torfaen gypsy and traveller study · torfaen gypsy and traveller study identification of permanent...
Post on 14-May-2020
29 Views
Preview:
TRANSCRIPT
TORFAEN GYPSY AND TRAVELLER STUDY
Identification of Permanent Gypsy and Traveller Sites: General Approach Report October 2009
Client: Torfaen County Borough Council
Report By: Philip Costa MRTPI
Our Ref: WPC/29/015 Date: October 2009
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
CDN Planning (Wales) Ltd Suite SF1, Ethos Kings Road SA1 Swansea Waterfront Swansea SA1 8AS t. 01792 830238 f. 01792 863895 e. info@cdnplanning.com w. www.cdnplanning.com
Report Title: Torfaen Gypsy and Traveller Study: Identification of Permanent
Gypsy and Traveller Site(s) - General Approach Report Client: Torfaen County Borough Council File Location: F:\Jobs - Folders\2009\2009-015 - Torfaen
CBC\Correspondence\Stage 4 - Report\Torafen Gypsy-Traveller Study - General Approach - Oct09.doc
Draft Report Issued: July 2009 Final Report Issued: October 2009 Prepared By: WPC Checked By: KD © The contents of this document must not be copied or reproduced in whole or in part without the written consent of CDN Planning Ltd. All plans are reproduced from the Ordinance Survey Map with the permission of the Controller HMSO, Crown Copyright Reserved, Licence No. 100020449
Page 1 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
CONTENTS 1 Introduction and Experience Page 3
2 Government Guidance Page 5
3 Consultation Page 12
4 Existing Provision Page 19
5 Identified Need Page 22
6 Proposed Site Selection Methodology Page 29
7 Criteria-Based Policy Page 43
8 Conclusions Page 48
Appendix A Proposed Scoring Matrix Page 50
Appendix B Suggested Site Identification / Assessment Template Page 58
Page 2 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
1 INTRODUCTION AND EXPERIENCE 1.1 In February 2009 Torfaen County Borough Council commissioned CDN Planning to
identify and assess a number of potential site options for new suitable Gypsy and
Traveller sites to meet the accommodation needs within the County Borough. The
main purpose of this report is to outline the general approach and methodology
proposed for the identification of suitable potential sites for Gypsy and Traveller
accommodation in a Site Options Report; which is anticipated in mid 2011 following
the completion of the Council’s own study on the future of their Shepherds Hill Gypsy
& Traveller Site in Pontypool.
1.2 This General Approach Report will broadly quantify the need for additional gypsy and
traveller pitches within the County Borough, following a review of the only Council-
owned site at Shepherds Hill and other sites within Torfaen.
1.3 A need for a transit site has also been identified; however this will need to be
assessed further in consultation with neighbouring authorities. The future Site
Options Report will identify a number of sites that might be suitable to meet transit
need. Alternatively, it might be feasible to provide a level of visitor/transit pitches
within existing and new permanent Gypsy and Traveller sites.
1.3 In order to identify suitable potential sites for Gypsy and Traveller pitches, CDN
Planning has used a three-tier site identification and assessment that has been
applied and developed over a number of years in assessing and identifying suitable
sites in areas of South Wales and England.
1.4 In 2003-04 CDN Planning applied its three-tier approach to site selection and
assessment when identifying site options for a new permanent Gypsy and Traveller
site for Colchester Borough Council. The methodology used was called before a
scrutiny committee and after a thorough investigation it was concluded to be a fair,
robust and sound planning-based methodology.
1.5 Subsequently the approach has been expanded to meet the requirements of
Government guidance relating to Gypsy and Traveller site identification and design,
including Welsh Assembly Government (WAG) Circular 30/2007 “Planning for Gypsy
and Traveller Caravan Sites” and WAG’s “Good Practice Guide in Designing Gypsy
Traveller Sites in Wales” (July 2009). Of relevance is also the Department for
Page 3 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
Communities and Local Government’s “Designing Gypsy and Traveller Sites - Good
Practice Guide” (2008).
1.7 The methodology also takes account of guidance relating to sustainable development
provided in the Code for Sustainable Homes and its predecessor BRE EcoHomes.
Access requirements are set out in adopted and emerging local policy and guidance,
including Manual for Streets and TAN18: Transport.
1.8 Building on CDN Planning’s experience in Colchester and the requirements of the
above guidance, a revised three-tier approach was used to assist Derby City Council
in undertaking a review of its short-list of site options for a new permanent Gypsy and
Traveller site. Using the methodology as outlined in Section 6 of this report, CDN
Planning identified a list of top performing sites. Ultimately a site within a built-up
residential area was selected, near to where the local Gypsy and Traveller community
had settled on an unauthorised encampment. Due to the relatively small size of the
site, the Project Team identified the essential facilities required (summarised in
Section 2.5 of this report) to ensure a high standard of design, allow for a high quality
of life within the site, and produce a scheme with a long lifespan and manageable
maintenance costs.
1.9 In 2008 CDN Planning was approached to undertake a study on behalf of Vale Royal
Borough Council to identify a number of site options for new Gypsy and Traveller
accommodation. Through the RSS process, a need for 7 to 10 pitches was identified.
CDN Planning used its three-tiered approach to identify approximately 15 site options
whereby three were taken out to public consultation.
1.10 CDN Planning has also used its site assessment methodology to help defend
Pembrokeshire Coast National Park Authority’s decision to refuse planning
permission for a new Gypsy and Traveller site at a planning inquiry.
Page 4 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
2 GOVERNMENT GUIDANCE
2.1 Policy Context 2.1.1 The Welsh Assembly Government’s Circular 30/2007 “Planning for Gypsy and
Traveller Caravan Sites” contains Government’s most recent advice on identifying
new sites for Gypsy and Traveller accommodation. The Circular provides updated
guidance on the planning aspects of finding sustainable sites for Gypsies and
Travellers and how local authorities and Gypsies and Travellers can work together to
achieve this aim. WAG Circular 30/2007 supersedes advice contained in Circular
2/94 “Gypsy Sites and Planning”.
2.1.2 For the purposes of this study, the definition of Gypsies and Travellers outlined in
WAG Circular 30/2007 is used, which identifies Gypsy and Travellers as:
“… persons of nomadic habit of life whatever their race or origin, including such
persons who on grounds only of their own or their family’s or dependants’ educational
or health needs or old age have ceased to travel temporarily or permanently, but
excluding members of an organised group of travelling show people or circus people
travelling together as such.”
2.1.3 For the purpose of this study, the only accommodation needs of Gypsies and
Travellers will be addressed and not those of New Aged Travellers or Travelling
Showpeople. Many Gypsies and Travellers pursue an active itinerant lifestyle and
are generally self-employed, sometimes occupied in scrap-metal dealing, laying
tarmac, seasonal agricultural work, casual labouring, and other employment.
However, these traditional patterns are changing whereby the community has
become increasingly settled.
2.1.4 It is often generalised that Gypsies and Travellers are a uniform, cohesive
community, however the reality is they are a diverse group of communities which
share some features but have their own histories and traditions. There is often
fragmentation between different families and between cultural groups. The main
cultural groups include Romany Gypsies, Irish Travellers, and New Travellers. Only
Romany Gypsies and Irish Travellers are recognised in law as distinct ethnic groups
and are legally protected from discrimination under the Race Relations Acts.
2.1.5 Pat Niner of the Centre for Urban and Regional Studies at the University of
Birmingham carried out research on behalf of the Welsh Assembly Government to
Page 5 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
inform the development of policy as it relates to the accommodation needs of Gypsies
and Travellers in Wales. (“Accommodation Needs of Gypsy-Travellers in Wales”,
2006). The report provides updated information on the following:
- the number, size and condition of existing permanent and temporary Gypsy and
Traveller sites in Wales;
- the extent and location of unauthorised encampments;
- whether the number of places on existing authorised sites is sufficient to meet the
present and likely future levels of demand for accommodation;
- the need for new site provision - permanent, transit and stopping places - with the
estimated costs of providing such facilities;
- the obstacles to new site development and how they can be overcome;
- the contribution of the planning system to the provision of Gypsy and Traveller
sites/accommodation; and
- good practice in site provision, management and design.
2.1.6 WAG Circular 30/2007 and the Pat Niner report have been the key guidance
documents that have informed the methodology outlined in this document for the
identification and assessment of potential sites for new Gypsy and Traveller
accommodation in the County Borough.
2.1.7 WAG Circular 30/2007 also highlights the need to involve the Gypsy and Traveller
community directly to ascertain their accommodation needs, along with their
representative bodies and local support groups and other relevant stakeholders. This
consultation should include encouraging Gypsies and Travellers to put forward
candidate sites as part of the LDP preparation process.
2.1.8 The Council has undertaken on-going consultation with the Gypsy and Traveller
community in order to assess the current need for additional pitches within the
County Borough. This on-going assessment, along with new consultations
undertaken by the study team will help to determine the unmet need for Gypsy and
Traveller accommodation in the County Borough and identify site-specific needs of
the community. Section 5 of this report details the anticipated need for additional
Gypsy and Traveller pitches over the Local Development Plan period.
2.1.9 One of the key intentions of WAG Circular 30/2007 is to create and support
sustainable, respectful, and inclusive communities where Gypsies and Travellers
Page 6 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
have fair access to suitable accommodation, education, health, and welfare provision.
The Circular states “local planning authorities should first consider locations in or near
existing settlements with access to local services.” WAG Circular 30/2007 also
requires that all potential sites must have their social, environmental and economic
impacts assessed in accordance with the requirements of Sustainability Appraisal, as
outlined in Section 3 of the LDP Manual (WAG 2006).
2.1.10 As part of the Local Development Plan process, it is necessary to formulate a criteria-
based policy to guide the identification of potentially suitable sites for Gypsy and
Traveller accommodation and assist Officers with the determination of future
proposals. A proposed policy is included in Section 7 of this report and is based on
the key principles of the three-tiered site selection and assessment methodology
outlined in Section 6.
2.2 Site Location 2.2.1 Potential sites for Gypsy and Traveller use should not be considered in areas
deemed to be inappropriate for residential use, either private or social. WAG
guidance on site design states that a Gypsy and Traveller site “should receive the
same considerations as other forms of accommodation and should not be located in
areas which will have a detrimental effect on the general health and well being of the
residents.” Sites should have adequate access to services such as health and
education and shopping facilities.
2.2.2 It is necessary to identify a range of locations for potential sites, including sites in
built-up areas, areas on the outskirts of built-up areas, rural or semi-rural locations,
and previously developed (brownfield) or derelict land. All suitable sites should be
considered appropriate in principle provided there is no specific planning or other
constraints limiting the development of these sites.
2.2.3 Sites within Torfaen’s Green Wedges would generally be inappropriate and all
alternatives should be fully explored before Green Belt or Green Wedge locations are
considered.
2.2.4 Potential sites should not be located near refuse sites or facilities, general (B2 use)
industrial locations and other hazardous locations such as motorway flyovers. Table
Page 7 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
1 below outlines the considerations contained in the Welsh Assembly’s “Designing
Gypsy and Traveller Sites - Good Practice Guide”.
TABLE 1: Site Considerations
Accessibility A site should have good access to a public road which is safe and direct.
The Site Land should be flat and suitable for development as planned. A site survey must be undertaken which will identify possible problems such as water logging, risk of flooding, landfill contamination etc. It is acknowledged that a shortfall of suitable land may increase the probability of a new site being situated on land with previous occurrences of flooding. Where such a piece of land is being considered for a new site, as with other potential risks, residents and potential residents should be made aware of these risks.
Local Services A site should be located within reasonable distance from school, shops, medical services and other community facilities. Certainly a site should not be more than 3 miles from any of these in less rural areas. If a site is located or going to be located in a rural area this will in many situations not be achievable.
Environment The location of a site should always be in acceptable surroundings or where the surroundings can be made pleasant at a reasonable cost. Sensitive landscaping and boundary definition should be able to provide seclusion for the residents from the elements without making them feel imprisoned in the site.
On site services Water, electricity, sewage, drainage and refuse disposal should be provided on all sites.
2.5 Site and Size Requirements 2.5.1 WAG Circular 30/2007 does not recommend standards for site size, it asserts:
“It is not considered appropriate to set a national maximum size for a site, but sites
should be considered in their context and in relation to the local infrastructure and
population size and density to ensure they do not dominate local settled
communities.”
2.5.2 However, WAG’s “Designing Gypsy and Traveller Sites - Good Practice Guide”
states:
Page 8 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
“The ideal size of a site should generally be no more than 12 pitches. Consultation
with the Gypsy and Travelling community has shown that there is a preference for
smaller sites, around 10-12 pitches.”
2.5.3 WAG Circular 30/2007 states: “Sites should respect the scale of and not to be so
large as to dominate the nearest settled community serving them.” It is therefore
sensible and reasonable to follow this guidance whereby the concentration of sites
should be avoided. Any impacts on the amenity of existing local residents and
services must be minimised.
2.5.4 Having considered the size of each settlement in the County Borough, and based on
experience working with other Authorities, there is a general consensus that smaller,
family sites work best. This size of site tends to ‘work better’ by allowing for better
maintenance, management, and control. Due to family expansion and visiting
relatives/friends and other site needs, it may be necessary to expand sizes. It is
recommended that sites should be no more than 15 to 20 pitches in size; however
proposals for a larger number of pitches should be considered on their merits
regardless of site size.
2.5.5 It may be necessary to allow for some flexibility in the number of pitches to account
for local circumstances. Sites should presume to be no bigger than between 15-20
pitches to allow for family growth for example or whereby larger sites are necessary
where there is a clear and demonstrable reason to act against such a presumption.
In all cases engagement with all stakeholders is necessary.
2.5.6 In assessing the suitability of potential sites for permanent Gypsy and Traveller
accommodation, and important consideration is determining an ideal or preferred site
size. Based on the guidance set out in WAG Circular 30/2007 and other good
practice guidance on designing Gypsy and Traveller sites, it is assumed that a site of
at least 1 hectare will be required, allowing each pitch to be at least 500 square
metres in size based on a development size of up to 10-15 pitches and allowing for
road and other infrastructure. This is consistent with WAG design guidance for Gypsy
and Traveller caravan sites.
2.5.7 A pitch size of at least 500 square metres would comfortably accommodate the
following on-pitch facilities:
- Hard standing for 1 touring/mobile caravan and 1 static caravan
Page 9 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
- 2 car parking spaces
- 1 amenity block
- Hard standing for storage shed and drying
- Garden/amenity area
2.5.8 Larger sites of between 1 hectare and 1.5 hectare, for example, would be able to
accommodate a wider range of appropriate on-site facilities and uses, including:
- Secure children’s play area
- Communal facilities (such as shared day room, laundry facilities, visitor parking
spaces, lorry/work vehicle parking, etc)
- Area for dog kennels (if deemed suitable to the locality)
- Stables and/or grazing area (if deemed suitable to the locality)
- Scope for business/employment uses (if deemed suitable to the locality)
2.5.9 Sites less than 1 hectare in size are assessed against the minimum requirements for
on-site facilities set out in Government guidance. Smaller sites and pitches will
create an opportunity for providing a range of pitch sizes, maximising the best use of
available land within the County Borough.
2.5.10 Although not essential requirements, the amenities outlined above are often stated in
Guidance as desired provisions on permanent Gypsy and Traveller sites. They are
also identified in an in-depth research report by Pat Niner to the Welsh Assembly
Government.
Figure 1 Minimum Size Requirement for a Double Pitch
Page 10 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
2.5.11 Figure 1 above illustrates a pitch of approximately 325 square metres, reflecting the
minimum size requirement for a double pitch taking account of all minimum
separation distance requirements between caravans and pitch boundaries as
stipulated in guidance and safety regulations for caravan development. Each pitch
could accommodate a basic number of on-pitch amenities, including space for 2
vehicles and an amenity block. A single pitch or transit pitch could be halved in size
as space for only a single mobile caravan would be required.
2.5.12 Whilst the figure bellow illustrates the minimum design and safety requirements
outlined in Government guidance, it is desirable to provide Gypsies/Travellers with
additional private amenity space. For the purposes of this Study, when assessing
the raw capacity of each potential site, it is proposed that a maximum pitch size of
500 square metres for permanent Gypsy and Traveller pitches and 250 square
metres for transit Gypsy and Traveller pitches be applied, taking account of the
necessary space requirements for internal road(s), shared/communal areas, and
parking and circulation space.
Page 11 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
3 CONSULTATION 3.1 Context 3.1.1 This study builds on the findings of interviews undertaken in June/July 2007 by
Torfaen County Borough Council of those living on the Shepherds Hill site. The
Council interviewed representatives from 21 out of 27 plots on the Shepherds Hill,
representing a sample size of 78%.
3.1.2 Consultation events were undertaken with the local Gypsy/Traveller community on
the Shepherds Hill Site on the 24th and 30th March 2009 to determine what local
services/amenities and on-site facilities were deemed to be essential, desirable or
not necessary.
3.1.3 The study team undertook new interviews/workshops of those living on that site and
spoke to occupiers from 16 out of 27 plots, gaining a sample size of approximately
60%. The objective of these new interviews was to test the robustness of the
June/July 2007 interviews and also to identify any new issues that may not have
been identified during those interviews.
3.1.4 The format of the March 2009 consultation was informal whereby consultants invited
local residents to participate in discussions - often this resulted in several members
of the community converging in a single caravan. Workshops were grouped as
follows:
- Session 1: Plots 8, 17, 23
- Session 2: Plots 4, 9, 13, 15, 16, 21
- Session 3: Plots 11, 12, 26
- Individual Sessions: Plots 5, 6, 18, 20
3.1.5 Given the nature of the interviews, which were undertaken in a group setting as
informal workshops rather than formal questionnaires, it is difficult to draw out
scientific conclusions from these surveys. The purpose of these workshops was to
discuss issues relating to Gypsy and Traveller accommodation, which would help
quantify the need for additional Gypsy and Traveller pitches in the County Borough
as well as inform the site selection process.
3.1.6 The informal structure of the March 2009 consultation allowed respondents to
discuss freely the issues that currently face the Gypsy and Traveller community in
Page 12 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
terms of on-site requirements, accommodation needs and access to services and
facilities. The study team met with residents at the Shepherds Hill site and used a
set of questions and key considerations to guide discussions, which are listed in
Table 2 below.
TABLE 2: Consultation Considerations
A. What makes a good site?
Considerations: - Ideal site size / total number of pitches - Ideal pitch size - single pitch, double pitch - Proximity to services and facilities - how important, which ones - Provision of on-site facilities - how important, which ones - Areas to avoid within the County Borough - Preference for traditional caravan park or bricks and mortar development - Importance of integration with settled community
B. What are the accommodation needs of the local Gypsy and Traveller community? Where are they needed?
Considerations: - Total need for additional pitches - Location and number of sites - Expansion of existing sites or provision of new sites - Future of Shepherds Hill site
C. How many transit pitches/sites are need? Where should they be located?
Considerations: - Dedicated transit site or provision within permanent sites? - Ideal locations for transit sites - known Traveller routes, key roads, etc
D. Management – who and how?
Considerations: - Private ownership/management? - Council ownership/management?
Page 13 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
3.2 Findings 3.2.1 Site Size / Pitch Size
Generally the findings of the 2007 interviews and the 2009 workshops determined
that there was, on average, an identified need of between 25 and 30 additional
pitches.
Individual pitches should ideally accommodate up to two caravans, including one
static caravan or mobile home. Sites should also provide sufficient space for an area
for children to play, parking for up to two vehicles, and space for a shed or other
amenity/garden space.
Those consulted also expressed a desire to have plots separated by fencing or other
boundary treatment to distinguish plots and provide greater security.
3.2.2 Preferred Areas
When asked to consider what areas of the County Borough new sites should be
located, an overwhelming majority of respondents expressed a preference to remain
close to the existing Shepherds Hill site (Pontypool area). Other areas identified as
potential search areas included Cwmbran due to existing family connections living in
bricks and mortar.
A wide consensus amongst those interviewed was a desire to avoid any sites in
Blaenavon. Blaenavon’s poor relationship to existing Gypsy and Traveller sites and
lack of adequate services and facilities desired by the respondents was identified as
reasons for this view held by a most of the respondents.
Although the local Gypsy and Traveller community has expressed this preference, it
is important to examine the County Borough holistically and not discount any
potentially suitable sites if there are no planning or other barriers to development. To
deviate from such an approach would be contrary to the advice contained in WAG
Circular 30/2007.
Generally the participants of the 2009 workshops were content with living on a
traditional caravan park and retaining the traditional Gypsy and Traveller lifestyle.
The 2007 interviews indicated 40% of respondents would like to live in bricks and
mortar.
Page 14 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
3.2.3 Integration with the Settled Community
The project team also sought the views of the local Gypsy and Traveller community
on the importance of integrating their community with the nearest settled community.
The vast majority of respondents indicated a preference to have some kind of
integration with the local settled community although they expressed a preference to
be located ‘near them’ but not ‘among them’.
Respondents also highlighted the relative cohesion currently experienced between
the residents of the Shepherds Hill site and nearby Pontypool. The majority of
children on the site attend local schools and colleges and make use of nearby
facilities and services. There has been a general acceptance of the Gypsies and
Travellers living in this area with little hostility between both communities.
3.2.4 On-Site Requirements
In assessing the importance of on-site facilities, participants were asked to identify
the importance of the site requirements listed in Table 3 below. Similarly,
participants were asked to identify if access to range of services was essential,
desirable or not important. The findings are summarised in Table 3, which also
reflects national research from similar studies:
TABLE 3: Key On-Site Requirements
Site Requirement Permanent Transit (up to 6 moths)
Temporary (up to 28 days)
Land area sufficient for required number of pitches and vehicular/pedestrian circulation
Utilities - water and electricity supply Good drainage Refuse collection and recycling Good access to local facilities Boundary fencing, hard standing, toilet & washing facilities, entry control
Amenity block (1 per pitch) with day room Children’s Play Area * Visitor pitches/parking Scope for business/employment uses Temporary toilet block Access to known Gypsy/Traveller routes
Essential Desirable Not Necessary
* Respondents indicated a preference for the provision of play space within pitches/plots and not a communal play area
Page 15 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
3.2.5 Access to Local Services and Facilities
Respondents of both the 2007 interviews and the 2009 workshops determined
access to local amenities and facilities was important. Unsurprisingly, during the
workshops all respondents identified having access to play areas, medical facilities,
schools and public transport as essential. This result reflects national guidance in
WAG Circular 30/2007 and the findings contained within the Pat Niner report.
3.2.6 Distance to Local Services and Facilities
Respondents were also asked to consider what they felt was an acceptable walking
distance to local services and facilities. The general consensus among respondents
was that key local services and facilities, including GP, schools, shops, public
transport, play areas and other recreational facilities should be within a 5 to 15 minute
walk.
3.2.7 Access to Traveller Routes
When asked about the importance of having access to key traveller routes, few of
those who responded indicated this as desirable with the majority indicated access to
such routes was not important. This reflects the very settled nature of the Gypsy and
Traveller community in Torfaen.
Few occupiers living at the Shepherds Hill site travel more than once a year and the
duration of those trips are often no more than a week. Access to key roads however
was important given the need for suitable vehicular access for trailers, caravans and
trucks.
3.2.8 Site Management
Respondents generally felt that issues related to who should be responsible for site
management were secondary to ensuring there is an adequate provision of on-site
facilities/utilities and ensuring these are managed more efficiently. The lack of
individual meters for electricity, gas and water on each plot was identified as a key
concern.
In terms of site ownership and site management, a majority of respondents indicated
a preference for this to be a Council responsibility and not private. Several
respondents indicated a desire to be afforded the opportunity to purchase their own
plot/pitch on Council-run sites.
Page 16 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
A significant majority of respondents expressed a preference for any site manager to
be a Council employee and not a member of the Gypsy and Traveller community.
Several members of the Shepherds Hill community questioned the neutrality of
having “one of their own” acting as a site manager.
A number of those interviewed also expressed a preference for privately owned
family sites. Those expressing a preference for small family sites identified the
benefits in terms of site management, site maintenance and site security.
3.2.9 Transit Provision
Currently there is little transit provision within the County Borough for Gypsies and
Travellers visiting the area on a temporary basis. There is 1 transit pitch on the
Shepherds Hill site, providing space for up to 2/3 caravans. These plots however
have no on-site services and are of a limited size. However, both the Mountain View
and Rose Cottage sites have space to accommodate visiting family members.
Respondents indicated a desire to have larger pitches in order to accommodate
visiting relatives. Currently only a limited number of pitches on the Shepherds Hill site
are large enough to accommodate visitors. The vast majority of plots are of an
inadequate size to allow for this - many failing to meet the minimum fire safety
requirements for caravan development.
Although respondents did not question the need for additional transit pitches within
the County Borough, a majority of respondents during the 2009 workshops felt it was
not a good idea to combine residential and transit pitches on the same site. Overall
there was a preference for provision within pitches for visitor spaces rather than
dedicated transit pitches within permanent residential sites, unless these pitches
could be restricted to the extended family of those already living on the transit site.
The 2007 interviews reflect this whereby 60% of respondents felt residential and
transit pitches should be kept separate.
3.2.10 The Future of Shepherds Hill
Respondents of the 2009 workshops expressed concerns over the future of the
Shepherds Hill site. There was a general acknowledgement that the site had become
overcrowded and required upgrading, particularly in improving pedestrian safety,
providing additional private amenity space, and utility management. There are also
Page 17 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
growing concerns over the ground stability of the site, although a number of
respondents indicated they would be happy to live with the risk if it meant not being
uprooted from the area.
Current occupiers of the site, particularly older members of the community, expressed
a reluctance to consider moving to a new site having spent 15 years or more on the
site. Younger respondents did express a willingness to relocate, however they would
want to remain within the surrounding area.
If a replacement site for Shepherds Hill is to be considered, those interviewed
expressed a need to locate such a site within the immediate surrounding area in
order to avoid any disruption to children attending schools. A nearby site would also
avoid the fragmentation of the relatively tight knit community that currently resides on
the site.
A number of workshop participants also expressed a need to extend the existing site
further; the Council is going to examine this in its study of the site.
Page 18 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
4 EXISTING PROVISION 4.1 The current provision of Gypsy and Traveller sites in Torfaen is concentrated in the
Pontypool area of the County Borough. Based on September 2009 figures provided
by Torfaen County Borough Council and a caravan count dated 12 August 2009,
there is a total of 37 permanent households/pitches on public and private sites across
the County Borough.
4.2 The August 2009 count indicates a total of 49 caravans or movable dwellings were
counted on all sites across Torfaen. This figure remains unchanged from the Bi-
annual Caravan Count undertaken by the Welsh Assembly Government in July 2006,
demonstrating a low vacancy rate within the County Borough.
4.2 Shepherds Hill, Lower Race, Pontypool (27 pitches)
Shepherds Hill is a Torfaen County Borough Council owned site, opened in 1975,
with 27 pitches (17 single pitches and 10 double pitches (1 of which is for transit
use)) with a capacity for 37 caravans. There are currently 26 households residing on
the site with a total of 40 and 34 caravans counted on site in January and July 2008
respectively. This site is usually full and has a waiting list. One transit pitch is
currently occupied at the site, although the pitch is often subdivided to accommodate
3 transit caravans.
According to the 2006 Niner Report, each pitch has an amenity block, but facilities
needed refurbishment and upgrading, which was estimated to cost approximately
£140,000 over the next 5 years and over £500,000 over the next 30 years. However,
in 2008 the Council spent £160,000 (including £75,000 WAG Gypsy Traveller
Refurbishment Grant) on the refurbishment of the amenity blocks. A Community
building is expected to be installed in 2010. The Council also hope to obtain a WAG
Refurbishment Grant to install individual electricity and gas meters to each pitch and
associated electricity infrastructure and street lighting works.
The site was subject to coal mining subsidence in 2005; a subsequent desktop
assessment found the risks from further subsidence to be low, but recommended a
cautious approach and grouting the voids under the site. The costs of grouting the
voids could cost up to £1 million and would require the residents to be temporally
relocated to a serviced site for up to 6 months. The Council intends to examine the
Page 19 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
issue of subsidence in its study of the site as well as the potential for extending the
site area; the results of which are expected in early 2011.
Although the Council has provided a site capacity figure of up to 37 caravans, it is the
view of the study team that the Shepherds Hill site is currently saturated and cannot
safely accommodate further caravans on areas recognised as pitches/plots without
serious violations to fire safety regulations.
4.3 Mountain View, Upper Race, Pontypool
A licensed (Caravan Site Licence - April 1993) authorised (Established Use
Certificate - June 1992) private, family run, site with no number of pitches specified.
There were 15 and 12 caravans/mobile homes counted in January and July 2008
respectively. A revised count in August 2009 identified 16 caravans/mobile homes
on the site with a total of 7 families/households residing on this site. From the August
2009 caravan count, it was established that there is capacity for an additional 3
pitches on site, which should accommodate family growth for the foreseeable future.
On-site facilities are very poor and access to local amenities/facilities by foot is
relatively poor.
4.4 Rose Cottage, Upper Race, Pontypool
The Rose Cottage site is an unauthorised but tolerated private site with 8 and 5
caravans counted in January and July 2008 respectively. The revised August 2009
count indicated a total of 6 caravans on the site and a total of 3 families/households
residing on this site. However, This, almost weekly, variance is explained by the fact
that there are normally 3 resident households on the site, with increases due to
members of the extending family staying for short periods as transit households. On-
site facilities are minimal and access by foot to local amenities/facilities is relatively
poor.
4.5 The Caravan, Land at Lower Race, Pontypool One household is currently located on unauthorised but tolerated privately owned
sites on land at Lower Race.
Page 20 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
4.6 Current Planning Applications
In addition to the current unauthorised pitches, the owner of the Rose Cottage site is
proposing to create an additional 10 pitches, which may require a planning
permission for a material change of use or a certificate of lawful use if the use can be
established. However, any building/operational works will require planning
permission. If approved, the additional pitches on the Rose Cottage site will help
reduce the anticipated need for additional Gypsy and Traveller pitches. The Council
is likely to include this land as a formal allocation for a Gypsy and Traveller site in the
Deposit Local Development Plan.
Page 21 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
5 IDENTIFIED NEED 5.1 Context 5.1.1 The thrust of this document is to identify a general approach and methodology for the
identification and assessment of potential sites to meet Gypsy and Traveller
accommodation needs within the County Borough. This section will quantify the
need based on new consultation undertaken over the past six months and historical
evidence of authorised and unauthorised encampments within the Torfaen, along
with an assessment of the likely demand result from population growth and aging
population of the local Gypsy and Traveller community.
5.1.2 This report ‘tests’ the findings of the Niner report and provides new empirical
evidence to quantify the likely need over the Local Development Plan period for
additional Gypsy and Traveller sites within the County Borough.
5.1.3 In assessing the existing supply of Gypsy and Traveller pitches and projecting the
likely need for additional pitches within the County Borough, the study has drawn
from information provided by the local authority, the knowledge of key stakeholders,
surveys undertaken by the local authority in June/July 2007, new interviews
undertaken by consultants in March 2009, and assumptions based on the
professional experience of the study team.
5.1.5 The approach adopted in quantifying the need for additional Gypsy and Traveller
pitches in Torfaen is based on guidance published by the Department for
Communities and Local Government, “Gypsy and Traveller Accommodation Needs
Assessments” (2007). No equivalent has been published by the Welsh Assembly
Government.
5.1.4 In estimating the need for likely demand for additional Gypsy and Traveller pitches
over the first five years of the Local Development Plan Period (2006-2011), the
following indicators have been taken into account:
- Household growth
- Need from overcrowding on the Shepherds Hill site
- Need from unauthorised developments
- Movements between sites and housing
- Need from potentially closing the Shepherds Hill site
Page 22 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
- Need from households on unauthorised developments
5.1.5 In considering the existing supply of Gypsy and Traveller accommodation within the
County Borough, the following factors have been considered:
- Pitch vacancies on socially rented sites
- Unused pitches within the County Borough
- Known and/or planned developments of sites and/or pitches
5.1.6 Further accommodation requirements within the five years of the LDP period are
based on estimated family or household growth. This follows commonly accepted
assumptions as to the growth of the Gypsy and Traveller population. Household
growth rates of 4% a year was suggested as appropriate in Pat Niner’s
“Accommodation Needs of Gypsy-Travellers in Wales” (2006). Similarly, long-term
demand for additional pitches over the full Local Development Plan period up to 2021
is estimated using these household growth projections.
5.2 Anticipated Need 5.2.1 Table 4 below summarises the estimated need for permanent residential pitches
during the first five years of the Local Development Plan up to 2011. It is anticipated
that a total of 15 pitches are required over this period to meet the current shortfall of
pitches and accommodate family growth.
5.2.2 The figures in Table 4 are also provided and indication of the likely additional
demand over the remaining 10 years of the LDP period up to 2021. A further need of
up to 31 pitches is anticipated between 2011 and 2021. The number of pitches
identified for long-term need only accounts for the likely household growth of 4% per
annum. These estimates do not factor in additional demand resulting from
unauthorised encampments and migration from other areas of the country.
5.2.3 The formula used to identify anticipated Gypsy and Traveller accommodation needs
follows the recommended guidance contained in the Department for Communities
and Local Government document, “Gypsy and Traveller Accommodation Needs
Assessments” (2007).
Page 23 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
TABLE 4: Estimated Need for Residential Pitches Over LDP Period (2006-2021)
A. Current Residential Supply (based on 1 pitch per household) Pitches Currently supply of occupied local authority residential site pitches 26
Current supply of occupied authorised privately owned site pitches 10
Current supply of occupied tolerated privately owned site pitches 1
Total Existing Households 37 (1) Number of unused local authority pitches, and vacancies on privately owned sites 0
Number of existing pitches expected to become vacant in the near future (local authority or privately owned) 0
Number of households in site accommodation expressing a desire to live in housing 5
New local authority pitches already planned in Year 1 of the LDP 0
Existing applications for private site development/extension likely to gain planning permission during Year 1 of the LDP 10
Total Pitches Available 15 (2) Available over 5 years (assumption) 75
Total Pitch Provision Available (1) + (2) 52 (3)
B. Current Residential Demand Pitches Households seeking permanent site accommodation in the area (based on waiting lists and results of survey/interviews) 1
Households on unauthorised encampments 0
Households on unauthorised developments for which planning permission is not expected 0
Households currently overcrowded (where insufficient space on the pitch for a further caravan) 5
New households expected to arrive from elsewhere (based on waiting lists, survey and caravan counts/trends) 2
New family formations expected to arise from within existing households (based on waiting lists, survey) 11
Households in bricks and mortar but with a need for site accommodation (based on waiting lists, survey) 0
Current Demand 19 (4) Current Shortfall (4) – (3) 4
Family formation for period between year 1 and year 5 of the LDP (52 Households @ 4% year on year growth for 5 years) 11
Medium Term Demand: Total Pitch Need (2006-2011) 15 Pitches Total Number of Sites Required 1
Projected family formation for period between year 6 and year 10 of the LDP (63 Households @ 4% year on year growth for 5 years) 14
Projected family formation for period between year 11 and year 15 of the LDP (74 Households @ 4% year on year growth for 5 years) 17
Longer Term Demand: Total Pitch Need (2011-2021) 31 Pitches Total Number of Sites Required 2
TOTAL NEED OVER LDP PERIOD (2006-2021) 46 Pitches Total Sites Required 3
Page 24 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
5.2.4 Bricks and Mortar Housing
No detailed data currently exists that provides an accurate number of Gypsies and
Travellers living in bricks and mortar across the County Borough. It is known
however that a significant Gypsy and Traveller community resides in conventional
housing in Cwmbran and Pontypool and have integrated with the existing settled
community, many of whom no longer follow a traditional Gypsy and Traveller lifestyle.
What is not known is what proportion of that population living in conventional housing
would want to return to traditional Gypsy and Traveller sites. The Council does not
maintain a waiting list of those wishing a pitch at the Shepherds Hill site.
Survey data suggests that very few households plan to move from an authorised
local authority pitch. Out of 20 respondents in the Council’s 2007 survey of
Shepherds Hill residents, 8 indicated they would live in bricks and mortar. Out of 16
respondents in the 2009 workshops undertaken by the study team, only 2 indicated
they would live in bricks and mortar. An average was therefore used of the two
figures.
5.2.5 Overcrowding
Some of the existing pitches on the Council’s Shepherds Hill site and other
authorised sites fall well below accepted norms for adequate pitch size. There is
however scope for further caravans on privately owned authorised sites, provided
this conforms to accepted design guidance for caravan development.
Existing plots on the Shepherds Hill do not conform to accepted design guidance for
caravan development. Some caravans are sited below the minimum separation
distance recommended for fire safety. As result, there is little scope for the provision
of additional caravans on the Shepherds Hill site, unless the site is extended.
In the Council’s 2007 survey of Shepherds Hill residents, 4 indicated a need for a
larger pitch within the next five years. As such it is reasonable to assume that at
least 5 pitches are required due to overcrowding.
5.2.6 Households Seeking Permanent Site Accommodation in the Area
Torfaen County Borough Council does not currently maintain a waiting list of Gypsies
and Travellers wanting a space on authorised local authority sites. During the March
Page 25 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
2009 workshops however the study team was made aware of 1 household currently
making use of the transit pitch at the Shepherds Hill site who expressed an interest in
securing a permanent residential pitch within the Borough. This has therefore been
factored into the accommodation need calculations.
5.2.7 New Pitch Demand from Outside the County Borough
During the workshops undertaken by the study team in March 2009, two individuals
expressed a desire to move to Torfaen in order to be closer to parents and other
extended family. One respondent was located in Cardiff on a Council-run site and
the other in Brynmawr. Based on these findings, it is assumed that up to 2 new
households are expected to arrive from elsewhere. This figure could in reality be
much higher.
5.2.8 New Family Formations from Existing Households
It is difficult to predict future family formations from existing households. There are
currently 11 young people between the ages of 16 and 25 living with parents. It is
reasonable therefore to assume that in the next five years there is a demand for 11
pitches from new family formation.
Based on the outcomes of the 2009 workshops, it can also be assumed that a large
number of young adults live with parents due to a lack of additional pitches within the
County Borough. The Council’s 2007 interviews identified 10 respondents who
indicated at least one member of their family/household would require a pitch within
the next five years.
From the above figures, it is reasonable to assume that up to 11 new pitches are
required to accommodate the existing demand for Gypsy and Traveller
accommodation.
5.3 Implications of Shepherds Hill Closure / Redevelopment 5.3.1 Torfaen County Borough Council has yet to decide the future of the Shepherds Hill
site. A comprehensive plan is necessary to address the current issues at the
Council’s Shepherd Hill Site in terms of overcrowding, poor design and on-going
concerns over subsidence.
Page 26 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
5.3.2 Section 4 of this report has provided a review of the Shepherds Hill site. The Council
currently has two options in dealing with future of the site. These include:
- Refurbish the site in terms of enhancing existing facilities, addressing the
subsistence issues and overcrowding issues; and finally; or
- Close the site and relocate it to another area within the County Borough.
5.3.3 The closure of the Shepherds Hill site would inevitably increase the identified need
by up to 26 pitches, excluding the transit pitch.
5.3.4 The subsidence issue on the Shepherds Hill site will need to be addressed from a
legal point of view whereby the Council must act on a known safety risk to the
occupiers of the site. The cost of such remediation work is high and it could be more
financially viable to relocate the site elsewhere; noting that the occupants of the site
are likely to need to be relocated for several months whilst grouting takes place. A
more detailed cost analysis will need to be undertaken as part of the Council’s study
on the future of the site.
5.3.5 It is clear that the Shepherds Hill site as it currently stands is unacceptable. The
layout of the site in terms of access and positioning of caravans does not conform to
fire safety guidance for caravan development, nor does it meet the guidance
contained within WAG’s “Designing Gypsy and Traveller Sites - Good Practice
Guide”.. If the Council decide to address the ground stability issues on the site, the
redevelopment of the site will need to reflect good practice guidance. A reduction in
the number of pitches on the site of between 5 and 10 pitches could address existing
concerns.
5.4 Transit Need
5.4.1 According to information provided by Officers, since 2003, there have been between
1 and 16 unauthorised Gypsy and Traveller encampments annually in Torfaen, which
is summarised in Table 5 below. Figures provided by Torfaen County Borough
Council also indicate an average of 4 unauthorised encampments annually over the
past 3 years.
TABLE 5: Unauthorised Encampments in Torfaen since 2003
Year 2003 2004 2005 2006 2007 2008 2009 No. of 3 1 8 16* 2 5 5
Page 27 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
Encampments
* - The high figure for 2006 was actually 2 encampments that moved to 7 locations within the Borough and 2 other separate encampments; so 4 would be a more realistic figure for comparison purposes.
5.4.2 There is no pattern in their location and occupants are often connected to the existing
Gypsy and Traveller sites in the area, where there is lack of capacity and the nomadic
Gypsy and Traveller community. Similarly, there is no pattern to the length of stay as
occupants can stay a few days to several weeks in one place or move around the
County Borough. Information provided by Officers shows that non-visitor
encampments usually contain 1 to 4 caravans.
5.4.3 The provision of transit pitches can be accommodated in three ways:
- Within existing or new residential sites;
- New dedicated transit site(s); and/or
- Provision of space within residential pitches for visitors.
5.4.4 As indicated in Section 3 of this study, through various consultations with the local
Gypsy and Traveller community, many oppose the idea of combining transit pitches
with residential pitches on the same site. Respondents were more favourable to the
option of having dedicated transit sites and providing additional space within
residential pitches to accommodate visiting family.
5.4.5 Transit need is often a regional consideration. Therefore it is recommended that
further discussions with neighbouring authorities be undertaken with regards to the
provision of regional transit site(s).
Page 28 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
6 PROPOSED SITE SELECTION METHODOLOGY 6.1 CDN Planning will assess potential sites using a criteria-based three-tier approach
where consideration is given to a wide range of environmental, economic and social
factors in order to determine the suitability and sustainability of the site. The
approach is summarised briefly in Table 6 below with each element of the
methodology then discussed in further detail.
TABLE 6: Summary of Three-Tier Site Identification/Assessment Approach
Tier 1: Location, Policy & Environmental Constraints Relationship to Settlements Sites should ideally be within an agreed acceptable distance
of a neighbourhood/district centre via safe walking/cycle route.Policy Constraints Sites should avoid any adverse impact on local/national
designations (such as conservation areas) Environmental Constraints Sites should avoid any hazardous areas (such as flood zones,
contaminated land) Tier 2: Access & Infrastructure Physical Infrastructure The capacity of local infrastructure to accommodate the
maximum number of pitches on a site. Transport Infrastructure Access to site options should be in line with adopted highway
guidance and standards. Access to public transport should be within an agreed distance and frequency.
Social Infrastructure Sites should be within an agreed acceptable distance of at least 5 local amenities/services, including schools, shops, medical facilities, recreational facilities via safe walking/cycle route. Capacity of existing infrastructure is also considered
Other Considerations The relationship of a site with existing Gypsy and Traveller sites (if any) is considered.
Tier 3: Design & Deliverability Design & Impact The use of a site for Gypsy and Traveller accommodation is
assessed in terms of its impact on the character/appearance of the surrounding area, along with the impact on the residential amenity of nearby properties.
Deliverability The ease of acquisition is considered along with indicative costing of bringing the sites forward for development (detailed site layouts and costing are prepared for top-performing sites).
6.2 Identifying Search Areas 6.2.1 To facilitate the process of identifying sites, it is necessary to narrow down the
potential search areas in order to more efficiently and effectively identify suitable and
sustainable sites that meet the criteria set out in the three-tier approach.
Page 29 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
6.2.2 Using GIS mapping, search buffer zones were used to determine areas of the County
Borough that have access to three primary services (a doctor, a school and a food
shop) within at least 1000m, as the crow flies. These are not actually walking
distances, which could in some instances exceed 1000m. Actual walking distances
to local services and amenities is assessed in Tier 2. Figures 2, 3 and 4 below
highlight in blue the search zones with the urban areas of the County Borough edged
red.
6.2.3 Having identified search areas, aerial photographs will examined to pinpoint
potentially suitable sites for Gypsy and Traveller pitches. Consideration will be given
to the relationship to the nearest settlement, site enclosure, existing landscaping and
existing land uses. Sites will then be assessed against policy and environmental
constraints, avoiding areas where known hazards exist (such as flood zones and land
known to be contaminated) and avoiding land which lies within a nationally or locally
recognised designation (such as conservation areas).
Croesyceiliog Pontnewydd
Fairwater
CWMBRAN Llanyrafon
Henllys
Llantarnam
Ponthir
Figure 2 Search areas for Cwmbran
Page 30 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
BLAENAVON
Figure 2 Search areas for Blaenavon
Abersychan
Trefethin
PONTYPOOL
New Inn Pontymoile
Panteg/ Sebastopol
Figure 3 Search areas for Pontypool
Page 31 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
6.2.4 Site visits will then be undertaken to assess potential sites in greater detail against
site-specific criteria. Using professional judgement and previous experience
undertaking similar site searches, areas where one would expect to find potential
sites will be examined - those on the edge of the settlement in particular and away
from any built-up residential, commercial or industrial areas. Access to a main
distributor road may also be a key factor in identifying potential sites. A future Site
Options Report will outline the full findings of these investigations.
6.2.5 Following an on-site investigations, potential sites will immediately be eliminated from
consideration if they fail to meet basic site topography suitability or were deemed to
relate poorly to the surrounding area (i.e. proximity to dangerous installations, poor
access, etc.). The study team will then make use of a matrix to score each potential
site against the criteria set out in the three-tiered methodology, a template of which
can be found in Appendix A of this report. The methodology is summarised further in
Sections 6.3, 6.4 and 6.5 below.
6.2.6 From the pool of potential sites, a short-list of suitable preferred site options will be
subject to wider public consultation. It will be necessary to ensure the information
contained in the matrices is presented in a more user-friendly format, as outlined in
the template found in Appendix B of this report.
6.3 Tier 1: Location 6.3.1 The main objective of Tier 1 is to assess the relationship of a potential site with the
nearest settlement. Historically, Gypsy and Traveller sites are often located on the
outskirts of settlements away from a range of services and amenities. However,
locations within settlements where conventional residential development would be
acceptable should not be ruled out if it met the requirements set out in the criteria-
based approach set out below.
6.3.2 Government guidance stresses the importance of providing the Gypsy and Traveller
community with access to a range of community services and facilities. Therefore,
potential sites should ideally be located no more than 1200m from a district or
neighbourhood centre where a range of local services and facilities can be expected
via a safe walking route or where such a route can be provided if one currently does
not exist.
Page 32 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
6.3.3 If no suitable potential sites have been identified within the initial 1000m search area,
sites beyond 1200m are considered up to a maximum of 2000m.
6.3.4 Potential sites for Gypsy and Traveller development should ideally be located in
suitable areas with adequate access to services such as health and education and
shopping facilities. A range of site options should be considered including those in
built-up areas, areas on the outskirts of built-up areas, rural or semi-rural locations
and previously developed (brownfield) or derelict land.
6.3.4 Policy Constraints / Valued Areas
It is important to ensure that the quality and character of the countryside is protected
and where possible enhanced. Proper regard must therefore be given to areas of the
County Borough that have been designated for their landscape, wildlife or historical
qualities and restrain any development that may compromise these designations.
However, nationally and locally recognised designations for landscape and nature
conservation should not be used in themselves to remove potential sites from
consideration or refuse planning permission for Gypsy and Traveller sites.
It is therefore not reasonable to rule out development in a locally recognised
designation area if there is no harmful impact. As with any form of development,
potential sites and planning applications for new Gypsy and Traveller sites should
only be permitted where it can be demonstrated that the objectives of the designation
will not be compromised by the development.
In undertaking this study, potential sites identified for new Gypsy and Traveller
development should avoid adverse impacts on local and national designations,
including development plan allocations (existing or emerging), environmental and
conservation designations, and any other locally or nationally recognised
designations. Potential sites within the Special Landscape Area, where all forms of
development is restricted, should only be taken forward when all other suitable
options have been fully explored.
6.3.5 Environmental Constraints
A Gypsy and Traveller site should not be located in areas where conventional bricks
and mortar housing would be considered unsuitable. To position a Gypsy and
Traveller site in the vicinity of a hazardous installation or in areas of contaminated
Page 33 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
land or water with poor drainage without potential for alleviation would be
unreasonable. Sites should therefore not be located where there is a significant level
of contamination, pollution, flood risk, poor ground stability or poor drainage.
Generally, sites in close proximity to any hazardous installations, motorways, dual
carriageways, railway lines and rivers will also be avoided. Mitigation measures can
be considered if it can address potential concerns where potential sites meet the
minimum scores for other suitability and sustainability criteria.
6.3.6 Hazardous Areas As with conventional residential development, caravan sites should not be located
within defined safety zones established around installations or operations considered
as dangerous to life and health. These may include pipelines, installations handling
or storing hazardous materials, industrial or defence premises, and mineral extraction
areas.
6.3.7 Water Contamination
Similarly, caravan sites will not be permitted on sites considered to present health
risks through prior contamination of land or water. Where significant contamination
issues arise, detailed investigation and risk assessment would be required. This
especially applies to the re-use of brownfield sites, which may be appropriate where
acceptable remedial measures could overcome any hazards.
6.3.8 Flood Risk
There is generally a presumption against most forms of development in areas where
a high risk of flooding exists, either from the development itself or from surrounding
watercourses, for up to the 1 in 1000 year event including the forecast effects of
climate change. New development must also not increase the risk of flooding in
surrounding areas.
The approach of limiting Gypsy and Traveller pitches in areas of flood risk reflects
Government advice contained in TAN 15 Development & Flood Risk. Given their
vulnerability, caravan sites should not be located in areas of high risk of flooding.
Generally, TAN 15 affirms that caravan development should be refused in Zone C2
where there is a high risk of flooding.
Page 34 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
In areas of flood risk where a potential site has been deemed suitable for
development, a risk assessment will be needed to identify the extent of potential
flood risk and recommend any possible mitigation measures prior to development of
any new Gypsy and Traveller site. The Environment Agency (EA) will be consulted
on all proposed sites within and adjacent to a floodplain. The EA will then advise on
the acceptability of the proposal in light of all known information and comment on any
proposed mitigation measures.
6.3.9 Ground Stability
To position Gypsy and Traveller pitches on unstable land without the potential for
alleviation would be unreasonable. Often where there is poor drainage or risk of
flooding, ground instability occurs. Similarly, where mineral extraction or other
activities have taken place, a site’s stability can be compromised. Therefore,
potential sites will only be identified in areas that are physically capable of
accommodating the new development.
6.3.10 Poor Drainage
To position Gypsy and Traveller pitches on land with poor drainage without the
potential for alleviation would be unreasonable. Gypsy and Traveller pitches should
not be located in areas of poor drainage. Where these problems exist, a flood risk
assessment will be prepared prior to development of any new site which will identify
risks of flood as well as recommend sustainable drainage systems for the site. A
sustainable drainage system will help to maintain, where possible, practical and
sustainable, the natural catchment areas.
6.3.11 Planning History
Once a potential site has been identified, a full planning history search is undertaken;
however a live consent will not necessarily preclude a site from further consideration.
The proposed use of the site for Gypsy and Traveller development will need to be
assessed against the approved use/development and potential impacts.
All suitable sites should be considered appropriate in principle provided there is no
specific planning or other constraints limiting development of these sites. A planning
history search will be undertaken for each potential site to identify any possible
barriers to development.
Page 35 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
6.4 Tier 2: Access and Infrastructure 6.4.1 The second tier of assessment examines issues relating to basic physical
infrastructure, highway and access issues, and access to social infrastructure. The
objective of this phase in the identification process is to ensure a potential site:
- has access to basic infrastructure, such as water and electricity, on the site;
- meets the minimum requirements of the highway authority in terms of safe
access and minimal impacts to the existing highway network;
- has access to frequent public transport within a reasonable walk or cycle
distance;
- has access to a range of local services and amenities within a reasonable walk or
cycle distance; and
- will not result in any undue stresses on existing local physical and/or social
infrastructure
6.4.2 Physical Infrastructure To locate a Gypsy and Traveller site in an area without access to basic infrastructure
would be against statutory duties placed on utilities companies, for example, the
statutory duties on a water utility company to provide water for domestic purposes.
As with all forms of development the availability of water, electricity and sewage
disposal are necessary features of any viable Gypsy and Traveller site. Once a final
short-list of suitable potential sites (preferred options) has been identified, detailed
consultations with utility companies will be undertaken to assist with detailed
evaluation of all potential sites that come forward for consideration. As with
traditional residential development, the developer, owner or manager of the site will
undertake the implementation and associated costs of providing essential
infrastructure to Gypsy and Traveller pitches.
Sustainable technologies for the provision of heat and domestic hot water through
the use of, for example, Biomass installations (wood chip / wood pellet systems)
should be promoted where appropriate. Given the Gypsy and Traveller community’s
self-reliance, having on-site energy solutions might be attractive to them.
The capacity of local infrastructure (water, electricity, etc) should be able to
accommodate the maximum number of pitches on a site. An assumption at this
Page 36 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
stage, if the development is located close to an existing settlement, that capacity
exists to accommodate between 10 and 15 Gypsy and Traveller pitches. Detailed
assessments on capacity issues would be undertaken once a preferred site option is
selected.
6.4.3 Transport Infrastructure
Providing safe highway access in line with adopted guidance is essential for the
operation of a potential site, for road safety, and for ease of travel. Adequate space,
grades and visibility are essential factors in the provision of safe and effective sites.
It is desirable that all potential sites meet the following requirements:
- Access to potential sites should avoid routes through built-up areas or is available
by distributor roads without the need to use more local roads within industrial
areas, recognised commercial areas or housing areas.
- The potential site must be serviced by an independent vehicular access point that
adheres to the Highway Authority’s guidance and standards in terms of safe entry
and egress.
- Safe pedestrian and/or cycle access/route should be provided to the nearest
village, town or neighbourhood centre providing a range of services and
amenities (or in an area where one such route can be provided).
Potential sites are also assessed against their distance to public transport via safe
walking or cycle route and the frequency of services from the nearest bus stop or
transport node. Ideally, sites should be within at least 800m via safe walking route of
a public transport node, such as a bus stop, where service is provided at least hourly.
This reflects guidance provided by the Institute of Highways & Transportation (IHT)
Guidelines for Providing Journeys on Foot.
6.4.4 Social Infrastructure In promoting sustainable development, new Gypsy and Traveller sites will ideally be
situated within walking distance of local services and amenities and near to frequent
public transport to access jobs, shopping, leisure facilities and services. This reflects
WAG Circular 30/2007 guidance that Gypsy and Traveller sites must be located near
to a range of services and amenities.
Page 37 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
Distances from potential sites to social infrastructure reflect the Institute for Highway
and Transport’s (IHT) Guidelines for Providing Journeys on Foot. These are similar
standards applied when assessing Local Development Plan candidate housing sites
for conventional residential development. These standards for achieving sustainable
communities are summarised in Table 7 below:
TABLE 7: Acceptable Walking Distances (Institute of Highway and Transport)
Walking Distances Local Facilities * District Facilities ** Other Desirable 200m 500m 400m Acceptable 400m 1000m 800m Preferred Maximum 800m 2000m 1200m
* includes food shops, public transport, primary schools, crèches, local play areas ** includes employment, secondary school, health facility, community/recreation facilities
Similarly, acceptable distances by cycle route to local services and amenities should
conform to IHT’s Guidelines for Providing Journeys by Bicycle i.e. 1000m (desirable),
4000m (acceptable), and 8000m (preferred maximum).
6.4.5 Access to Key Local Services
Through various consultation exercises with the local Gypsy and Traveller community
and discussion with Officers, and through other similar studies across England and
Wales, it has been determined that new permanent sites for Gypsy and Traveller
accommodation should be located near to four key local services. These include:
Potential sites should be within 800m of these services and amenities via safe
walking route. Consideration can be given to the provision of a play area within the
site if no existing play area is within the preferred maximum distance.
6.4.6 Access to Other Local Services
In addition to the above key local services, consideration is given to access to other
local amenities and services including post office, bank, place of worship and public
house within at least 800m of a site via safe walking route. This reflects IHT’s
guidance for acceptable walking distances for local services.
6.4.7 Access to District Services
Consideration is also given to the site’s relationship to district services and amenities,
including secondary schools, dentists, leisure/recreation centres, community centres
and other recreation. Ideally these should be no more than 2000m from the site via a
Page 38 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
safe walking route, reflecting IHT’s guidance for acceptable walking distances for
district services.
Cycle access from potential sites to the above local and district services is also
assessed. Access to a range of services and amenities should be no more than
8000m of potential sites via a safe cycle route. This reflects IHT’s guidance for
acceptable cycle distances.
6.4.8 Other Considerations The relationship of a site with existing Gypsy and Traveller sites (if any) is considered
along with what impacts this might have on local physical and social infrastructure,
including existing services and amenities. Although it is desirable to avoid the
‘ghettoisation’ of Gypsy and Traveller sites within a particular area in the County
Borough, consideration must be given to preferred Gypsy and Traveller settlement
areas and established local connections through employment and family ties.
6.5 Tier 3: Design and Deliverability 6.5.1 Design and Impact
A screening assessment for each site option is undertaken, including a brief site
appraisal examining, for example:
- Overall impact of a Gypsy and Traveller development on the locality
- Microclimate - if the site’s topography or location mean that it is likely to have an
expose or sheltered microclimate
- Topography and Aspect
- Level and Quality of Existing Vegetation - trees, hedgerows, etc and the impact a
Gypsy and Traveller development might have on these
- Any other relevant issues
The use of a site for Gypsy and Traveller pitches must be assessed in terms of its
potential impact on the surrounding area. The development of Gypsy and Traveller
sites should not result in a significant adverse impact on the character and
appearance of the locality - this includes the surrounding countryside, landscape and
nearest settlement/dwelling. As with any other forms of development, this outcome
would not be acceptable. Therefore, Gypsy and Traveller sites should respect the
character and appearance of the nearest settlement or surrounding area.
Page 39 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
Government guidance expresses the need to consider the needs and interests of the
settled community along with those of the Gypsy and Traveller community. The
identification of new sites and the granting of future planning permission for sites
should therefore avoid any detrimental impact on the amenity of local residents and
adjoining land users, including business parks and commercial land uses. Amenity
would include local services, facilities, infrastructure, and other aspects that enhance
the value of a particular area.
In assessing the impacts resulting from a Gypsy and Traveller development, the
following are considered:
- Nature of any likely impacts on local or national designations (level of impact is
likely to be high, medium or low)
- Nature of any likely impacts on the residential amenity of nearby properties (level
of impact is likely to be high, medium or low)
- Nature of any likely impacts on the surrounding landscape or character of the
locality (level of impact is like to be high, medium, or low)
As stated in Tier 1 above, sites should not be located where there is a significant
level of contamination, pollution or nuisance, which can be caused by neighbouring
uses including air quality, noise, odour, etc. An assessment is undertaken in Tier 3
to identify any potential environmental health issues relating to poor air quality, noise
issues or light nuisance.
6.5.2 Notional Costing
An indicative cost for each site option will be reflected in a score value, which will be
calculated by taking the considerations listed in Table 8.
The scores below represent the level of difficulty associated with securing the site
and the likely cost associated with site specific issues. The scores are added to
provide a notional cost of taking a suitable site forward for Gypsy and Traveller use.
The figure is not a real-world cost, but an indicative theoretical cost of delivering the
site.
Page 40 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
TABLE 8: Notional Costing Cost of Securing Site/Land Value: - Land already in the ownership of the Gypsy and Traveller community with have no
value (0) - Land in the Council’s ownership or in the ownership of another public body, where that
body is willing to release the site for Gypsy and Traveller use, with have a nominal land value (+1)
- Land in the ownership of another public body or a landowner unwilling to sell the site for Gypsy and Traveller use with have a market land value (+2) and may require compulsory purchase
Cost of Road Layout: - Where existing road layout/infrastructure can be used, the cost will be none (0) - Where minimal road layout/infrastructure are required, the cost will be nominal (+1) - Where significant road layout/infrastructure works must be undertaken, the cost will be
high (+2) Cost of Utility Connection: - Where an existing connection exists, the cost will be none (0) - Where a connection can be made within 100m of the site, the cost will be nominal (+1) - Where a connection is only possible beyond 100m, the cost will be high (+2) Cost of Landscaping: - Where there is sufficient landscaping already present for adequate screening, the cost
will be none (0) - Where minimal additional landscaping must be implemented for adequate screening, the
cost will be nominal (+1) - Where significant additional landscaping is required for adequate screening, the cost will
be high (+2) Cost of Mitigation - Where there is no need for mitigation due to land contamination, flooding, poor drainage,
poor ground stability, the cost will be none (0) - Where there is a need for mitigation for one of (land contamination, flooding, poor
drainage, poor ground stability) the cost will be nominal (+1) - Where there is a need to mitigate more than one of (land contamination, flooding, poor
drainage, poor ground stability) the cost will be high (+2)
For the purposes of this study it will be assumed that Torfaen County Borough
Council will cover all costs associated with basic infrastructure provision (road, utility,
mitigation, landscaping) through its own funds or more likely through grant funding.
This assumption will be applied to any potential sites that are likely to be delivered
and/or managed by the Council. Where potential sites are owned by the Gypsy and
Traveller community, these costs might be shared – particularly the provision of basic
infrastructure such as roads, landscaping and utility connection.
6.5.3 Deliverability
A site’s ease of acquisition is considered along with provision of an initial assessment
of what barriers to development/deliverability might be encountered for each potential
Page 41 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
site. For example, sites that are in Council ownership and available for purchase will
be easier to acquire for Gypsy and Traveller use than those sites in private
ownership where compulsory purchase is likely.
Detailed costing for each site option can only be provided once a layout of the
proposed development is prepared for each site option.
Page 42 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
7 CRITERIA-BASED POLICY (Advice for the Deposit LDP) 7.1 General 7.1.2 Torfaen County Borough Council is committed to meet the identified accommodation
needs of the Gypsy and Traveller community who normally reside in or travel to the
County Borough. The Council will support the development of permanent Gypsy and
Traveller caravan sites in suitable and sustainable locations in accordance with the
criteria set out in this policy.
7.1.3 The provision of sites to meet the on-going accommodation needs of the Gypsy and
Traveller community who normally reside in or travel to the County Borough will be
encouraged. Meeting this need will be achieved by supporting the development of
permanent Gypsy and Traveller caravan sites in suitable and sustainable locations in
accordance to the criteria set out in this policy.
7.2 Meeting the Identified Need 7.2.1 A need has been identified within Torfaen County Borough Council to provide
additional Gypsy and Traveller accommodation. This identified need of up to 46
pitches must be met over the Local Development Plan period (2006-2021). An
assessment of the anticipate needs of the Gypsy and Traveller community in Torfaen
has identified an immediate need of 15 pitches over the first five years of the LDP. A
study has been undertaken to identify suitable potential sites whereby a criteria-
based approach has been used to assess site suitability and sustainability.
7.2.2 A need for a transit site has also been identified. Given the nature of transitory
Gypsies and Travellers, such need should be discussed and addressed at a regional
level. Torfaen County Borough Council will work with all neighbouring Local
Authorities to identify and provide for its transit need over the plan period.
7.2.3 When assessing potential new sites for Gypsy and Traveller accommodation, the
Council will give preference to those sites located in or near to existing settlements
with access to a range of local services such as shops, doctors and schools, and a
range of amenities including play areas and other recreation facilities.
Page 43 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
7.2.4 Consideration will be given to sustainability issues such as co-existence in the local
community and the provision of a settled base which reduces the need for long
distance travelling.
7.2.5 All sites considered as options for new Gypsy and Traveller sites as part of the Local
Development Plan must have their social, environmental and economic impacts
assessed through the Sustainability Appraisal process.
7.2.6 Consideration will be given to the potential impact of proposed Gypsy and Traveller
sites might have in enhancing the existing built and natural environment, particularly
on previously developed land, in terms of design, layout and landscaping.
7.3 Identifying Sites - The Approach
The Council will use WAG national policy and a criteria-based approach which
considers environmental, economic and social indicators to identify the most suitable
sites for Gypsy and Traveller pitches. Sites under consideration will only be granted
planning permission if they can meet the objectives set out in this policy.
7.4 General Development Control Policy
New proposals for Gypsy and Traveller development will generally be permitted in
appropriate locations outside or within settlement boundaries where no planning
policy or other barrier to development exists. Proposals must satisfy the following
general criteria:
- No significant barriers to development exist in terms of flooding, poor drainage,
poor ground stability or proximity to other hazardous land or installation where
conventional housing would not be suitable;
- Unacceptable impacts on the character and appearance of the surrounding
landscape will be minimised through the sensitive and appropriate design of the
scheme;
- The proposal will not result in an unacceptable loss of amenity of neighbouring
land uses; and
- Mixed-use proposals will only be considered if appropriate to the locality and
whereby such uses will not result in an unacceptable loss of amenity.
Page 44 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
7.5 Amplification 7.5.1 Site Suitability
Sites for Gypsy and Traveller pitches may be located outside and/or within settlement
boundaries if the site can meet the requirements set out in this Policy and national
guidance. Proposals for Gypsy and Traveller pitches will only be permitted where
they conform to the following criteria:
- The site is not liable to flooding or where the development may likely give rise to
flooding elsewhere, unless it is demonstrated that these effects can be overcome
by appropriate alleviation and mitigation measures secured by planning
conditions or Section 106 agreements.
- The site access is deemed safe/adequate by the highway authority and where a
safe pedestrian route exists to a local neighbourhood centre or where such a
route can be made available.
- The site is not located in the vicinity of any dangerous roads, railway lines, water
bodies or power lines; however, these locations will be considered in the same
way as for conventional residential development if they are suggested and no risk
to health and safety is present.
- The provision of necessary infrastructure such as water, sewage disposal and
electricity is readily available.
- No ground stability issues are present, unless it can be demonstrated that the
land is physically capable of accommodating development and that the risk of
damage to the proposed development or adjoining land or buildings can be
overcome by appropriate alleviation and mitigation measures secured by
planning conditions or Section 106 agreements.
- No drainage issues are present, unless it can be demonstrated that these issues
can be addressed through an appropriate drainage system secured through
planning conditions or Section 106 agreements and where practical the
development should be served by sustainable drainage systems.
- The site is not located in the vicinity of a hazardous installation or in areas of
contaminated land or water unless it can be demonstrated secure by planning
conditions or Section 106 agreements.
- The site is not located in the vicinity of mineral resources so as to safeguard any
future demand.
Page 45 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
7.5.2 Sustainability of Site Location
New Gypsy and Traveller sites will ideally be located in sustainable locations within or
adjoining settlements with access to a range of services. To encourage sustainable
forms of development within the County Borough, sites for Gypsy and Traveller
pitches will ideally be located:
- within 1200 metres via a safe walking and/or cycle route of a town centre or
neighbourhood centre; and/or
- within at least 800m via a safe walking and/or cycle route of a transport node
providing at least an hourly service to the nearest town centre or neighbourhood
centre.
The Council will encourage, where appropriate, the use of brownfield sites for use as
new Gypsy and Traveller sites.
7.5.3 Rural Areas, Semi-Rural Areas, National/Locally Recognised Designations
As with any form of development, planning permission for new Gypsy and Traveller
sites should only be granted where it can be demonstrated that no unacceptable
impacts on the surrounding landscape, character of a locality or residential amenity
will result. Proposals for new Gypsy and Traveller sites will only be deemed
appropriate where it can be demonstrated that the criteria below can be satisfied:
- In rural areas or within nationally recognised designations such as Sites of
Special Scientific Interest, Special Landscape Areas and Conservation areas, it
can be demonstrated that the objectives of the designation will not be
compromised. Sites located within these areas should not be used as reason in
themselves to refuse planning permission.
- In areas on the edge of built up areas or in rural or semi-rural areas of the County
Borough, proposals for new Gypsy and Traveller sites will not result in undue
reliance on private vehicles to access local services and amenities.
- Proposed new Gypsy and Traveller sites must respect the scale of and not
dominate the nearest settled community and minimise any impact on local
physical and social infrastructure.
- Regard must be given in the design and layout of proposed Gypsy and Traveller
areas in such areas where there is the potential to minimise harmful impacts
through sensitive design and landscaping.
Page 46 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
7.5.4 Mixed-use Proposals
Through the Local Development Plan process, the Council should identify sites that
would be suitable for mixed-uses. Planning applications for mixed-uses within Gypsy
and Traveller sites will only be considered appropriate where it can be demonstrated
that the criteria below can be satisfied:
- A proposed mixed-use scheme must be appropriate to the locality;
- Such uses would not result in any unacceptable loss of amenity to neighbouring
land uses;
- Where Gypsies and Travellers wish to operate businesses from the same site
where their caravans are located, such uses would not result in any adverse
impacts on the safety and amenity of occupants and their children and
neighbouring residents
7.5.5 Transit Sites
Where appropriate, a small number of transit or temporary pitches may be provided
within permanent Gypsy and Traveller sites for family members (immediate or
extended).
Torfaen County Borough Council would support cooperation with neighbouring Local
Authorities to investigate the provision of further transit sites within the South East
Wales Region.
Page 47 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
8 CONCLUSIONS 8.1 Within the context of national guidance for identifying new Gypsy and Traveller
accommodation, this report has highlighted a robust evidence base for the provision
of new permanent and transit Gypsy and Traveller pitches within Torfaen County
Borough.
8.2 There have been low numbers of unauthorised Gypsy and Traveller sites in Torfaen
over recent years; which are mainly a result of the lack of visitor accommodation at
the Council’s Shepherds Hill site. However, much of this need can be met by
increasing the number of double pitches on the Shepherds Hill site or its
replacement. Also, given the size of the ‘non-visitor’ encampments, there is a need
for approximately 2 transit pitches for up to 6 caravans in Torfaen.
8.3 In addition, as transit need is often a regional consideration, it is recommended that
further discussions with neighbouring authorities be undertaken with regards to the
provision of a network of regional transit site(s).
8.4 The study has identified a total need of up to 15 pitches over the first five years of the
Local Development Plan period up to 2011. Based on best practice and guidance
outlined in the Welsh Assembly Government’s Circular “Planning for Gypsy and
Traveller Caravan Sites”, this could result in a need for at least one site. Smaller
sites brought forward through the planning process or allocated in the emerging
Deposit Local Development Plan (LDP) could accommodate this demand.
8.5 It is anticipated that a total of 46 permanent residential pitches will be required over
the LDP’s 15-year period, based on anticipated current need and family formation
and growth. However, this forecast will need monitoring as household growth is
difficult to predict in such a small population and the figure does not take account of
pitch turnover or vacancies that may occur in the future. It is also recognised that
now the Council has taken the management of the Shepherds Hill site more accurate
data for the forecasting process will be kept.
8.6 Meeting this identified need will however be dependent on the future of the Council’s
only permanent residential Gypsy and Traveller site at Shepherds Hill. The Council
will shortly undertake a study to determine the future of the site and address
Page 48 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
concerns over ground stability and overcrowding and if this would result in the need
to identify a new site within the Borough.
8.7 Finally, this General Approach Report has outlined a proposed three-tiered
methodology for the identification and assessment of potential sites to meet the
identified need. This robust and proven approach has been used to identify new
Gypsy and Traveller sites in England and Wales and has been developed using
Government’s most recent guidance as it relates to the Gypsy and Traveller
accommodation.
8.8 The proposed methodology will be the foundation of the final stage of the study
whereby a number of sustainable and suitable sites will be identified to meet the
identified accommodation need in the future Site Options Report.
Page 49 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
APPENDIX AProposed Scoring Matrix
Page 50 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
Page 51 of 62CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
Page 52 of 62 CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
TIER 1 – LOCATION Sites must score the minimum score outlined below to move to Tier 2
Issue Score Min Notes 1. The Site 1a. Is Site located within the Search Zone?
Yes No
+1 0 YES (+1)
Sites must be located in the pre-assessment site zone whereby search areas were identified with the following criteria: Sites must be within 1000m (as the crow flies) of a school, general practitioner/medical centre and food store.
1b. Site Location and Size Specify Site Location Total Site Area -
1c. Current Land Use Use Brownfield or Greenfield? - Preference would be given to Brownfield sites in sustainable locations
(to be determined through other tests) 1d. Raw Capacity of the Site Guidelines:
Double Permanent Pitch = 500 sq m Single/Transit Pitch = 250 sq m
-
1e. The identified capacity meets the required need for a:
Permanent Gypsy/Traveller Site Transit Gypsy/Traveller Site Temporary Gypsy/Traveller Site
Yes No
+1 0 YES (+1)
Identify a raw capacity for the site and assess whether or not this would satisfy the required need for additional pitches within the County Borough. WAG Circular 30/2007 does not stipulate an ideal site size; however WAG’s “Designing Gypsy and Traveller Sites Good Practice Guide” states sites should accommodate no more than 15 to 20 pitches.
2. Relationship to Settlements 2a. Site is located within a safe walking (or where one can be made available) of a Local Centre
Within 200m Within 400m Within 800m Within 1200m
+4 +3 +2 +1
+1
A Local Centre is defined as a neighbourhood centre, district centre, village centre, or town centre offering a range of services and amenities. This conforms to IHT Guidelines for Providing Journeys on Foot.
2b. Site is located within a safe cycle route (or where one can be made available) of a Local Centre
Within 1000m Within 4000m Within 8000m
+3 +2 +1
+1
A Local Centre is defined as a neighbourhood centre, district centre, village centre, or town centre offering a range of services and amenities. This conforms to IHT Guidelines for Providing Journeys by Bicycle.
2c. How does the site relate to the existing settlement?
Within Existing Settlement Boundary Rounding off Settlement Edge of Settlement Out of Settlement
+4 +3 +2 +1
+1
Out of settlement locations will only be awarded a point if the site relates well to existing services and amenities.
3. Policy Constraints 3a. Green Wedge.
Yes No
0 +1 NO (+1)
A presumption against Gypsy/Traveller development in the Green Wedge is made. However, in line with WAG Circular 30/2007, sites within the Green Wedge can be considered although should only be taken forward when all other options are full exhausted.
3b. Valued Areas (The list is not exhaustive and can include any existing or future designations)
Internationally or Nationally Recognised Designations: - Special Areas of Conservation (SAC) - Special Protection Areas (SPA) - Sites of Special Scientific Interest (SSSI) - Scheduled Ancient Monuments - Landscapes, Parks and Gardens of
Special Historical Interest - Landscapes of Outstanding Historical
Interest - World Heritage Sites
YES = 0 NO = +1
NO (+1)
Ideally potential sites should be located outside the designations outlined. Where sites are located nearby or adjoining these designations, mitigation might address any potential harmful impacts and as such will be considered further. Proposals will only be considered further if it can be demonstrated that issues or concerns can be addressed through sensitive design or appropriate mitigation secured by planning conditions or S106.
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
Page 53 of 62 CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
- Regionally Important Geological/Geomorphological sites
- Other International/National Designation Locally Recognised Designations: - Conservation Areas - Special Landscape Area - Important Countryside Frontages - Listed Buildings (curtilage or setting of) - Archaeological Sites - Tree Preservation Orders - Protected Mineral Workings, Waste
Safeguarding Areas, Sustainable Transport Protection Zones
- County Wildlife Sites - Biodiversity Action Plan areas - Ancient Woodland - Other Local Designations
3c. Impact on the above can be minimised through mitigation or sensitive design.
Yes No
+1 0 YES (+1)
4. Environmental Constraints 4a. Hazardous Areas / Significant Constraint to Development.
Flood Zone / Floodplain / River Poor Ground Stability Poor Drainage Topography Contaminated Land Hazardous Installations Poor Highway Safety Motorway flyovers, Dual Carriageway Railway
YES = 0 NO = +1 NO (+1)
4b. Above can be addressed through mitigation or sensitive design of the site.
Yes No
+1 0 YES (+1)
Potential sites should not be located in areas deemed unsuitable for conventional bricks and mortar residential housing use, either private or social. Sites should not be considered if they are near refuse sites or facilities, industrial locations and other hazardous locations such as those indicated. Proposals will only be considered further if it can be demonstrated that issues or concerns over health and safety can be addressed through sensitive design or appropriate mitigation secured by planning conditions or S106.
5. Planning History 5a. Does the site or part of the site have any valid planning permissions?
Application Number Application Type Decision Details
YES/NO -
Impact should be assessed and implications of any existing or pending planning application. A live planning consent does not remove a site from further consideration.
5b. Is the principle of a Gypsy/Traveller development on this site acceptable?
Yes No
+1 0 YES (+1)
TOTAL TIER 1 SCORE MIN 9 DOES THE SITE ADVANCE TO TIER 2? YES / NO
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
Page 54 of 62 CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
TIER 2 – ACCESS AND INFRASTRUCTURE Sites must score the minimum score identified to proceed to Tier 3
Issue Score Min Notes 1. Physical Infrastructure 1a. Basic infrastructure (water, electricity) is available on site or within a reasonable distance away from the site to enable a practical connection.
Yes No
+1 0 +1
1b. Basic infrastructure has the capacity to serve the maximum site capacity.
Yes No
+1 0 +1
1c. If No, mitigation measures that can be taken to address issues.
Yes No
+1 0 +1
Details of local infrastructure must be provided, including any capacity issues, how far the nearest connection is, and feasibility of connection. It would be based on the recommendation of utility providers as to whether or not a connection is practical. A similar approach to residential development where no connection to basic infrastructure is available on the site will be used.
2. Transport Infrastructure 2a. The site can be serviced by independent vehicular access point, which adheres to the Highway Authority’s guidance and standards.
Yes No
+1 0 +1
2b. Access avoids routes through built-up areas or is available by distributor roads without the need to use more local roads within industrial areas, recognised commercial areas or housing areas.
Yes No
+1 0 +1
2c. Existing highway network is capable of accommodating proposed traffic movements.
Yes No
+1 0 +1
2d. The site has a safe pedestrian and/or cycle access/route to the nearest local area centre (or could one be provided).
Yes No
+1 0 +1
2e. The site has good, reasonably direct access to key routes out of the nearest town/city.
Yes No
+1 0 - This consideration would only be applied to potential sites under
consideration as a new transit site for the County Borough.
2f. Access to a transport node is provided via a safe walking route:
Within 200m of the site Within 400m of the site Within 800m of the site
+3 +2 +1
+1 This can be either a bus stop or rail stop or community share service. This reflects guidance within the Institute of Highways & Transportation Guidelines for Providing Journeys on Foot.
2g. The nearest public transport node provides:
Half-hourly public transport service Hourly public transport service
+2 +1 +1
3. Social Infrastructure 3a. Access to key* local facilities is provided (actual walking distance): * these are services and amenities that are deemed to be essential for the Gypsy/Traveller community as determined from similar study’s elsewhere and through consultation with the Gypsy/Traveller community.
Within 200m of the site Within 400m of the site Within 800m of the site
+3 +2 +1
+1
The site must be within the specified distance of at least 3 the following key Local Amenities: - Food Shop - a supermarket or village shop where a range of
products are available for purchase; a restaurant or take-away will not qualify as a food shop
- Doctor’s Surgery - Primary School - Children’s Play Area - will only classify as such if it is a clearly
defined and designated publicly available play area (or alternatively points can be awarded if such a play area can be provided within the site)
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
Page 55 of 62 CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Reflects WAG Circular 30/2007 guidance that Gypsy/Traveller sites must be located near to a range of services and amenities. Also reflects IHT guidance for acceptable walking distances.
3b. Access to at least 1 other local facilities is provided by safe walking route: (actual walking distance) Within 200m of the site
Within 400m of the site Within 800m of the site
+3 +2 +1
-
The site should be within the specified distance of at least 1 of the following Local Amenities: - Bank/Cash Point - or a post office providing a cash service. - Postal Facility - can be a post office or a postal subsidiary within for
example a supermarket - Pharmacy - Public House - Place of Worship Reflects WAG Circular 30/2007 guidance that Gypsy/Traveller sites must be located near to a range of services and amenities. Also reflects IHT guidance for acceptable walking distances.
3c. Access to district services/amenities is provided by safe walking route: (actual walking distance):
Within 500m of the site Within 1000m of the site Within 2000m of the site
+3 +2 +1
-
The site should be within the specified distance of at least 1 of the following Local Amenities: - Secondary School, College or other higher education - Medical Centre, Hospital, Dentist - Leisure/Recreation Centre - must be open for public use although
an entry fee may be charged (i.e. not a subscription). - Community Centre - Outdoor open access public area - can be a public park, village
green or any other type of outdoor amenity area with unrestricted public access.
Reflects WAG Circular 30/2007 guidance that Gypsy/Traveller sites must be located near to a range of services and amenities. Also reflects IHT guidance for acceptable walking distances.
3d. Access to local amenities/services is provide by safe cycle route:
Within 1000m Within 4000m Within 8000m
+3 +2 +1
+1 Reflects IHT guidance for acceptable cycle distances.
4. Other Considerations 4a. Is the site located within 1000m of other Gypsy/Traveller pitches/sites?
Yes No
0 +1 +1 Other pitches can be authorised or unauthorised or potential future
allocations. 4b. If Yes, what is the total number of pitches? Number of Pitches N/A Identify total number of unauthorised/authorised pitches within 1000m
of a proposed site, including any proposed allocations. 4c. Would there be any harmful impact to local physical/social infrastructure should additional pitches be permitted?
Yes No
0 +1 +1
Provide explanation of what infrastructure impacts might result from allowing additional pitches, e.g. impact on physical infrastructure such as sewage/water capacity and impact on social infrastructure such as capacity of schools.
TOTAL TIER 2 SCORE MIN 10 DOES THE SITE ADVANCE TO TIER 3? YES / NO
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
Page 56 of 62 CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
TIER 3 – DELIVERABLITY, DESIGN AND IMPACT Sites achieving the highest Tier 3 scores will be identified as suitable site options or alternative options for consideration.
Issue Score Desired Notes 1. Design and Impact 1a. Site Analysis Considerations:
Overall Impact Microclimate, Topography, Aspect, Level and Quality of Existing Vegetation (trees, hedgerows, etc), Emergency Response Times, Relationship to Services/Amenities, Other Issues
The overall suitability of the site for Gypsy/Traveller use - either for permanent, transit or temporary use - should be assessed and should reflect guidance in WAG Circular 07/2007 and WAG’s “Designing Gypsy and Traveller Sites Good Practice Guide”. Sites should have a natural/logical boundary, or where one is proposed it must be sensitive to the character/appearance of its surroundings. Sites should not be visually intrusive. Adequate response times should be available from Emergency Services.
Policy/Environmental Designations
High Medium Low
0 +1 +2
LOW (+2)
Residential Amenity High Medium Low
0 +1 +2
LOW (+2)
1b. Level and Nature of Impact on:
Landscape Impact High Medium Low
0 +1 +2
LOW (+2)
The development of potential sites for Gypsy/Traveller pitches will only be permitted in areas where there would be no impact on policy designations (adopted or emerging), nationally/locally recognised environmental designations, residential amenity, the surrounding landscape and the character/appearance of the locality, including Conservation Areas. An assessment is undertaken on the level and nature of any impacts.
1c. Where Medium/High in any of the above, mitigation measures address concerns.
Yes No
+1 0 YES (+1) Where appropriate, consideration may be given to possible mitigation
that could address potential harmful impacts.
Air Quality Issues Yes No
0 +1 NO (+1)
Potential Light Nuisance Yes No
0 +1 NO (+1)
1d. Environmental Health
Potential Noise Issues Yes No
0 +1 NO (+1)
Gypsy/Traveller sites are more susceptible to air quality, light and noise issues. Consideration must be given to the impact of these issues on the health and well-being of occupiers of a potential site. Should issues exist, mitigation measures can be considered.
1e. Other appropriate uses be accommodated within the site.
Yes No
+1 0 YES (+1) Must be appropriate to the location and can include: visitor pitches,
shared amenity block, play area, work vehicle parking, stables, etc.
Permanent Gypsy/Traveller Use Yes No
+1 0 YES (+1) 1f. On balance, would the potential site be
suitable for:
Transit Gypsy/Traveller Site Yes No
+1 0 YES (+1)
Having considered all the criteria in the three tiers, would the potential site be suitable for Gypsy/Traveller use?
2. Deliverability 2a. Ease of Acquisition Site Ownership*
Available for Purchase? Is the use of Compulsory Purchase likely?
0-3 YES/NO YES/NO
- YES (+1) NO (+1)
A - Land Value** B - Utility Connection C - Road Infrastructure D - Landscaping E - Mitigation
0-2 0-2 0-2 0-2 0-2
N/A
2b. Notional Cost
Total Notional/Indicative Cost (A+B+C+D+E) X N/A
* Site Ownership: ** Land Value: - Council: +3 - Gypsy/Traveller: None (0) - Gypsy/Traveller: +2 - Council/Public: Nominal (+1) - Other Public Body: +1 - Private: Market (+2) - Private: 0 When Assessing Cost: - Existing works/conditions can be used: 0 - Minimal infrastructure/mitigation works are required: +1 - Significant infrastructure/mitigation works required: +2
TOTAL TIER 3 SCORE and COST MIN 11 FINAL RECOMMENDATION SITE OPTION / ALTERNATE / REJECTED
2
ypsy and Traveller Study of Permanent Gypsy and Traveller Sites - General Approach Report
Page 57 of 6G planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen GIdentification
CDN PLANNIN
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
APPENDIX BSuggested Site Identification / Assessment Template
Page 58 of 57CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
Page 59 of 57CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
SUGGESTED SITE IDENTIFICATION/ASSESSMENT TEMPLATE
Site Appraisal Site Number Reference number provided for each site Site Name / Address If applicable Location Nearest Settlement to the Site and Site Plan Site Size The area of the site in hectares Current Land Use Is the site Greenfield or previously developed land (Brownfield)? Raw Capacity of the Site
The number of pitches that are proposed on the potential site (where there is current Gypsy and Traveller use on a site, the number of existing pitches is also given)
Site Description & Context
A description of the character and appearance of the site and that of the surrounding area
Tier 1: Location and Constraints Relationship to Settlements
Is the site located within a safe walking (or where one can be made available) of a Local Centre? (ideally within 1200m)
Is the site located within a safe cycle route (or where one can be made available) of a Local Centre? (ideally within 8000m)
Key Social Infrastructure
Is the site located within 1000 or 2000 metres of a primary school, a doctor’s surgery, and a food shop? (as the crow flies)
Policy Constraints Is the site within the Green Belt? Is the site within or in close proximity to any valued area(s)
including internationally/nationally/locally recognised designations?
If so, can any of the above be addressed through mitigation or through sensitive design?
Environmental Constraints
Is the site within or in close proximity to a hazardous area(s) or any significant constraint to development?
If so, can this be addressed through mitigation or through sensitive design?
Planning History Any relevant planning history for the site or part of the site Is the principle of a Gypsy and Traveller development on the site
acceptable? Tier 1 Conclusion Summary of Findings
Does the site warrant further consideration? Tier 2: Access & Infrastructure Transport Infrastructure
Can the site be services by independent vehicular access point, which adheres to the Highway Authority guidance/standards?
Does access to the site avoid routes through built-up areas or is available by distributor roads without the need to use more local roads within industrial areas, recognised commercial areas or housing areas?
Is the existing highway network capable of accommodating the proposed traffic movements?
Does the site have a safe pedestrian and/or cycle access/route to the nearest local centre? (If not, could one be provided?)
Is access to a transport node provided via a safe walking route? (ideally within 400m or at least 800m)
What level of service does the nearest transport node provide?
Page 60 of 57CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
Torfaen Gypsy and Traveller Study Identification of Permanent Gypsy and Traveller Sites - General Approach Report
(ideally access to at least an hourly service) Site Infrastructure Are utilities (water, electricity, drainage) available on site or
within a reasonable distance away from the site to enable a practical connection?
Does the basic infrastructure have the capacity to serve the maximum site capacity? (If no, are there measures that can be taken to address this?)
Social/Local Infrastructure
Is there access to key local service/amenity? Is there access to at least 1 other local service/amenity? Is there access to at least 1 district service/amenity?
Other Considerations Is the site located within 1000m of other Gypsy and Traveller pitches/sites? If yes, how many pitches?
If yes, would there be any harmful impact to local physical/social infrastructure should additional pitches be permitted?
Can the site accommodate Travelling Showpeople needs in terms of access to key routes, additional on-site storage, etc?
Tier 2 Conclusion Summary of Findings Does the site warrant further consideration?
Tier 3: Impact, Design and Deliverability Design and Impact Site Analysis / Overall Impact / Overall Suitability
Level and nature of impact on Policy/Environmental Designations, Residential Amenity, Landscape Impact
Environmental Health considerations - air quality, light nuisance, noise issues
On balance, would the Potential Site be suitable for: o Permanent Gypsy and Traveller Use? o Transit Gypsy and Traveller Use? o Travelling Showpeople Use?
Deliverability Time of potential delivery (short, medium, long-term) Land ownership Ease of Acquisition Notional Cost - cost of security site (including land value), cost
of demolition/clearing, cost of road layout, cost of utility connection, cost of landscaping, cost of mitigation, total cost (notional, not a real world figure)
Tier 3 Conclusion Summary of Findings Recommendation Site Option, Alternate Option, Rejected Option Note: Maximum walking/cycle distance indicated above is based on IHT guidance - actual walking/cycle distance to reflect IHT guidance or other adopted/approved guidance.
Page 61 of 57CDN PLANNING planning . urban design . development . landscape : cynllunio . dylunio trefol . datblygu . tirlun
top related