monmouthshire county council joint housing land … · 1.0 introduction 1.1 this is a statement of...

MONMOUTHSHIRE COUNTY COUNCIL

JOINT HOUSING LAND AVAILABILITY STUDY 2016

STATEMENT OF COMMON GROUND

BETWEEN MONMOUTHSHIRE COUNTY COUNCIL, THE

HOME BUILDERS FEDERATION AND THE STUDY

GROUP

May 2016

CONTENTS 1 Introduction

2 Study Group 3 Process to Date 4 Agreed Matters 5 Matters of Dispute

6 5 Year Land Supply Calculation

Appendix 1 - Amended Site Schedule

Appendix 2 - Site Schedule with changes proposed by HBF and other

Study Group Members

Appendix 3 - Amended Site Proformas

Appendix 4 - Responses to initial consultation

Appendix 5 - Minutes of Study Group Meeting

Appendix 6 - Agreed Changes / Amendments

1.0 INTRODUCTION 1.1 This is a Statement of Common Ground (SoCG) prepared by

Monmouthshire County Council, the Home Builders Federation (HBF), the Study Group, Welsh Water and Local Housing Associations, for the 01st April 2016 Joint Housing Land Availability Study (JHLAS) for Monmouthshire County Council for 2015/2016.

1.2 This SoCG follows the process set out in the agreed delivery timetable for the preparation of Monmouthshire County Council JHLAS for 2015/2016 and has been prepared in accordance with the requirements of Planning Policy Wales and Technical Advice Note 1, Joint Housing Land Availability Studies, (TAN 1) .

1.3 This SoCG has been prepared for the Welsh Government and as there are disputed sites, to assist the Planning Inspectorate to make a recommendation to the Welsh Government on the housing land supply for Monmouthshire County Council for 2015/16.

2.0 STUDY GROUP 2.1 The Study Group for the Monmouthshire County Council 2015/16

JHLAs is comprised of the following members:

Mark Hand Monmouthshire County Council Martin Davies Monmouthshire County Council Jane Coppock Monmouthshire County Council Jill Edge Monmouthshire County Council Ben Winstanley Monmouthshire County Council Shirley Wiggam Monmouthshire County Council Mark Harris Home Builders Federation Rhys Evans / Ryan Norman Dwr Cymru / Welsh Water Emyr Davies Redrow Homes Daniel Hodgkiss Persimmon Homes Adam Davies Taylor Wimpey Mike Fenton Taylor Wimpey Karen Tarbox Monmouthshire Housing Gerrard Williams Melin Homes Rhys Parry Seren Group David James Rural Housing Enabler Alistair MacDonald RPS Darren Parker RPS Keith Warren Asbri Planning Tim Gent Savills Owen Francis Boyer

Gareth Barton Turley

2.2 The HBF circulate all details of consultations to their members, with comments either fed back through the HBF representative or made on an individual basis.

3.0 PROCESS TO DATE

3.1 A survey of all housing sites with an extant planning permission was undertaken by Monmouthshire County Council between the 29th March 2016 and 8th April 2016. Following the completed housing survey site schedules were prepared with an update of progress on each site and estimated completion forecasts for all sites included on the schedule. Those sites with planning permission, both outline and full, those sites which are the subject of a resolution to grant planning permission for housing subject to the signing of a Section 106 agreement and those identified for residential purposes in the Adopted Local Development Plan were included as required by paragraph 4.3.1 of the TAN.

3.2 Monmouthshire County Council published t h e d r a f t site schedule and site proformas for the 2015/2016 JHLAS report for consultation with the study group between the 11th Apri l 2016 and the 22nd April 2016.

3.3 Written comments in response to the consultation were received from the Home Builders Federation, Dwr Cymru / Welsh Water and a number of other members of the Study Group. These responses are included at Appendix 4. Following the consultation a study group meeting was held on 29th April 2016 to discuss those sites which were the subject of disagreement. The minutes of the meeting are provided at Appendix 5.

3.4 Amended site proformas and a site schedule were prepared to take into account the outcome of the Study Group Meeting and subsequent correspondence between the Council and members of the Study Group. These are included at Appendices 1 and 3.

3.5 A draft Statement of Common Ground was published for consultation between 11th May 2016 and 20th May 2016, no further comments were received.

4.0 AGREED MATTERS Completions Large and Small Site Completions

Completions 1st April2015 –31st March 2016

Large Site Completions

Small Site Completions

234 135 99

5 Year Land Supply Sites

Agreed Sites 4.1 All sites with an extant planning permission included on the initial

schedule are agreed. In addition there is no dispute over a number of the allocated sites in the Adopted Local Development Plan.

4.2 Some amendments have been made to the initial site schedule in response to comments received from the Study Group and discussion at the Study Group meeting. These amendments are set out in Appendix 6.

4.3 It has not been possible to agree the details relating to 3 of the housing sites, these are included in section 5. These sites currently total 585 dwellings within the 5 year period, if build rates were adjusted to those proposed by the HBF and other members of the Study Group whereby there would be 420 dwellings within the 5 year period this would equate to 3.9 years supply.

5.0 MATTERS OF DISPUTE

5 Year Land Supply Sites 5.1 As a result of the consultation on site schedules and site proformas and the

Study Group Meeting, the following sites are still the subject of dispute between the HBF and other members of the Study Group and Monmouthshire County Council.

Site Ref SAH5

Site Name Rockfield Farm, Undy

Planning History Site allocated for a mixed use development in the adopted Local Development Plan, with 270

residential units and provision made within the site for 2ha of serviced land for industrial and business development (Class B1)

Planning Status

JHLAS History First included in 5 year supply in 2013/14 Study

Total Number of Dwellings in 5 year supply

235 units, with 35 units outside of the 5 year supply

Site/Infrastructure

Constraints

No major constraints

HBF’s / Study Group Stated Position

Members of the Study Group feel that the build rates are still too high even taking into account revisions made by the Council at the Study Group meeting and the time line for first completions on the site are not realistic. With a planning application due to be submitted in July 2016 it could take up to 18 months before the site is granted a full permission, with associated land sale and conditions discharged. The proximity of the neighbouring site will also impact on completion rates, as the number of outlets increases then the sales rate of each outlet will reduce, the two sites together have the potential for three to four outlets. The council’s revised trajectory still shows too many completions coming forward when the sites are considered together.

Trajectory proposed by the HBF/Study Group:

Yr1 – 0, Yr2 – 0, Yr3 – 40, Yr4 – 60, Yr5 – 60, 110 outside the 5 year supply.

Council’s Stated Position All of the technical studies required for development of the site have been completed. Hydraulic Modelling Assessments are complete and a drainage strategy outlined. The Council are in discussion with agents with a view to working up a masterplan and submitting an outline application on the site by July 2016. The disposal strategy is to be twin tracked alongside the application. A TA has been commissioned to look at whether the by-pass for Magor/Undy is needed and is expected at the end of May, if it concludes that one is needed this will not impact on the site coming forward as allowance has already been made for it. Any land take for the new M4 route will also not affect either of the sites in Magor/Undy as the proposed route is north of the existing route. The Council suggested revised build rates at the Study Group meeting in light of further information available from their Estates Department, this would move the start date back a year with lower completions in the first year and higher levels in subsequent years as it is anticipated that there will be more than one developer on site.

Trajectory proposed by the Council:

Yr1 – 0, Yr2 – 20, Yr3 – 55, Yr4 – 80, Yr5 – 80, 35 outside the 5 year supply

Site Ref SAH6

Site Name Land at Vinegar Hill, Undy

Planning History Site allocated for 225 units in the adopted Local Development Plan

Planning Status




Site/Infrastructure Constraints


HBF’s / Study Group Stated Position The comments with regard to the proposed start date and build rate on the draft schedule for Rockfield Farm also apply to Vinegar Hill. The issue as identified on the Rockfield Farm site is the impact on sales rates due to the number of outlets in close proximity. There was agreement on moving the start date back a year but no agreement could be reached on the subsequent build rate.


Yr1 – 0, Yr2- 0, Yr3 – 40, Yr4 – 40, Yr5 – 40, 105 outside the 5 year supply.

Council’s Stated Position NLP are the agent for Bovis who are the developers of the site, the Council’s Estates Department have been in regular discussion with Bovis when producing the technical reports for Rockfield Farm. Whilst the access for part of the site does depend on the Rockfield Farm Site there is also access from the west for a large area of the site so can be commenced independently.


Yr1 – 0, Yr2- 0, Yr3 – 50, Yr4 – 50, Yr5 – 50, 75 outside the 5 year supply.

Site Ref SAH2

Site Name Crick Road, Portskewett

Planning History Site allocated for a mixed use development in the adopted Local Development Plan, with 285 residential units and provision for 1ha of serviced land for industrial and business development (Class B1).

Planning Status




Site/Infrastructure Constraints


HBF’s / Study Group Stated Position Members of the Study Group still feel that the Council’s revised build rates are overly optimistic considering other developments in the area, and that the new disposal strategy could delay the start date on site even further. The Study Group consider that pushing the start date back a year from the revised build rate with a lower level of completions in subsequent years would be more realistic.


Yr1 – 0, Yr2 – 0, Yr3 – 40, Yr4 – 50, Yr5 – 50, 145 outside the 5 year supply

Council’s Stated Position The Council confirm that the disposal strategy for the site has changed and they are now having direct discussions with a developer (who was identified as an RSL who would look to build out part of the site for affordable housing and the rest for private sale). It is intended to submit a hybrid planning application by the end of the calendar year which will include the required technical studies alongside a detailed phase 1 of the development. The site is a greenfield site and there are no obstacles to it being brought forward. Ground Condition, Ecological and Archeological reports have all been completed with no known issues. In addition quotations have been received for Hydraulic Modelling, there are no known connection issues and there is capacity at the local treatment works. At the Study Group meeting the Council suggested revised build rates in light of further information available from their Estates Department, this would lower the build rate pushing some outside of the five year supply but first completions on site would still be in 2017/18.


Yr1 – 0, Yr2 – 20, Yr3 – 60, Yr4 – 60, Yr5 – 60, 85 outside the 5 year supply.

6.0 FIVE YEAR LAND SUPPLY CALCULATIONS Disputed Position

6.1 It has not been possible to agree details on the sites set out in section 5 above. The tables below present calculations on the basis of Monmouthshire County Council’s assessed 5 year land supply and subsequently the 5 year land supply calculation on the approach proposed by the HBF and other Study Group members.

Monmouthshire County Council 5 Year Land Supply Calculation

Housing Land Supply 01st April 2016 (Large Sites)

5 Year Land Supply (TAN 1 categories)

Beyond 5 Years

Proposed homes

Under construction Category 1

Category 2

Category 3

Category 4

Homes Completed

Since last study

Total 3041 118 2140 0 633 135

Five year land supply on large sites (i.e. Categories 1 and 2) is 2,258.

Small Site and Conversion Completions for previous 5 years


2011/12 2012/13 2013/14 2014/15 2015/16 Total

108 94 59 99 99 459

Total Dwellings Available: Large sites 2258

Forecast contribution by small sites

459

Large and Small Site 5 year total 2717

LDP Housing Provision 2011-2021

Completions 1st April 2011- 31st March 2016 5 Years

Remainder 1st April 2016 -2021 5 Years

5 Year Requirement

Total Annual Building Requirement

Total Land Available

Total Land Supply in Years

A B C D E F G

C = (A-B) D = C

= D/5 F G = F/E

4500 1265 3235 3235 647 2717 4.2 years

HBF 5 Year Land Supply Calculation

6.2 The land supply calculation below is based on amendments to the schedule

over and above those agreed at the Study Group meeting, as requested by the HBF and some other members of the Study Group. A schedule which includes these amendments is included at appendix 2.

Housing Land Supply 01st April 2016 (Large Sites)

5 Year Land Supply (TAN 1 categories)

Beyond 5 Years

Proposed homes

Under construction Category 1

Category 2

Category 3

Category 4

Homes Completed

Since last study

Total 3041 118 1975 0 798 135

Five year land supply on large sites (i.e. Categories 1 and 2) is 2093. Small Site and Conversion Completions for previous 5 years


2011/12 2012/13 2013/14 2014/15 2015/16 Total

108 94 59 99 99 459

Total Dwellings Available: Large sites 2093

Forecast contribution by small sites

459

Large and Small Site 5 year total 2552

LDP Housing Provision 2011-2021

Completions 1st April 2011- 31st March 2016 5 Years

Remainder 1st April 2016 -2021 5 Years

5 Year Requirement

Total Annual Building Requirement

Total Land Available

Total Land Supply in Years

A B C D E F G

C = (A-B) D = C

= D/5 F G = F/E

4500 1265 3235 3235 647 2552 3.9 years

Appendix 1

ABERGAVENNY

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2007/01679 Ross Road 0 9 9 0.55 0 0 0 0 0 0 0 9

DC/2008/00024(O/L) Ross Road 0 9 9 0.41 0 0 0 0 0 0 0 9

DC/2013/00304 Former Milsteel Fabrications 0 38 38 0.45 0 18 20 0 0 0 0 0

DC/2015/01174 Old Hereford Road 0 12 12 0.22 0 12 0 0 0 0 0 0

MON LDP Deri Farm 0 250 250 8.7 0 0 20 55 55 55 0 65

MON LDP Coed Glas 0 60 60 1.9 0 0 14 46 0 0 0 0

TOTAL 0 378 378 12.23 0 30 54 101 55 55 0 83

CALDICOT

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2013/01034 Former Westend School 9 17 8 0.52 8 0 0 0 0 0 0 0

TOTAL 9 17 8 0.52 8 0 0 0 0 0 0 0

CHEPSTOW

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2009/00910 Osborn International 0 169 164 2.4 0 0 32 32 30 30 0 40

DC/2013/00618 Gargaes rear Thornwell Road 16 16 0 0.64 0 0 0 0 0 0 0 0

DC/2013/00648 Former Forensic Science Laboratory 28 32 0 1.7 0 0 0 0 0 0 0 0

MON LDP Fairfield Mabey 0 350 350 9.5 0 0 0 40 80 80 0 150

TOTAL 44 567 514 14.24 0 0 32 72 110 110 0 190

Categorisation

LPA Ref No. AddressUnits Built Since Last

Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA U/C

U/C

CategorisationLPA Ref No. AddressUnits Built Since Last

Study

Total Units

Capacity

Units Rmng

HA U/C

Monmouthshire Residential Land Availability Schedule as at 01-04-2016

Sites with Planning Permission or in Adopted Plans

1

LLANELLEN

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2015/00474 Llanellen Court Farm 0 14 14 0.7 14 0 0 0 0 0 0 0

TOTAL 0 14 14 0.7 14 0 0 0 0 0 0 0

LLANFOIST

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2014/00663 Westgate, Land off Merthyr Road 37 65 28 1.44 10 18 0 0 0 0 0 0

DC/2015/00090 Gavenny Gate 43 85 36 2.76 16 20 0 0 0 0 0 0

TOTAL 80 150 64 4.2 26 38 0 0 0 0 0 0

MAGOR/UNDY

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

MON LDP Rockfield Farm 0 270 270 8.2 0 0 20 55 80 80 0 35

MON LDP Land at Vinegar Hill 0 225 225 7.81 0 0 0 50 50 50 0 75

TOTAL 0 495 495 16.01 0 0 20 105 130 130 0 110


Study

Total Units

Capacity

Units Rmng

HA CategorisationU/C

Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA U/C

U/C



2

MONMOUTH

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2011/00936 Former Cottage Hospital 0 24 24 0.67 24 0 0 0 0 0 0 0

DC/2010/00785 Dixton Road Clinic 2 20 18 0.18 18 0 0 0 0 0 0 0

DC/2015/00390 Wonastow Road (Part) 0 166 166 4.53 0 10 30 35 35 45 0 11


MON LDP Wonastow Road (LDP) 0 110 110 5.75 0 0 0 0 30 45 0 35

MON LDP Tudor Road Wyesham 0 35 35 2.05 0 0 15 20 0 0 0 0

TOTAL 2 529 527 17.67 42 30 80 85 105 125 0 60

PENALLT

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2015/00606 Land to the south west of Penallt 0 10 10 0.4 0 0 10 0 0 0 0 0

TOTAL 0 10 10 0.4 0 0 10 0 0 0 0 0

PENPERLLENI

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2013/01001 Land south of Usk Road (Phase 1) 0 40 40 1.34 0 0 15 25 0 0 0 0


TOTAL 0 65 65 2.94 0 0 15 30 20 0 0 0

Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA U/C

U/C


Study

Total Units

Capacity

Units Rmng

HA U/C



3

PORTSKEWETT

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

MON LDP Crick Road 0 285 285 7.77 0 0 20 60 60 60 0 85

TOTAL 0 285 285 7.77 0 0 20 60 60 60 0 85

RAGLAN

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

MON LDP Land at Chepstow Road 0 45 45 2.18 0 0 0 23 22 0 0 0

TOTAL 0 45 45 2.18 0 0 0 23 22 0 0 0

ROGIET

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2014/01114 Former Rogiet Primary School 0 19 19 0.69 19 0 0 0 0 0 0 0

TOTAL 0 19 19 0.69 19 0 0 0 0 0 0 0

SUDBROOK

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

MON LDP Former Paper Mill 0 190 190 6.6 0 0 10 35 35 35 0 75

DC/2011/00607 The Old Shipyard 0 46 46 1.0 0 0 10 36 0 0 0 0

TOTAL 0 236 236 7.6 0 0 20 71 35 35 0 75


Study

Total Units

Capacity

Units Rmng


Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA U/C

U/C


Study

Total Units

Capacity

Units Rmng

HA U/C



4

TINTERN

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2012/00620 Former Abbey Hotel 0 11 11 0.5 0 2 9 0 0 0 0 0

TOTAL 0 11 11 0.5 0 2 9 0 0 0 0 0

TRELLECH

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2015/00097 Land at Monmouth Road/Greenway Lane 0 15 15 1.68 9 6 0 0 0 0 0 0

TOTAL 0 15 15 1.68 9 6 0 0 0 0 0 0

USK

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

MON LDP Cwrt Burrium 0 20 20 0.66 0 0 0 13 7 0 0 0

DC/2015/00970 Three Salmons Hotel 0 10 10 0.2 0 3 7 0 0 0 0 0

TOTAL 0 30 30 0.86 0 3 7 13 7 0 0 0


Study

Total Units

Capacity

Units Rmng


Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA U/C

U/C



5

VILLAGE SITES

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

MON LDP Land adj Village Hall Cross Ash 0 10 10 0.41

MON LDP Land adj Cross Ash Garage 0 5 5 0.2

MON LDP Land at Well Lane Devauden 0 15 15 0.56

MON LDP Land to south east of Dingestow 0 15 15 0.51

MON LDP Land to west of Grosmont 0 15 15 0.6

MON LDP Land north of Little Mill 0 15 15 0.51

MON LDP Land rear Village Hall Llanddewi Rhydderch 0 5 5 0.17

MON LDP Land to north west of Llanellen 0 15 15 0.55

MON LDP Land at Ton Road Llangybi 0 10 10 0.34

MON LDP Land rear Carpenter's Arms Llanishen 0 5 5 0.2

MON LDP Land adj Church Road Llanishen 0 5 5 0.17

MON LDP Land north Llanvair Kilgeddin 0 5 5 0.17

MON LDP Land west of Mathern 0 15 15 0.5

MON LDP Hill Farm Pwllmeyric 0 15 15 0.56

MON LDP Land east Shirenewton (south of minor road) 0 5 5 0.17

MON LDP Land east Shirenewton (north of minor road) 0 5 5 0.16

MON LDP Land adj Werngifford Pandy 0 15 15 0.65

TOTAL 0 175 175 6.43 0 5 35 35 35 35 0 30

TOTAL 135 3041 2891 96.62 118 114 302 595 579 550 0 633


Study

Total Units

Capacity

Units Rmng

HA U/C



6

Appendix 2

ABERGAVENNY

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2007/01679 Ross Road 0 9 9 0.55 0 0 0 0 0 0 0 9

DC/2008/00024(O/L) Ross Road 0 9 9 0.41 0 0 0 0 0 0 0 9



MON LDP Deri Farm 0 250 250 8.7 0 0 20 55 55 55 0 65

MON LDP Coed Glas 0 60 60 1.9 0 0 14 46 0 0 0 0

TOTAL 0 378 378 12.23 0 30 54 101 55 55 0 83

CALDICOT

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 9 17 8 0.52 8 0 0 0 0 0 0 0

CHEPSTOW

2016/17 2017/18 2018/19 2019/20 2020/21 3 4





TOTAL 44 567 514 14.24 0 0 32 72 110 110 0 190

Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA U/C

U/C


Study

Total Units

Capacity

Units Rmng

HA U/C

HBF/Members of the Study Group Proposed Amendments to Monmouthshire Residential Land Availability Schedule

as at 01-04-2016

1

LLANELLEN

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 14 14 0.7 14 0 0 0 0 0 0 0

LLANFOIST

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


DC/2015/00090 Gavenny Gate 43 85 36 2.76 16 20 0 0 0 0 0 0

TOTAL 80 150 64 4.2 26 38 0 0 0 0 0 0

MAGOR/UNDY

2016/17 2017/18 2018/19 2019/20 2020/21 3 4



TOTAL 0 495 495 16.01 0 0 0 80 100 100 0 215


Study

Total Units

Capacity

Units Rmng


Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA U/C

U/C


as at 01-04-2016

2

MONMOUTH

2016/17 2017/18 2018/19 2019/20 2020/21 3 4







TOTAL 2 529 527 17.67 42 30 80 85 105 125 0 60

PENALLT

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 10 10 0.4 0 0 10 0 0 0 0 0

PENPERLLENI

2016/17 2017/18 2018/19 2019/20 2020/21 3 4



TOTAL 0 65 65 2.94 0 0 15 30 20 0 0 0

Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA U/C

U/C


Study

Total Units

Capacity

Units Rmng

HA U/C


as at 01-04-2016

3

PORTSKEWETT

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 285 285 7.77 0 0 0 40 50 50 0 145

RAGLAN

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 45 45 2.18 0 0 0 23 22 0 0 0

ROGIET

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 19 19 0.69 19 0 0 0 0 0 0 0

SUDBROOK

2016/17 2017/18 2018/19 2019/20 2020/21 3 4



TOTAL 0 236 236 7.6 0 0 20 71 35 35 0 75


Study

Total Units

Capacity

Units Rmng


Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA U/C

U/C


Study

Total Units

Capacity

Units Rmng

HA U/C


as at 01-04-2016

4

TINTERN

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 11 11 0.5 0 2 9 0 0 0 0 0

TRELLECH

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 15 15 1.68 9 6 0 0 0 0 0 0

USK

2016/17 2017/18 2018/19 2019/20 2020/21 3 4



TOTAL 0 30 30 0.86 0 3 7 13 7 0 0 0


Study

Total Units

Capacity

Units Rmng


Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA U/C

U/C


as at 01-04-2016

5

VILLAGE SITES

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


















TOTAL 0 175 175 6.43 0 5 35 35 35 35 0 30

TOTAL 135 3041 2891 96.62 118 114 262 550 539 510 0 798


Study

Total Units

Capacity

Units Rmng

HA U/C


as at 01-04-2016

6

Appendix 3

Site Proforma Monmouthshire County Council Joint Housing Land Availability

Base Date 01/04/2016

TAN(W) 1

Site Details: Settlement Abergavenny Ward Croesonen Site Address Ross Road (part)

Land Off Ross Road Abergavenny Monmouthshire

LPA Reference DC/2007/01679 Grid Reference Easting 330835 Northing 215151 Market Type (Private, Public, RSL)

Private

Owner Developer Redrow Homes (South Wales) Ltd

Redrow House Copse Walk Cardiff Gate Business Park Cardiff CF23 8RH

Agent Urban Illustrate Ltd 10 Tulip Walk Afon Village Rogerstone Newport Gwent NP10 9LF

Landowner / developer intentions

Description of Development

Erection of 9 dwellings and associated works.

Planning Status:

Planning Consent

Date Consent Expiry Date Application/Plan ref.

Full 07.04.09 07.04.14 DC/2007/01679 UDP Alloc – H2c

Site Analysis: Drainage /Sewerage Capacity (SW/FW)

Access / Highways Comment

Utilities / Services Comment

Constraints Comment

Capital Works Comment

Planning consent secured by construction of access

JHLAS History

First recorded as forming part of the five year housing land supply = 2006/07

Other Site Size / Capacity: Forecast Completions:

Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

0.55 16.36 0 0 0 0 0 Categorisation:

Units capacity

Units Completed

Prior To Last Study

Units Completed Since last

Study

Units Remaining

@ 01st April 2016

1 2 3 4

9 0 0 9 0 0 0 9

Drawn byMonmouthshire County Council

Scale

File Pathname / Project / Drawing No.

1:2000

Date

RevNo.

edge.j 4/14/2015

Details JHLA Site Plan © Hawlfraint y Goron a hawliau cronfa ddata 2015 Arolwg Ordnans 100023415© Crown copyright and database rights 2015 Ordnance Survey 100023415

County HallUskNP15 1GA

www.monmouthshire.gov.uk/maps

DC/2007/01679 - Ross Road, Abergavenny

Wi



TAN(W) 1

Site Details: Settlement Abergavenny Ward Croesonen Site Address Ross Road

Land Off Ross Road Abergavenny Monmouthshire


Private – 7 dwellings Public – 2 dwellings

Owner Western Power Distrbution Investments Ltd Developer Agent RPS Cardiff

Park House Greyfriars Road Cardiff CF10 3AF



Outline planning application for residential development.

Planning Status:

Planning Consent


Outline 25/10/2013 25/10/2016 DC/2008/00024 Site Analysis:

Drainage /Sewerage Capacity (SW/FW)



Constraints

Comment Capital Works Comment

Planning consent secured by construction of access to neighbouring site.

JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

0.41 31.7 0 0 0 0 0 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

9 0 0 9 0 0 0 9


Scale


1:2000

Date

RevNo.

edge.j 4/14/2015




DC/2008/00024 (O/L) - Ross Road, Abergavenny

Wi

New Site Proforma Monmouthshire County Council Joint Housing Land Availability


TAN(W) 1

Site Details: Settlement Abergavenny Ward Priory Site Address Milsteel Fabrications

Swan Meadow Monmouth Road Abergavenny NP7 5HF


Private – 35 units Public – 3 units

Owner Developer McCarthy and Stone Retirement Lifestyles Ltd

Homelife House 26-32 Oxford Road Bournemouth Dorset BH8 8EZ

Agent The Planning Bureau Ltd 26-32 Oxford Road Bournemouth Dorset BH8 8EZ



Redevelopment of the site to form 38 retirement apartments for older persons including communal facilities, car parking and associated landscaping

Planning Status:

Planning Consent


Full 12.06.2014 12.06.2019 DC/2013/00304


No building on the site to be brought into use earlier than 01st April 2015, unless the upgrading of the Waste Water Treatment Works has been completed.



Constraints Comment


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

0.45 84 18 20 0 0 0 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

38 0 0 38 0 38 0 0


Scale


1:1500

Date

RevNo.

Edge.J 4/15/2015




DC/2013/00304 - Former Milsteel Fabrications, Abergavenny



TAN(W) 1

Site Details: Settlement Abergavenny Ward Lansdown Site Address Old Hereford Road

Abergavenny LPA Reference DC/2015/01174 Grid Reference Easting 330024 Northing 215167 Market Type (Private, Public, RSL)

RSL

Owner Developer Monmouthshire Housing Association

Nant y Pia House Mamhilad Technology Park Mamhilad NP4 0JJ

Agent Asbri Planning Ltd Unit 9, Oak Tree Court Cardiff Gate Business Park Cardiff. CF23 8RS



Construction of 12 retirement apartments (C3 use), 5 supported living apartments (C2 use) and associated works.

Planning Status:

Planning Consent


Full 03/02/2016 03/02/2021 DC/2015/01174 Site Analysis:



The application was the subject of pre application meetings where the highway concerns were tabled

and proposals amended in accordance with the recommendations. The parking is compliant with the required standards for the type of dwellings proposed, the visibility and access have been proposed and amended to satisfy highway requirements.


Constraints Comment

Biodiversity - no objection subject to conditions. An ecological assessment has been undertaken at the site which is considered to be of a sufficient standard.


JHLAS History


Other Application is for 12 retirement apartments and 5 supported living apartments, only the 12 retirement apartments are included on the schedule.

Site Size / Capacity: Forecast Completions:

Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

12 0 0 12 0 12 0 0


Scale


1:1000

Date

RevNo.

Edge.J 2/23/2016




DC/2015/01174 - Old Hereford Road, Abergavenny



TAN(W) 1

Site Details: Settlement Abergavenny Ward Mardy Site Address Deri Farm LPA Reference DC/2014/01360 Grid Reference Easting 330819 Northing 216266 Market Type (Private, Public, RSL)

Estimated will deliver in the region of 250 units of which 35% will be affordable.

Owner Developer Persimmon Homes East Wales

Llantrisant Business Park Llantrisant Rhondda Cynon Taff CF72 8YP

Agent Landowner / developer intentions

Persimmon Homes have submitted a planning application on the site, DC/2014/01360, for the construction of 250 residential units with associated demolition and infrastructure works, this is now the subject of public consultation.


Site allocated for residential development in LDP. Development to be phased so can commence as soon as planning granted (and S106 signed) rather than have to wait for pylons to be undergrounded.

Planning Status:

Planning Consent


Full Not decided DC/2014/01360 LDP Alloc – SAH1

Site Analysis:


Dwr Cymru Welsh Water have advised that the development of this site should not be released until after 1 April 2014 to enable completion of the improvement works to the Waste Water Treatment Works at Llanfoist.


A Section 106 Agreement to be signed that, in addition to standard requirements, includes provision for any necessary sustainable travel contributions to mitigate any adverse implications for the highway network linking the site to the centre of Abergavenny.


Constraints Comment


A Section 106 Agreement to be signed that, in addition to standard requirements, includes provision for the removal of the existing electricity pylons on and adjacent to the site and under grounding of the associated overhead electricity cables.

JHLAS History


Other Provision to be made in any detailed scheme for a strong landscape buffer along the northern edge of the site in order to minimise the impacts of the development on the landscape character of the adjoining Brecon Beacons National Park


Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

8.7 28.7 0 20 55 55 55 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

250 0 0 250 0 185 0 65


Scale


1:4000 Date

RevNo.

edge.j 4/14/2015


County HallUskNP15 1GAwww.monmouthshire.gov.uk/maps

LDP Allocation SAH1 - Deri Farm, Abergavenny

Amended Site Proforma Monmouthshire County Council Joint Housing Land Availability


TAN(W) 1

Site Details: Settlement Abergavenny Ward Castle Site Address Coed Glas LPA Reference DC/2015/01587 Grid Reference Easting 330539 Northing 214089 Market Type (Private, Public, RSL)


Owner Monmouthshire County Council Developer Now Your Home Agent Asbri Planning Ltd

Unit 9 Oak Tree Court Cardiff Gate Business Park Cardiff CF23 8RS


Planning application has been submitted for demolition of the existing buildings, and re-development of the site to include 51 residential dwellings, and associated works.


Site allocated in LDP for residential development

Planning Status:

Planning Consent


Not decided DC/2015/01587 LDP Alloc – SAH9

Site Analysis:




Constraints Comment

There are a number of mature trees on the site that will need to be taken into account in any development proposal.


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

1.9 31.6 0 14 46 0 0 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

60 0 0 60 0 60 0 0


Scale


1:2500 Date

RevNo.

edge.j 4/14/2015



LDP Allocation SAH9 - Coed Glas, Abergavenny



TAN(W) 1

Site Details: Settlement Caldicot Ward West End Site Address Former West End School

Masefield Road Caldicot NP26 4JY


RSL



Agent Asbri Planning Ltd 1st Floor Westview House Oak Tree Court Cardiff Gate Business Park Cardiff CF23 8RS



Demolition of former school, construction of 17 no. residential units and associated works.

Planning Status:

Planning Consent


Full 05/11/2014 05/11/2019 DC/2013/01034 Site Analysis:


No problems are envisaged with the capacity of the Waste Water Treatment Works

Access / Highways Comment No objections subject to planning conditions. Utilities / Services Comment

Constraints Comment


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

17 0 9 8 8 0 0 0


Scale


1:1000 Date

RevNo.

Edge.J 4/15/2015



DC/2013/01034 - Former West End School, Caldicot



TAN(W) 1

Site Details: Settlement Chepstow Ward St Marys Site Address Osborn International

Lower Church Street Chepstow NP16 5HJ



Owner Developer Chepstow Properties Ltd Agent Grass Roots Planning Ltd

11 Olveston Road Ashley Down Bristol BS7 9PB



Demolition of existing industrial buildings, furniture showroom and gas depot and the erection of 169 dwellings, B1 office space, an A3 cafe/restaurant, provision of public open space, parking and associated engineering works and infrastructure

Planning Status: Planning Consent Date Consent Expiry Date Application/Plan

ref. Full 12.09.11 12.09.16 DC/2009/00910

Approved subject to S106 – never signed

DC/2007/00800

Withdrawn DC/2005/00590


Mains sewer


No major concerns over increase in traffic over immediate highway network, existing traffic lights on junctions on A48 at capacity. S278 required for improvements.


Constraints Comment

Site lies within Zone C1, Environment Agency has no objection if measures detailed in the Flood Consequences Assessment are conditioned.


JHLAS History


Other In the past 12 months the large factory building has been demolished in readiness for a start on the next phase of development, a block of 35 apartments, in addition five town houses have been built along the front of the site so permission has been implemented.


Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20

2020/21

2.4 70.4 0 32 32 30 30 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

169 5 0 164 0 124 0 40


Scale


1:2000

Date

RevNo.

edge.j 4/14/2015




DC/2009/00910 - Osborn International, Chepstow



TAN(W) 1

Site Details: Settlement Chepstow Ward Thornwell Site Address Garages to the rear of Thornwell Road

Thornwell Road Chepstow NP16 5NS


RSL



Agent Asbri Planning Ltd 1st Floor, Westview House Unit 6 Oak Tree Court Mulberry Drive Cardiff Gate Business Park CF23 8RS



Demolition of existing garages, development of 16 dwellings and associated works.

Planning Status:

Planning Consent


Full 17.01.2014 17.01.2019 DC/2013/00618 Site Analysis:




Constraints Comment


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

16 0 16 0 0 0 0 0


Scale


1:1750

Date

RevNo.

edge.j 4/14/2015




DC/2013/00618 - Garages rear Thornwell Road, Chepstow



TAN(W) 1

Site Details: Settlement Chepstow Ward St Kingsmark Site Address The Forensic Science Service

Usk Road Chepstow NP16 6YE



Owner Developer Charles Church East Wales Agent Savills

12 Windsor Place Cardiff CF10 3BY



Demolition of former laboratory buildings, site clearance and erection of 32 homes , access , landscaping and associated works

Planning Status:

Planning Consent




The surface water strategy for the development is to utilise existing surface water run-off from the site to an existing watercourse to the north of the development within the site’s own curtilage. Foul sewers serving the proposed development would be designed to adoptable standards and are intended to be offered to Welsh Water for adoption.


There are no highway grounds to offer an objection subject to conditions.


Constraints Comment

The application site does not lie within a flood risk areaas defined by the Development Advice Maps in Technical Advice Note (TAN) 15.


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

32 4 28 0 0 0 0 0


Scale


1:5000

Date

RevNo.

edge.j 4/14/2015




DC/2013/00648 - Former Forensic Science Laboratory, Chepstow



TAN(W) 1

Site Details: Settlement Chepstow Ward St Mary’s Site Address Mabey Bridge Ltd

Station Road Chepstow NP16 5YL



Owner Mabey Holdings Developer Agent Mr Tim Gent

Savills 12 Windsor Place Cardiff CF10 3BY Email: [email protected] Tel: 02920 368 914


Landowner has submitted an outline application for redevelopment of the site to provide up to 600 residential units, offices, workshops, commercial and leisure facilities, including the change of use of Brunel House. A network of open spaces, footpaths, highway infrastructure, new services and infrastructure, creation of a new treatment/amenity wetlands and drainage channels, ecological mitigation and enhancement works. Alterations to the highway network and other ancillary works. An Environmental Impact Assessment was submitted with this application.


Allocated for a mixed use residential and employment development, provision made within the site for 3ha of serviced land for industrial and business development (Class B1)

Planning Status: Planning Consent


Outline Not yet determined

DC/2014/01290

LDP Alloc – SAH3 Site Analysis:


The proposal is to be accompanied by a Surface Water Management Plan that considers both the construction and operation of proposed development.


The application should demonstrate that traffic flows can be satisfactorily accommodated and air quality standards met in relation to the highway network leading to the site. A Section 106 Agreement, in addition to standard requirements, to include provision for any necessary off-site highway works to ensure that this is achieved. The Section 106 Agreement to include provision for any necessary off-site works to improve pedestrian access to and from the site, particularly in relation to the Chepstow town centre, and to assist in taking advantage of other opportunities for sustainable transport in relation to the proximity of the adjoining Chepstow railway station. The Section 106 Agreement to make provision for a riverside walkway and cycling track, subject to compliance with criteria in the allocation policy.


Constraints Comment

No highly vulnerable development shall take place in those parts of the site that are within the designated C2 flood zone. No other development shall take place in those parts of the site that are within the designated C2 flood zone unless a flood consequences assessment has been carried out that demonstrates that the consequences of flooding in these areas are acceptable. Project level HRA to satisfactorily demonstrate that appropriate mitigation can be taken during construction and operation of the scheme to avoid adverse effects (either direct or indirect) on the integrity of the River Wye SAC. The proposal to include a buffer strip of undeveloped land between the River Wye SAC and any development. The exact size and position of the buffer

strip in relation to the development and SAC to be determined through the detailed project level HRA and in consultation with NRW.


Provision to be made within the site for 3 hectares of serviced land for industrial and business development (Class B1 of the Town and Country Planning (Use Classes) Order), unless it can be demonstrated that a reduced area would be appropriate by means of an equivalent amount of other employment and wealth creating opportunities contributing to sustainable economic growth being provided within the development proposals.

JHLAS History


Other Whilst the Welsh Government have taken a considerable amount of time to consider the air quality and highways issues connected to the site, their report is now available on the Welsh Government’s website. Deemed no issues with air quality on the A48, with the focus on junction improvements at Station Road to accommodate the whole scheme. Hydraulic modelling has been completed, a preferred developer is on-board and whilst there are site contamination issues required remediation works are not substantial and can be undertaken as one contract so will not affect sales of the first phase of development.


Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

9.5 36.8 0 0 40 80 80 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

350 0 0 350 0 200 0 150


Scale


1:5000

Date

RevNo.

edge.j 4/14/2015




LDP Allocation SAH3 - Fairfield Mabey, Chepstow



TAN(W) 1

Site Details: Settlement Llanellen Ward Llanfoist Fawr Site Address Llanellen Court Farm

Llanellen Abergavenny NP7 HT


Private

Owner Morspan Holdings Ltd Developer Agent Buckle Chamberlain Partnership

Mill House Llancayo Court Llancayo Usk NP15 1HY


Original application submitted for the development of 14 close care apartments together with a warden apartment. Latest application is approved for 14 apartments for those over 55 years in age.


Proposed conversion of redundant agricultural building into a mix of one and two bedroom apartments.

Planning Status:

Planning Consent


Full 15.05.2015 15.05.2020 DC/2015/00474 Full DC/2010/00981

Site Analysis:


Welsh Water made no comments as a private means of foul drainage is proposed

Access / Highways

Comment Utilities / Services Comment

Constraints Comment


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

14 0 0 14 14 0 0 0


Scale


1:2000

Date

RevNo.

Edge.J 4/5/2016




DC/2015/00474 - Llanellen Court Farm, Llanellen



TAN(W) 1

Site Details: Settlement Llanfoist Ward Llanfoist Fawr Site Address Westgate

Land off Merthyr Road Llanfoist



Owner Developer Charles Church East Wales and Johnsey Estates UK Ltd Agent RPS Planning and Development

Park House Greyfriars Road Cardiff CF10 3AF



Residential development of 65 dwellings.

Planning Status:

Planning Consent


Amendment 14/05/2015 14/05/2020 DC/2014/00663 Reserved Matters 05/09/2013 05/09/2018 DC/2013/00266 Outline 14/10/2010 14/10/2013 DC/2008/00818 Site Analysis:


Dwr Cymru Welsh Water – no objection to development subject to certain conditions.


No objections.


Constraints Comment


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20

2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

65 0 37 28 10 18 0 0


Scale


1:2000 Date

RevNo.

Edge.J 4/15/2015



DC/2014/00663 - Westgate, Land off Merthyr Road, Llanfoist



TAN(W) 1

Site Details: Settlement Llanfoist Ward Llanfoist Fawr Site Address Gavenny Gate

Former Coopers Filters Site Merthyr Road Llanfoist NP7 9LZ



Owner Developer David Wilson Homes

Oakhouse Village Way Tongwynlais Cardiff CF15 7NE

Agent Asbri Planning Ltd 1st Floor Westview House Unit 6 Oaktree Court Mulberry Drive Cardiff Gate Business Park Cardiff CF23 8RS



Erect 80 dwellings which are a mix of 2-5 bedroom homes and 2 bedroom apartments along with associated infrastructure, external works and landscaping. Amendment - Re-plan 16 residential units (-11 units from approved application and +16 3-4 bed units) with associated external works.

Planning Status: Planning Consent Date Consent Expiry Date Application/Plan

ref. Amendment 04.06.15 04.06.20 DC/2015/00090 Reserved Matters 02.04.14 02.04.19 DC/2013/00860 Outline 21.05.13 21.05.16 DC/2012/00810

Site Analysis:



It is considered that the existing access to the site can easily support the proposal as the traffic movements would be significantly less than that for the extant permission for commercial activity that exists on the site.


Constraints Comment

The former land use at the whole site was of an industrial nature and has resulted in land and ground water contamination. Site investigation work and remediation has been undertaken on the site


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

85 6 43 36 16 20 0 0


Scale


1:2500 Date

RevNo.

Edge.J 4/15/2015



DC/2015/00090 - Gavenny Gate, Llanfoist



TAN(W) 1

Site Details: Settlement Undy Ward The Elms Site Address Rockfield Farm LPA Reference SAH5 Grid Reference Easting 343705 Northing 187663 Market Type (Private, Public, RSL)

Estimated will deliver circa. 285 units on current design of which 25% will be affordable.

Owner Monmouthshire County Council Developer To be selected Agent To be appointed April 2016 Landowner / developer intentions

Master plan is being finalised to support an outline planning application to be submitted June/July 2016 following further public consultation.


Allocated in the LDP for mixed use residential and employment development. Provision within the site for 2 ha of serviced land for industrial and business development.

Planning Status:

Planning Consent




Hydraulic Modelling Assessments complete and drainage strategy outlined.


Updated Traffic Assessment commissioned, completion due May 2016 to inform master plan and evidence need for potential Magor/Undy by-pass. The assessment will also take account of the proposed new M4. If it concludes that a by-pass is needed this will not impact on the site coming forward as allowance has already been made for it. Any land take for the new M4 route will also not affect either of the sites in Magor/Undy as the proposed route is north of the existing route.

A section 106 Agreement to be signed that, in addition to standard requirements will include provision for any necessary off-site highway improvements to the highway network through Magor/Undy where identified.


Mains services available in the area. Hydraulic modelling assessment for clean water has been undertaken and solution identified. A Section 106 Agreement to be signed that, in addition to standard requirements, includes provision for making an enhanced financial contribution to community facilities in the Magor/Undy area.

Constraints Comment

The master plan for the development takes account of the SINC at the site.


A Section 106 Agreement to be signed that in addition to standard requirements includes provision within the site for 2 hectares of serviced land for industrial and business development (Class B1 of the TCP (Use Classes) Order).

JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

8.2 32.9 0 20 55 80 80 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

270 0 0 270 0 235 0 35


Scale


1:4000

Date

RevNo.

edge.j 4/14/2015




LDP Allocation SAH5 - Rockfield Farm, Undy



TAN(W) 1

Site Details: Settlement Undy Ward The Elms Site Address Land at Vinegar Hill

Undy LPA Reference SAH6 Grid Reference Easting 343199 Northing 187653 Market Type (Private, Public, RSL)


Owner Developer Agent Landowner / developer intentions


Allocated in LDP for residential development.

Planning Status:

Planning Consent





A Section 106 Agreement to be signed that, in addition to standard requirements, includes provision for any necessary off-site highway improvements to the highway network through Magor/Undy. Whilst the access for part of the site does depend on the Rockfield Farm Site there is also access from the west for a large area of the site so can be commenced independently.


Constraints Comment


JHLAS History


Other NLP are the agent for Bovis who are the developers of the site, the Council’s Estates Department have been in regular discussion with Bovis when producing the technical reports for the neighbouring site at Rockfield Farm. A Section 106 Agreement to be signed that, in addition to standard requirements, includes provision for making an enhanced financial contribution to community facilities in the Magor/Undy area.


Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

7.81 28.8 0 0 50 50 50 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

225 0 0 225 0 150 0 75


Scale


1:4500

Date

RevNo.

edge.j 4/14/2015




LDP Allocation SAH6 - Land at Vinegar Hill, Undy



TAN(W) 1

Site Details: Settlement Monmouth Ward Dixton with Osbaston Site Address Former Cottage Hospital

Hereford Road Monmouth NP25 3PE


Private

Owner Developer Redcliffe Homes Ltd

Holly House Chipping Sodbury Bristol

Agent Asbri Planning 1st Floor Westview House Unit 6 Oak Tree Court Mulberry Drive Cardiff Gate Business Park Cardiff CF23 8RS


Conditions of application have been fully discharged.


Demolition of single storey extension and the refurbishment and extension of existing building to provide 10 no apartments and the construction of 14 apartments and all associated works.

Planning Status:

Planning Consent


Full 16/03/2012 16/03/2017 DC/2011/00936 Refused DC/2010/00434

Dismissed at Appeal

DC/2007/01380

Site Analysis:


Welsh Water – No adverse comments subject to suggested conditions being added to the consent. Environment Agency – No objections


No adverse comments to make regarding the proposed access or the proposed parking provision subject to conditions.


Constraints Comment


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

0.67 35.8 24 0 0 0 0 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

24 0 0 24 24 0 0 0


Scale


1:2000

Date

RevNo.

Edge.J 4/15/2015




DC/2011/00936 - Former Cottage Hospital, Monmouth

No Window



TAN(W) 1

Site Details: Settlement Monmouth Ward Dixton with Osbaston Site Address Dixton Road Clinic

New Dixton Road Monmouth NP25 3PL



Owner Redcliffe Homes Ltd Developer Redcliffe Homes Ltd

Holly House Chipping Sodbury Bristol

Agent Powell Dobson Urbanists Charterhouse Links Business Park St Mellons Cardiff



Residential development (20 apartments)

Planning Status:

Planning Consent




Drainage proposals (including attenuation and subsequent discharge of surface water to the combined sewer) are acceptable in principle.

Access / Highways Highway Officers have been closely involved in

Comment discussions about the application and have advised that “There are no adverse comments I would wish to make on this application. Reduction in parking has been satisfied by the travel plan submitted.”


Constraints Comment


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20

2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

20 0 2 18 18 0 0 0


Scale


1:1250

Date

RevNo.

Edge.J 4/15/2015




DC/2010/00785 - Dixton Road Clinic, Monmouth

No Window



TAN(W) 1

Site Details: Settlement Monmouth Ward Drybridge/Overmonnow Site Address Wonastow Road (Part)

Monmouth LPA Reference DC/2015/00390 Grid Reference Easting 349320 Northing 212280 Market Type (Private, Public, RSL)

Private – 116 Public - 50

Owner Developer Taylor Wimpey South Wales

Building 2, Eastern Business Park Wern Fawr Lane St. Melons Cardiff CF3 5EA

Agent RPS Park House Greyfriars Road Cardiff CF10 3AF



Allocated in LDP for a mixed use residential and employment development. Provision within the site for 6.5ha of serviced land for high quality industrial and business development (Class B1)

Planning Status:

Planning Consent


Reserved Matters 17.11.2015 19.12.2019 DC/2015/00390 Outline 19.12.2014 19.12.2017 DC/2013/00368

LDP Alloc – SAH4


To be satisfactorily demonstrated that the site can be developed with no adverse consequences from surface water flooding and no worsening of flooding conditions in the vicinity of the site and a Section 106 Agreement to be signed that, in addition to standard requirements, includes provision for any necessary works to achieve these requirements.


To be demonstrated that traffic can be satisfactorily accommodated in relation to the highway network leading to the site and a Section 106 Agreement to be signed that, in addition to standard requirements, includes provision for any necessary off-site highway works to ensure that this is achieved. A Section 106 Agreement to be signed that, in addition to standard requirements, makes provision for any necessary off-site works to improve pedestrian access to and from the site.


Constraints Comment

The master plan for the development to take account of the SINC at the site. No highly vulnerable development to take place in those parts of the site that are within the designated C2 flood zone. No other development to take place in those parts of the site that are within the designated C2 flood zone unless a flood consequences assessment has been carried out that demonstrates that the consequences of flooding in these areas are acceptable.


Provision to be made within the site for 6.5 hectares of serviced land for high quality industrial and business development (Class B1 of the Town and Country Planning (Use Classes) Order)

JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

4.53 37 10 30 35 35 45

Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

166 0 0 166 0 155 0 11


Scale


1:4000

Date

RevNo.

Edge.J 2/23/2016




DC/2015/00390 - Wonastow Road, Monmouth (Taylor Wimpey)



TAN(W) 1

Site Details: Settlement Monmouth Ward Drybridge/Overmonnow Site Address Wonastow Road (Part)

Monmouth LPA Reference DC/2015/00392 Grid Reference Easting 349320 Northing 212280 Market Type (Private, Public, RSL)

Private – 122 Public - 52

Owner Developer Barratt David Wilson Homes

Oak House Village Way Tongwynlais Cardiff CF15 7NE

Agent RPS Park House Greyfriars Road Cardiff CF10 3AF



Allocated in LDP for a mixed use residential and employment development. Provision within the site for 6.5ha of serviced land for high quality industrial and business development (Class B1)

Planning Status:

Planning Consent


Reserved Matters 17.11.2015 19.12.2019 DC/2015/00392 Outline 19.12.2014 19.12.2017 DC/2013/00368

LDP Alloc – SAH4




To be demonstrated that traffic can be satisfactorily accommodated in relation to the highway network leading to the site and a Section 106 Agreement to be signed that, in addition to standard requirements, includes provision for any necessary off-site highway works to ensure that this is achieved. A Section 106 Agreement to be signed that, in addition to standard requirements, makes provision for any necessary off-site works to improve pedestrian access to and from the site.


Constraints Comment




JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

4.49 39 20 35 30 40 35

Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

174 0 0 174 0 160 0 14


Scale


1:4000

Date

RevNo.

Edge.J 2/23/2016




DC/2015/00392 - Wonastow Road, Monmouth (Barratt/David Wilson)



TAN(W) 1

Site Details: Settlement Monmouth Ward Drybridge/Overmonnow Site Address Wonastow Road (LDP)

Monmouth LPA Reference SAH4 Grid Reference Easting 349320 Northing 212280 Market Type (Private, Public, RSL)

Estimated will deliver in the region of 110 units, of which 35% will be affordable.

Owner South Wales Land Developments Ltd Developer Agent Landowner / developer intentions


Whole site allocated in LDP for a mixed use residential and employment development. Provision within the site for 6.5ha of serviced land for high quality industrial and business development (Class B1)

Planning Status:

Planning Consent






To be demonstrated that traffic can be satisfactorily accommodated in relation to the highway network leading to the site and a Section 106 Agreement to be signed that, in addition to standard requirements,

includes provision for any necessary off-site highway works to ensure that this is achieved. A Section 106 Agreement to be signed that, in addition to standard requirements, makes provision for any necessary off-site works to improve pedestrian access to and from the site.


Constraints Comment




JHLAS History


Other Remainder of the LDP allocated site, Bovis are keen to progress the site with technical studies nearing completion and the site already having been the subject of a pre-app with the Council, but are dependent on Taylor Wimpey and Barratt for the access. The access road is due for completion in December 2019, as per the phasing plan, so no completions likely before this date although Bovis could be on site.


Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

110 0 0 110 0 75 0 35


Scale


1:4000

Date

RevNo.

Edge.J 4/15/2015




LDP Allocation SAH4 - Wonastow Road (Part), Monmouth

No Window



TAN(W) 1

Site Details: Settlement Monmouth Ward Wyesham Site Address Tudor Road

Wyesham LPA Reference SAH8 Grid Reference Easting 352147 Northing 212249 Market Type (Private, Public, RSL)




Allocated in LDP for residential development.

Planning Status:

Planning Consent






Constraints Comment

The layout of any proposal to make provision for an appropriate buffer zone between any residential development and the boundary of the Wye Valley Area of Outstanding Natural Beauty and ensure that no development takes place on the higher slopes of the site or on that part of the site designated as a SINC.

Capital Works

Comment JHLAS History


Other Site has been the subject of pre app discussion with the Council.


Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

2.05 17.1 0 15 20 0 0 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

35 0 0 35 0 35 0 0


Scale


1:2000

Date

RevNo.

Edge.J 4/15/2015




LDP Allocation SAH8 - Tudor Road, Wyesham

No Window



TAN(W) 1

Site Details: Settlement Penallt Ward Trellech United Site Address Land to the South West of Penallt

Penallt Monmouth NP25 4SB



Owner Developer Mike Etheridge Construction Ltd Agent Paul Thornton Building Design Ltd

85 Park Road Berry Hill Coleford GL16 7AG



Residential development of allocation site SAH11 (xii) to provide 10 dwellings (including 60% affordable housing).



Full 01.12.2015 (Approved subject to

signing of S106)

DC/2015/00606

LDP Alloc -SAH11(xii)

Site Analysis:


This proposal is located in an area where there is no mains drainage so an on-site sewage treatment plant is proposed. Welsh Water commented to this effect

during the Local Development Plan process but did not raise any concern. Natural Resources Wales - No objection to proposed foul water drainage or ecology of the site subject to relevant planning conditions being imposed.


Monmouthshire Highways and Drainage Officer - The proposal has been revised to satisfy highway and drainage concerns. The details submitted are now satisfactory, no objections to the proposed development from a highway standpoint subject to certain conditions.


Constraints Comment


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining @ 01st April

2016

1 2 3 4

10 0 0 10 0 10 0 0


Scale


1:2500 Date

RevNo.

Edge.J 4/15/2015



DC/2015/00606 - Land to south west of Penallt



TAN(W) 1

Site Details: Settlement Penperlleni Ward Goetre Fawr Site Address Land South of Usk Road LPA Reference DC/2013/01001 (Phase 1) Grid Reference Easting 332222 Northing 204388 Market Type (Private, Public, RSL)


Owner Developer Taylor Wimpey (South Wales) Agent Asbri Planning Ltd

1st Floor Westview House Oak Tree Court Cardiff Gate Business Park Cardiff CF23 8RS



3 ha allocated in LDP for residential development, subject to the net developable area being no more than 2.2ha with the remainder being utilised to provide a landscape/ecological zone.

Planning Status:

Planning Consent


Full 15.04.2015 15.04.2020 DC/2013/01001 LDP Alloc –

SAH10 (ii) Site Analysis:


The principles for the management of surface water were subject to pre-application discussion in 2013 with both the Council and Natural Resources Wales. The drainage proposal for the site is to store surface water within a drainage pond that would be located to the

south-west of the site, subject to confirmation from the Land Drainage Authority. The Council’s Drainage Officer has reviewed the proposals and is of the view that the proposed means of dealing with surface water is acceptable subject to a s106 agreement/ conditions.


Welsh Government has not raised any objection to the proposed access arrangements. The Council’s Highways department has reviewed the submitted information and has no objection to the principle of the proposed access. The proposed scheme is not considered to have an unacceptable impact on highway safety and the proposed development is considered to meet the requirements of the Highway Authority.


Constraints Comment


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

40 0 0 40 0 40 0 0


Scale


1:2000

Date

RevNo.

Edge.J 2/23/2016




DC/2013/01001 - Land South of Usk Road, Penperlleni (Phase 1)



TAN(W) 1

Site Details: Settlement Penperlleni Ward Goetre Fawr Site Address Land South of Usk Road LPA Reference DC/2014/00468 (Phase 2) Grid Reference Easting 332222 Northing 204388 Market Type (Private, Public, RSL)


Owner Developer Taylor Wimpey (South Wales) Agent Asbri Planning Ltd

1st Floor Westview House Oak Tree Court Cardiff Gate Business Park Cardiff CF23 8RS


This application refers to what would be phase 2 of the development.


3 ha allocated in LDP for residential development, subject to the net developable area being no more than 2.2ha with the remainder being utilised to provide a landscape/ecological zone.

Planning Status:

Planning Consent


Full 15.04.2015 15.04.2020 DC/2014/00468 LDP Alloc –

SAH10 (ii) Site Analysis:


The principles for the management of surface water were subject to pre-application discussion in 2013 with both the Council and Natural Resources Wales. The drainage proposal for the site is to store surface water within a drainage pond that would be located to the

south-west of the site, subject to confirmation from the Land Drainage Authority. The Council’s Drainage Officer has reviewed the proposals and is of the view that the proposed means of dealing with surface water is acceptable subject to a s106 agreement/ conditions. Welsh Water has been asked to progress a feasibility study in order to investigate facilitating the additional 25 dwellings into the catchment for Goytre. The report is being drafted which will outline the additional upgrade works required to facilitate the development. The development will not progress until Welsh Water agrees that the infrastructure can and will be upgraded. Welsh Water has imposed a holding objection to the application but has outlined that there was a solution in respect of the sewerage system for the site that has yet to be finalised, although Welsh Water was confident that a solution can be achieved.


Welsh Government has not raised any objection to the proposed access arrangements. The Council’s Highways department has reviewed the submitted information and has no objection to the principle of the proposed access. The proposed scheme is not considered to have an unacceptable impact on highway safety and the proposed development is considered to meet the requirements of the Highway Authority.


Constraints Comment


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

1.6 16 0 0 5 20 0

Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

25 0 0 25 0 25 0 0


Scale


1:2000

Date

RevNo.

Edge.J 2/23/2016




DC/2014/00468 - Land South of Usk Road, Penperlleni (Phase 2)



TAN(W) 1

Site Details: Settlement Portskewett Ward Portskewett Site Address Crick Road LPA Reference SAH2 Grid Reference Easting 349386 Northing 188493 Market Type (Private, Public, RSL)

Estimated will deliver in the region of 285 units of which 25% will be affordable

Owner Monmouthshire County Council Developer Agent Landowner / developer intentions

The disposal strategy for the site has changed and the Council are now having direct discussions with a developer (an RSL who will look to build out part of the site for affordable housing and the rest for private sale) It is intended to submit a hybrid planning application by the end of the calendar year which will include the required technical studies alongside a detailed phase 1 of the development..


Allocated in the LDP for a mixed use residential and employment development. Provision for 1ha of serviced land for industrial and business development (Class B1)

Planning Status:

Planning Consent




Quotations received for Hydraulic Modelling, no known connection issues there is capacity at the local treatment works.


A Section 106 Agreement to be signed that, in addition to standard requirements, includes provision for any necessary off-site works to improve pedestrian access to and from the site, particularly in relation to the

centre of Portskewett and to employment, shopping and community facilities in nearby Caldicot. TA commissioned to update the existing report which did not account for Sudbrook.


No known issues

Constraints Comment

Ground Condition, Ecological and Archeological reports completed with no known issues.


A Section 106 Agreement to be signed that, in addition to standard requirements, includes provision for 1 hectare of serviced land for industrial and business development (Class B1 of the Town and Country (Use Classes) Order)

JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

7.77 36.7 0 20 60 60 60 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

285 0 0 285 0 200 0 85


Scale


1:4000

Date

RevNo.

Edge.J 4/15/2015




LDP Allocation SAH2 - Crick Road, Portskewett

No Window



TAN(W) 1

Site Details: Settlement Raglan Ward Raglan Site Address Land at Chepstow Road LPA Reference SAH10(iii) Grid Reference Easting 341359 Northing 207376 Market Type (Private, Public, RSL)




Allocated for residential development, subject to no highly vulnerable development taking place in those parts of the site that are within the designated C2 flood zone.

Planning Status:

Planning Consent


LDP Alloc – SAH10(iii)

Site Analysis:




Constraints Comment

No highly vulnerable development to take place in those parts of the site that are within the designated C2 flood zone, and no other development to take place in those parts of the site that are within the designated C2 flood zone unless a flood consequences assessment has been carried out that demonstrates

that the consequences of flooding in these areas are acceptable.


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2021/21

2.18 20.6 0 0 23 22 0 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

45 0 0 45 0 45 0 0


Scale


1:3000

Date

RevNo.

Edge.J 4/15/2015




LDP Allocation SAH10 (iii) - Land at Chepstow Road, Raglan

No Window



TAN(W) 1

Site Details: Settlement Rogiet Ward Rogiet Site Address Former Rogiet Primary School

Station Road Rogiet


RSL

Owner Developer Melin Homes Agent Asbri Planning Ltd

Unit 9 Oak Tree Court Mulberry Drive Cardiff Gate Business Park Cardiff CF23 8RS



Development of 19no. dwellings and associated works.

Planning Status:

Planning Consent




Welsh Water – No Objection. The proposed development site is crossed by a public sewer. No part of the building will be allowed within 3 metres either side of the public sewer.



Constraints Comment


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

0.69 27.5 19 0 0 0 0 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

19 0 0 19 19 0 0 0


Scale


1:2000

Date

RevNo.

Edge.J 4/15/2015




DC/2014/01114 - Former Rogiet Primary School

No Window



TAN(W) 1

Site Details: Settlement Sudbrook Ward Portskewett Site Address Former Paper Mill LPA Reference SAH7 Grid Reference Easting 350254 Northing 187474 Market Type (Private, Public, RSL)


Owner Harrow Estates PLC Developer Agent Bilfinger GVA

One Kingsway Cardiff CF10 3AN


A planning application has been submitted for 212 dwellings, including 20 affordable units. a reconfigured access and creation of new emergency access route; new internal roads, footpaths/cycleways, car parking and highway improvements; a network of public open spaces, including landscaping, recreation space, public realm and biodiversity enhancement; and other ancillary works and activities requiring: site preparation, demolition and clearance, treatment, re-profiling and the installation of new services and infrastructure. An Environmental Impact Assessment was submitted with this application.


Allocated for residential development in the adopted LDP

Planning Status:

Planning Consent


Full Not decided DC/2015/01184 Full Refused DC/2014/01468

LDP Alloc – SAH7




Constraints Comment

As the site is located adjacent to the Severn Estuary SAC and SPA, any application for development at the site will need to be the subject of a project level HRA to ensure that development will not adversely affect the integrity of the SAC and SPA. Any development at the site will need to ensure there is no detriment to the favourable conservation status of any protected species on the site.


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

6.6 28.8 0 10 35 35 35 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

190 0 0 190 0 115 0 75


Scale


1:3500

Date

RevNo.

Edge.J 4/15/2015




LDP Allocation SAH7 - Former Paper Mill site, Sudbrook

No Window



TAN(W) 1

Site Details: Settlement Sudbrook Ward Portskewett Site Address The Old Shipyard

Sudbrook Road Sudbrook Portskewett Monmouthshire



Owner St Maurs Estate Ltd Beachley Road Chepstow Monmouthshire NP16 7DL

Developer Agent Heidi Davis

Itton Chepstow Monmouthshire NP16 6BR


Demolition of existing buildings and redevelopment of site with 46 dwellings (including 9 affordable units) associated highway works, landscaping and car park (outline application with access considered at this outline stage).


Planning Status:

Planning Consent


Outline 26.04.2016 26.04.2019 DC/2011/00607


Welsh Water have no objection subject to the upsizing of 230 metres of inlet main funded by the developer, and separate foul and surface water drainage arrangements.



Constraints Comment

Environment Agency have no objection subject to conditions addressing ground contamination, investigation, remediation and monitoring, and the submission of details of drainage arrangements.


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

Units U/C

1 2 3 4

46 0 0 46 0 0 46 0 0


Scale


1:2500

Date

RevNo.

Edge.J 4/5/2016




DC/2011/00607 - The Old Shipyard, Sudbrook



TAN(W) 1

Site Details: Settlement Tintern Ward St Arvans Site Address The Abbey Hotel Tintern Ltd

Tintern Chepstow NP16 6SF



Owner Tintern Hotels Larchfield House Pregge Lane Crickhowell Powys NP8 1SE

Developer Agent Milsom Architects

The Orchard Studio Llangattock Lingoed Abergavenny NP7 8NS



Conversion of hotel into 7 dwellings; demolition of part; and four new dwellings

Planning Status:

Planning Consent


Full 20.11.2013 20.11.2018 DC/2012/00620


Welsh Water – no objections, requests conditions in relation to the control of foul and surface water discharges


As it is a private residential development traffic movements are not expected to be significantly greater than those associated with the current use.


Constraints Comment


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

11 0 0 11 0 11 0 0


Scale


1:2500

Date

RevNo.

Edge.J 4/15/2015




DC/2012/00620 - Former Abbey Hotel, Tintern

No Window



TAN(W) 1

Site Details: Settlement Trellech Ward Trellech United Site Address Land at Monmouth Road/Greenway Lane

Trellech NP25 4PA



Owner Developer Edenstone Homes Ltd

Priory House Priory Street Usk NP15 1BJ

Agent Landowner / developer intentions


Development of 9 affordable and 6 private dwellings together with new accesses, car park for Trellech Primary School and ancillary works.

Planning Status:

Planning Consent


Full 16.09.2015 16.09.2020 DC/2015/00097 LDP Alloc –

SAH11(xv) Site Analysis:


Natural Resources Wales have stated that they have no objection subject to suitable conditions being attached to a planning permission relating to protected species and a scheme for foul and surface water drainage to be submitted prior to development

commencing on site. Access / Highways Comment

Monmouthshire’s Highways Officer has expressed no objection to the proposal in relation to the proposed road layout and access subject to conditions. These conditions control the future management and maintenance of the site, control of the phasing and specification of the estate roads, Control of the engineering works required to facilitate both vehicle accesses and the off-site pedestrian access onto Monmouth Road.


Constraints Comment


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining @ 01st April

2016

1 2 3 4

15 0 0 15 9 6 0 0


Scale


1:2000

Date

RevNo.

Edge.J 2/23/2016




DC/2015/00097 - Land at Monmouth Road/Greenway Lane, Trellech



TAN(W) 1

Site Details: Settlement Usk Ward Usk Site Address Cwrt Burrium

Monmouth Road Usk

LPA Reference SAH10(i) Grid Reference Easting 338423 Northing 201380 Market Type (Private, Public, RSL)




Allocated for residential development in LDP.

Planning Status:

Planning Consent


LDP Alloc – SAH10(i)

Site Analysis:




Constraints Comment


JHLAS History First recorded as forming part of the five year housing

land supply = 2013/14 Other Site Size / Capacity: Forecast Completions:

Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

0.66 30.3 0 0 13 7 0 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

20 0 0 20 0 20 0 0


Scale


1:2000

Date

RevNo.

Edge.J 4/15/2015




LDP Allocation SAH10 (i) - Cwrt Burrium, Usk

No Window



TAN(W) 1

Site Details: Settlement Usk Ward Usk Site Address Three Salmons Hotel

1 Porthycarne Street Usk NP15 1RY



Owner Three Salmons Hotel 1 Porthycarne Street Usk NP15 1RY

Developer Agent Studio 4b

48 Castle Parade Usk NP15 1AA



Proposed demolition of detached buildings, conversion of hotel bedroom annexe into 7 no residential units, erection of 3 linked dwellings with car parking and altered site access.



Full 05.01.2016 (Approved subject to

signing of S106)

DC/2015/00970




Constraints Comment

Natural Resources Wales (NRW) does not object to the application, providing appropriately worded conditions to address the impact upon protected species and flood risk are attached to the planning permission.


JHLAS History



Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21


Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

10 0 0 10 0 10 0 0


Scale


1:1500

Date

RevNo.

Edge.J 4/5/2016




DC/2015/00970 - Three Salmons Hotel, Usk



TAN(W) 1

Site Details: Settlement Various Ward Site Address LPA Reference SAH11 Grid Reference Market Type (Private, Public, RSL)

Estimated will deliver in the region of 175 units across 17 sites of which 60% will be affordable



Sites allocated for development in named main villages in the LDP

Planning Status:

Planning Consent






Constraints Comment


JHLAS History


Other Since the 2014/15 Study two sites, Trellech and Penallt, have been moved to the main part of the

schedule as they have planning permission and the site at Trellech is currently under construction, these sites are now included on separate proformas. Since the publication of the draft site schedule and proformas one of the sites in Shirenewton has been granted planning permission and there has been significant progress on a number of the other sites. A planning application has been submitted on the site to the rear of the Carpenters Arms, Llanishen. The two sites in Devauden and Dingestow have been the subject of pre apps, a developer is on board, Monmouthshire Housing, and detailed layouts have been prepared. The site in Llanellen has been the subject of a pre-app, a developer is on board and a draft layout has been prepared. The site in Pwllmeyric will be the subject of a meeting in the first week in May and there have been preliminary enquiries on the site in Grosmont.


Total Area

Remaining Area

Ave Density(Dph)

2016/17

2017/18 2018/19 2019/20 2020/21

6.43 27 5 35 35 35 35 Categorisation:

Units capacity

Units Completed

Prior To Last Study


Study

Units Remaining

@ 01st April 2016

1 2 3 4

175 0 0 175 0 145 0 30

SAH11(i)(a)

SAH11(i)(b)


Scale


1:1750

Date

RevNo.

Edge.J 4/5/2016




LDP Allocation SAH11(i)(a) - Land adjacent Village Hall, Cross AshLDP Allocation SAH11(i)(b) - Land adjacent Cross Ash Garage


Scale


1:2000 Date

RevNo.

Edge.J 4/15/2015



LDP Allocation SAH11 (ii) - Land at Well Lane Devauden


Scale


1:2500 Date

RevNo.

Edge.J 4/15/2015



LDP Allocation SAH11 (iii) - Land to south easr of Dingestow


Scale


1:2000 Date

RevNo.

Edge.J 4/15/2015



LDP Allocation SAH11 (iv) - Land to west of Grosmont


Scale


1:2500 Date

RevNo.

Edge.J 4/15/2015



LDP Allocation SAH11 (v) - Land north of Little Mill


Scale


1:1500

Date

RevNo.

Edge.J 4/5/2016




LDP Allocation SAH11(vi) - Land to rear of village hall, Llanddewi Rhydderch


Scale


1:2000 Date

RevNo.

Edge.J 4/15/2015



LDP Allocation SAH11 (vii) - Land to north west of Llanellen


Scale


1:2000 Date

RevNo.

Edge.J 4/15/2015



LDP Allocation SAH11 (viii) - Land at Ton Road Llangybi

SAH11(ix)(b)

SAH11(ix)(a)


Scale


1:1750

Date

RevNo.

Edge.J 4/5/2016




LDP Allocation SAH11(ix)(a) - Land rear of Carpenter's Arms, LlanishenLDP Allocation SAH11(ix)(b) - Land adjacent Church Road, Llanishen


Scale


1:1500

Date

RevNo.

Edge.J 4/5/2016




LDP Allocation SAH11(x) - Land to the north of Llanvair Kilgeddin


Scale


1:2500 Date

RevNo.

Edge.J 4/15/2015



LDP Allocation SAH11 (xi) - Land west of Mathern


Scale


1:2000 Date

RevNo.

Edge.J 4/15/2015



LDP Allocation SAH11 (xiii) - Hill Farm Pwllmeyric

SAH11(xiv)(b)

SAH11(xiv)(a)


Scale


1:1850

Date

RevNo.

Edge.J 4/5/2016




LDP Allocation SAH11(xiv)(a) - Land east of Shirenewton (south of minor road)LDP Allocation SAH11(xiv)(b) - Land east of Shirenewton (north of minor road)


Scale


1:2500 Date

RevNo.

Edge.J 4/15/2015



LDP Allocation SAH11 (xvi) - Land adj Werngifford Pandy

Appendix 4

Address Comments Action

Deri Farm Planning not yet registered, S106 required, reserved matters and infrastructure to serve large site.

Push back a year.

Coed Glas What progress has been made with the planning is it a full application?

Push back a year depending on answer.

Osborne International

Has there been any change since last year? Units delivered each year has been increased why? Need more details to support this coming forward as suggested.

Need further clarification on likelihood of this happening.

Fairfield Mabley / Mabley Bridge

What progress with planning application since last year? Development requires demolition, site clearance, remediation and infrastructure. Will the 3ha of employment land that is required reduce the amount of housing?

Push back at least one 1 years. Clarify if housing figure is based on whole site or takes account of employment requirement, what does current application show?

Rockfield Farm Slow progress still no application submitted and needs to be sold to a developer and infrastructure works.

Push back 1 year.

Land at Vinegar Hill Still no planning will need S106 and Infrastructure work to make site ready for development.

Push back 1 year

Wonastow Road Part

Is there a reason the two adjacent sites have different build rates / year

Clarify build rates.

Wonastow Road LDP

Any more details on how and when this will come forward already two other sites with consent adjacent. Number of units increased by 19 why? Has requirement for commercial land been taken into account when looking at likely number of units?

More details on delivery considering link with other adjacent sites. Impact of commercial land requirement may affect other Wonastow sites.

Tudor Rd Appears to be no progress any sign of a planning application being submitted.

Push back 1 year

Crick Road Slow progress still needs to get planning and be sold to a developer. Why have the numbers per year been increased from last years agreed figure?

Push back 1 year and reduce build rate to same as last year.

Land at Chepstow Rd

No planning, why has it come forward a year? Push back a year.

Former Paper Mill What progress made with planning application, will need a S106 and site to be cleared remediated and infrastructure provided.

Push back 1‐2 years.

Village sites What progress has been made on applications being submitted on these sites?

Update on progress.

Edge.J

Typewritten Text

Edge.J

Typewritten Text

Edge.J

Typewritten Text

Home Builders Federation

Forward Planning PO Box 3146 Cardiff CF30 0EH Tel: +44 (0)800 917 2652 Fax: +44 (0)2920 740472 E.mail: [email protected]

Cynllunio Ymlaen Blwch Post 3146 Caerdydd CF30 0EH Ffôn: +44 (0)800 917 2652 Ffacs: +44 (0)2920 740472 E.bost: [email protected]

Welsh Water is owned by Glas Cymru – a ‘not-for-profit’ company. Mae Dŵr Cymru yn eiddo i Glas Cymru – cwmni ‘nid-er-elw’.

We welcome correspondence in Welsh and English Dŵr Cymru Cyf, a limited company registered in Wales no. 2366777. Registered office: Pentwyn Road, Nelson, Treharris, Mid Glamorgan CF46 6LY

Rydym yn croesawu gohebiaeth yn y Gymraeg neu yn Saesneg Dŵr Cymru Cyf, cwmni cyfyngedig wedi’i gofrestru yng Nghymru rhif 2366777. Swyddfa gofrestredig: Heol Pentwyn Nelson, Treharris, Morgannwg Ganol CF46 6LY.

Jill Edge Planning Policy Research Officer Monmouthshire County Council Sent via email

Enquiries: Rhys Evans / Ryan Norman 0800 917 2652

22nd April 2016

Dear Jill,

MONMOUTHSHIRE COUNTY COUNCIL 2016 JOINT HOUSING LAND AVAILABILITY STUDY (JHLAS)

CONSULTATION – APRIL 2016

I refer to the above consultation. Dŵr Cymru Welsh Water (DCWW) appreciates being given the opportunity

to contribute to the 206 JHLAS and offers the following representation:

General

DCWW are reliant on our representations through the LDP process for those allocated sites within the 2016

JHLAS. Notwithstanding DCWWs representation on the allocated sites, where an allocation has subsequently

obtained a planning consent (and for windfall sites), DCWWs consultation response as part of the planning

application process provides further detail on the capabilities of our infrastructure, and these consultation

responses can be attributed to the respective sites within the 2016 JHLAS.

SAH10 (i) Cwrt Burriem, Usk and SA11 (iii) Land to the south of Dingestow

I can confirm that, as was the case with our 2015 JHLAS response, there remain capacity issues at our Usk

Wastwater Treatment Works (WwTW) and our Dingestow WwTW; the proposed development sites at Cwrt

Burriem and south east of Dingestow would overload the respective WwTW. No improvements are planned

within our current Capital Investment Programme (AMP6 – 2015-2020).

Should a developer wish to progress either site prior to any future investment, they may pay for a feasibility

study of the relevant WwTW which would identify the level of upgrades required, and then enter into a Section

106 (of the Town & Country Planning Act 1991) Agreement with DCWW to undertake the required upgrades.

DC/2014/00468 (Phase 2) Land south of Usk Road, Penperlleni

The proposed new development site at Usk Road within the settlement of Penperlleni cannot be developed

without upgrades to the Goytre WwTW first being undertaken. A feasibility study was undertaken and a

subsequent Section 106 Agreement (of the Town & Country Planning Act 1991) has been signed between the

developer, LPA and DCWW. Until improvements to the WwTW are undertaken, then we will continue to place

a holding objection on the delivery of this site.

If you have any queries on the above, please do not hesitate to contact us. We would appreciate being

consulted through all futures stages of the 2016 JHLAS.

Yours sincerely,

Ryan Norman

Forward Plans Officer

Developer Services

Edge.J

Typewritten Text

Edge.J

Typewritten Text

Edge.J

Typewritten Text

Edge.J

New Stamp

Edge.J

New Stamp

Edge.J

New Stamp

MonmouthshireResidential Land Availability Schedule

as at 01-04-2016Sites with Planning Permission or in Adopted Plans PRIVATE SECTOR

ABERGAVENNY

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2007/01679 Ross Road 0 9 9 0.55 0 0 0 0 0 0 0 9

DC/2008/00024(O/L) Ross Road 0 7 7 0.41 0 0 0 0 0 0 0 7


MON LDP Deri Farm 0 162 162 8.7 0 0 15 25 25 32 0 65

MON LDP Coed Glas 0 39 39 1.9 0 0 10 29 0 0 0 0

TOTAL 0 252 252 12.01 0 15 45 54 25 32 0 81

CHEPSTOW

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4




TOTAL 22 388 357 13.6 0 0 62 82 70 70 0 73

LLANELLEN

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 14 14 0.7 14 0 0 0 0 0 0 0


Study

Total Units

Capacity

Units Rmng

HA


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation

1

--- 0*** ****** ***--- 0 --- 30


as at 01-04-2016Sites with Planning Permission or in Adopted Plans LLANFOIST

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


DC/2015/00090 Gavenny Gate 33 69 30 2.76 16 14 0 0 0 0 0 0

TOTAL 57 121 58 4.2 26 32 0 0 0 0 0 0

MAGOR/UNDY

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4



TOTAL 0 371 371 16.01 0 0 85 65 65 81 0 75

MONMOUTH

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4







TOTAL 2 372 370 17.67 38 25 55 73 75 86 0 18

Total Units

Capacity

Units Rmng

HA Categorisation

Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA


Study

2

*** ***--- 0

*** ***

--- 45


as at 01-04-2016Sites with Planning Permission or in Adopted Plans PENALLT

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 4 4 0.4 0 0 4 0 0 0 0 0

PENPERLLENI

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4



TOTAL 0 42 42 2.94 0 0 10 21 11 0 0 0

PORTSKEWETT

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 214 214 7.77 0 0 45 53 54 62 0 0

RAGLAN

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 29 29 2.18 0 0 15 14 0 0 0 0


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA

Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA

3


as at 01-04-2016Sites with Planning Permission or in Adopted Plans SUDBROOK

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4



TOTAL 0 179 179 7.6 0 10 50 67 40 12 0 0

TINTERN

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 9 9 0.5 0 2 7 0 0 0 0 0

TRELLECH

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 6 6 1.68 4 2 0 0 0 0 0 0

USK

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4



TOTAL 0 19 19 0.86 0 3 3 6 7 0 0 0

Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation

4

*** ***


as at 01-04-2016Sites with Planning Permission or in Adopted Plans VILLAGE SITES

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


















TOTAL 0 70 70 6.43 0 5 15 15 15 15 0 5

TOTAL 81 2090 1994 94.55 82 94 396 450 362 358 0 252


Study

Total Units

Capacity

Units Rmng

HA

5

396 (change to


as at 01-04-2016Sites with Planning Permission or in Adopted Plans HOUSING ASSOCIATION, PUBLIC

ABERGAVENNY

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2008/00024 Ross Road 0 2 2 0 0 0 0 0 0 0 0 2

DC/2013/00304 Former Milsteel Fabrications 0 3 3 0 0 3 0 0 0 0 0 0


MON LDP Deri Farm 0 88 88 0 0 0 5 30 30 23 0 0

MON LDP Coed Glas 0 21 21 0 0 0 4 17 0 0 0 0

TOTAL 0 126 126 0.22 0 15 9 47 30 23 0 2

CALDICOT

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 9 17 8 0.52 8 0 0 0 0 0 0 0

CHEPSTOW

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2009/00910 Osborn International 0 34 34 0 0 0 0 0 10 10 0 14


DC/2013/00648 Former Forensic Science Laboratory 6 6 0 0 0 0 0 0 0 0 0 0

MON LDP Fairfield Mabey 0 123 123 0 0 0 10 30 30 30 0 23

TOTAL 22 179 157 0.64 0 0 10 30 40 40 0 37

Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA


Study

Total Units

Capacity

Units Rmng

HA Categorisation

6


as at 01-04-2016Sites with Planning Permission or in Adopted Plans LLANFOIST

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2014/00663 Westgate, Land off Merthyr Road 13 13 0 0 0 0 0 0 0 0 0 0

DC/2015/00090 Gavenny Gate 10 16 6 0 0 6 0 0 0 0 0 0

TOTAL 23 29 6 0 0 6 0 0 0 0 0 0

MAGOR/UNDY

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

MON LDP Rockfield Farm 0 68 68 0 0 0 10 20 20 18 0 0

MON LDP Land at Vinegar Hill 0 56 56 0 0 0 10 20 20 6 0 0

TOTAL 0 124 124 0 0 0 20 40 40 24 0 0

MONMOUTH

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2010/00785 Dixton Road Clinic 0 4 4 0 4 0 0 0 0 0 0 0

DC/2015/00390 Wonastow Road (Part) 0 50 50 0 0 0 10 15 15 10 0 0

DC/2015/00392 Wonastow Road (Part) 0 52 52 0 0 5 10 10 10 10 0 7

MON LDP Wonastow Road (LDP) 0 39 39 0 0 0 0 0 20 19 0 0

MON LDP Tudor Road Wyesham 0 12 12 0 0 0 5 7 0 0 0 0

TOTAL 0 157 157 0 4 5 25 32 45 39 0 7

PENALLT

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2015/00606 Land to the south west of Penallt 0 6 6 0 0 0 6 0 0 0 0 0

TOTAL 0 6 6 0 0 0 6 0 0 0 0 0


Study

Total Units

Capacity

Units Rmng

HA Categorisation

Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA


Study

Total Units

Capacity

Units Rmng

HA Categorisation

7

*** ***

*** ***--- 0


as at 01-04-2016Sites with Planning Permission or in Adopted Plans PENPERLLENI

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2013/01001 Land south of Usk Road (Phase 1) 0 14 14 0 0 0 5 9 0 0 0 0

DC/2014/00468 Land south of Usk Road (Phase 2) 0 9 9 0 0 0 0 0 9 0 0 0

TOTAL 0 23 23 0 0 0 5 9 9 0 0 0

PORTSKEWETT

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

MON LDP Crick Road 0 71 71 0 0 0 10 25 25 11 0 0

TOTAL 0 71 71 0 0 0 10 25 25 11 0 0

RAGLAN

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

MON LDP Land at Chepstow Road 0 16 16 0 0 0 8 8 0 0 0 0

TOTAL 0 16 16 0 0 0 8 8 0 0 0 0

ROGIET

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4


TOTAL 0 19 19 0.69 19 0 0 0 0 0 0 0

Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA

Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng

HA

8

*** ***

*** ***


as at 01-04-2016Sites with Planning Permission or in Adopted Plans SUDBROOK

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

MON LDP Former Paper Mill 0 48 48 0 0 0 10 10 10 18 0 0

DC/2011/00607 The Old Shipyard 0 9 9 0 0 0 0 9 0 0 0 0

TOTAL 0 57 57 0 0 0 10 19 10 18 0 0

TINTERN

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

2012/00620 Former Abbey Hotel 0 2 2 0 0 0 2 0 0 0 0 0

TOTAL 0 2 2 0 0 0 2 0 0 0 0 0

TRELLECH

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

DC/2015/00097 Land at Monmouth Road/Greenway Lane 0 9 9 0 5 4 0 0 0 0 0 0

TOTAL 0 9 9 0 5 4 0 0 0 0 0 0

USK

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

MON LDP Cwrt Burrium 0 7 7 0 0 0 0 7 0 0 0 0

DC/2015/00970 Three Salmons Hotel 0 4 4 0 0 0 4 0 0 0 0 0

TOTAL 0 11 11 0 0 0 4 7 0 0 0 0


Study

Total Units

Capacity

Units Rmng

HA Categorisation

Categorisation


Study

Total Units

Capacity

Units Rmng

HA Categorisation


Study

Total Units

Capacity

Units Rmng


Study

Total Units

Capacity

Units Rmng

HA

HA

9


as at 01-04-2016Sites with Planning Permission or in Adopted Plans VILLAGE SITES

U/C

2016/17 2017/18 2018/19 2019/20 2020/21 3 4

MON LDP Land adj Village Hall Cross Ash 0 6 6 0

MON LDP Land adj Cross Ash Garage 0 3 3 0

MON LDP Land at Well Lane Devauden 0 9 9 0

MON LDP Land to south east of Dingestow 0 9 9 0

MON LDP Land to west of Grosmont 0 9 9 0

MON LDP Land north of Little Mill 0 9 9 0

MON LDP Land rear Village Hall Llanddewi Rhydderch 0 3 3 0

MON LDP Land to north west of Llanellen 0 9 9 0

MON LDP Land at Ton Road Llangybi 0 6 6 0

MON LDP Land rear Carpenter's Arms Llanishen 0 3 3 0

MON LDP Land adj Church Road Llanishen 0 3 3 0

MON LDP Land north Llanvair Kilgeddin 0 3 3 0

MON LDP Land west of Mathern 0 9 9 0

MON LDP Hill Farm Pwllmeyric 0 9 9 0

MON LDP Land east Shirenewton (south of minor road) 0 3 3 0

MON LDP Land east Shirenewton (north of minor road) 0 3 3 0

MON LDP Land adj Werngifford Pandy 0 9 9 0

TOTAL 0 105 105 0 0 0 20 20 20 20 0 25

TOTAL 54 951 897 2.07 36 30 129 237 219 175 0 71

TOTAL 135 3041 2891 96.62 118 124 525 687 581 533 0 323


Study

Total Units

Capacity

Units Rmng

HA Categorisation

10

10 Queen Square Bristol BS1 4NT T 0117 989 7000 turley.co.uk Registered in England Turley Associates Limited no. 2235387. Registered office: 1 New York Street, Manchester, M1 4HD

22 April 2016 Delivered by email

Monmouthshire County Council County Hall The Rhadyr Usk NP15 1GA

Ref: TAYT2001

Dear Sirs

MONMOUTHSHIRE 2016 JOINT HOUSING LAND AVAILABILITY STUDY

We write in respect of the 2016 Joint Housing Land Availability Study, to provide comments on the published Draft Site Schedule and associated supporting evidence, on behalf of our client Taylor Wimpey UK Ltd [“Taylor Wimpey”].

We have specific concerns about the projected delivery (and site categorisation) for a total of eight specific large sites, as set out in the draft site schedule published by the Council. Our comments on these and a suggested alternative categorisation/trajectory are set out in the separate table enclosed with this letter.

Our concerns primarily relate to anticipated delivery from sites with known technical and viability constraints, as well as anticipated delivery from sites where no planning application has yet been made (even in Outline), and where in some cases no specific housing developer has been identified.

Overall we would suggest that the delivery of housing in the five year period from 2016 to 2021 (TAN1 Categories 1 and 2) should be reduced by a total of 577 dwellings, as set out in more detail within the attached table.

Even with the re-categorisation of these units the remaining projected level of delivery from category 1 and 2 sites, together with the forecast small site completions of 459, would represent a delivery rate of 490 dwellings per annum [“dpa”]. This rate of delivery is almost double the average delivery rate (of 253dpa)

that has been achieved during the first five years of the plan period.

Evan if no re-categorisation occurs (which we would dispute) the Council’s total identified supply (3,027) would leave a shortfall of some 200 dwellings against the current LDP housing provision by 2021.

It is very clear that to remedy the previous undersupply of housing that has occurred during the first five years of the LDP plan period, and to ensure that delivery can be increased to a rate that is at or above the 450dpa required by the current LDP, the identification of further deliverable housing sites will be

2

necessary, to supplement the availability of housing land and support the overall delivery of housing in the County.

It is very likely that others will also submit comments and evidence in respect of these and other sites, and we look forward to discussing these at the Study Group meeting which is diarised for the 29th April.

Yours sincerely

Andrew Ross Associate Director

[email protected]

mailto:[email protected]

Edge.J

New Stamp

LPA Ref No. Site Address Total dwellings proposed

Applicant/ Developer/Owner

2016/17 2017/18 2018/19 2019/20 2020/21 Sub Total Total Five Year Supply 2016/17 2017/18 2018/19 2019/20 2020/21 Sub Total Total Five Year

Supply

Difference between Council and Turley

Supply

Notes

162 Private 0 15 25 25 32 97 0 0 15 25 25 65

88 Public (affordable) 0 5 30 30 23 88 0 0 5 30 30 65

135 Private 0 32 32 20 20 104 0 0 0 0 0 0


227 Private 0 30 50 50 50 180 0 0 30 50 50 130


202 Private 0 45 35 35 37 152 0 0 45 35 35 115


169 Private 0 40 30 30 44 144 0 0 40 30 30 100


71 Private 0 0 20 25 26 71 0 0 0 0 0 0


214 Private 0 45 53 54 62 214 0 0 45 53 54 152


142 Private 10 40 40 40 12 142 0 10 40 40 40 130


1,594 1,017 -577

-55 As identified in Proforma it remains the case that no planning application has been submitted on the site, although one is expected later in 2016. Without developer or planning permission delivery before 2018/19 is unrealistic and so trajectory pushed back by one year. Rockfield Farm

Land at Vinegar Hill Monmouthshire Council

200 150 -50 No developer or planning application means that delivery before 2018/19 is unrealistic on this site, and so trajectory pushed back by one year.

Chepstow Properties Ltd

Deri Farm Persimmon Homes

Site proforma states that planning application submitted but not yet validated. However planning application DC/2014/00607 has been made in respect of this site allocation and is under consideration. Notwithstanding this there has been a significant delay and no permission yet issued. The application is in outline and so the further approval of detailed designs will be required in due course. On this basis even if Outline Permission is issued during 2016/2017, approval of detailed designs and commencement on site would push back delivery to the 2018/19 period at the earliest.

185 -55

-30

A previous application (DC/2012/00307) for 340 units on the site was refused 10 October 2012, dismissed at Appeal in May 2014. Current application submitted by Harrow Estates in December 2014 for 209 units, resolved to refuse permission unanimously at Committee (3rd November 2015) - now going to appeal again under reference: 3026371 for non determination. Further duplicate application remains with the Council (DC/2015/01184) although this is subject to unresolved objections and seemingly remaining disagreement about viability and affordable housing provision. At least push back delivery to commence in 2017/18 only.

285 212 -73 No developer or planning application means that delivery before 2018/19 is unrealistic on this site, and so trajectory pushed back by one year.

130

0

190 160

124

280 200

220 165

Total Five Year Delivery from Selected Sites Total Five Year Delivery from Selected Sites

MON LDP

MON LDP

DC/2009/00910

MON LDP Wonastow Road (LDP) South Wales Land Developments Ltd

110

MON LDP (DC/2014/01468) Former Paper Mill Harrow Estates Ltd

MON LDP Crick Road Monmouthshire Council

-110Access to site is to be through Wonastow Road development subject to existing planning permission to be constructed by Taylor Wimpey and Barratt/David Wilson Homes. On this basis access is unlikely to be provided until this first element of the scheme is complete (or substantially complete) and so no delivery in five year period.

MON LDP (DC/2014/00607)

Turley Assessed Supply for Taylor WimpeyDraft RHLA Schedule at 1st April 2016

0

Outline application submitted 24 October 2014 on behalf of Mabey Holdings, the number of units is to be determined by the application documents make reference to up to 600 units. Outline not yet determined, Welsh Water issued a holding objection in February 2015, which does not yet appear to have been resolved. Significant remediation work is required on the site before any construction can commence. On this basis even if Outline Permission is issued during 2016/2017, approval of detailed designs and commencement on site would push back delivery to the 2018/19 period at the earliest.

Mabey Holdings -80MON LDP (DC/2014/01290) Fairfield Mabey

Monmouthshire Council

-124Full permission granted 2011, for demolition of existing industrial buildings and gas depot on the site, and erection of dwellings, office space, and A3 uses. Some conditions have been discharged. The majority of the dwellings proposed are apartments. This site has numerous problems and no units have been completed in the last year, and dwellings on the site have been difficult to sell. Delivery from this scheme is unliekly in the next five years.

Osborn International

22

nd April 2016

Our Ref : KW/16.128

Jill Edge

Development Plans Research Officer

Monmouthshire County Council

Planning Department

PO Box 106

Caldicot

NP26 3DG

Dear Jill,

Monmouthshire Site Schedules for the April 2016 Joint Housing Land Availability Study

Introduction

Asbri Planning Ltd has been instructed by Hallam Land Management to submit comments in relation to

the above Study Schedules and Proformas, for calculating the housing land supply.

We have examined the sites identified in the draft 2016 schedules and proformas and through a

combination of methods, including discussions with agents and housebuilders, review of current and

previous planning permissions, and site visits, we therefore set out this correspondence under the

following headings:

Comments on Site Schedules and Site Proformas

Assessment of Supply

Conclusions

Comments on the Site Schedules and Proformas

For the purposes of examining the site schedule and proformas, we have included the sites under the

following settlement groupings and comment on each below. For comparison purposes, a table is

included for those major sites disputed with the differences highlighted.;

Abergavenny

Ross Road

No comments to make at this time.

Former Millsteel Fabrications


Deri Farm

Revised outline planning application submitted but yet to be validated due to further information of the

grounding of overhead power lines being awaited.. Start on site will have to await outcome, signing of

S106, future RM submission, extensive works on site to ground overhead power lines and upgrade of

STW.

Consequently a start on site in 2017/18 is increasingly unlikely. It is suggested that 20 dwellings (15

market and 5 affordable) be removed to Category 4. This would leave 165 in the 5 year land supply,

with 85 outside.

1st Floor

Westview House

Unit 6 Oak Tree Court

Mulberry Drive

Cardiff Gate Business Park

Cardiff

CF23 8RS

Tel: 029 2073 2652

Fax: 029 2073 2670

www.asbriplanning.co.uk

Deri Farm

Timescale 2016/17 2017/18 2018/19 2019/20 2020/21 Beyond 5

Years

Council

Forecast

20 55 55 55 65

Asbri

Forecast

55 55 55 85

Coed Glas

The current planning application seeks 51 dwellings rather than 60 (33 market and 18 affordable). 9

dwellings should therefore be removed.

Caldicot

West End School


Chepstow

Osborn International

No activity and marketing suite closed since 2014. 5 town houses previously built. Further completions in

2017/18 look increasingly unlikely.

Assuming that activity is eventually resumed future build rates should be reduced due to the need for

sale prices to reflect high build costs. On the above basis we would forecast a delayed start to 2018/19

and completions thereafter reduced to no more than 25 a year, including affordable elements. We

therefore suggest that a realistic forecast would be 75 in the 5 year supply and a further 59 dwellings

moved to Category 4 to give 89 in total).

Osborne International


Years

Council

Forecast

32 32 30 30 40

Asbri

Forecast

25 25 25 89

Garages near Thornwell Road


Former Forensic Laboratory Site, Chepstow


Land at Fairfield Mabey

The site remains occupied by the Mabey Bridge works. The planning application remains undetermined

following submission in late 2014, with several issues, including access, yet to be resolved. The Housing

Trajectory submitted to the LDP Examination shows development not commencing until the year ending

April 2017. Build rates subsequent to this are also optimistic.

We suggest no more than 40 completions per year in 2018/19, 2019/20 and 2020/21, i.e. 120

dwellings, including the affordable elements, with the remainder categorised beyond 5 years, i.e.

230 dwellings, rather than the 70 currently included in this category.

Fairfield Mabey


Years

Council

Forecast

40 80 80 80 70

Asbri

Forecast

40 40 40 230

Garages near Thornwell Road


Llanellen

Llanellen Court Farm


Llanfoist

Westgate – Land off Merthyr Road


Gavenny Gate


Magor/Undy

Rockfield Farm

Council owned land. A ‘Masterplanning’ exercise, including public consultation has been undertaken but

a planning application has yet to be submitted.. This, together with the need to market the site, could

potentially delay development for up to a year.. Completions from then are unlikely to exceed 30 per

year, including affordable elements, particularly if the adjacent Vinegar Hill is ongoing (see below). On

this basis we consider that 50 completions per year as proposed from 2017/18 is unrealistic.

It is suggested that 10 completions could be potentially be achieved in 2017/18, and 30 a year

from then on (inclusive of the affordable homes). Of the 270 units proposed, therefore, 100 could be

included in the 5 year land supply, with 170 in Category 4.

Rockfield Farm


Years

Council

Forecast

55 55 55 55 50

Asbri

Forecast

10 30 30 30 170

Vinegar Hill

Unlike Rockfield Farm the site has been promoted by a house builder (Bovis Homes). Vinegar Hill is,

however, totally unsuitable to serve as an access, and acquisition of 3rd party land is likely to be required

to achieve a suitable route into the site from the west. There is, therefore, a possibility that the site may

be dependent on Rockfield Farm. It is suggested that a start in 2017 could be made with a completion

rate, assuming that the Rockfield Farm development is ongoing, not exceeding 30 per year. 30

completions a year from 2017, including affordable elements are therefore suggested, with 150

dwellings outside the 5 year supply.

Vinegar Hill


Years

Council

Forecast

55 55 55 55 50

Asbri

Forecast

30 30 30 30 150

Monmouth

Former Cottage Hospital


Dixton Road Clinic


Wonastow Road


Wonastow Road, including Drewen Farm (LDP)

The Drewen Farm (LDP) element is dependent on access via Wonastow Road as no vehicular access will

be allowed via Watery Lane. As such it is effectively a later phase of the development.

As such, a start is not likely prior to 2018/19 and 20 dwellings should be categorised as outside the 5

year land supply.

Drewen Farm (Wonastow Road LDP)


Years

Council

Forecast

20 45 45

Asbri

Forecast

45 45 20

Tudor Road, Wyesham


Penallt

Land to the south-west of Penallt


Penperlleni

Land South of Usk Road (Phases 1 and 2)


Portskewett

Crick Road

A further Council owned strategic site which is yet to be subject to a planning application and marketing

exercise. Given the other developments in the area, and assuming a single develioper rates are unlikely

to achieve 40 a year as shown in the draft schedule and proformas. It is suggested that a maximum of

40 per year, including affordable elements be allowed for (i.e. 160 within 5 years), with 125

outside the 5 year supply.

Crick Road


Years

Council

Forecast

55 78 79 73

Asbri

Forecast

40 40 40 40 125

Raglan

Chepstow Road

Another Council owned site. Flooding issues will reduce the developable area but will not prevent

development within the 5 year period. Not disputed.

Rogiet

Rogiet Primary School

Sudbrook

Sudbrook Paper Mill

190 dwellings allowed for as an LDP allocation but the current full planning application is for 209

dwellings. Major revisions were submitted in March 2016 and there are a number of issues to be

addressed, including a holding objection from Network Rail. Consequently completions are unlikely in

2016/17, and in view of the scale of site clearance and remediation works, unlikely until 2018/19.

There will be a limit on the numbers achieved assuming competing developments in the area are

underway. As such development of the whole site within 5 years at the rate the Council suggests is

optimistic.

A maximum rate of 40 dwellings a year, including affordable elements is suggested from 2018/19. This

would allow for 120 completions in the 5 years, with 89 outside the 5 year supply.based on the revised

figure of 209.

Sudbrook Paper Mill


Years

Council

Forecast

10 50 50 50 30

Asbri

Forecast

40 40 40 89

The Old Shipyard


Tintern

Former Abbey Hotel


Trellech

Land at Monmouth Road/Greenway Lane


Usk

Cwm Burrium


Three Salmons Hotel


Village Sites


Assessment of Housing Land Supply

The total number of units identified on the large sites in Monmouthshire County Council’s draft 2016

schedule, which are developable within 5 years amount to 2568. units (including 118 under

construction). However, from the above revised categorisations, we suggest that this should be reduced

by 692 units to 1876.

The Table below shows how the additional allowance for small sites is calculated, based on the previous

5 years completions.

Table 1 - Small Site Completions 2011/12 to 2015/16

2011/12 2012/13 2013/14 2014/15 2015/16 Total

108 94 59 99 99 459

This gives a total small site allowance of 459 which when added to the 1876 units gives a total of 2335

Table 2 below calculates the supply based on our suggested revised schedules.

Table 2 – 5 Year Land Supply Calculation (LDP Residual Method) Based on Revised Schedule as

analysed above.

A LDP Housing Provision (2011-2021) 4500

B Completions April 1st 2011 – 31

st March 2016 1256

C Remainder – 1st April 2016 C= (A-B) 3235

D 5 year requirement 2016-21(D= A-B) 3235

E Annual Requirement (E= D/5) 647

F Total Land Available 2335

G Land Supply in Years = (G= F/E) 3.61

Conclusions

A comprehensive site by site assessment of the likely housing land supply situation as at 1st April 2016

shows that Monmouthshire County Council will not achieve a 5 year land supply based on the residual

requirement as specified by TAN1.

The Council’s own calculations show a 4.7 year land supply. However for the reasons suggested this may

be optimistic. On the basis of more realistic start dates and completion rates it is suggested that a 3.61

year supply would be more appropriate.

We therefore urge the Council to make amendments to the schedules as suggested above on the basis

of the sites which are disputed. A Review of the Local Development Plan should be triggered on this

basis, particularly as only 5 years of the plan period remain.

Yours sincerely

Keith Warren

Associate Director, Asbri Planning Ltd

Edge.J

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1B Oak Tree Court

Mulberry Drive

Cardiff Gate Business Park

Cardiff

CF23 8RS

T 029 2073 6747

F 029 2073 6631

Boyer Planning Ltd. Registered Office: Crowthorne House, Nine Mile Ride, Wokingham, Berkshire RG40 3GZ. Registered in England No. 2529151. VAT 757216127. Offices at Cardiff, Colchester, London, Twickenham and Wokingham.

22nd April 2016 Our Ref: OF/CJ/7.894 Planning Policy Monmouthshire County Council Priory Street Monmouth NP25 3XA Dear Sir/ Madam

Monmouthshire Joint Housing Land Availability Study: Draft Site Schedule 2016

We write on behalf of our client, Hallam Land Management Limited, in connection to Stage 3 of the Monmouthshire Joint Housing Land Availability Study (JHLAS) Timetable 2016. As you are aware, the stage relates to comments on the draft Site Surveys and Site Schedules of the JHLAS.

As requested by the Council, all comments in relation to these sites within the JHLAS are to be sent to the Council by Friday 22nd April 2016. The representations will input into the JHLAS Study Group meeting, which is to being held on Friday 26th April 2016.

As you are aware, our client has a controlling interest in the site on Land at Rockfield Road, Monmouth. The site is suitable and deliverable for sustainable residential development to meet identified need in Monmouth. It was promoted during the course of the local development plan preparation process, albeit was not included as a site allocation in the plan adopted in 2014.

HLM have been closely monitoring the delivery of new housing in Monmouth, including on the large strategic sites on which the housing land supply is dependent. Our comments and suggestions reflect this interest and the close monitoring carried out on behalf of our client.

Accordingly, our comments on the Site Schedule are summarised in the table below.

Site Name Boyer Comments Recommendation Deri Farm, Abergavenny

An outline planning application has been submitted but not yet validated. The site proforma states that the s106 legal agreement will require electricity pylons to be removed from site and cables put underground, and sustainable transport contributions to be introduced to mitigate impact on highway network. Provision will also need to be made for a landscape buffer on the northern edge of the site to avoid affecting the character of the Brecon Beacons National Park.

Clarification required from the Council on the justification for the proposed trajectory at the site. The available evidence suggests that a reconsideration of the site categorisation is required as it is highly unlikely that 20 units will be delivered in 2016/17. The first delivery of new houses on the site should be moved back a

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year in the trajectory.

Crick Road, Portskewett

A planning application has been submitted, but is on hold and it is not known at this stage whether it has been made in full or in outline. Either way, a s106 legal agreement will be required.

Additional evidence is required from the Council, including clarification on the nature of the application. It is unlikely that any houses will be delivered on the site in 2017/18: the 55 units anticipated should be removed from the schedule.

Wonastow Road, Monmouth

Progress has been made on the planning applications, with the applicant now in the process of discharging conditions. Notwithstanding this, there is little evidence for the start on site date or the anticipated build rates: further clarification is required. It is also understood that the Drewen Farm element of the scheme is dependent on the first phase of Wonastow Road.

Subject to the further clarification sought, remove the 30 dwellings to be completed in 2016/17. Clarification is also sought on the Drewen Farm access being dependent on Wonastow Road, remove 20 dwellings in 2018/19 out to beyond 5 years.

Fairfield Mabey, Chapstow

The site currently has a live outline planning application for the development of up to 600 units and mixed use development. The application presently includes conservation, contamination and highways issues. Therefore, we seek clarification on the housing delivery within the JHLAS. The application is submitted in outline and is highly unlikely that the developers will be out on site during 2017/18.

Remove 40 units from 2017/18, owing to the identified site constraints.

Rockfield Farm, Undy An application is yet to be received by the Council. Slow progress is being made by the developer. However, as highlighted within the site proformas an outline planning application is likely to be submitted in June/ July 2016 following further public consultation. Therefore, clarification is

Take the 55 units out of the 2017/18 category. It is considered that 30 units in 2019 would be a more realistic starting point and delivery rate per annum.

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sought on the number of dwellings expected to be delivered. The site categorisation needs to be reconsidered in this regard as 55 completions in 2017/18 is highly unlikely. The timescales associated with the developer having to navigate through the reserved matters process and configure all legal agreements is uncertain at this stage.

Land at Vinegar Hill An application is yet to be received by the Council. In addition, a s106 will be required, the timescales on which are uncertain. Therefore, it is highly unlikely that 50 units are to be built in 2017/18. Reconsideration is required on the site categorisation.

Remove 50 units from the 2017/18 category.

Former Sudbrook Paper Mill, Sudbrook

The site currently has a live detailed planning application for the development of 209 dwellings. Network Rail submitted a holding objection in October 2015 in order to consider any restrictions imposed on the land and concerns about the development’s drainage convert into their culvert; there does not appear to be any further correspondence from Network Rail.

Clarification is required on the progress of the application due to the sites sensitivity and close proximity to the SAC and SPA and whether 10 units is likely to be developed in 2016/17.

Coed Glas, Abergavenny

A planning application was submitted in December 2015 for 51 residential dwellings and associated works; the application is still live. Coed Glas is allocated for residential development of around 60 dwellings in the adopted LDP.

Remove 9 units from the proposed trajectory for the site.

Osborn International Site

P Planning permission granted for 169 residential units. The development is to take place over 7 phases. Only 5 town houses complete so far (phase 1). Foundation built for the 4 mews dwellings but not likely to be completed for another year – late 2017 (phase 2). 35 Apartments are to be constructed next, starting in May 2016 and likely to be complete in summer 2017 (phase 3). No detail on when remaining 4 phases will come forward (phases 4-7).

Clarification is sought as there is no detail on the remaining 4 phases; proposed trajectory of the site is likely to be pushed back.

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On the basis of the above analysis of available evidence, it is considered that the draft schedules adopt an overly optimistic and unjustified position. The housing land supply position requires further clarification in the areas identified. The trajectory requires reconsideration.

We trust the above is helpful and would be grateful if you could confirm receipt, if possible please. We look forward to discussing the matters raised in these representations at the upcoming meeting. In the meantime, please contact us with any queries.

Yours sincerely

Owen Francis Associate Director Tel: 02921 670067 Email: [email protected]

mailto:[email protected]

Edge.J

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Redrow Homes South Wales – 22/04/16 – Comments to Monmouthshire JHLAS site schedule

V2 – Updated following queries from LPA 28/04/16

Address Comments Deri Farm - There are significant known constraints for this site

(power lines and viability) so it is arguable that the site should be moved wholly into Category 4. I am sure Persimmon can provide an update for discussion at the study.

- Notwithstanding the above suggest that annual completions are high given that viability is a major concern and 35% affordable is unlikely. A reduction in affordable would mean a reduction in delivery and it is suggested that between 30-40 completions from 2018/19 are more likely to be appropriate.

Osborn International - No apparent reason for annual completions increasing from agreed levels last year.

- Site has been included in JHLAS since 2011 and full application is effectively about to lapse (as any new developer is more likely to require a new permission). Any update or evidence to suggest site is to come forward for development? If not then it is suggested that it is moved to Category 4.

Fairfield Mabey - Suggest that completions are pushed back a year. - If outline planning is gained later this year (signed

S106) then a land deal has to be done, RM application prepared, submitted and determined, conditions discharged, clearance and remediation etc and so superstructure works would commence during 2017/18.

- Annual completions are considered slightly high and get to peaks too quickly. Suggest: Yr 1- 0, Yr 2 – 0, Yr 3 - 35, Yr 4 – 60, Yr 5 – 70. Cat 4 – 185.

Rockfield Farm - Based on the site proforma then it would appear that a planning application is a little way off. Suggest that this is pushed back at least a year with fewer units in the first year of completions.

Land at Vinegar Hill - No evidence of any change from last year. On the basis of no sign of a planning application then suggest that this is pushed back a year or at least no more than 15 completions in 2017/18.

Crick Road - Annual forecasts from this site have previously been disputed. Should be a maximum of 55 completions from 2018/19 (which accords with Inspector decision last year) and significantly fewer units, if any, in 2017/18 by account of likely start time of development from required lead-in (probably need a discussion).

Former Paper Mill - Providing planning permission is granted later this year (S106 signed) then there will be conditions to discharge, site clearance, remediation and land raising (for flood reasons) to do before a land sale. On this basis first completions (circa 10) are likely to be latter half of 2017/18 and therefore delivery should be pushed back one year. Suggest:

Redrow Homes South Wales – 22/04/16 – Comments to Monmouthshire JHLAS site schedule

V2 – Updated following queries from LPA 28/04/16

NB. The comments made below in relation to annual unit completions on sites are based on open market and affordable housing units combined.

Yr 1 – 0, Yr 2 – 10, Yr 3 – 35, Yr 4 – 35, Yr 5 -35. Cat 4 – 75.

Monmouthshire JHLAS 2016

Following a review of the site proformas and the draft tables I would request the points set out

below are taken into account when determining the land available for housing over the next 5

years from 2016/17.

1. To deliver 525 homes in year 2 (2017/18) full planning permission for the vast majority

of the 525 should be in place by December 2016. All sites included in 2017/18 should be

well advanced in the planning process now.

2. Given the issues resulting from the grounding of the powerlines and the affordable

housing requirement Deri Farm should be included entirely in category 3 or 4.

3. Unless there is demonstrable evidence to confirm the likelihood of progress at Osborne

International it should be included in category 3 or 4. A full consent was granted in 2011.

Only 5 of the 169 homes have been built and none have been completed since the LDP

has been adopted.

4. Mabey Bridge should be moved to category 4 until such time as the WG Highways

objection is removed. The WG objection is dated December 2012, well over 3 years ago

and any means to remove the objection has not formally been agreed by WG and MCC.

5. Delivery on sites at Magor/Undy should be put back into category 4 as there is a

requirement for a by‐pass, planning permission and for part a developer.

Darren Parker 21 April 2016

Archaeology

IMS0005v6

Our Ref: 160422 L JCC9092 SF E-mail: [email protected] Your Ref: Direct Dial: 01454 853000 Date: 22nd April 2016

Ms Jill Edge Planning Policy Research Officer Monmouthshire County Council

Dear Jill

Monmouthsire 2015/16 Joint Housing Land Availability Study

Thank you for the opportunity to provide comments on the site schedule, site proformas and the proposed housing land supply for Monmouthshire County Council. On behalf of our client, Bovis Homes, we have outlined our comments and observations below in advance of the Joint Housing Land Availability Study Group meeting on Friday 29th April 2016.

1. According to the trajectory a significant increase in delivery is expected to take place in 2017/18 when compared to 2016/17 (525 compared to 124). In order to deliver 525 homes in 2017/18 full planning permission should be in place by December 2016 at the latest for the majority of the sites, allowing for a suitable lead in time. According to the table, nine of the identified sites expected to deliver in 2017/18, although allocated, have not yet got planning permission. The trajectory therefore appears to be highly unrealistic.

2. In respect of Deri Farm, as a result of issues relating to the grounding of the overhead powerlines and affordable housing requirement, the site should be included entirely within category 3 or 4 thus removing 185 dwellings from the five year housing land supply.

3. Unless there is demonstrable evidence to suggest otherwise, Osborne International

should be included in category 3 or 4. Whilst a full consent was granted in 2011 (DC/2009/00910) only five have been completed and none have been completed since the adoption of the LDP. As a result, 124 dwellings should be removed from the five year housing land supply.

4. In respect of Fairfield Mabey, highway objections have been in place for well over

three years, including objections and concerns raised by many parties as long ago as the LDP Examination in May/June 2013. In the absence of any resolution to resolve the objections the site should be placed entirely in category 4 thus removing 280 dwellings from the trajectory.

Taking account of points 2 to 4 above relating to site specific delivery we consider that 589 dwellings should be removed from the five year housing land supply calculation. This would lead to an available supply of 1,979 dwellings from large sites over the five year period, which when added to the forecasted small sites amounts to 2,438 dwellings. This results in a housing land supply of 3.77 years. A further reduction is also expected to take place as a

result of a lack of permissions in place for a large proportion of those sites set to deliver in 2017/18. I hope that the above comments and observations are useful. I look forward to discussing this further at the Study Group meeting to be held on 29th April 2016, for which I can confirm my attendance. Yours sincerely For RPS

Alistair Macdonald Director Cc: Fiona Milden, Bovis Homes

Edge.J

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Appendix 5

Monmouthshire County Council JHLAs Study Group Meeting 1 Friday 29th April 2016

Monmouthshire County Council JHLA Study Group Meeting

29th April 2016

Present: Mark Hand Monmouthshire

County Council Jane Coppock Monmouthshire

County Council Martin Davies Monmouthshire

County Council Jill Edge Monmouthshire

County Council Ben Winstanley Monmouthshire

County Council Mark Harris Home Builders

Federation Alistair MacDonald RPS Darren Parker RPS Keith Warren Asbri Planning Emyr Davies Redrow Homes Daniel Hodgkiss Persimmon Homes Karen Tarbox Monmouthshire Housing Tim Gent Savills David James Rural Housing Enabler Owen Francis Boyer Adam Davies Taylor Wimpey Gareth Barton Turley Mike Fenton Taylor Wimpey

A Study Group Meeting was held on Friday 29th April 2016. The consultation on the draft site schedule and proformas ran from 11th April 2016 until 22nd April 2016 with written comments in response to the consultation received from a number of members of the Study Group. The draft Site Schedule formed the basis of the agenda for the meeting. 1. Abergavenny

DC/2007/01679 – Ross Road – The site remains in category 4. DC/2008/00024(O/L) – Ross Road – The site remains in category 4. DC/2013/00304 – Former Milsteel Fabrications – Site clearance and work on diverting the sewer has begun, build rate agreed as per the draft site schedule. DC/2015/01174 – Old Hereford Road - Monmouthshire Housing site, build rate agreed as per the draft site schedule. MON LDP – Deri Farm – Persimmon Homes have submitted a planning application on the site, DC/2014/01360, which is now the subject of public consultation. As Persimmon Homes are comfortable with the proposed build rates included in the draft schedule the trajectory is agreed. It was noted by Persimmon that this was on the basis that the ongoing issue of viability was resolved in the near future in order for the application to be determined. MON LDP – Coed Glas – Melin Homes has submitted a full planning application on the site which is due to go to Planning Committee on 3rd May 2016. Build rate agreed as per the draft site schedule.


2. Caldicot

DC/2013/01034 – Former West End School – Monmouthshire Housing site, site is under construction, build rate agreed as per the draft site schedule.

3. Chepstow

DC/2009/00910 – Osborn International – Council confirm that there has been progress on the site in the past 12 months. The large factory building has been demolished in readiness for a start on the next phase of development, a block of 35 apartments had recently been started, in addition five town houses have previously been built along the front of the site so permission has been implemented. Members of the Study Group still have concerns with regard to the site as very slow to come forward and have reservations with regard to the large number of apartments in this location. Also concerned that if apartments don’t sell then this will delay the next phase of development. The Study Group agreed to the proposed build rate as per the draft site schedule but to be the subject of review next year depending on progress on site. DC/2013/00618 – Garages rear Thornwell Road – Site completed in 2015/16. DC/2013/00648 – Former Forensic Science Laboratory – Site completed in 2015/16. MON LDP – Fairfield Mabey – Whilst the Welsh Government have taken a considerable amount of time to consider the air quality and highways issues connected to the site, their report is now available on the Welsh Government’s website. Deemed no issues with air quality on the A48, with the focus on junction improvements at Station Road to accommodate the whole scheme. Hydraulic modelling has been completed, a preferred developer is on-board and whilst there are site contamination issues required remediation works are not substantial and can be undertaken as one contract so will not affect sales of the first phase of development. In light of this information it was agreed to retain the build rate as per the draft site schedule but to push the start date back by a year. Agreed revised trajectory: Yr1 – 0, Yr2 – 0, Yr3 – 40, Yr4 – 80, Yr5 – 80, 150 outside the 5 year supply

4. Llanellen

DC/2015/00474 – Llanellen Court Farm - Site is under construction, build rate agreed as per the draft site schedule.

5. Llanfoist

DC/2013/00860 – Gavenny Gate – Site is under construction, build rate agreed as per the draft site schedule.


DC/2013/00266 – Westgate, Land off Merthyr Road – Site is under construction, build rate agreed as per the draft site schedule.

6. Magor/Undy

MON LDP – Rockfield Farm – All of the technical studies required for development of the site have been completed. The Council are in discussion with agents with a view to working up a masterplan and submitting an outline application on the site by July 2016. The disposal strategy to be twin tracked alongside the application. A TA has been commissioned to look at whether the by-pass for Magor/Undy is needed and is expected at the end of May, if it concludes that one is needed this will not impact on the site coming forward as allowance has already been made for it. Any land take for the new M4 route will also not affect either of the sites in Magor/Undy as the proposed route is north of the existing route. The Council suggested revised build rates in light of further information available from their Estates Department, this would move the start date back a year with lower completions in the first year and higher levels in subsequent years as it is anticipated that there will be more than one developer on site: MCC: Yr1 – 0, Yr2 – 20, Yr3 – 55, Yr4 – 80, Yr5 – 80, 35 outside the 5 year supply Members of the Study Group feel that the build rates are still too high and the time line for first completions on the site are not realistic. With a planning application due to be submitted in July 2016 it could take up to 18 months before the site is granted a full permission, with associated land sale and conditions discharged. The proximity of the neighbouring site will also impact on completion rates as the number of outlets increases then the sales rate of each outlet will reduce, the two sites together have the potential for three to four outlets. Revised trajectory still shows too many completions coming forward when the sites are considered together, propose: Study group: Yr1 – 0, Yr2 – 0, Yr3 – 40, Yr4 – 60, Yr5 – 60, 110 outside the 5 year supply. No agreement was reached on the site, the Council consider its revised trajectory to be realistic. Will be decided by the Inspector. MON LDP – Land at Vinegar Hill – NLP are the agent for Bovis who are the developers of the site but no-one was present at the meeting to provide an update. Members of the Study Group felt they needed to know Bovis’s intentions with regard to bringing forward the site. The Estates Department assured the Study Group that they had been in regular discussion with Bovis when producing the technical reports for Rockfield Farm. Members of the Study Group also stated that their comments with regard to the proposed start date and build rate on the draft schedule for Rockfield Farm also apply to Vinegar Hill. The issue as identified on the Rockfield Farm site is the impact on sales rates due to the number of outlets in close proximity. There was agreement on moving the start date back a year but no agreement could be reached on the subsequent build rate. Will be decided by the Inspector. MCC – Yr1 – 0, Yr2- 0, Yr3 – 50, Yr4 – 50, Yr5 – 50, 75 outside the 5 year supply.


Study Group – Yr1 – 0, Yr2- 0, Yr3 – 40, Yr4 – 40, Yr5 – 40, 105 outside the 5 year supply.

7. Monmouth

DC/2011/00936 – Former Cottage Hospital – Site is under construction, build rate agreed as per the draft site schedule. DC/2010/00785 – Dixton Road Clinic – Site is under construction, build rate agreed as per the draft site schedule. DC/2015/00390 – Wonastow Road (Taylor Wimpey) – Has full planning application, trajectory based on developer’s phasing plan. Build rate agreed as per the draft site schedule. DC/2015/00392 – Wonastow Road (Barratt/David Wilson Homes) – Has full planning application, trajectory based on developer’s phasing plan. Build rate agreed as per the draft site schedule. MON LDP – Wonastow Road (LDP) – Bovis are keen to progress the site with technical studies nearing completion and the site already having been the subject of a pre-app with the Council, but are dependent on Taylor Wimpey and Barratt for the access. The access road is due for completion in December 2019, as per the phasing plan, so no completions likely before this date although Bovis could be on site. It was agreed to amend the site schedule to the following: Agreed revised trajectory: Yr1 – 0, Yr2 – 0, Yr3 – 0, Yr4 – 30, Yr5 – 45, 35 outside the 5 year supply. MON LDP – Tudor Road Wyesham – Members of the Study Group asked the Council to confirm whether the site had been the subject of a pre-app, if not the site should be moved back a year but with all units to remain within the 5 year supply. The Council can confirm that the site has been the subject of a pre-app, build rate agreed as per the draft site schedule.

8. Penallt

DC/2015/00606 – Land to the south west of Penallt - Build rate agreed as per the draft site schedule.

9. Penperlleni

DC/2013/01001 – Land south of Usk Road (Phase 1) – Build rate agreed as per the draft site schedule. DC/2014/00468 – Land south of Usk Road (Phase 2) – Build rate agreed as per the draft site schedule.

10. Portskewett


MON LDP – Crick Road – The Council confirmed that the disposal strategy for the site has changed and they are now having direct discussions with a developer (who was identified as an RSL who would look to build out part of the site for affordable housing and the rest for private sale). It is intended to submit a hybrid planning application by the end of the calendar year which will include the required technical studies alongside a detailed phase 1 of the development. The site is a greenfield site and there are no obstacles to it being brought forward. The Council suggested revised build rates in light of further information available from their Estates Department, this would lower the build rate pushing some outside of the five year supply but first completions on site would still be in 2017/18: MCC: Yr1 – 0, Yr2 – 20, Yr3 – 60, Yr4 – 60, Yr5 – 60, 85 outside the 5 year supply. Members of the Study Group still felt that these build rates were overly optimistic considering other developments in the area, and that the new disposal strategy could delay the start date on site even further. The Study Group considered the following rate to be more realistic: Study Group: Yr1 – 0, Yr2 – 0, Yr3 – 40, Yr4 – 50, Yr5 – 50, 145 outside the 5 year supply No agreement was reached on the site, the Council consider its revised trajectory to be realistic. Will be decided by the Inspector.

11. Raglan

MON LDP – Land at Chepstow Road – Members of the Study Group requested that the start date be moved back by 12 months as there is no developer on board and no disposal strategy as yet. This was agreed. Agreed revised trajectory: Yr1 – 0, Yr2 – 0, Yr3 – 23, Yr4 – 22, Yr5 – 0, 0 outside the 5 year supply.

12. Rogiet

DC/2014/ 01114 – Former Rogiet Primary School – Melin Homes site, site is under construction, build rate agreed as per the draft site schedule.

13. Sudbrook

MON LDP – Former Paper Mill – A full planning application has been submitted for 212 units, but the number of units on the schedule are to remain as per the LDP allocation as there was no permission in place as of the base date of the Study. The developer for the site felt that the Council’s proposed build rate might be too optimistic in light of the constraints of the site and proposed an alternative. This was agreed by the Study Group: Agreed revised trajectory: Yr1 – 0, Yr2 – 10, Yr3 – 35, Yr4 – 35, Yr5 – 35, 75 outside the 5 year supply.


DC/2011/00607 – The Old Shipyard – The Council confirmed that the S106 Agreement for the site has now been signed. Build rate agreed as per the draft site schedule.

14. Tintern

DC/2012/00620 – Former Abbey Hotel – Build rate agreed as per the draft site schedule.

15. Trellech

DC/2015/00097 – Land at Monmouth Road/Greenway Lane - Build rate agreed as per the draft site schedule.

16. Usk

MON LDP – Cwrt Burrium – Build rate agreed as per the draft site schedule. DC/2015/00970 – Three Salmons Hotel - Build rate agreed as per the draft site schedule.

17. Village Sites

The HBF asked the Council for an update on the outstanding village sites. Since the 2014/15 Study two sites, Trellech and Penallt, have been moved to the main part of the schedule as they have planning permission and the site at Trellech is currently under construction. It was confirmed that since the publication of the draft site schedule and proformas one of the sites in Shirenewton has been granted planning permission and that there has been significant progress on a number of the other sites. A planning application has been submitted on the site to the rear of the Carpenters Arms, Llanishen. The two sites in Devauden and Dingestow have been the subject of pre apps, a developer is on board, Monmouthshire Housing, and detailed layouts have been prepared. The site in Llanellen has been the subject of a pre-app, a developer is on board and a draft layout has been prepared. The site in Pwllmeyric will be the subject of a meeting in the first week in May and there have been preliminary enquiries on the site in Grosmont. In the light of this the build rate as per the draft site schedule was agreed.

A general point was raised by Darren Parker who compared the figures for yr 2 (16-17) in the 2015 JHLAS which indicated that 536 units would be delivered, against the same period now yr 1 in in this year’s study is proposing (124). This demonstrates the need for the Council to be more realistic about delivery rates and the impact of not obtaining implementable planning permissions in a timely manner. It is also noted that two of the sites where figures will not be delivered as planned are on Council owned land so this issues applies to land in all types of ownership.


Site Number of units 2015 study yrs 16/17 – 17/18

Number of units 2016 study yrs 16/17 – 17/18

Rockfield Farm 35 – 35 0 - 20 Crick Road 40 – 40 0 - 20 Total units 150 40

NEXT STEPS This note of the Study Group meeting to be circulated to members of the Study Group in the w/c 2nd May 2016, any additional comments from members to be included in the Draft Study of Common Ground (SoCG). It is hoped to circulate the Draft SoCG for consultation with the group by w/c 9th May.

Appendix 6

Agreed Changes / Amendments

The following amendments have been made to the schedule in light of discussion at the Study Group Meeting.

1. MON LDP – Fairfield Mabey, Chepstow – Whilst the Welsh Government have taken a considerable amount of time to consider the air quality and highways issues connected to the site, their report is now available on the Welsh Government’s website. Deemed no issues with air quality on the A48, with the focus on junction improvements at Station Road to accommodate the whole scheme. Hydraulic modelling has been completed, a preferred developer is on-board and whilst there are site contamination issues required remediation works are not substantial and can be undertaken as one contract so will not affect sales of the first phase of development. In light of this information it was agreed at the Study Group meeting to retain the build rate as per the draft site schedule but to push the start date back by a year.

2. MON LDP – Wonastow Road (LDP), Monmouth – Bovis are keen to progress

the site with technical studies nearing completion and the site already having been the subject of a pre-app with the Council, but are dependent on Taylor Wimpey and Barratt for the access. The access road is due for completion in December 2019, as per the phasing plan, so no completions likely before this date although Bovis could be on site. In light of this information it was agreed to amend the site schedule by moving the start date back a year and with a slightly higher build rate in the first year of construction, this will result in 35 units being outside of the 5 year supply.

3. MON LDP – Land at Chepstow Road, Raglan – It was agreed at the Study

Group meeting to move the start date back by 12 months as there is no developer on board and no disposal strategy as yet, all units remain within the 5 year supply.

4. MON LDP – Former Paper Mill, Sudbrook –The developer for the site felt that

the Council’s proposed build rate might be too optimistic in light of the constraints of the site and proposed an alternative at the Study Group meeting. It was agreed to push back the start date on the site by 12 months and lower the subsequent annual completion rates, this will result in 75 units being outside of the 5 year supply.

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