. Reference may be made to Policy CCH7.

11.305 The policy reflects the links through quality placemaking and Green and Blue Infrastructure. Consequently, further guidance on Trees and planting as part of new developments will be prepared as SPG in support of the placemaking agenda and the creation of high quality and biodiverse living environments.

(1) 11.306 New trees planted should be of a species native to, and of a maturity respective to the site to the Council's satisfaction. In regards the reference in the policy to unavoidable loss, the Council will expect the applicant to make every reasonable effort to retain existing features, and as such their retention should (where appropriate) be considered integral to the design of the proposed development site from the outset.

11.307 A key element within PPW Ed11 is the move towards embracing a more circular economy in Wales. A circular economy is one which aims to keep materials, products and components in use for as long as possible. There are environmental, social and economic benefits of taking such an approach, most notably the increased value and productivity of materials, financial savings for the construction sector and the prevention of waste.

11.308 In order to facilitate the requirements of this policy, development proposals will need to be accompanied by a natural materials management plan. The Plan should identify all the natural materials on the site prior to the development, these may be existing buildings to be demolished or the natural ground to be disturbed. It should explain how the generation of waste from these materials will be minimised and that the design and layout has fully considered the need to ensure that a cut and fill balance is as close to neutral as possible.

11.309 Development proposals will be encouraged to incorporate design features and materials which enable flexibility and adaptability throughout the design life of a building, and which will enable re-use of the materials upon deconstruction.

11.310 Where appropriate, the use of locally sourced, alternative, or recycled materials will be encouraged, including the reuse and recycling of secondary aggregates, construction, demolition and excavation waste, incinerator bottom ash and other appropriate recycled materials.

11.311 Construction sites inevitably require a degree of cut and fill engineering operations. As part of site treatment, the cut and fill balance of materials excavated should be assessed so as to avoid the creation of waste which cannot be effectively re-used due to lack of suitable storage facilities. As part of the natural resources management plan developers should design proposals to achieve an earthwork balance which seeks to minimise cut and fill or which may provide for remediation of land elsewhere in the area.

11.312 The Planning Authority will encourage innovative approaches to recycling, particularly those which bring multiple benefits such as reducing energy costs and associated emissions. This may include the practice of on‑site recycling on minerals sites and the recycling of construction and demolition waste in conjunction with other suitable uses, such as within builder's merchant yards.

11.313 In circumstances where reuse or recycling of the waste is not possible, the applicant will need to provide evidence to show where the residual waste will be disposed. Options that will be encouraged include the potential for utilising the waste as a source of fuel, such as in high efficiency energy recovery from waste, possibly linked to district heating systems.

11.314 Providing a range of community facilities that are accessible to as many people as possible is fundamental in terms of securing sustainable communities. Such facilities are valuable not only in terms of the amenity they provide but are also important in generating employment and attracting people to live within an area. Community facilities contribute significantly to the well-being, quality of life, enjoyment and inclusivity of settlements and communities within the County. In this regard, their potential loss should be carefully considered given consequential impacts in terms of sustainability and community identity. The protection and retention of community facilities should, wherever feasible, be considered and responsive approaches adopted to assist in their retention.

11.315 The above policy also recognises the potential for development where it occurs to place a strain on existing facilities. Consequently, the adequacy of existing facilities such as healthcare is an important consideration. As a result, the policy seeks to ensure that adequate facilities are provided to meet the future demands of local communities.

11.316 The policy seeks to encourage the potential for dual use of facilities, particularly where the additional activity would assist in broadening service delivery and enhancing viability and usage. Establishing the viability of a facility, within the context of changing demographic characteristics, condition and maintenance and shifting patterns of demand may mean that some facilities no longer meet requirements. In such circumstances, alternative forms of provision and usage may be appropriate. Such a determination should be informed, where appropriate, by local evidence, the facility/service provider, and the local community.

11.317 The promotion of accessibility to formal and informal recreation and leisure is an important consideration for the LDP. Sports fields, allotments, parks, and wider natural based amenities such as waterways and woodlands provide opportunities for potential health benefits and add to a community's sense of place, as well as integrating green and blue infrastructure into the urban form. Support will also be given to the provision of accessible public toilets.

11.318 They also have potential to mitigate against the causes and effects of climate change and can provide arenas for social interaction and community cohesion. Reference should be made to policy PSD7 in respect of Recreation and Open Space.

11.319 The relationship between the access to healthcare facilities and new development is recognised and reference should be had to Policy INF2: Healthy Communities.

11.320 The provision of community facilities will be supported where they accord with Strategic Policy SP3: Sustainable Distribution Settlement Framework. The siting of proposals for the provision of new educational and health facilities will be supported on sites within and directly related to the limits of defined settlements where they are in accordance with the strategy and policies of this LDP.

11.321 The Council may seek developer contributions through planning obligations to mitigate the impacts of particular developments, and to facilitate the delivery of the Plan polices and proposals.

11.322 Definitions of open space and a clarification of the County's accessibility standards are provided within the Carmarthenshire Open Space Assessment with additional information also provided in the Carmarthenshire Green Infrastructure Assessment. For the purposes of this Plan, open space is defined as areas including playing fields, equipped children's play areas, outdoor sports facilities, informal recreation, and amenity or play space (i.e., natural green space, play space and public open space).

11.323 The identified open space provision in the County is mapped and assessed within the Carmarthenshire Open Space Assessment. It should however be noted that there may be additional areas of open space which are not reflected in the Assessment which make a valuable contribution towards the provision of open space within the community. Whilst these areas are not mapped as part of the LDP, they would nevertheless be afforded protection under this policy where considered appropriate.

11.324 Whilst the protection of existing open space is a key aspect of the above policy, it also provides a measure of flexibility. The consideration of changing demographic characteristics, the condition and vitality of existing provision, and any shifting patterns in need may mean that existing open space is no longer meeting requirements. There may be a surplus of provision identified or there may be scope to improve the existing provision to meet the local community's needs through development. In such circumstances, the policy seeks to allow for the enhancement or alteration of provision within the settlement as and where appropriate.

11.325 Where proposals have the potential to materially and adversely impact upon existing provision, the applicant will need to demonstrate that alternative provision is available to achieve the accessibility standards. The Open Space Assessment should be referred to for this purpose; the amount, location and type of open space should all be factored into the identification of alternative provision of 'equivalent value'. With regards to the changing patterns in need and use, consideration should be given to consulting with the Sports Council for Wales, alongside the Council's Leisure and Parks Services, the relevant Town and Community Councils, as well as other service providers and organisations with responsibility for the provision and maintenance of open space in the locality. It should be noted that it will be the responsibility of the applicant to provide sufficient information to demonstrate a proposal's compliance with this policy.

11.326 These open spaces make an important contribution to the Green and Blue Infrastructure of the County by providing areas for recreation, reducing the impact of climate change, improving health and well-being, and enhancing biodiversity and connectivity, amongst other benefits. Regard should be had to Policy PSD3: Green and Blue Infrastructure Network and the need to maximise the amount of green and blue infrastructure within a site and to achieve multi-functionality by bringing their functions together.

11.327 The Carmarthenshire Open Space Assessment sets out the current provision of open space across the Plan area and the standards which the Council and developers should aim to deliver. This policy provides the means to achieve these standards which take into consideration the quantity, function, and accessibility of provision. Further detail is outlined in the Open Space Assessment.

11.328 In determining whether there is a need for a contribution, the quantity, accessibility, quality, and type of open space provision will need to be considered. Where there is an existing deficiency within a community and the proposed development is likely to exacerbate the situation then a contribution will be required. Equally, a contribution will be required in circumstances where the proposed development would result in a deficiency.

11.329 In addition to the quantitative and accessibility standards, regard should be had to the quality of the existing provision, taking into consideration its condition, its requirements for future maintenance and its suitability for all members of the community.

11.330 In situations where the standards can be met by existing open space provision which is of a suitable quality then a supporting statement will be required from the applicant to evidence this. In such circumstances, the Council may seek a commuted sum towards the maintenance or upgrade of existing nearby open space provision, where considered necessary.

11.331 There may be situations where the standards cannot be met, for example, where the site cannot practically accommodate onsite provision of open space due to physical or design constraints, or where it would render the development wholly unviable. In such circumstances a supporting statement should be provided by the developer to clarify why the standards cannot be adhered to on site and the Local Planning Authority may seek commuted sums towards the maintenance of existing open space instead. Reference should be made to Policy INF1 with regards to planning obligations and developer contributions.             

11.332 It is acknowledged that there may be additional areas of open space which are not reflected in the Assessment which make a valuable contribution towards the provision of open space within the community, this may be particularly applicable to areas of informal recreation use. Additionally, it is acknowledged that whilst open space areas have been categorised as specific types of provision, they are on occasions capable of meeting the function of other types of open space. Under such circumstances, they may be considered as making a positive contribution towards multiple types of open space.

(1) 11.333 Where open space provision forms part of a planning application, the applicant should stipulate how the future management and maintenance of any open space provision has been considered. Reference should be made to Policy PSD1 for further guidance.

11.334 In order to promote the cultural identity of the Plan area, the Council will support and promote the provision of Welsh and English bilingual information signs, notice and information boards, displays and advertisement signs for tourist attractions and facilities. Private developers of tourism and leisure facilities will also be encouraged to publicise their business ventures through both the Welsh and English languages. Advertisements will not be required to provide the branding or company name bilingually, however, all ancillary or additional wording provided on signage in the public domain proposed in a planning application will required to be provided bilingually.

(1) 11.335 Bilingual signage and advertisement proposals which seek to combine several essential advertisements within one sign will be encouraged. SPG will be prepared to supplement Policy PSD9.

11.336 Proposals should be of a high standard of design and respectful in terms of siting, size, and the use of materials to complement the character and appearance of the existing building or structure and its surroundings and appropriate to the use of the existing building.

11.337 To ensure that where the existing development is of a poor design, the Council will require that any extension is of a higher quality design and/or materials. Regard should be had to the provisions of Policy SP12: Placemaking and Sustainable Places and PSD1: Effective Design Solutions: Sustainability and Placemaking.

11.338 The concept of soundscapes recognises the positive role that they play in creating a sense of place, rather than solely focusing on noise as a form of pollution.^[75]

11.339 The emphasis should be on considering the potential impact of soundscapes on proposed developments (and in turn the potential impact of proposed developments on soundscapes) at an early stage. To this end, this Plan places an emphasis on stakeholders giving due consideration to these matters as an integral part of the design process from the outset. As such, these matters should not be seen as 'technical' considerations that are considered separately or an 'add on' later in the design evolution / planning application.

11.340 This Plan embraces the agent of change principle embedded into national policy ^[76]. To this end, this Plan recognises the importance of the change inceptor considering the potential impact of the development proposal on change receptors.

11.341 In noting the potential economic benefit of night-time economy related proposals, the health and well-being of residents should not be unduly compromised. A placemaking approach, which seeks to build consensus at an early stage, can provide a means to mediate these potentially conflicting interests.

11.342 Furthermore, noise sensitive developments such as housing, schools, and hospitals located near to transport infrastructure should, wherever possible, be designed to limit noise levels within, and around the development ^[77]. Where appropriate, effective, and appropriate mitigation should be implemented, and incorporated into the development to minimise the effects.

11.343 GBI can act as an effective sound buffer and be a valuable means of enhancing health and well‑being, through linking dwellings, workplaces and community facilities and providing high quality, accessible green spaces. Reference should be made to Policy PSD3: Green and Blue Infrastructure Networks.

11.344 Changes to soundscapes can also have impacts on species sensitive to noise disturbance. As always, proposals should satisfy the policies and provisions of the Plan as a whole. Specific reference may be made however to Strategic Policy 13 –Maintaining and Enhancing the Natural Environment (most notably in relation to sites of international importance to nature conservation, SSSI's, Section 7 priority habitats and species and the maintain and enhance requirement).

Light

11.345 National policy recognises the negative impacts that light pollution can have on people, biodiversity, and ecosystem resilience. In this respect, PPW requires that authorities adopt policies in respect of lighting and the control of light pollution ^[78]. Consideration should be given to the negative impacts light pollution can have on landscape character and visual amenity. In this respect proponents of developments including lighting schemes should carefully consider the need for the types of lighting proposed and whether the proposal could proceed without the lighting identified. Wherever possible opportunities to mitigate potential cumulative impacts on the night sky should be considered.

11.346 Parts of Carmarthenshire remain relatively undeveloped with a limited impact from lighting on the night sky. In interpreting this policy, any lighting should be carefully designed and considered to minimise the impact on adjoining areas. Reference should be made to the Wales Tranquil Areas Map^[79].

11.347 In all development (and in public spaces especially) there should be sensitive management of light, and exposure to airborne pollution should be kept as low as reasonably practicable. The Authority will prepare Supplementary Planning Guidance on lighting and the impacts on the night sky.

(1) 11.348 Light pollution can have negative impacts on species and habitats, in addition to human health and wellbeing. Any development schemes should incorporate lighting plans that ensure minimal or no light spill on GBI especially linear habitats such as hedgerows, woodland, or vegetated stream corridors, as well as any bat roots, their access points or known flight lines. This may include the need for a buffer zone between development and ecologically important features. Specific reference is made to Strategic Policy 13 –Maintaining and Enhancing the Natural Environment (most notably in relation to sites of international importance to nature conservation, SSSIs, Section 7 priority habitats and species and the maintain and enhance requirement.)

11.349 There are opportunities to acknowledge and embrace GBI as part of a placemaking approach, as well an effective way to screen ecologically sensitive areas from light pollution. In this regard, reference should be made to Policy PSD3: Green and Blue Infrastructure Networks.

Air

11.350 Air quality and its environmental, health and quality of life implications are recognised through national guidance ^[80]. This is also reflected within the ISA objectives and the HRA screening report.

(1) 11.351 As of 2022, there are three designated Air Quality Management Areas (AQMAs) in the County (Llandeilo, Llanelli, and Carmarthen). Reference may be made to the Council's Action Plan(s), whilst the boundaries of these AQMA's are shown on this Plan's Constraints Map.

• Llandeilo
• Llanelli
• Carmarthen

11.352 Developers should be aware of the importance of early engagement with the Council, particularly in terms of the potential requirement for the undertaking of an Air Quality Assessment. Whilst this Plan is not prescriptive in relation to the instances that such an assessment will be required, it is considered that the scale and location of the proposal are key determinants in this regard.

11.353 Any Air Quality Assessment should highlight the required mitigation so that any risks to amenity, biodiversity and health are suitably mediated. The identification of such mitigation should seek to reflect the opportunities provided by green and blue infrastructure as part of a placemaking approach. Reference should be made to Policy PSD3: Green and Blue Infrastructure Networks.

11.354 It should be noted that the potential requirement for the undertaking of an Air Quality Assessment is not limited to sites within or adjacent to the County's AQMA's. Proposals will be subject to consideration on a case-by-case basis, however for proposals situated within the AQMAs the Council's Development Management Officers are likely to consult with the Council's Environmental Health Practitioners on a routine basis. Timely engagement with the Council is advised and relevant guidance referred to as appropriate.

11.355 This Plan recognises the potential inter-relationship between air quality and the integrity of the County's sites of international importance to nature conservation. Many of these sites feature habitats that are sensitive to declining air quality.

(1) 11.356 Increased intensive agriculture and densities of livestock can lead to increased nutrient loadings and ammonia emissions (amongst other pollutants), effecting both air and water. Proposals must consider wastes arising, cumulative impacts, and water quality (Reference CCH4: Water Quality and Protection of Water Resources), and all adverse impacts upon priority habitats and species, particularly in relation to those sensitive to ammonia pollution.

(1) 11.357 Proposals which would be likely to result in increased nutrient loading to the environment, such as intensive livestock units, will be required to assess the potential impacts in respect of water and air quality, to ensure that they are no adverse environmental effects and that emissions in rural areas do not unduly impact upon human health and wellbeing (i.e., nuisance smells). Reference should be made to appropriate NRW guidance including GN020 ^[81] (Assessing the impact of ammonia and nitrogen on designated sites from new and expanding intensive livestock units) and GN021 ^[82] (Poultry Units: planning permission and environmental assessment).

11.358 Specific reference may be made however to Strategic Policy 13 –Maintaining and Enhancing the Natural Environment (most notably in relation to sites of international importance to nature conservation, SSSIs, Section 7 Priority Habitats and Species and the maintain and enhance requirement) as well as Policy INF 2 - Healthy Communities. There are opportunities to acknowledge and embrace GBI as part of a placemaking approach. In this regard, reference should be made to Policy PSD3: Green and Blue Infrastructure Networks.

11.359 Carmarthenshire has a rich and diverse industrial legacy, including a wide range of industries such as mining, tin plate manufacturing, gas works, and tanneries. All such processes have the potential to have caused contamination of the ground, ground waters or other sensitive receptors. The Council has identified several sites where there is a potential for contamination to remain, or where there is no evidence to confirm that adequate remediation has taken place. In these areas, further investigation may be necessary.

11.360 The Council has a responsibility to identify contaminated land and ensure that it is managed in an appropriate manner, as set out in the Environmental Protection Act 1990.

11.361 The Council will need to be satisfied that the risks in respect of the proposed development site are fully understood and that remediation to the necessary standards is achievable^[83]. Work should not commence on site until an appropriate stage of remediation as agreed, has been completed. The potential impacts on historic and natural environments will be considered in determining any proposal, with any submission to be accompanied by appropriate information.

11.362 Where applicable, due consideration will be given to the impact of any remediation operation on natural and historic environments with the relative benefits and need for the proposal weighed against the relative importance of the historic or natural interest of the site.

11.363 Timely engagement with the Council is advised in identifying any requirements as part of development proposals, both in terms of identifying risk and control / mitigation measures.

11.364 Whilst it is recognised that there is an overlap between the themes and the assignment of policies the following having been identified under this theme:

• Strategic Policy – SP 13: Rural Development
• Strategic Policy – SP 14: Maintaining and Enhancing the Natural Environment
• Strategic Policy – SP 15: Protection and Enhancement of the Built and Historic Environment

11.365 The following policies seek to support the delivery of the Plan's strategic objectives, but also provide high level links and broad conformity with the Well-Being Goals.

11.366 The rural settlements of the County have an important role to play in improving the sustainability of the wider geographical area in which they are located as well as the County's overall sustainability. The Plan's strategy and settlement hierarchy reflects the significant role which the rural communities play through supporting growth of a proportionate scale which can make a positive contribution towards the long-term sustainability of the rural economy and rural communities.

11.367 Proportionate and sensitive development can provide the level of growth required to retain and enhance the services and facilities provided in the County's rural settlements. It can also serve to safeguard and promote the Welsh language in rural areas and enhance rural employment opportunities. However, the Plan seeks to ensure that development and growth does not have negative impacts upon a community's sustainability. Key to this is ensuring that development is not permitted at a scale or rate which would affect the community's ability to absorb and adapt to growth and change. This is imperative when considering the impacts which development can have upon the local infrastructure, the vitality of the Welsh language and the sustainability of the countryside and natural environment.

11.368 National planning policy has historically sought to restrict unnecessary development in countryside locations, principally to prevent sporadic and unsustainable growth and to maximise use of infrastructure, resources and services more commonly available in established urban areas.

11.369 Whilst this principle remains relevant and applicable, there is an enhanced recognition of the countryside as a place of work, as a home for many, a place to visit for others and a vital ecosystem for everyone. The Plan is committed to addressing and safeguarding the needs of rural communities. To this end, the Council established a Rural Affairs Task Group with the aim of assessing the needs of rural communities and taking positive steps to address these. This Plan supports the aims and outcomes from the Task Group principally through policies relating to the provision of housing and affordable housing; the economy and employment; the Welsh language, and the natural environment. Development proposals will need to demonstrate that they accord with these policies as well as the provisions of national planning policy.

11.370 PPW Ed.11 recognises that the countryside is a dynamic and multi-purpose resource. It identifies that in line with sustainable development and the national planning principles it should be preserved, and where possible enhanced. However, it also reflects the need to balance this against the economic, social and recreational needs of local communities and visitors.

11.371 PPW identifies that fostering adaptability and resilience will be a key aim for rural places in the face of the considerable challenge of maintaining the vibrancy of communities and availability of services, as well as contributing to the Cohesive Communities national well-being goal.

11.372 There is a clear recognition that rural areas exhibit challenges in relation to access to sustainable means of transport and the expectation of PPW in relation to access to active travel connections and sustainable functional linkages. This is reflected in the development of the settlement hierarchy as a whole.

11.373 This understanding of diversity is reflected within PPW in its consideration of sustainable transport requirements. It recognises there is a need to reflect different approaches to sustainable transport in defining growth within rural settlements.

11.374 This Revised LDP recognises the diversity that exists within the County and the need to reflect this in its strategic approach. The Spatial Strategy identifies a settlement hierarchy but sets it within a settlement framework grouped under six clusters. These clusters and the distribution of growth will focus on sustainable principles, but will also recognise the respective role, function and contribution of settlements within particular clusters.

The Rural Economy

(1) 11.375 National policy recognises that a strong rural economy is essential to support sustainable and vibrant rural communities. In this respect the establishment of new enterprises and the expansion of existing business is crucial to the growth and stability of rural areas.

11.376 Regard should be had to the impact of such developments, however as noted within PPW, many commercial and light manufacturing activities can be located in rural areas without causing unacceptable disturbance or other adverse effects.

11.377 Whilst there remains a focus on the identification or allocation of sites to meet an employment need it is also recognised that opportunities will also be required for small scale proposals where the need is not met by specific allocations. These small-scale enterprises are an important contributor to the rural economy (reference should be made to Policy EME4: Employment Proposals on Non-Allocated Sites, EME5: Home Based Businesses, and Policy INF3: Broadband and Telecommunications).

11.378 Reference should be had to the provisions of policy SP7 and its expression of the sustainable distribution of employment land provision.

(1) Rural Enterprise Dwellings

(3) 11.379 As noted through national policy, a rural enterprise dwelling is required where it 'is to enable rural enterprise workers to live at or close to their place of work'. This includes encouraging younger people to manage farm businesses and supporting the diversification of established farms.

11.380 It is not the role or the intention of the Revised LDP to replicate the provisions of national planning policy. Consequently, reference should be had to the provisions of PPW and Technical Advice Note 6 (TAN6)^[84] in the determination of applications for new rural enterprise dwellings. National policy clearly states that such proposals should be carefully examined to ensure that there is a genuine need.

11.381 Applications for rural enterprise dwellings should be accompanied by a rural enterprise dwelling appraisal, with permission only granted where it provides conclusive evidence of the need for the dwelling.

11.382 To ensure that rural enterprise dwellings are retained for their intended purpose, PPW requires that a condition restricting the occupancy of the property must be applied and that the dwelling be classified as affordable housing (definition as set out within TAN 2: Planning and Affordable Housing). Where appropriate, consideration will also be given to the use of a legal agreement (section 106) as a means of retaining the property's purpose as a Rural Enterprise Dwelling. This will ensure that the dwelling remains available to meet local affordable housing need should its original justification cease.

11.383 In circumstances where a planning application is received to lift existing agricultural occupancy conditions or where enforcement action is being taken for non-compliance with the condition, consideration will be given to the replacement of an agricultural occupancy condition with the rural enterprise dwelling condition set out in TAN6: Planning for Sustainable Rural Communities^[85].

11.384 Proposals for One Planet Developments in the countryside will be required to provide for the occupant's minimum needs in terms of income, food, energy and waste assimilation over a period of 5 years^[86]. Any proposal should be supported by an evidenced management plan, in those instances where this cannot be demonstrated any proposal will be considered against the policies and provisions of this LDP and national policy in relation to developments in the countryside. Reference will be made to the provisions of TAN6 and with regard to the requirements of the One Planet Development Practice Guide^[87].

11.385 In assessing the suitability of a site for a One Planet Development, the applicant will be expected to have regard to its potential landscape and biodiversity impact, the ability to be effectively screened as well as being sufficiently near to Active Travel Routes or public transport.

11.386 The policy recognises and reflects the rural character of the County and the range and condition of the housing stock. It seeks to provide opportunity and scope for the provision of replacement dwellings in a manner which ensures that the County retains its traditional character, whilst also not detracting from the special qualities of rural Carmarthenshire.

11.387 Specific consideration should be given to the acceptability of a proposals' visual impact on the landscape. In this respect, its scale and design (including the extent of the residential curtilage) should not be to the detriment of the character and quality of the area.

11.388 Proposals for the conversion of suitable rural buildings for residential use should be high quality in terms of design and the materials used. It is not the purpose of the policy to permit proposals where an existing building is unsuitable for conversion without extensive alteration, rebuilding, or extension, or if the creation of a residential curtilage would have a harmful effect on the character of the countryside. Such proposals will be considered as a new house in the open countryside.

11.389 Residential proposals may be favourably considered where they form part of a proposed scheme for business re-use. Conditions may be imposed which require that the works necessary for the establishment of the business/enterprise have been completed prior to the occupation of the residential element. Furthermore, a condition or planning obligation tying the residential unit to the operation of an enterprise may also be utilised as appropriate.

11.390 Proposals for buildings of a modern construction such as portal framed units or temporary structures will generally not be considered appropriate for conversion. Proposals for buildings within the residential curtilage which were constructed as ancillary to the primary property e.g. garages will generally not be considered for conversion under this policy.

11.391 The Council will need to be satisfied that adequate living and storage (including garaging) space can be achieved without the necessity for significant extensions to the building. Proposals for future expansion of units will not generally be considered appropriate. Similarly, the Council will consider the withdrawal of normal permitted development rights to construct extensions and ancillary buildings.

11.392 Reference should be made to SPG in relation to the Conversion and Re-Use of Rural Buildings.

(1) 11.393 Diversification in rural areas can often add to the income streams and economic viability of farms, strengthen the rural economy, and add to wider employment opportunities.

11.394 Farm diversification proposals are intended to supplement and support the continuation of the existing farming activity. Proposals should be accompanied by evidence detailing a justification for the use and its relationship with the existing farming activity.

11.395 Where a proposal incorporates farm shops they often have to import goods possibly from other local suppliers. In determining proposals made under this policy, consideration will be given to restricting the broad types of produce sold and to the volume of sales. Consideration will also be given to the scale of the operation notably where an unrestricted use would result in an adverse effect on the vitality and viability of nearby retail activities.

11.396 In considering proposals for farm diversification it is acknowledged that their rural context means that they cannot always be well served by public transport. Consequently, whilst its availability will be taken into account when considering the nature and scale of the proposal, the potential for certain diversification proposals which can only be accessible by private car is acknowledged. Such proposals should have regard to the sustainable transport hierarchy.

11.397 Where appropriate, legal agreements will be used to tie agricultural buildings to the land if re-use is associated with farm diversification where fragmentation of the agricultural unit is likely to occur.

11.398 National Planning Policy recognises the essential contribution of a strong rural economy to supporting sustainable and vibrant rural communities. It seeks to provide a positive agenda for the potential for the re-use of existing buildings in rural areas for business purposes.

11.399 Proposals for stables and associated equestrian facilities are normally associated with a countryside location. Planning permission will generally be required for the development of stables, unless the horses are part of the agricultural activity, or the stable is within the curtilage of a dwelling (reflecting potential permitted development rights).

11.400 Proposals which have no adverse landscape and/or environmental impact will be supported. In this respect, proposals will be expected to demonstrate how the development fits within its countryside setting and the regard it has to the settlement framework and its setting, including existing buildings.

11.401 The erection of a ménage for private domestic use should be designed so that it has no adverse effect upon the landscape, is well related to existing buildings, and of an appropriate scale.

11.402 Commercial stables and ménages will be considered appropriate as rural businesses where these can be accommodated without harm to the character of the area and are considered acceptable in highways terms.

11.403 Carmarthenshire has a rich and diverse natural environment with several designated sites and protected species. This policy seeks to recognise the quality and value of the natural environment and landscapes across the Plan area, and their fundamental role in defining the County's identity, character, and distinctiveness. The recognition of the considerable merits of green and blue infrastructure for mitigating the effects of climate change, for capturing and storing carbon and for maintaining and enhancing biodiversity and ecological networks is implicit. Reference is made to Green and Blue Infrastructure Network policy PSD3.

11.404 The protection and enhancement of these elements form an important component of the Strategy, which looks to reflect not only those international and national designations, but also the contribution of sites and landscapes at the local level. The LDP will also seek to conserve and enhance natural resources such as geodiversity, water, soil, and air quality.

11.405 This policy also recognises the often-interconnected components of the natural environment and their contribution towards maintaining and enhancing biodiversity, as well as the creation of attractive and cohesive spaces for communities, and the well-being of Carmarthenshire's population. Those natural environment aspects and features cited in the policy would include geology, landform, soils, land cover and hydrology.

(1) 11.406 The protection and enhancement of connectivity, and the contribution it makes to the quality of Carmarthenshire's landscape, natural environment and biodiversity is an important consideration. As a result, the potential impact of the Plan, its policies, and proposals upon nature conservation interests, amenity value, water/soil/air quality, hydrology, geology and geomorphological regimes will continue to inform the plan-making process.

11.407 A Habitats Regulation Assessment (HRA) has been undertaken to assess the impacts of the Plan on European protected sites, including those being considered for designation.

11.408 Whilst the Plan recognises the need for new development for both social and economic purposes the Council will safeguard Carmarthenshire's environmental qualities. The Plan also seeks to ensure the protection and enhancement of the natural environment through detailed policy. The policy reflects the content of the Chief Planning Officer's letter dated 23rd October 2019 on Securing Biodiversity Enhancements. Reference is also made to the South West Wales Area Statement (2020) in this regard.

11.409 In addition, and reflecting the duties placed upon Local Authorities, the Plan has regard to the National Park designation and the purpose for which it is designated, where it may affect the consideration of planning proposals. Additionally, cultural, townscape and landscape assets (including Conservation Areas, Listed Buildings, and Scheduled Monuments) are also inextricably linked to the natural environment and, therefore, reference is made to Strategic Policy – SP 15: Protection and Enhancement of the Built and Historic Environment.

11.410 LNRs and RIGS identify areas which are of local importance for nature conservation and geological value (respectively) and can contain a variety of habitat types and/or support a range of species. Protection of these sites can make an important contribution to the Council's duty under Section 6 of the Environment (Wales) Act 2016. These features are also valuable with regards to their contribution to the quality of the local environment and to enabling adaption and resilience to climate change.

11.411 In circumstances where the need for a development might outweigh the need to protect a particular site, then impact will be avoided, minimised, and mitigated as far as possible (in accordance with the mitigation hierarchy). Where residual impacts remain, measures will be put in place to ensure that alternative wildlife habitat provision or habitat creation is provided to ensure that there is no net loss in overall conservation value of the area or feature. Where appropriate, the authority will consider the use of conditions and/or planning obligations to provide appropriate mitigation and/or compensation measures.

11.412 Sites of Importance for Nature Conservation Value (SINCs) offer significant potential as a biodiversity resource. Whilst there are no SINCs identified within the plan area, it remains an objective of the authority to actively explore their designation. Any future designation of SINCs will be in accordance with emerging SPG detailing the revised methodology for underpinning their identification. This SPG will be produced concurrently with the adoption of the Plan.

11.413 This policy seeks to ensure that the habitats and species identified within Section 7 of the Environment (Wales) Act 2016 are suitably protected from harmful development and that the Council fulfils its obligation to maintain and enhance biodiversity and promote ecosystem resilience. Full reference should be made to the Nature Conservation and Biodiversity SPG, Chapter 6 PPW Ed.11 and the Chief Planning Officers letter (2019) on securing Biodiversity Enhancements.. This SPG includes guidance to developers and should assist in the implementation of this policy and the LDP. The role of habitats and associated areas as connectivity pathways, 'ecological networks' or 'animal corridor networks' will, where applicable, be considered (reference should be made to Policy NE3).

11.414 Where required, management plans detailing matters such as mitigation measures should be produced as part of any application, and agreed with the authority prior to permission being granted. Proposed mitigation should be accompanied by an agreed monitoring regime. Mitigation may include careful design and scheduling of work, with phasing considered so that the timing of any works minimises disturbance.

11.415 Development proposals should seek to enhance biodiversity. Where biodiversity enhancement is required and not proposed as part of an application, significant weight will be given to its absence, and unless other significant material considerations indicate otherwise it will be necessary to refuse permission^[88]. Proposals for development will be required to assess the attributes of ecosystem resilience in line with the framework outlined in paragraph 6.4.9 of PPW11 and will be expected to protect and enhance these attributes post development.

11.416 In exceptional circumstances, the need for a development might outweigh the need to protect a particular site. In such instances, then impact will be avoided, minimised, and mitigated as far as possible (in accordance with the mitigation hierarchy), and where residual impacts remain, measures will be put in place to ensure that alternative wildlife habitat provision or habitat creation is provided in order to ensure that there is no net loss in overall biodiversity of the area or feature.

11.417 The location and scale of a development, including the nature of the habitats on the site and the surrounding area will be a consideration in the nature of any management required.

11.418 The potential impacts, either individually or cumulatively of a development, should be carefully considered in determining any proposal. In this regard, the impact of noise, vibration, drainage, lighting, traffic, and air quality considerations may have implications during construction or once any development is completed.

11.419 The use of planning conditions and/or planning obligations will be considered where appropriate.

11.420 This policy seeks to ensure the appropriate protection and management of ecological corridors, networks, and features of distinctiveness. These include features which, because of their linear and continuous structure or their functions as 'stepping-stones' or 'wildlife corridors' are essential for reducing habitat fragmentation and encouraging ecological migration, dispersal, or genetic exchange. Protection of these features can make an important contribution to the Council's duty under Section 6 of the Environment (Wales) Act 2016. These are also valuable with regards to their contribution to the quality of the local environment and to enabling adaption and resilience to climate change.

11.421 Features which contribute include: hedgerows, ditches and banks, stone walls, streams, tree belts, woodlands, veteran trees, parklands, green lanes, river corridors, lakes, ponds, road verges, scrub or habitat mosaics or networks of other locally important habitats including peat bogs, heathland, wetlands, saltmarshes, sand dunes and species rich grass lands.

11.422 Providing ecological connectivity is an important ecosystem service of the Green and Blue Infrastructure networkand its protection and/or enhancement accords with Policy PSD3 Green and Blue Infrastructure Network. In identifying these features and in implementing this policy, reference should be made to the Green and Blue Infrastructure Assessment and accompanying mapping^[89].

11.423 Developments can proceed within the Caeau Mynydd Mawr SPG Area subject to there being no likely significant effect upon the Caeau Mynydd Mawr Special Area of Conservation (CMM SAC). To this end, the Council will (where applicable) seek developer contributions to fund the delivery of habitat management project within the SPG Area. Further information is set out within the Caeau Mynydd Mawr Supplementary Planning Guidance (CMM SAC SPG) which will adopted concurrent with the Plan^[90].

11.424 The SPG provides a mechanism for developers to seek to mitigate the impact of their proposals on the SAC through contributing to the Council's CMM habitat management project. To ensure the LDP's compliance with the Habitats Regulations, the Council will (where appropriate) give priority to securing obligations in respect of the Caeau Mynydd Mawr SAC for proposals located within the CMM SPG Area.

11.425 The SPG is informed by a robust evidence base. The SPG sets out a charging schedule which forms the starting point for all negotiations regarding the contribution required from developers. Reference should be made to the SPG in terms of any proposed 'in kind' contributions proposed by developers.

11.426 The Caeau Mynydd Mawr SPG Area is identified on the Proposals Map.

11.427 Coastal defence schemes play an important role in protecting the County's population, assets and resources from tidal flooding and erosion. This policy seeks to ensure that coastal management schemes are constructed in appropriate locations, and do not adversely impact upon the surrounding landscape. Schemes will be required to pay regard to the protection of species and habitats in line with Strategic Policy SP13.

11.428 Encouragement will be given to incorporating appropriate public access and recreational facilities within schemes.

(1) 11.429 New coastal management schemes or improvements to existing schemes will not be permitted for the purpose of enabling new development in areas of flood risk or coastal erosion.

11.430 Proposals will be expected to take account of the contents of the South Wales (Lavernock Point to St Ann's Head) Shoreline Management Plan (SMP2). The SMP seeks to reduce these risks to people and the developed, historic and natural environments, and sets out how the coast should be managed in the future through a number of sustainable long-term coastal erosion and coastal flood risk management policies for the coast.

11.431 Specific reference is made to Policy NE7: Coastal Change Management Area and its context in relation to developments within, or affected by the SMP 'no active intervention' and 'managed realignment' policies.

11.432 The proposals contained within this LDP have been prepared with due regard to the policies set out in SMP2.

11.433 Carmarthenshire has an extensive area of coastline, stretching from the mouth of the River Loughor to Marros. The coastal area can be defined as areas where the land and adjacent sea are considered mutually interdependent.

11.434 The undeveloped coast will rarely be considered the most appropriate location for development, and any proposals should have regard to the contents of SMP2, in addition to other policies of the Plan.

11.435 Matters associated with coastal change include: the risks of erosion, flooding, land instability, the preferred approaches to address such risks, and the impacts on biodiversity and ecological resilience.

11.436 Reference is made to policy NE7: Coastal Change Management Area and its context in relation to developments within or affected by the SMP2 'no active intervention' and 'managed realignment' policies.

11.437 As with policy NE6, regard should be had to SMP2 which sets a range of policies for the coastline, which are 'hold the line', 'no active intervention' or 'managed realignment', per policy epoch (namely: up to 2025, 2026 - 2055, and 2056 - 2105).

11.438 The SMP2 can be viewed at www.southwalescoast.org . PPW states that Local Authorities should help reduce the risk of flooding and the impact of coastal erosion by avoiding inappropriate development in vulnerable areas.

11.439 The CCMA represents where the accepted SMP2 policy is for 'no active intervention' or 'managed realignment' during the Plan period.

(1) 11.440 New residential development is not considered suitable in the CCMA. This reflects the level of risk of coastal erosion and flooding in these areas. The implementation of this approach will apply equally to proposals to change of use of other permanent buildings to residential accommodation and replacement dwellings and is part of a precautionary approach which is guided by the policy considerations set out within the SMP2.

11.441 The type of residential use this applies to includes individual dwellings, flats above existing commercial properties, sheltered housing, student accommodation, hostels, shared housing for disabled people, nursing homes and care homes, residential education, static caravans and chalets (including those associated within leisure and tourism) where they are connected to infrastructure and part of an established and fully serviced site and training centres.

11.442 Planning conditions will be applied, or a planning obligation will be secured where there is a need to: limit the planned life of a development or seasonal use; remove a time-limited development or existing dwellings on cessation of use; review relevant planning permissions; manage the occupancy of a relocated dwelling.

11.443 To enable coastal communities to adapt to coastal change, the Policy facilitates the relocation and replacement of permanent dwellings to alternative locations safe from coastal erosion. It seeks to ensure coastal communities remain sustainable by maintaining levels of housing stock and reducing risk to people and property.

11.444 Where an extension to a residential property requires permission, they will be supported where it can be demonstrated that the benefits to the homeowner outweigh any increase in risk to the property. However, consideration must be given to the wellbeing of the occupants, risk to life as a result of flooding, or erosion.

11.445 Non-residential development will be subject to the timeframe anticipated for loss of the property as a result of coastal erosion. This would apply to proposals for uses such as community facilities, business uses, sports pitches and playing fields. The risk assessment should fully consider the benefits against the risks associated with utilising a property with a potentially limited lifespan.

11.446 Where appropriate, a time limited planning permissions may be used to control the planned lifetime of a new development. This would allow control over the future of the development and potential risk to property and people where this is appropriate.

11.447 Carmarthenshire has a rich and diverse historical and cultural built heritage with a range of Conservation Areas, Listed Buildings, and Scheduled Monuments. The recognition of the Plan area's built heritage and its conservation is essential in providing a sense of history, character, and a sense of place.

11.448 The Plan area also contains discovered, and yet to be discovered archaeological sites and features. The Policy and the Plan aims, in conjunction with primary legislation on the built environment and historic buildings to safeguard the cultural integrity of the historic settlements, features and buildings within the Plan area. Where applicable, it also looks to contribute to the enhancement of the historic and built environment. This recognises that our historic assets are irreplaceable resources, and their conservation provides social, cultural, economic, and environmental benefits.

11.449 The County's historic buildings, townscape and landscape should be regarded as assets and positively conserved and enhanced for the benefit of residents and visitors alike. These are not only affected by change and neglect, but also by changes to their setting. As such, this is an important consideration in making decisions on proposals which may have an effect.

11.450 Many elements of the County's built and historic environment are protected through legislation or other policy provisions, and as such do not require policies in the revised LDP. The Plan does not therefore include policies in relation to facets of the built heritage such as Scheduled Monuments as they are adequately protected elsewhere.

11.451 There are however aspects relating to the protection of the historic environment which may be addressed through the revised LDP, particularly those pertaining to local features and local buildings.

11.452 Clear guidance and legislation in respect of the following is contained within PPW: Edition 11 – Chapter 6: Conserving the Historic Environment, and Strategic Policy SP14: Maintaining and Enhancing the Natural.

11.453 Environment which recognises the importance of such areas and features of the County:

• Historic Parks and Gardens^[91] - Many parks and gardens are historically significant and are listed in the Historic Parks and Gardens in Wales Register. These areas are also defined on the LDP Proposals Map;
• Historic Landscapes^[92]
• Archaeological Remains^[93]
• Enabling Developments^[94] - PPW sets out the provisions through which an enabling proposal would be considered
• Scheduled Monuments - These are defined on the Proposals Map

11.454 The authority will prepare SPG as appropriate and where required with regard to the Historic and Built Environment, in addition to Archaeology.

11.455 Where a proposal is for a new building within a conservation area, it should have regard to the following:

• Important views, vistas, street scenes, roof-scapes, trees, open spaces, gaps, and other features that contribute to the character or appearance of the conservation area;
• Historically significant boundaries or other elements that contribute to the established form of development;
• The relationship to existing buildings and spaces, and settlement for;
• Scale, height and density, architectural design, and materials.

11.456 Carmarthenshire is characterised by diverse and high-quality landscape resources and areas of notable visual value. It also includes or borders a range of landscape designations, including the Brecon Beacons and Pembrokeshire Coast National Parks and Gower AONB.

11.457 The County's key landscape attributes are varied and include upland areas, coastal plains and river valleys of high landscape value and ecological importance. These provide significant environmental, economic, and social benefits and help to create a sense of place.

(1) 11.458 The Policy seeks to protect, maintain, and (where appropriate) enhance the character and quality of Carmarthenshire's landscape with those features which contribute to the County's distinctive character afforded appropriate levels of protection with their significance highlighted using the NRW LANDMAP resource. Note: LANDMAP is a Geographical Information System based landscape resource where landscape characteristics, qualities and influences on the landscape are recorded and evaluated into a nationally consistent data set.

(2) 11.459 The policy will be supported by a Landscape Character Assessment and Supplementary Planning Guidance (SPG). This SPG will build on the work undertaken and policy provisions in respect of Placemaking and Green and Blue Infrastructure in developing an integrated suite of guidance documents to guide development proposals.

11.460 This SPG will identify and describe distinctive landscape character areas and types throughout the plan area.

11.461 In this respect the purpose of the policy is to reflect the specific distinctiveness, qualities, and sensitivities of the County's landscape components.

11.462 This Revised LDP seeks to understand and recognise the role of community and sense of place by seeking to distribute new development in manner that recognises and respects the role and function of our settlements.

11.463 By distributing growth in a sustainable manner it recognises the value of connectivity. The Plan seeks to assist in the creation of connected communities that are resilient, vibrant and can foster a well-being amongst residents.

11.464 Through the creation of a resilient, connected and sustainable County, the Plan seeks to reflect the challenges facing our communities and the need to respond positively. It sets a framework to contribute to tackling climate change and develops a strategy and policy agenda centred on sustainable development, whilst acknowledging the diversity of the County.

11.465 Whilst it is recognised that there is an overlap between the themes and the assignment of policies the following having been identified under this theme:

11.466 The following policies seek to support the delivery of the Plan's strategic objectives, but also provide high level links and broad conformity with the Well-Being Goals.

11.467 The need to tackle climate change represents a fundamental challenge if sustainable development and the obligations under the Well-being of Future Generations Act 2015 are to be delivered. The economic, social, and environmental implications arising from Climate change are profound and are acknowledged in the South West Wales Area Statement and in the declaration of a climate emergency by the Welsh Government and Carmarthenshire County Council.

11.468 The changing climate and impacts for Wales predicted by the UK Climate Impacts Programme (UKCIP) present the planning system with serious challenges. In addressing them, Planning Policy Wales (PPW) outlines a series of objectives which should be considered during the preparation of a development plan.

11.469 The LDP categorises settlements into a hierarchy which reflects their relative sustainability and takes account of the sustainable transport hierarchy. The Plan's aspiration of minimising the need to travel, particularly by private motor car, and its contributory role towards the facilitation of an integrated transport strategy seeks to direct development to appropriate locations which serve to achieve this.

11.470 The potential impact of flood risk forms an important consideration in the assessment of the appropriateness of sites for inclusion within the LDP. In this regard, a precautionary approach will be adopted in the identification of sites for inclusion in the Plan. The consideration of any proposals in respect of flooding have regard to the provisions of PPW and TAN15: Development and Flood Risk which provides guidance on assessing developments at risk from flooding.

(2) 11.471 Proposals affected by flood risk will be required to submit a Flood Consequences Assessment as part of any planning application and the Council will consult with Natural Resources Wales (NRW). Where a site is in part impacted upon by flood risk, the developer will need to consider the impact of the risk on the developability of the remainder of the site. Where appropriate they should undertake the necessary evidential work (including a flood consequences assessment) to the satisfaction of NRW. Only less vulnerable development will be permitted within Zone C2. Regard should be had to Policy CCH4: Flood Risk Management and Avoidance as contained within this Plan.

11.472 Developments will be expected to exhibit good design principles to promote the efficient use of resources, including minimising waste and pollution generation, and maximising energy efficiency and the efficient use of other resources. Reference should be had to policy SP19 in relation to the waste and the waste hierarchy and minimisation of waste.

11.473 Development proposals will be expected to make full and appropriate use of land. The potential impacts of climate change must be central to the design process, including contribution that location, density, layout and built form can make towards climate responsive developments. In addressing Climate Change, the design of developments will also be expected to reflect the Nature Emergency and provide benefits net benefits for biodiversity.

11.474 The Welsh Government has set targets to decarbonise the public sector, and to achieve net zero carbon status by 2030. The Welsh Government is committed to using the planning system to optimise renewable energy and low carbon energy generation. PPW states that Local Planning Authorities can make a positive provision by considering the contribution that their area can make towards developing and facilitating renewable and low carbon energy ^[95]. Renewable energy targets have been set by the Welsh Government and include Wales generating 70% of its electricity consumption from renewable energy by 2030 ^[96].

11.475 Proposals, land uses, and land management practices will be encouraged where they help to secure and protect carbon sinks (including peatlands). Such an approach may enhance resilience to the impacts of climate change and reduce the causes thereof through the protection of carbon sinks.

(1) 11.476 PPW sets out clear guidance in terms of requirements for climate responsive developments and sustainable buildings. Reference should be made to the Practice Guidance – Planning for Sustainable Buildings (WG, 2014).

11.477 Policy CCH1 and CCH2 apply to all renewable and low carbon energy developments that require planning permission, and set out the criteria against which proposals will be assessed. Such developments may include onshore windfarms, wind turbines, solar installations, biomass, energy from waste, hydro-power and combined heat, and power.

11.478 This Policy supports the Welsh Government's commitment to reduce our reliance on energy generated from fossil fuels and actively managing the transition to a low carbon economy.

11.479 Particular support will be given to renewable and low carbon energy projects which are developed by communities, or which will benefit the host community. Such schemes will be required to accord with the provisions of the above the policies.

11.480 Associated infrastructure developments that are required to assist the delivery of renewable and low carbon schemes will be supported, for example grid infrastructure and new energy storage facilities provided they accord with the policies of the Plan.

11.481 The WG identifies Pre-Assessed Areas for Wind Energy within "Future Wales". Within these areas, there is a presumption in favour of large-scale wind energy development, including repowering, subject to them meeting criteria set out within Policy 18 of Future Wales. The WG has modelled the likely impact of the landscape within these areas and has found them to be capable of accommodating development in an acceptable way. Large-scale energy developments are classed as Developments of National Significance (DNS). Planning applications for DNS will be determined by Welsh Ministers and include:

• All on-shore wind generation of 10MW or more.
• Other energy generation sites with a generating power between 10MW and 350MW.

11.482 Within Pre-Assessed Areas for Wind Energy, the Welsh Government has undertaken an assessment to identify these areas in order to provide certainty, in principle, where large-scale wind energy schemes would be acceptable.

Renewable Energy Assessment

11.483 A Renewable Energy Assessment (REA) was undertaken to inform and evidence Policies CCH1 & CCH2 and to identify the potential for renewable energy generation within the area. The method the REA has followed is set out by the Welsh Government, and its content will demonstrate how the Plan can assist in meeting renewable energy generation targets. The REA consists of a high-level, strategic assessment of the potential for different forms of renewable and low-carbon energy generation in different locations.

(1) 11.484 Tables 9 and 10 are taken from the REA and detail the realistic renewable energy contributions that could be made towards meeting a proportion of the total demand for energy within the Authority.

(1) Table 9: Resource Summary for Renewable Electricity

Table 10: Resource Summary for Renewable HeatStrategic Search Areas

Pre-Assessed Areas for Wind Energy

Local Search Areas

11.485 The REA has assessed the potential for the Authority to deliver renewable energy, and has concluded that larger scale electricity generation from solar may be viable in parts of the Authority. These areas are set out in the REA, and are annotated on the Proposals Map as Local Search Areas (LSAs). LSAs are identified by applying a series of assumptions and by undertaking a mapping exercise that used layers of constraints. These areas are considered to be the least constrained areas within the Authority in order to deliver energy.

(1) 11.486 Three Solar PV LSAs have been identified as being suitable for schemes larger than 5MW. LSAs are identified to encourage developers to further investigate the potential for solar farms in these areas. Further site specific assessments will be required to assist any planning application for such developments.

11.487 Land within LSAs will not be safeguarded for energy generation, however, there will be a prioritisation for such developments where there are simultaneously competing interests. Developments will be required to minimise landscape and visual impacts.

Other Technologies

11.488 Whilst the REA recognises that solar technologies have the most potential to deliver renewable energy within the County, proposals for other renewable energy technologies, including biomass, energy from waste, hydro power, and landfill gas will also be favourably considered, subject to meeting the provisions of these policies.

Locational Considerations

11.489 In assessing the cumulative impact of proposals, any unacceptable harm to the landscape, visual impact, noise, ecology, and surface and groundwaters will also be considered against other renewable energy and low carbon developments.

11.490 The amenity of residents and occupants of nearby properties should be considered, and any potential nuisance arising from the development and its associated infrastructure should be minimised. Proposals that would result in unacceptable nuisance arising from the operation of such development, such as noise, safety risk, radio, telecommunications or aviation interference, shadow flicker from wind turbines and glint and glare from solar panels will not be permitted.

11.491 Proposals will be required to ensure that they do not give rise to problems of highway safety or have a detrimental effect on the highway network as a result of construction and maintenance traffic. In siting development, existing bridleways, cycleways and footpaths shall be safeguarded with no permanent loss to their length and quality. Temporary and appropriate re-routing of public rights of way during construction will be required. Encouragement will be given to enhancing existing and providing new recreational facilities. Supplementary Planning Guidance willbe produced to expand on the provisions of Policy CCH1 and CCH2.

11.492 National policy in the form of Planning Policy Wales sets an agenda which seeks to progress towards a shift to low or zero emissions means of road transport. In this respect, it recognises the role of electrical charging points in delivering that shift^[[1]].

(1) 11.493 In taking this view it advocates adopting a sustainable approach which balances short-term needs against long-term objectives in relation to considerations such as reduced public exposure to airborne pollution, noise pollution etc. as part of the preparation of development plans.

11.494 As reflected in figure 12 below, Welsh Government policy sets out a sustainable transport hierarchy in relation to new development. This hierarchy recognises the role of Ultra Low Emission Vehicles in decarbonising transport, particularly in rural areas^[[2]].

Figure 12: The Sustainable Transport Hierarchy for Planning

(2) 11.495 This LDP recognises the diversity of communities across Carmarthenshire noting in particular the largely rural characteristics that typify much of its area. As reflected in PPW such areas often require different approaches to sustainable transport with new development needing to reflect local circumstances. For example, in developing the LDP strategy regard has been had to the potential for growth within rural areas and the identification of sites has had regard to the hierarchy including measures to encourage the use of Ultra Low Emission Vehicles. In this regard the above policy provides a clear focus on access to such vehicles as a positive policy objective for developments across the authority including in rural communities.

(1) 11.496 The Plan recognises the impacts of climate change and the move to decarbonisation with the need to promote access to alternative means of transport in accordance with the provisions of national policy. 35% of Carmarthenshire's residents live in rural areas with 65% of the land area classified as rural. The rural nature of much of Carmarthenshire has therefore been a key consideration in developing the strategy and the distribution of growth.

11.497 Rurality is a particular challenge for public transport, with the sparse populations in most rural areas and communities, served by a low frequency service.

11.498 Whilst it is recognised that the promotion of sustainable transport and indeed the eventual decarbonisation of transport can be achieved in many urban areas it must not further dislocate the connections between urban and rural communities^[[3]]. In relation to our communities within rural areas the Plan seeks to deliver a sustainable development in a way which references and integrates new and alternative transport approaches including the promotion of ultra-low emission vehicles. Proposals for Flats (non-dedicated parking bays) should provide Rapid charging points where the local electricity network is technically able to support its provision and where it doesn't render the development unviable.

11.499 Where a home has a dedicated parking space in the form of a garage or a driveway/parking bay as a minimum requirement a 16 Amp socket should be provided either in a garage or in close proximity to a dedicated car parking place. In the absence of a garage, a wall mounted external socket should be provided.

11.500 Proposals for non-residential and commercial developments should include as a minimum requirement charging points for 10% of car parking spaces. In implementing this requirement regard will be had to the provisions of PPW Edition 11: Paragraph 4.1.39. Note:32 Amp socket. Commercial standalone charging units provide 2 chargers.

11.501 This provision of this policy seeks to future-proof new housing as part of the Councils commitment to tackling the declared climate change emergency. However, it is recognised that as capacity improves across the grid there may be circumstances where he current and projected capacity is unable to meet the demands arising from the policy in relation to a particular development. In such circumstance's application should be accompanied by robust evidence detailing any such issues including viability implications in the undertaking of any infrastructure improvements would have on the development. Reference should be had to the SPG for ULEV requirements in new developments.

11.502 Water as a resource is extremely valuable and matters such as pollutants, flood prevention, groundwater and the protection and the enhancement of aquatic ecosystems are all important considerations reflected by legislation and guidance. The Water Framework Directive (2000/60/EC) (WFD) sets out the requirements in relation to the water environment and full regard should be had to its content.

11.503 Water pollution and consequent poor water quality can be from a single source, or from diffuse sources, such as from agricultural and urban runoff. The WFD has provided the opportunity to work with partner organisations, particularly Natural Resources Wales, to recognise the need to improve the whole water environment and promote the sustainable use of water for the benefit of both people and wildlife. River Basin Management Plans (RBMP) have been prepared which set out environmental objectives and standards, and a programme of measures by which they can be achieved.

11.504 Dŵr Cymru Welsh Water (DCWW) are responsible for the supply and treatment of water within the County. DCWW continue to meet increased demand for sewerage services through legislative and regulatory mechanisms, and supply/demand investment as set out within the Asset Management Programme (AMP). The AMP investment will support future growth and regeneration.

11.505 With regards to the Carmarthen Bay and Estuaries European Marine Site (CBEEMS), reference should be made to Policy INF4. The Burry Inlet SPG has been prepared to elaborate upon this Plan. It seeks to balance environmental and developmental considerations with a view to facilitating the delivery of growth within the revised LDP up to 2033.

11.506 The consideration of the environment is a key concept of sustainable development. Given that the impact of the Plan's allocations and commitments has already been considered by the Authority and deliverability established, this Policy simply provides a means to explore project or application-level matters on a site-by-site basis, as and where appropriate. This Policy seeks to provide the Authority with a means to consider the merits of proposals that come forward within the Plan period that are not currently identified within the Plan.

11.507 Water quality can be improved through measures such as effective design, construction and operation of sewerage systems, the use of GBI such as wetlands or greenspace for flood alleviation, and the use of SuDS. The promotion of good agricultural practice and the sustainable management of natural resources would also contribute to improvements in quality. Where appropriate and applicable to the planning system, this Plan identifies measures that can be taken forward. Reference is made to restoration as a key principle of the Water Framework Directive, such as the use of green engineering to restore the natural state and functioning of the river system by removing culverts to help support biodiversity, recreation, flood management and landscape development.

11.508 Proposals should seek wherever possible to incorporate water conservation techniques including rainwater harvesting and grey-water recycling.

11.509 The water resources requirements for Carmarthenshire are supplied entirely by DCWW, and the county lies within the Tywi conjunctive use system (Tywi WRZ). The most recent DCWW Resource Management Plan predicts that the Tywi WRZ will be in surplus throughout the period of the LDP, based on the projected increase in household numbers within Carmarthenshire of 14.6% between 2014 and 2039, with an increase from 82,751 to 89,532 between 2018 and 2033. This overall growth forecast exceeds the growth provided for in the LDP.

(1) 11.510 Development should seek to connect to the existing mains waste water infrastructure network in the first instance. Exceptionally, for development where it is not feasible to connect to public waste water treatment works (WWTW), any such proposals will need to justify why connection is not feasible and demonstrate compliance with WG Circular 008/2018 and Natural Resources Wales guidance for connections to private treatment works/septic tanks. New development proposals which place pressure on the capacity of the existing water supply and the water and sewerage treatment infrastructure must ensure the necessary infrastructure is in place or will be provided to serve them within an appropriate AMP programme. The increasing pressure on the infrastructure and on nature is an important consideration and new development will be expected to demonstrate that adequate consideration is given to the conservation of water resources and the protection of water quality.

11.511 Additional considerations apply to new development where there is the potential for increases in phosphorus, particularly because of waste water discharges, to have an adverse effect on the integrity of the Afon Cleddau, Afon Teifi, Afon Tywi and River Wye Special Areas of Conservation (SAC's), in line with the Habitats Regulations 2017 (as amended).

11.512 Increases in flows to mains WWTW can lead to increases in nutrients in watercourses because of discharges from the works. This policy seeks to manage waste water discharges arising from new development to ensure compliance with the Habitats Regulations 2017 (as amended) and known WWTW constraints. It applies to all riverine SAC's within Carmarthenshire including their tributaries.

11.513 In January 2021, Natural Resources Wales (NRW) set new phosphorus standards for riverine Special Areas of Conservation (SACs). In respect of Carmarthenshire, compliance tests undertaken by NRW found failure to meet these new standards in the Afon Cleddau and Afon Teifi.

(1) 11.514 To facilitate delivery of development which may be affected by this policy, the Council have prepared 'the 'Afon Tywi and Afon Teifi Phosphorus Reduction Strategy'. The document sets out the strategic approach for delivering phosphorus reductions in these catchments while also facilitating LDP growth and demonstrating that mitigation can be delivered in practice. The document sets out a range of measures, which have been agreed in consultation with NRW. The 'Afon Tywi and Afon Teifi Phosphorus Reduction Strategy' are living documents that will develop during the lifetime of the LDP, in consultation with NRW.

11.515 The delivery of the 'Afon Tywi and Afon Teifi Phosphorus Reduction Strategy' will be supported by the established of Afon Tywi, Teifi and Cleaddau Nutrient Management Boards (NMB's). These Boards which will have wider duties with a broader aim to deliver the long-term solutions on a catchment basis, both to address the issue of excessive phosphorus in rivers, generated from existing activities and land uses in the wider catchment, and to identify measures which might be relied upon to deliver wider benefits and net reductions across the catchment. These measures are outside the scope of the LDP and planning but are important for a robust approach to reducing phosphorus in Carmarthenshire's riverine SAC's. SPG will be produced to support the policy and mitigation approaches identified and to further elaborate on the role of s106 and developer contributions.

(1) 11.516 Matters relating to abstraction and water supply will need to be continually monitored, to ensure that the growth identified within this LDP is commensurate with the availability of the resource, over and above the protection allowed through this policy. Reference should be made to Carmarthen Bay Abstraction Licencing Strategy (2014).

11.517 The Council will continue to work with and consult NRW and DCWW on development proposals as appropriate. The Council will also further consult NRW on development proposals in the vicinity of river corridors and estuaries. Prospective developers should seek the advice and consent of NRW when appropriate. The requirement for an appropriate buffer adjoining both banks should be incorporated into any proposals to protect and encourage local biodiversity. The requirement is 8 meters where proposals relate to a main river, and 7 meters where proposals relate to an ordinary watercourse. Where proposals relate to a main river or ordinary watercourse, the requirement for an appropriate buffer adjoining both banks should be incorporated into any proposals to protect and encourage local biodiversity. In some circumstances, activity near watercourses will need consents including Flood Risk Activity Permits (FRAP) from NRW on main rivers and/or Flood Defence Consents from the LLFA on ordinary watercourses.

11.518 Proposals must satisfy the policies and provisions of the Plan as a whole. Specific reference may be made however to Strategic Policy 13 –Maintaining and Enhancing the Natural Environment, most notably in relation to sites of international importance to nature conservation. There are opportunities to acknowledge and embrace GBI as part of a placemaking approach.

11.519 Reference should be had to paragraph 11.536 of Policy PSD12 in relation to proposals that lead to increases in nutrient loading to the environment and potentially impact upon water and air quality.

11.520 The majority of Carmarthenshire's settlements are located by rivers or the coast. This reflects the historical development pattern and whilst the Plan cannot influence the spatial patterns of the past, it can help shape the decisions with the wellbeing of future generations in mind.

11.521 Whilst an understanding and recognition of river and tidal flooding has been implicit in planning practice for many years, there is now an increasing awareness of other sources of flooding – notably surface water. These other sources can impact upon settlements that are not close to a river or the coast.

11.522 The policy, and the strategic direction of the Plan recognises and reflects the need for a sustainable approach to flood risk. As such, this Plan priorities the protection of the undeveloped or unobstructed floodplain from development and seeks to prevent the cumulative effects of incremental development^[98]. However, it also seeks to recognise that the dynamics of flood risk are complex and extend beyond the on-site connotations in respect of the siting of an individual development.

11.523 The Plan has regard to the provisions of national planning policy on flood risk and a precautionary approach has been taken in formulating policies which identify land use allocations and site specific proposals. The Plan also looks to recognise the dynamic nature of flood risk but also their vital contribution to the environmental qualities, biodiversity, green and blue infrastructure network, and the intrinsic landscape value of the County.

11.524 The contribution of natural channel processes is recognised, and the policy encourages floodplain reconnection. Consequently, developments and notably new infrastructure should be designed in a way which does not result in the net loss of floodplain storage, impede water flows, or increase flood risk elsewhere^[99]. Regard should be had to the Working with Natural Processes (WWNP) Floodplain Reconnection Potential^[100].

(1) 11.525 National policy in respect of flood risk is set out within Technical Advice Note 15: Development and Flood Risk (2004). The fluvial and tidal flood risk areas are set out on the accompanying Development Advice Maps (DAM). These areas are categorised as 4 zones, namely Zone A, Zone B, and more notably Zones C1 and C2 which are more susceptible to flooding.

11.526 Development will only be considered in areas at a high risk of flooding where it can be demonstrated that the site can comply with the justification and assessment requirements set out in TAN 15. Where a development is proposed in an area of identified flood risk an accompanying technical evidential statement must be provided to satisfy the provisions of TAN15 and show clearly that the new development will alleviate the threat and consequences of flooding.

11.527 This policy seeks to encourage the incorporation of renewable and low carbon energy in all new developments.

11.528 An Energy Assessment will investigate the potential to incorporate and use low carbon technology, or to use existing sources of renewable energy or district heating networks. Assessments will be required to demonstrate how the development can make a contribution towards increased levels of energy generation from renewable or low carbon sources.

11.529 Further guidance will be provided in the Renewable and Low Carbon Energy Supplementary Planning Guidance.

11.530 In 2021, Welsh Government has identified a target of increasing woodland cover in Wales by at least 5,000 hectares per annum to tackle the climate emergency ^[101]. This policy reflects this national objective and the commitment to the creation of a national forest. There are opportunities to create links to GBI, incorporate active travel facilities and enhance tourism and leisure opportunities, as well as promoting enhanced biodiversity, connectivity, and ecosystems resilience. Well-designed woodland planting can address both the Climate and Nature Emergencies, as declared by Welsh Government and the Council.

11.531 Trees are recognised as have multiple benefits, as outlined within the South West Wales Area Statement ^[102] and The Welsh Government's Strategy for Woodlands and Trees ^[103]. Trees, forest, and woodland provides a range of ecosystem services, such as improving air quality, providing a cooling effect and shade in summer, reducing noise, carbon sequestration and increasing resilience to climate change trees, forests and woodlands also offer aesthetic and amenity value, and can act as landmark features within our settlements and open countryside. They can contribute to nature conservation and increase biodiversity, and often have historic and recreational value. They also help to generate a feeling of 'well-being' and have an economic benefits.

(1) 11.532 The planting of trees, woodlands and forests can assist in tackling issues around flood risk, providing a soft engineering solution which can be undertaken in isolation or in conjunction with hard infrastructure (man-made structures). Proposals will be expected to demonstrate how they will contribute to flood risk alleviation.

11.533 Planting proposals that are designed to create woodlands and forests which will be managed using silvicultural systems that do not rely on clear felling, and which will be managed using low impact or continuous cover systems will be supported.

11.534 Proposals must be appropriate to the cultural and ecological character of the locality, in addition to the wider landscape. The Plan supports the planting of a type, scale, design, and species mix that is appropriate to the locality. Where appropriate, support may also be given towards land-use change for proposals which are design to mitigate the impacts of climate change and have multiple benefits (as highlighted above). As proposals should consider potential adverse effects upon the landscape, nature conservation, and the historic environment in line with the mitigation hierarchy, specific reference is made to NE1, NE2, and BHE2.

11.535 The LDP and the Policy recognises the role that movement, connectivity, legibility, and their associated transport links play, particularly across a county as diverse as Carmarthenshire. The LDP strategy reflects and promotes the principles of sustainability and accessibility to essential services and facilities with the aim of achieving viable, self-supporting settlements and sustainable communities thus increasing social inclusion, cohesion and economic diversity and vibrancy. The settlement framework reflects the sustainability of settlements and the sustainable transport hierarchy by locating development where services, jobs, shopping and leisure facilities are located, but also recognising the diversity of the County and its rural communities including the rural areas. The County's transport network is diverse, connecting people and services through the highway, public transport, pedestrian and cycle routes, and PROWs (including bridleways).

11.536 In achieving the above, the strategy has regard to the highway and rail network along with accessibility to public transport and the potential for growth of settlements reflecting their levels of accessibility. In urban settlements the nature of their connectivity and frequency of transport is reflected through the settlement hierarchy. However, even within some of these settlements there is an inconsistency in the availability of an active travel network. Across the more rural areas and their communities, a lack of public transport access and the links afforded through active travel networks is inevitably more fragmented consequently this needs to be balanced against a development's potential contribution towards sustaining that community and the rural economy of the area.

11.537 The Plan will seek to guide development in the rural parts of the County to within and adjoining defined settlements, as opposed to sporadic countryside locations except where in accordance with the policies of this plan.

(1) 11.538 The Policy highlights the need for improvements to, and expansion of, Active Travel and public transport as part of proposals for development. This reflects the move away from the use of the private motor car. The Policy however also seeks to reflect the potential in terms of reducing harmful emissions through the introduction of Ultra Low Emission Vehicle Charging points in new development (reference should be made to Policy: CCH3).

11.539 This seeks in part to respond to the diversity of the County, accessibility and the aim of reducing the need to travel (and reducing CO2 emissions) and this remains a challenge for a large part of Carmarthenshire. This challenge is particularly evident when addressing the need to sustain rural areas, and to ensure that their communities do not suffer social exclusion. This must also relate to a realistic acceptance that the motor car remains an important means of travel in such areas.

11.540 Minimising travel may also be possible through an integrated transport strategy and the development of self-sustaining communities (including the availability of services and facilities) and the availability of alternatives through appropriate initiatives such as 'Bwcabus'. It is recognised that developing public transport as a viable and credible alternative to the use of the private car will assist in the reduction of congestion on key transport corridors. It is however also recognised that as technology progresses the potential impact or otherwise of the private car itself will change.

11.541 The LDP seeks to positively promote solutions which encourage access to technological changes, including electric charging points, in promoting a reduction in harmful emissions and enhancing social inclusion and accessibility.

11.542 Where a scheme is identified as requiring further feasibility, design, and preparation it is not identified within the LDP. This reflects the potential for an absence of clear indications of delivery.

11.543 The role of the County as a centre for cycling in Wales is recognised and the Council's Cycling Strategy will be considered and where appropriate reflected as the LDP progresses. In this respect, the role of the cycling network as an economic driver and leisure and tourism asset is recognised. Similarly, its contribution to the promotion of accessibility and benefits to our communities are also recognised, as is the contribution of the public footpath network and bridleways.

11.544 The following table identifies the primary road network, including trunk roads, and the core network. These routes are identified on the constraints map as corridors for movement.

Primary and Core Road Networks