3. Providing Homes and Community Facilities

3.1.

INTRODUCTION

3.1.1.

The policies and proposals set out in this chapter aim to achieve the social progress goal specified below. Social progress involves building balanced sustainable communities through the provision of good quality affordable housing at convenient locations, improving access to and reducing inequalities in service provision, raising levels of education and encouraging healthier lifestyles.

Goal 3

Ensure the full range of housing and facility needs of the community can be accommodated.

3.2.

JUSTIFICATION OF PART 1 STRATEGIC POLICIES

3.2.1.

The emphasis in the preceding chapter has been aimed at creating quality employment opportunities, raising prosperity levels, and increasing in particular retention of the 20-39 year old age group in the local population, especially students following graduation. The policy intention is to reverse the employment-led population loss that occurred during the 1990’s and achieve a nil net migration rate across the younger age groups. To help achieve this, homes and community facilities need to be provided in a safe, accessible, innovatively designed, healthy, ecologically rich and visually attractive environment that will make people want to stay or move to live in the County. Retention of the younger age groups will also help mitigate against the County’s aging demographic structure and lead to a small level of increase in the total population over the Plan period.

3.2.2.

The Council’s ‘policy-led’ population projection for the Plan period has been generated using a standard cohort survival projection model, and remains unchanged from that put forward in the Deposit UDP. It is a projection of the total resident population and reflects the Council’s objectives to reverse trends of population loss associated with the net out-migration of younger age groups. Zero net outmigration is assumed for 0-24 year old cohorts. Using empirically calculated local survival and fertility rates the projection points to a population of 233,000 (rounded) at 2016.

3.2.3.

Prior to the release of the 2001 Census results, Swansea’s total population was believed to be relatively stable at around 230,000. However, the 2001 Census resulted in the Office for National Statistics’ (ONS) downward revision of the area’s estimated resident population by 7,000 to 223,300. The Council has serious reservations about the accuracy of the Census findings and also the subsequent downward revision of earlier Mid Year Estimates back to 1991, resulting in a consistent and previously unidentified series of year-on-year losses. Following discussions with a wide range of agencies including the Home Builders Federation (HBF), the Land Authority for Wales and members of the Swansea Joint Housing Land Availability Study (JHLAS) Group, regarding the possible implications of a corresponding downward review of the UDP housing allocations, it was resolved not to press ahead with any immediate review of the Council’s projections, and to continue to monitor the population and housing situation closely.

3.2.4.

Whilst there is no evidence to suggest any radical change in Swansea’s social and economic circumstances occurred in 2001, subsequent Government Mid-Year Estimates have recorded a consistent pattern of net in-migration and population growth. This radical reversal of previously suggested trends has resulted in an average short term growth of 700 persons p.a. between 2001-2005. If sustained, this level of growth would deliver a further 7,700 to Swansea’s population in the 11 years up to 2016, resulting in a population of 234,100. Moreover, it should be noted that the National Assembly’s 1998 trend based projection for Swansea pointed to a population of 229,600 in 2016 and that their 2003-based household projection for Swansea, was predicated on a projected population of 233,800 in 2016.

3.2.5.

In the light of the above considerations, discussions and WAG projections, retention of the Plan’s existing projection is considered prudent at this time, whilst continuing to monitor local demographic change within the area.

3.2.6.

The Council has derived its estimates of future housing need through the application of projected local future average household sizes to the projected population. Whilst changes in the total population will have an important impact on future housing demand, it is anticipated that continuing reductions in average household size will be the main driver. The demolition of poor quality housing stock, the reduction of voids and the increasing number of elderly being cared for at home are also anticipated to result in increasing needs for homes.

3.2.7.

Average household size figures used by the Council have been calculated in relation to the total resident population, including students and the populations in institutions and other communal establishments. It is not simply a measure of the average size of private households. This approach to the calculation of housing needs has been adopted in recognition of the fact that ONS’ Mid Year Population Estimates, on which the Council’s population projections are based, provide information only on the total resident population.

3.2.8.

As a result, the average household size figure used by the Council in its calculation of future housing needs is larger than that for the private household population. That said, the Council’s projected 2016 average household size of 2.2 persons lies close to the 2016 average private household size of 2.15 persons published by WAG in their 2003 based Sub-National Household Projection for South West Wales. In deriving its estimate of the total household need for dwellings in 2006 the Council has built into its calculations (see Table 2 below) an allowance for 847 households sharing, based on 1991 Census findings. Also included, and again based on Census figures, is a 5% allowance for vacant properties, holiday and second homes.

3.2.9.

On the property supply side, allowances have been made for known demolitions, void reductions, anticipated completions from committed residential sites of 10 or more dwellings and from small scale site contributions – assessed on the basis of local Residential Land Availability Study findings.

Table 2: Housing Need to 2016

a) Projected Population at 2016

233,000

b) Projected Average Household size at 2016

2.2

c) Estimated Households at 2016 (a/b)

105,909

d) Less sharing allowance (1991 Census)

-847

e) Household need for dwellings at 2016

105,062

f) 5% vacancy allowance (includes second and
holiday homes)

+5,253

g) Total dwellings needed 2016

110,315

h) Less 2000 housing stock surviving at 2016

-95,859

i) Total new dwellings needed 1998 -2016

14,456

j) Less completions 98-99

-547

k) Less completions 99-00

-781

l) Less completions 00-01

-1042

m) Total dwellings needed 2000-2016

12,086

Note: these figures make no allowance for:

  • Post 1999 demolitions
  • Gains from conversions (assumed gains and losses from conversions balance)
  • Windfalls
3.2.10.

To allow for some flexibility in site take up, sufficient land was originally allocated to enable the development of 12,540 dwellings over the period 2001 to 2016. This equated to an average annual allocation of 836 dwellings p.a. This latter figure sits well with the Housing Need Assessment figures recently identified for Swansea by Fordham Research in their Housing Market Assessment, which suggest a future need of up to 851 dwellings p.a.

3.2.11.

Also, and by way of comparison, it should be noted that the 2004 Unitary Authority Mid Year Household Estimates (published by ONS on behalf of the National Assembly for Wales in October 2006), suggest that the number of households in Swansea have increased between 2001-04 at an average rate of 667 per annum. This figure aligns very closely to the average annual number of dwellings (690 p.a.) actually completed over the same period, as recorded in Swansea’s JHLAS Group Reports.

3.2.12.

It should be noted that the actual amount of housing land available has risen considerably over the Plan period (after making allowance for deleted long standing JHLAS category 3(ii) sites, increased densities and new allocations) from 12,543 in the Consultation Draft UDP, 13,930 in the Deposit, 14,094 in the Pre- Inquiry Modifications (PIMS) version of the Plan and following the Inspector’s Report currently stands at 14,668. This total effectively provides for a level of housing provision 21% above identified need, and allows for substantial flexibility in response to fluctuations in site take-up and market demand. In addition ‘windfall’ sites over the four year period 2002-2006 have contributed, on average, capacity for a further 1047 dwellings p.a. and are anticipated to continue to make a significant contribution to the future residential land supply.

3.2.13.

Flexibility in the UDP’s provisions for residential development between 2001-16 is further demonstrated in Table 3 below. This table compares the average annual building rate enabled by the Plan against actual building rates:

Table 3: Predicted Future and Past House Building Rates

Source of Build Rate

Dwellings/annum

2004 JHLAS 5-year Estimate

1063

West Glamorgan Structure Plan Allocation
1991-2006

860

Recorded Completions 1999-2004

779

Recorded Completions 1991-2004

812

Swansea UDP 2001-2016

836

 

3.2.14.

However, the 2004 JHLAS estimated future annual build rate of 1063 based on the residual method of calculating land supply is unlikely to be achievable, given that only once since 1991 has the rate exceeded 1000. Furthermore, extrapolation forward of the dated West Glamorgan Structure Plan 1991-2006 predicted build rates of 860 per annum is likely to be too high, given that over this period to date average build has only been 812 and the rate was based on early 1990’s population and household trends as opposed to more recent up to date projections. However the average annual build rate for the past five year period (1999-2004) of 779 is likely to be too low given the upturn in number of windfall sites being delivered since 2002 and increasing densities on committed sites. The JHLAS Group has agreed that the true position is likely to be somewhere between 812 and 860, therefore the average of these rates, i.e. 836, has been taken as the predicted future build rate for the purposes of the UDP. As can be seen the UDP allocation exceeds the actual annual average number of dwelling units completed both over the five year period (1999-2004) and the 13 year longer term period (1991-2004) respectively. It is notable that by 2005, four years into the Plan period, a total of just 2191 of the allocated units had been built- representing an average build rate of 547 per annum. However this picture is distorted in part by the large number of apartment block developments now underway within and close to the City Centre.

3.2.15.

Between 1999 and 2004 the County experienced a period of very rapid house price growth, which has given rise to problems of affordability in all areas. This Plan aims to assist first time buyers by increasing the levels of affordable housing supply within new developments, providing more 1 and 2 bed flatted accommodation within the central area, and bringing vacant properties back into beneficial use.

3.2.16.

Land has been allocated to meet the housing requirement following development priorities that reflect the principles of sustainable development through:

  1. Bringing forward the existing committed land bank of 8871 dwellings (see Table 4 below), including the additional contribution from sites identified in the Interim Housing Land Policy Statement (IHLPS), which was adopted by the Council in June 2005 to ensure maintenance of the statutorily required five year housing land supply until 2009. (N.b. figure includes sites under construction and sites built out since 2001).
  2. Maximising use of previously developed, derelict, vacant and underused land and buildings within existing developed areas.
  3. Maximising the number of new homes provided in or close to the City Centre and Waterfront area, so as to promote a sustainable, vibrant centre and contribute to an improved physical character.
  4. Seeking a net reduction in the number of vacant residential properties through maintenance and improvement, reoccupation, demolition and redevelopment of void properties and where possible, diversification of tenure.
  5. Alleviating development pressures in urban fringe areas through the designation of green wedges.
  6. Providing a range and choice of type and location of housing opportunities to meet local needs and reflect the principles of sustainability.

Table 4: Landbank Calculations

Landbank

No. of Units

2004 JHLAS

6512

2001-2004
completions

1576

IHLPS

783

Total

8871

3.2.17.

Due to infrastructure and other constraints, not all of the existing committed landbank is immediately available for development. Therefore to meet anticipated future demand additional releases have been identified to supplement the land supply derived through (i) to (vi) above. To ensure that the additional releases do not prejudice the identified priorities they are focused on existing regeneration initiatives (SA1, Lower Swansea Valley, and Swansea Vale), or new initiatives and growth/employment areas (Gorseinon, Pontarddulais, Penllergaer and Clydach).

3.2.18.

In terms of raising levels of education, the Wales Spatial Plan recognises and acknowledges the importance of the knowledge base within the area and stresses the importance of the collaboration of the Universities, Higher Education institutions and Technia to create the virtual ‘University of South West Wales’.

3.2.19.

The higher education system within the County has in general experienced a period of expansion. There will however, be a requirement to consider the development of additional supplementary campus sites either through building conversion or new development as well as further intensification within existing campuses.

3.2.20.

Swansea Univeristy, which contributes approximately £220m/annum to the local economy, has announced changes for a major internal restructuring to enable the University to capitalise and build on its strengths. It is seeking to increase student numbers by around 20/25% up to 12,500 over the next 5 years for which provision will also need to be made.

3.2.21.

Swansea Metropolitan University, which operates from the Townhill and Mount Pleasant Campuses, forms part of the University of Wales and is an approved centre for BTEC Higher National and NVQ programmes. It currently has approximately 5,000 full and part time students. The Metropolitan University has recently expanded its campus base with the development of the Dynevor Centre for Art, Design and Media on the old Dynevor School Site in the City Centre.

3.2.22.

Swansea College, located in the west of the City, operates from three main campuses at Tycoch, Sketty Hall and Llwyn-y-Bryn. It currently has a provision of approximately 3,000 full time students and 4,000 part time students. Gorseinon College, spread over five different sites around the Gorseinon area, was established in 1986 as a tertiary college providing education for 16-18 year olds. It currently has approximately 1,700 full time A/AS Level and vocational students, 2,000 part time adult students and a business centre, which deals with commercial customers.

3.2.23.

In looking at the likely level of migration over the Plan period the Council has assumed that although the number of further education students in Swansea will rise, the inflow of new students each year will be fully compensated by students completing courses and leaving the area. It is currently estimated that some 40% of students come from within the area.

3.2.24.

In contrast to the higher education level, in the prevailing context of falling pupil numbers, surplus school places, and the need to improve the existing condition of schools it is likely that there will be rationalisation of educational premises. As part of the Corporate Plan, the Council set targets in March 2004 to reduce the level of surplus places in the secondary sector by 1,000 and in the primary sector by 600 places by 2008. In order to achieve these targets an appropriate distribution of schools which reflects the distribution of school age population and condition of existing buildings together with effective and flexible planning to meet future needs and demands in terms of school places is necessary to make best use of the available resources and meet the increasing demand for Welshmedium education.

3.2.25.

In terms of health care, a key action area identified in the Wales Spatial Plan is to reduce health inequalities and promote healthier lifestyles through initiatives such as Health Challenge Wales and targeted action to tackle health inequalities. A key plan in seeking to achieve this is the Health Social Care and Well Being Strategy (2005-2008) which is produced by partners, including amongst others the Council and the Local Health Board, known collectively as “Health Challenge Swansea”. The Strategy forms a key part of the overarching Community Plan for Swansea.

3.2.26.

The process which has seen the expansion of Swansea’s two main hospitals is now nearing completion with developments including improvements to the Accident and Emergency Unit at Morriston Hospital and the opening of the Clinical Medical School at Singleton Hospital. The replacement of Cefn Coed Hospital will ensure a high quality, fit for purpose, modern, acute inpatient facility and help facilitate the strengthening of community based mental health services.

3.2.27.

Throughout the area a balanced distribution of community facilities is sought to serve new development and overcome existing deficiencies and accommodate expansion plans.

3.2.28.

New and enhanced facilities are needed to cater for demand for sports and leisure pursuits arising from increasing leisure time and prosperity. This will also be of benefit to an enhanced tourism portfolio. Accordingly it is proposed to:

  1. Establish and improve a network of key urban leisure and tourism destinations. These include the City Centre, Maritime Quarter, Barrage Basin area, Morfa, Lower Swansea Valley, Swansea Foreshore and Loughor Estuary to complement developments within the wider Swansea Bay area.
  2. Further expand recreation opportunities in the Tawe and Loughor Riverside Parks, Clyne Valley Country Park, Llan Valley and the Swansea Urban Woodland. This will be supplemented by improved access to the countryside and urban greenspace for informal recreation.
  3. Utilise opportunities for establishing a wide ranging waterbased recreation portfolio, encompassing the County’s rivers, lakes, canals and the coastal area.
  4. Encourage the development of necessary infrastructure to serve appropriately located special interest and activity tourism.
  5. Maximise the sport and leisure benefits of the new stadium at Morfa as well as develop a regional focus for sport and leisure centred on the National 50m Swimming Pool at Sketty Lane. New sports pitches are to be provided at a range of locations, including Llansamlet, Port Tennant, Gorseinon, Fforestfach and Clyne, and wider community use made of school facilities.
3.3.

HOUSING

Objective

  • To retain wherever possible, improve, and make effective use of the existing housing stock (3.a)
  • To allocate sufficient and appropriate new housing land to meet projected housing needs over the plan period (3.b)
  • To Contribute to the revitalisation and regeneration of poor quality residential neighbourhoods (3.c)
  • To direct new housing to economically developable sites close to supporting employment, retail, leisure, education and other community facilities (3.d)
3.3.1.

The selection of sites for housing has been based on the following land use strategy:

  1. Maximising use of existing committed landbank, previously developed land and buildings in settlements (brownfield land), then
  2. Appropriate infill and rounding off of settlements wherever possible avoiding greenfield sites (previously undeveloped land), and lastly, in support of regeneration initiatives,
  3. New development at edge of settlements, extending up to defensible boundaries and having the benefit of good public transport links.
3.3.2.

Each of the allocations in the plan were also assessed against the housing site selection criteria set out in PPW (2002), namely: accessibility; capacity of infrastructure to support development; impact on the local community/Welsh language; and physical and environmental constraints. The results of this appraisal are set out in an Assessment of Housing Sites and supporting documents (Appendix 12 refers). Essentially these criteria require new housing development to avoid areas of landscape, ecological or heritage importance as well as areas at risk from flooding and incompatible adjoining land uses. Furthermore, there should be infrastructure capacity available or capable of delivery to serve the development, in terms of schools, utilities, accessibility to shops, services and public transport.

3.3.3.

Sufficient land needs to be allocated to accommodate 12,540 new dwellings within the County over the Plan period. In so doing consideration must be given to the components of housing provision set out in Table 5 below.

Table 5: UDP Housing Provision Components (2001-2016)

a) UDP housing requirement (including flexibility
allowance)

12540

b) Sites built out (2001-2005)

2191

c) Sites under construction/with planning permission

6680

d) Small site (<10 dwellings) contribution

1300

Void reduction

500

Resultant provision (b + c + d + e)

10671

g) UDP residual housing requirement

1869

(Source: 30th June 2005 JHLAS)

Note: These figures make no allowance for:

  • Windfalls
  • Housing development within the Gower Fringe and Gower AONB Strategic Housing Policy Zones
3.3.4.

Having regard to the above considerations, Policy HC1 identifies sufficient land to support the development of 14,668 new homes between 2001-2016. To ensure an adequate and continuing supply of housing land is available to meet market demand in all areas, subject to environmental and infrastructure constraints, the County is divided into five strategic housing policy zones (Diagram 6 refers) as follows:

  • North, East and Central Swansea: This zone supports the main areas of housebuilding within the County and the reintroduction of residential units into the central area is seen as a particularly important means of breathing life back into the City Centre. There has been major investment in infrastructure and environmental improvement and the area is well located for access to a wide range of employment opportunities. In total the development of 8,594 dwellings is proposed, approximately 50% of which will be within the City Centre, SA1 and Lower Swansea Valley riverfront areas to reinforce the image and role of Swansea as a ‘Waterfront City’.
  • Greater North West Swansea: Within this zone development is concentrated on the settlements of Gorseinon, Penllergaer and Pontarddulais in support regeneration initiatives and local employment centres, and includes extensions to these built up areas. Elsewhere limited infilling and rounding off may be acceptable. In total the development of 3,412 dwellings is proposed.
  • West Swansea: Within this zone there is little scope for major residential development over and above existing commitments due to environmental and highway infrastructure constraints without causing cramped/over-intensive development. This would lead to a significant reduction in environmental quality, the loss of important public open space, amenity and recreational areas. In total the development of 862 dwellings is proposed predominantly through redevelopment schemes.
  • Gower Fringe: This zone covers those areas of rural Gower not included within the AONB. It embraces the settlements of Penclawdd, Crofty, Dunvant, Three Crosses, Upper Killay, Bishopston and Murton. Development is limited to infilling, small-scale rounding off and minor settlement extensions to meet proven local housing needs in accordance with Policies EV17 and EV18.
  • Gower AONB: Within this zone restrictive housing policies apply, however small-scale affordable housing development required to satisfy the overriding economic or social needs of a local community will normally be permitted.

No specific allocations have been made for the villages in the Gower Fringe settlements or AONB in recognition of overriding environmental and conservation considerations. Housing development within these zones is not included in the land supply calculations, although, on average since 1991, 29 dwellings have been built per annum (source: 2004 JHLAS). Proposals in these zones will be assessed against Policies EV16 – EV17 with the provision of affordable housing being the main consideration.

3.3.5.

Residential land availability will continue to be monitored on an annual basis by the Swansea JHLAS Group and appropriate action taken where necessary to ensure that a five-year supply is maintained throughout the County over the plan period. The 2006 JHLAS confirms that a five year supply exists based on the residual method of calculation. When compared against past build rates the supply increases to over 8 years.

3.3.6.

In 2001 there were 1200 social housing voids within the County, by 2004 this figure had been reduced to 400 through regeneration initiatives and it is planned to achieve a further 50% (200 units) reduction through reoccupation and redevelopment. This has been implemented through partnership programmes to regenerate estates and innovative management schemes such as subsidised homesteading. Of the total 1000 void reduction, 500 voids will be demolished and 500 new homes created, an allowance for which has been included within Policy HC1.

3.3.7.

From 1991 to 2004 the average number of completions on small sites(<10 dwellings) within the County (excluding Gower AONB andFringe) was 82 per annum. The 2004 JHLAS expects small sites tocontribute 465 dwellings over the next five years, i.e. 93 per annum.

Taking the average of these two figures (87.5) for the whole of theplan period it is therefore reasonable to assume that small sites willcontribute approximately 1300 dwellings, and an allowance isincluded within Policy HC1 below. Latest JHLAS figures show thatduring the first third of the Plan period (2001-2006), 518 dwellingshave already been delivered on small sites.

Diagram 6: Strategic Housing Policy Zones

 

HOUSING SITES

POLICY HC1 - Housing sites for 10+ dwellings specifically allocated for development in the plan are:

North, East and Central Swansea

Constraints

Anticipated
No. of Units

1. 11 St Helens Road, Swansea

 

21*

2. Birchgrove Social Club, Parc Helig, Birchgrove

 

10*

3. Coed Saeson, Birchgrove

 

25**

4. Emily Site, Birchgrove

S

167**

5. R/O Glanbran Road, Birchgrove

 

10*

6. Heol Ddu Farm, Birchgrove

C1

10*

7. Gwernllwynchwyth House, Llansamlet

 

50*

8. Former Johnsons Coal Yard, Heol Las

U

600*

9. Llansamlet West, Swansea Vale

C2,#

35*

10. Lon Enfys, Old Ammunition Site, Llansamlet

 

60**

11. Lon Las, Swansea Vale, Llansamlet

 

50***

12. Peniel Green, Swansea Vale, Llansamlet

 

50***

13. Tregof, Swansea Vale

C2

454*

14. R/O Frederick Place, Llansamlet

 

20

15. Walters Road, Swansea Vale, Llansamlet

S, U, B

470***

16. 185-189 Cefn Road, Bonymaen

#

10***

16. 185-189 Cefn Road, Bonymaen

#

30*

18. Cefn Road, Bonymaen

#

20***

19. Brokesby Road North, Bonymaen

 

40***

20. Brokesby Road South, Bonymaen

S

110***

21. SA1 Swansea Waterfront

B, C1

1500*

22. St Thomas Station site, Pentreguinea Road, St Thomas

U, C1

217*

23 Land North of Ffordd Cynore, Fforestfach

#

67*

24. Land off Bryn Hawddgar, Clydach
(north eastern part to be protected as
urban greenspace)

U

70*

25. Brayley Road, Vicarage Road, Morriston

 

16*

26. Land West of Morriston Hospital

U

35

27. Maes Y Gwernen Court, Cwmrhydyceirw

 

115**

28. 57-59 Glantawe Street, Morriston

 

11**

29. 969-1011 Carmarthen Road, Fforestfach

 

21***

30. 89-95 Heol y Gors, Townhill

 

17*

31. BT Depot, Gors Avenue, Townhill

 

50*

32. Brynau Duon Farm, Ffordd Cynore, Fforestfach

U, #

233*

33. Carmarthen Road/Brickyard Road, Fforestfach

 

24**

34. Cockett Depot, St Peters Terrace, Cockett

 

25*

35. Field 7620 Milford Way, Penplas

S, U, #

100***

36. Land at Heol Y Gors, Cockett (mixed use scheme)

 

132*

37. Penplas, Mynydd Newydd Road (in association with various community facilities)

S, #

100

38. Penrhos Place, Gendros (in association with improved recreation facilities)

 

66***

39. Phase 2 Middle Road, Ravenhill

 

84***

40. Phase 3 Milford Way, Penplas

#

50***

41. Pearl Assurance House, Kingsway, Swansea

 

42*

42. Weig Fawr Farm, Heol y Gors, Cockett

 

187**

43. Pantyblawd Road, Phase 2, Llansamlet

 

26*

44. Cwmgelli House, Cwmgelli Drive, Treboeth

U

10***

45. Eaton Road, Brynhyfryd

 

10

46. Former Garage, Clare Street, Manselton

 

13*

47. Former Mansel Metal Yard, Pentregethin Road, Cwmbwrla

 

21**

48. Former Sweetman’s Factory, Sway Road, Morriston

 

49*

49. Ffynon Wen, Hillrise Park, Clydach

U

13*

50. Former Marcroft Works, Port Tennant

U, B, #

201*

51. Graigola Road, Glais

U

12*

52. Park Road, Clydach

 

14***

53. Land North of Meadow Street, Townhill

 

30

54. Ramsey Road (Phase 9), Clydach

 

24***

55. Woodlands Country Club, Park Road, Clydach

 

25*

56. Land adj. play area, Ffordd Ellen, Craig Cefn Parc (in association with improved recreation facilities)

U

15

57. Former Cwmfelin Works, Llangyfelach Road

 

55*

58. 4-6 Francis Street, Swansea

 

19**

59. 157-9 St Helens Road, Swansea

 

24**

60. 16-18 King Edward Road, Swansea

 

12**

61. Former Mount Pleasant Hospital, Terrace Road, Mount Pleasant

 

40**

62. Vetch Field, Swansea (in association with  recreation/community use)

C2

120

63. 58-60 Kingsway, Swansea

 

39*

64. Argyle Chapel, St Helens Road, Swansea

 

18**

65. Former St Helens Baths Site, Oystermouth Road, Swansea

 

72**

66. Former Sandfields Petrol Station, Oystermouth Road, Swansea

 

27**

67. 1314-1375 Neath Road, Maliphant
Street, Landore
 

27**

68. 1315 Neath Road, Hafod

 

12*

69. Visteon Club Llangyfelach Road,
Treboeth

 

10

70. Globe Theatre, High St, Clydach

 

11*

71. 24-27 St Helens Road, Swansea

 

19*

72. Old Hospital, Terrace Road, Mount
Pleasant

 

27*

73. Former RAFA Club, Ffynnone Road,
Ffynnone

 

30*

74. Oakwood Drive, Clydach

 

14**

75. Former Addis Factory, Pentrechwyth

S, C1

563*

76. Upper Bank, Pentrechwyth

S

218*

77. 212-221 High Street, Swansea

C1

175*

78. Site 10/11 Maritime Quarter (adj
Marriott Hotel)

C1, C2

291*

79. 26-28 Castle Street, Swansea

 

18*

80. 30-35 Castle Buildings, Swansea

 

61*

81. Former Spontex site, Maritime
Quarter

C2

600*

82. Site 9 Trawler Road, Maritime
Quarter

C2

55***

83. Wind Street/York Street Phase 2,
Swansea

 

20*

84. Former Petrol Station, Trallwn Road,
Trallwn

#

17*

85. 1-7 Princess Way, Swansea

 

68*

86. 23-25 Wind Street, Swansea

 

10**

87. 68-71 High Street, Swansea

 

10*

88. Maddison House, Orchard St, Swansea

 

20*

89. Pantycelyn Hotel, Oystermouth
Road, Swansea

 

25*

Sub-total

 

8594

Greater North West Swansea

   

90. Land adj. Gorseinon RFC, Gorseinon

#

21*

91. Llewellyn Road, Penllergaer

#

250

92. Penpant Farm, Llangyfelach

U

10**

93. Penllergaer Park, Penllergaer

#

108**

94. Tircoed, Penllergaer

#

84**

95. Clos Cwrt y Carne, Penyrheol

#

85*

96. Beili Glas, Glebe Road, Loughor

#

45*

97. Former Caeduke Colliery, Loughor Road, Loughor

#

23**

98. Culfor Road, Parkfield Farm, Loughor

#

63**

99. Gower View-West, Gower View Road, Penyrheol

#

50*

100. Land at Brynafon Road, Gorseinon

#

170*

101. Parc Melin Mynach, Heol y Mynydd, Gorseinon

B, #

52*

102. Site X Parc Melin Mynach, Gorseinon

S, B, #

200

103. Land South of Loughor Road, Gorseinon

S, C2, #

110

104. Land South of the Caeduke Colliery Site, Loughor Road, Gorseinon

S, #

212***

105. Land South of Glebe Road, Loughor

S, #

110

106. Former Bryngwyn Works Site, Gorseinon (as part of a mixed use redevelopment to include business, commercial and community uses)

S, C2, #

385*

107. Former Brownhills Nursery, Gorseinon

#

10**

108. 71 Lime Street, Gorseinon

#

14**

109. Bolgoed Brickworks, off Bolgoed Road, Pontarddulais

#

111**

110. Land East of Bryntirion Road, Pontlliw

#

84**

111. Gorseinon College, Heol Cae Tynewydd, Gorseinon

#

30*

112. Land South of A48, Pontarddulais (mixed use scheme)

C2, #

200***

113. Clayton/Teilo Works Water Street, Pontarddulais

C2, #

212*

114. 27-33 Gorwydd Road, Gowerton

#

12*

115. Erw Las, Myrtle Hill, Pontarddulais

#

80***

116. Mount/Uplands, Gowerton

#

12**

117. Brynymor Road, Gowerton

#

51**

118. Former Gowerton Cattle Market, off Gorwydd Road, Gowerton

#

130*

119. Former Petrol Station, Pentre Road, Grovesend

#

10**

120. Land off Dulais Road, Pontarddulais

#

11*

121. Land adj. Myrtle Hill, Culfor Road, Loughor

C2, #

38*

22. Land East of Bolgoed Brickworks, Bolgoed Road, Pontarddulais

B, #

130*

123. Land off Swansea Road, Penllergaer

 

16*

124. Land East of Pontarddulais Road, Penllergaer

S, #

228*

125. Former Bus Depot Alexandra Road, Gorseinon

 

55*

Sub-total

 

3412

West Swansea

   

126. Former Langland Bay Convalescent Home, Langland Bay Road, Langland

 

27*

127. Land East of Brithwen Road, Waunarlwydd

S, C2, #

30*

128. Cefn Coed Hospital Site, Tycoch

 

200

129. Former Mermaid Hotel, Mumbles Road, Mumbles

 

18**

130. Former Killay Children’s Home, Gower Road, Killay

 

27**

131. Llwyn y Mor, Caswell

 

15***

132. Land North of Anuerin Way, Sketty

 

77**

133. Former Plunch Lane Caravan Site, Limeslade

 

42**

134. Former Ynys Y Plant Site, Bethany Lane, West Cross

 

11**

135. Former Osborne Hotel, Rotherslade Road, Langland

 

36**

136. Palmyra Court, West Cross

 

31**

137. Former Hall of Residence, Park Beck, Sketty

 

17**

138. Moorlands Avenue, Newton

 

44*

139. Former Langland Court Hotel, Langland Court Road, Langland

 

30***

140. Former Bible College, Derwen Fawr Road, Derwen Fawr

 

54*

141. Clifflands Nursing Home, Langland Road, Langland

 

20

142. Former Sketty Primary School, Tycoch Road, Tycoch

 

20

143. Land off Bryn Derwen, Tycoch

 

20*

144. Bridge Road East, Waunarlwydd

#

13***

145. Bridge Road West, Waunarlwydd

#

10***

146. St Anne’s Hotel, Western Lane, Mumbles

 

20*

147. Hill House Hospital, Cockett Road, Cockett

 

50*

148. Former Aroma Restaurant, Mumbles Road, Mumbles

 

10*

149. 215 Gower Road, Sketty

 

20*

150. Land adj Sketty Park Social Club, Anuerin Way, Derwen Fawr

 

20*

Sub-total

 

862

Total land allocations

 

12868

Allowance for reduction of voids

 

500

Allowance for small sites

 

1300

Total

 

14668

Main Cross References: SP1-3, SP7, SP14, EV1-6, EV9, EV18-20, EV22-25,EV29-30, EV32-36, EV38-41, EC2, HC3, HC14-15, HC17, HC23-24, R9, R11,R15-16, AS1-2, AS5-7, AS10, CC1

National Planning Guidance: PPW; MIPPS Housing 01/2006

SPG: Coed Saeson Planning Brief; Gowerton Cattle Market; 1998 IHLPS; 2005IHLPS; Land Adj. Marriott Hotel; Land at Cwmfelin; Llansamlet West, Spontex, StThomas Station and Swansea Vale Development Briefs; Tawe Riverside CorridorStudy

(i) * Sites with planning permission
(ii) ** Sites built out since 2001/less than 5 units remaining.
(iii) *** Sites previously allocated in adopted Local Plans or InterimHousing Land Policy Statements
(iv) Brownfield sites highlighted in Italics.

Constraints:

S: Improvements to public sewerage system may be required
U: Undeveloped buffer zones required
B: Flood Risk Zone B
C1: Flood Risk Zone C1
C2: Flood Risk Zone C2
#: Proposals for these sites will be assessed under the HabitatsRegulations

3.3.8.

Amplification

It is anticipated that any unimplemented planning permissions will be renewed unless there are overriding material planning considerations, although specific design considerations may be reviewed in the context of policies set out elsewhere in the Plan. It is considered that the sites listed in the schedule will provide a flexible range and choice of sites to meet future demand up until 2016. Where sites only benefit from outline planning permission or are proposed allocations the numbers of units are only indicative. Actual housing numbers may increase/decrease dependant upon the nature of the detailed scheme submitted, compliance with other policies and satisfaction of development control requirements.

3.3.9.

The percentage of commitments and new allocations on previously developed land in this policy is 64%, and less than 10% of the allocated sites are greenfield/rounding off at edge of settlements. Since the July 2001 base date for the plan, approximately 1950 dwellings have already been completed or are nearing completion on allocated sites. These sites are clearly distinguished on the Proposals Map. Those sites that were put forward for consideration but rejected as being unsuitable for the reasons set out in the Assessment of Housing Sites document are listed in Appendix 9 and illustrated on Plan No.7. (The Assessment and Plan No.7 are available to view on the Council’s website: (www.swansea.gov.uk/devplan).

3.3.10.

It is not considered necessary to phase the release of greenfield land given the very low levels of release proposed. These releases are all within the Greater North West Swansea strategic housing policy zone, where there would otherwise be a housing land shortage due to the lack of available alternative sites within existing settlements. Financial contributions will in certain circumstances be sought from developers to ensure the necessary infrastructure provision is put in place prior to development/occupation and to fund community services, educational facilities, public open space/play areas, cultural and language initiatives, etc, in accord with Policy HC17.

3.3.11.

Sites with the capacity to accommodate over 200 dwellings are likely to require a Transport Assessment (TA). Developers are advised to contact the Head of Transportation to discuss the need for a TA at the earliest opportunity. EIAs will be requested for sites where appropriate.

3.3.12.

It is anticipated that a number of windfall sites, i.e. large sites of 10 or more dwellings not allocated in the plan, will emerge during the plan period to increase available housing land supply. However, as it is difficult to predict the level of contribution an allowance has not been included in Policy HC1. The Council will carefully assess in accordance with the Habitats Regulations any proposal submitted that is likely to have a significant effect on European designated sites. In particular, those sites that fall within the drainage catchments of the Carmarthen Bay and Estuaries SAC, Burry Inlet Ramsar Site and SPA and Crymlyn Bog SAC. Developers must ensure that greenfield run-off rates are not exceeded and that water quality and qualifying features are not adversely affected. Prospective developers should contact the EA, CCW and Dwr Cymru at the earliest opportunity. The sites are identified to the best knowledge of the local planning authority and do not preclude other sites from also requiring assessment under the Habitats Regulations if deemed necessary to the Council.

URBAN INFILL HOUSING

POLICY HC2

Proposals for housing development within the urban area will be supported where the site has been previously developed or is not covered by conflicting plan policies or proposals and provided the proposed development does not result in:

  1. Ribbon development or contribute to the coalescence of settlements,
  2. Cramped/Overintensive development,
  3. Significant loss of residential amenity,
  4. Significant adverse effect on the character and appearance of the area,
  5. The loss of important urban greenspace
  6. Significant harm to highway safety, or
  7. Significant adverse effects in relation to:
    1. Landscape,
    2. Natural heritage,
    3. Security and personal safety,
    4. Infrastructure capacity,
    5. The overloading of available community facilities and services.

Main Cross References: SP1, SP7, SP14, EV1-6, EV9, EV12, EV24-25, EV29-30, EV32-36, EV38-41, HC3-4, HC15, HC17, HC23-24, R9, R11, R15, AS1-2, AS5-7, AS10

National Planning Guidance: PPW; TAN12, MIPPS Housing 01/2006

SPG: Holiday Chalet Accommodation, Limeslade

3.3.13.

This policy offers guidance on the determination of proposals for residential development on unallocated sites, or white land. It seeks to maximise the use of previously developed (brownfield) land and buildings, with higher density encouraged on easily accessible sites within or adjacent to the Central Area. Infill development is defined as the development of land within an existing settlement.

3.3.14.

AFFORDABLE HOUSING

The need for affordable housing is a material planning consideration and an essential element in contributing to community regeneration and social inclusion. In areas where a demonstrable lack of affordable housing exists, new developments will be expected to incorporate a reasonable mix of house types and size to cater for a range of needs. As a guideline, and so as not to prejudice the viability of schemes, developments of 25 or more units or sites of over 1 ha in the urban area will be viewed as appropriate for consideration to be given to the inclusion of affordable housing. The subdivision, separate ownership, or phasing of larger allocations/development sites to fall below this threshold will not overcome the requirement to provide affordable housing. This guideline is the same as that adopted by other urban authorities in South Wales and is supported by the Local Housing Market/Needs Assessment and the Local Housing Strategy.

3.3.15.

The requirement to provide affordable housing will also depend upon factors such as site suitability in locational/accessibility terms and development costs and whether it would prejudice the realisation of other planning objectives. There are problems of affordability across the County, in particular for first time buyers, and in areas where supply is restricted due to environmental constraints, such as in rural communities on Gower and Swansea West. In these areas a lower threshold is likely to be required, subject to the particular characteristics of each site.

POLICY HC3

In areas where a demonstrable lack of affordable housing exists, the Council will seek to negotiate the inclusion of an appropriate element of affordable housing on sites which are suitable in locational/accessibility terms and where this is not ruled out by exceptional development costs.

In most parts of the Plan area such negotiations will focus on new housing developments of 25 or more dwellings or sites of 1ha or more or phases of such developments. However, in the large and small villages subject to Policies EV16 and EV17 and Swansea West Strategic Housing Policy Zone where opportunities for housing development are more constrained, negotiations for the inclusion of a percentage of affordable housing in new housing schemes will be sought on new housing developments of 10 or more dwellings or sites of 0.4ha or more or phases of such developments

The retention of affordable housing for such use will be secured through planning conditions, legal obligations and secure tenancy agreements.

Main Cross References: SP1, SP7, EV1-3, EV9, EV16-18, EV32- 36, EV38-41, HC1-2, HC17, HC32, R9, AS1-2

National Planning Policy: PPW; TAN 2; MIPPS Housing 01/2006

SPG: Local Housing Market/Needs Assessment; Affordable Housing Delivery Plan (AHDP) (forthcoming)

3.3.16.

Amplification

A County wide affordable housing target of around 220 dwellings per annum has been identified in the Local Housing Market/Needs Assessment. In considering the full range of housing requirements across the County a particular shortfall of 1 and 4 bedroom properties has been identified. Site specific affordable housing targets for residential or mixed use sites, having regard to the requirements identified in paragraph 3.3.15, will be identified through SPG and/or Development Briefs. In the meantime the Director of Regeneration and Housing will be consulted on a site by site basis as to the need for affordable housing.

3.3.17.

In order to maximise the provision of affordable housing, and ensure a steady supply of new units, the Council will seek to secure Strategic Agreements with Housing Associations on future building commitments and policies for the retention of affordable housing in such use.

3.3.18.

EXISTING HOUSING STOCK

Policies HC4 to HC8 offer guidance relevant to the maintenance and improvement of the existing housing stock. This includes proposals for the regeneration of older housing areas, the conversion of dwellings to flats and Houses in Multiple Occupation (HMOs), the provision of residential accommodation over the shop and the extension and alteration of existing dwellings.

REGENERATION OF OLDER HOUSING AREAS

POLICY HC4

Proposals for the improvement of the existing private and social housing stock will be supported where schemes satisfy Policy HC2 criteria.

Where appropriate, proposals for a co-ordinated programme of renewal will be prepared in areas identified as being in need of comprehensive action.

Main Cross References: SP1, SP7, EV1-5, EV32-36, EV38-41, HC2, HC17, R9, AS1-2

National Planning Guidance: PPW; TAN12

SPG:

3.3.19.

Amplification

This policy seeks to optimise the use of the existing housing stock. The regeneration of old and rundown housing areas can make a significant contribution towards accommodating future housing needs, particularly where that action reduces the number of vacant properties. Regeneration can also assist in uplifting an area’s image and make it a more desirable place in which to live. The policy seeks to gain 500 dwellings through void reduction over the plan period.

3.3.20.

The Local Housing Strategy (2004-2009) identifies that there is an 8% level of unfitness in the Private Housing stock. Poorest conditions are to be found in the Private Rented sector, occupied by low-income households, older persons and ethnic minorities. Council initiatives will target housing and householders most in need of help, to enable them to live independently, safely and comfortably in their own homes.

3.3.21.

A number of corporate initiatives have been recently introduced by the Council to assist objectives for the regeneration of post-war Council housing estates. These initiatives centre on community empowerment and education, and the implementation of environmental improvement and landscaping schemes.

3.3.22.

Additionally, comprehensive area-based renewal strategies are already being formulated and implemented by the Council within Hafod, Blaenymaes, Bonymaen, Townhill, Graigfelin, Clase and Penllergaer, where concentrations of poor housing, environmental and socio-economic problems occur. These schemes pursue a coordinated approach to the renovation of substandard housing.

3.3.23.

HOUSES IN MULTIPLE OCCUPATION

The Council recognises the important role that HMOs play within the housing market, providing low-income groups and in particular students, with a source of affordable accommodation. The Council also recognises the adverse effect that the presence of too many HMO’s can have on the character of established residential areas. There are estimated to be 2000 HMO’s within the County, the largest concentrations of which are found within the Castle and Uplands Wards.

POLICY HC5

Proposals for conversion of dwellings or nonresidential properties to HMOs will be permitted subject to satisfaction of the following criteria:

  1. There would be no significant adverse effect upon residential amenity by virtue of noise, nuisance and/or other disturbance
  2. The development would not contribute to harmful concentration or intensification of HMOs in a particular area
  3. There would be no adverse effect upon the external appearance of the property and the character of the locality,
  4. There would be no significant adverse effect on local car parking and highway safety, and
  5. Appropriate refuse storage arrangements can be provided

Main Cross References: SP1, EV1, EV3, EV7, AS6

National Planning Guidance: PPW

SPG:

3.3.24.

Amplification

All proposals for conversion to multiple occupation of properties (whether residential, commercial or industrial), will be expected to meet all of the criteria specified in the policy. The policy seeks to ensure that no over-concentration or intensification of HMO’s occurs within any specific area and that residential amenity is not adversely affected.

3.3.25.

The policy is supported by a comprehensive HMO Strategy to bring about the improvement of standards, to regulate against poor landlords and apply planning controls in accordance with UDP policies.

FLAT CONVERSIONS

POLICY HC6

Proposals for the conversion of larger dwellings and vacant or underutilised commercial and industrial buildings to flats or other self-contained units of accommodation will be permitted subject to satisfaction of the following criteria:

  1. In the case of buildings with an employment use, it can be demonstrated that the current or previous use is no longer viable,
  2. There would be no significant adverse effect upon residential amenity by virtue of noise, nuisance and/or other disturbance,
  3. The development would not result in an overintensive use of a dwelling or building,
  4. There would be no significant adverse effect on the external appearance of the property and the character of the locality,
  5. There would be no significant adverse effect on local car parking and highway safety, and
  6. Appropriate refuse storage arrangements can be provided.

Main Cross References: SP1, EV1, EV3, EV7, AS6

National Planning Guidance: PPW

SPG:

3.3.26.

Amplification

This policy seeks to support the use of suitable buildings to maximise new housing opportunities. The conversion of large dwellings (minimum four bedrooms) and other suitable properties to flats or other self-contained units of accommodation is often an effective way of securing their improvement and widening the range and choice of accommodation available to local residents. However, properties must be of sufficient size to permit the creation of individual dwelling units with satisfactory private amenity space, parking facilities, etc. Conversions of existing buildings will not be permitted where they will result in significant detrimental impact to the character of the building, amenities enjoyed by existing residents and neighbours, parking or highway safety.

3.3.27.

In line with government policy, lower levels of off-street car parking may be permitted for such conversions in central areas, in recognition of the fact that demand for car parking is likely to be less than that for conventional family housing, and in order to encourage sustainable methods of transportation.

3.3.28.

RESIDENTIAL EXTENSIONS AND ALTERATIONS

Residential extensions and alterations can assist in meeting household needs by making more effective use of available space, however their appearance must be acceptable in terms of impact on the character and amenity of an area.

POLICY HC7

Proposals for extensions and alterations to existing residential dwellings will be assessed in terms of:

  1. Relationship to the existing dwelling by virtue of size, design and materials,
  2. Impact on the character and appearance of the street scene,
  3. Affect on neighbouring properties with particular reference to physical impact, over shadowing/loss of light and privacy, and
  4. Impact on car parking.

Main Cross References: SP1, EV1, EV3, EV7, EV9, AS6

National Planning Guidance: PPW

SPG: Design Guide for Household Development (forthcoming)

3.3.29.

Amplification

Proposed developments should be of a good design, in terms of siting, size and use of materials which complement the character and appearance of the existing building/structure and its surroundings. Proposals will also be assessed against the standards for household extensions set out in SPG, which refers to detailed design guidance.

OVER THE SHOP HOUSING

POLICY HC8

The conversion of vacant or underused floorspace above commercial properties to residential use will be encouraged, subject to:

  1. Satisfactory design considerations,
  2. Compatibility with nearby uses, and
  3. Appropriate pedestrian/cycle access and parking arrangements

Main Cross References: SP1, EV1, EV3-5, AS6, CC1, CC5

National Planning Guidance: PPW

SPG:

3.3.30.

Amplification

This policy seeks to maximise the provision of residential accommodation above commercial properties within the City and district shopping centres, to make more efficient use of the building(s) and to improve the vitality and viability of those centres.

3.3.31.

There are a significant number of vacant and underused premises above commercial properties both within the City Centre and many of the district shopping centres. Lower than normal levels of off-street car parking will be acceptable in central areas, particularly where there is good public transport accessibility and where the use of the private car is to be discouraged.

3.3.32.

GYPSY AND TRAVELLER CARAVAN SITES

The County has a small permanent population of gypsies, supplemented by a number of caravans that move into the area on a regular basis. The only statutory gypsy site within the County is at Pantyblawd Road, Llansamlet, which provides accommodation for 14 caravans.

POLICY HC9

Gypsy and traveller sites will be permitted where an unmet need is proven subject to the following criteria being satisfied:

  1. The site should be in, or on the outskirts of, existing settlements or in rural or semi-rural settings which are not subject to specific planning or other considerations, and which have reasonable access to local services,
  2. The site should respect the scale of and not dominate the nearest settled communities and in rural settings have no significant adverse effect on the character and appearance of the countryside,
  3. The site should have no significant adverse effect on the amenity of neighbouring properties from noise or other disturbance arising from the movement of vehicles to and from the site, the stationing of vehicles on the site and on-site business activities,
  4. There should be no mixed residential and business uses in rural areas or on sites where it would result in significant harm to local amenity or to the health and safety of occupants and /or neighbouring residents,
  5. The site should not be located in close proximity to incompatible land uses
  6. Sites should have acceptable road access,
  7. Sites should not place undue burden on the local infrastructure, which should be available at the site at a reasonable cost,
  8. The site should be relatively unobtrusive or capable of being screened, particularly in countryside settings
  9. Provision should be made for at the site for suitable screened parking and storage areas, and
  10. The site should not cause harm to natural heritage and the historic environment.

Main Cross References: SP2-3, EV1-3, EV22-24, EV26, EV29, EV32-36, EV38-41, HC17, R9, AS1-2, AS6

National Planning Guidance: PPW; MIPPS Housing 01/2006: WAG Circular 30/2007: Planning for Gypsy and Traveller Caravan Sites

SPG:

3.3.33.

Amplification

The policy provides guidance on site selection should an application be submitted for the development of further sites in the area. The criteria would also apply to any future applications for winter quarters for travelling showpeople, who currently have a temporary site at Railway Terrace, Gorseinon.

3.3.34.

Advice in WAG Circular 30/2007: Planning for Gypsy and Traveller Caravan Sites will be a material consideration in the determination of any planning applications for gypsy and traveller caravan sites.

RESIDENTIAL USE OF HOLIDAY CHALETS/STATIC CARAVANS

POLICY HC10

Proposals for the residential use of holiday chalets and static caravans will only be permitted where the premises and curtilage are suitable in terms of size, structure, amenity, garden area, parking provision and access.

Main Cross References: SP2-3, EV1, EV3, EV26, EC20-21, AS6

National Planning Guidance: PPW; TAN13; MIPPS Housing 01/2006

SPG: Holiday Chalet Accommodation, Limeslade Bay; Guidance on the Development of Caravan and Chalet Sites, (forthcoming)

3.3.35.

Amplification

Holiday chalets and caravans make an important contribution to the tourism industry of the County and the Council will resist their loss. The majority of chalets are restricted in size, have limited amenity or garden area, little car parking provision and sub-standard access arrangements. They are therefore generally unsuitable for permanent residential accommodation, although consideration will be given to extending the holiday season.

3.3.36.

The majority of holiday chalets are located in parks at Limeslade, Caswell, Oxwich, Scurlage and Horton, however there are a number dispersed through the open countryside, particularly within the Gower Fringe.

3.4.

COMMUNITY FACILITIES

Objectives

  • To ensure sites and premises are available to meet future community, education and health facility needs (3.e)
  • To support development at accessible and safe locations (5.a)
3.4.1.

Community facilities are a major influence on the quality of life for local residents. They encompass a wide range of services including those provided by the major health and educational bodies as well as locally based centres, which provide a focus for voluntary organisations and community groups. The Council will ensure that land is reserved for new facilities where it can, and will support the replacement or improvement of existing facilities.

3.4.2.

In terms of facilities at the local community level it will be important to continue to engage with key stakeholders in responding to local needs. It will also be important to ensure that any new developments are accessible to the local community and that due regard is given to assessing the impact of development on local residential amenity and community, education and health needs.

HIGHER EDUCATION CAMPUS DEVELOPMENT

POLICY HC11

Higher education campus development will be permitted provided that:

  1. The layout, design, scale, density and use of materials is satisfactory, and reflects designing out crime principles,
  2. The intrinsic qualities of the site are recognised and respected,
  3. The relationship with adjacent buildings and spaces are satisfactory,
  4. There is an acceptable means of access (including by public transport, walking and cycling), and an appropriate level of parking,
  5. Landscaping to an appropriate standard is incorporated as an integral element of the development,
  6. There would be no significant adverse effect on residential and landscape amenity, natural heritage and historic environment, and
  7. Transport Assessment and Travel Plans submitted with the application are satisfactory.

The use of appropriate City Centre sites for student accommodation will be favoured. Expansion of student accommodation at Hendrefoilan Student Village together with enhanced social and support facilities will be permitted through:

  1. Redevelopment and intensification of the existing accommodation, and
  2. Limited additional development on the 'Quadrant Site'.

Main Cross References: SP1, SP9, EV1-5, EV9, EV11, EV24 EV32-36, EV38-41, HC17, R9, AS1-2, AS5-7, AS10

National Planning Guidance: PPW

SPG:

3.4.3.

Amplification

Higher Education bodies in Swansea, including the Universities are seeking to expand over the next five to ten years. In view of the space limitations experienced by these bodies, any expansion plans are likely to result in proposals being brought forward for further campus development. Such proposals are likely to require the preparation of both a Transport Assessment and a Travel Plan.

3.4.4.

Planning permission has been sought to create the Institute of Life Sciences at Swansea University (a £50 million pound investment). This joint collaboration between WAG, the University and the private sector will enable Swansea to establish itself as a centre for life science research. In turn this will bring significant benefits for Swansea and Wales in terms of advances in health, medical care and economic development by providing incubator support for micro-companies, enhancing the culture of entrepreneurship and innovation and complementing the work carried out by the Technium Centres and the Medical School.

3.4.5.

Increased student accommodation within the City Centre is encouraged through schemes such as the conversion of the Old Swansea Central Police Station as a way of encouraging City Centre living, and contributing toward its revitalisation.

3.4.6.

The Student Village site at Hendrefoilan is characterised by tracts of semi-natural broad-leaved woodland, interspersed with a mixture of predominantly low-level two-storey student accommodation. Much of the woodland is covered by TPOs and is viewed as a valuable environmental feature providing a green buffer between the Village and adjacent residential areas and forming a wildlife corridor linking with the countryside. Further encroachment into the protected landscape area will not be permitted. However, the ‘Quadrant Site’, which is unprotected semi-mature woodland isolated from the green corridor by existing development, has the potential to provide some additional accommodation.

SCHOOLS

POLICY HC12

A permanent site will be identified within the West Swansea catchment area for the development of a new Welsh Medium Primary school.

Main Cross References: SP9, EV1-3, EV32-36, EV38-41, HC17, R9, AS1-2, AS5-6, AS7, AS10

National Planning Guidance: PPW

SPG:

3.4.7.

Amplification

The Council is committed to further improving school performance and reviewing the overall provision of schools. In support of this the Council have published a consultation document ‘A Better Swansea – Schools for the Future’, which seeks to focus on developing a strategy for a comprehensive review of school places and the nature of school provision for the next 15 years. The document identifies a number of issues affecting primary and secondary education in Swansea that have land use implications. This includes the condition of schools, significant falling pupil numbers and surplus places in the English-medium secondary sector, increasing demand for, and over capacity of, the Welsh-medium education sector, and improving the use of existing resources. A permanent Welsh Medium Primary School, Ysgol Gynradd Gymraeg Llwynderw, was built in West Swansea in 2008.

MORRISTON & SINGLETON HOSPITALS

POLICY HC13

Land for hospital related activities, including parking, is allocated:

  1. To the west of Morriston Hospital, and
  2. To the west of Sketty Lane for Singleton Hospital.

Main Cross References: SP9, EV1, EV3, AS1-2, AS6, AS10

National Planning Guidance: PPW

SPG:

3.4.8.

Amplification

The use of the Morriston Hospital site has intensified over recent years to accommodate key developments including the Welsh Centre for Burns and Plastic Surgery, the second Cardiac Centre in Wales, and a major Accident and Emergency Department. The Hospital is progressing towards designated Major Trauma Centre status for the area.

3.4.9.

A limited contingency allocation is made to accommodate further operational needs. Whilst the lack of available parking space remains a problem no major expansion of the hospital curtilage is however envisaged.

3.4.10.

The recent expansion of hospital facilities at Singleton has been accommodated through the intensification of the existing hospital site including the redevelopment of the Oncology Department, and the establishment of the Clinical Medical School, which is allied to both hospitals.

3.4.11.

Part of the area west of Sketty Lane has been developed for staff accommodation and car parking. Although no major building programme is currently envisaged for this site it is prudent to safeguard land for possible long term operational and support requirements.

3.4.12.

Any proposals for major new development at these locations are likely to require the preparation of a Transport Assessment and Travel Plan.

CEFN COED HOSPITAL

POLICY HC14

The comprehensive redevelopment of the Cefn Coed Hospital site for a mixture of health care and residential use will be supported subject to:

  1. Satisfactory design, including an appropriate landscape scheme,
  2. Retention and enhancement of important landscape features and open spaces, natural heritage and historic environment,
  3. Proper account being taken of the site topography, and
  4. Adequate access and parking arrangements.

Main Cross References: SP9, EV1-5, EV24, EV30, EV32-36, EV38-41, HC1, HC17, R9, AS1-2, AS5-6, AS7, AS10

National Planning Guidance: PPW

SPG:

3.4.13.

Amplification

The National Service Framework for Adult Mental Health requires, under Key Action 15, all Victorian Style Long Stay institutions (such as Cefn Coed Hospital) to close by the end of 2008. This has required the local NHS Trust to consider the replacement of the existing Cefn Coed Hospital with a new building on the same site. Such an initiative would result in the release of surplus land for which housing is considered to be the most appropriate alternative use. In view of the site topography, the relationship with the countryside, the presence of areas of visually important landscape and the need for highway improvements it is important to ensure that the above policy is supported by a Development Brief in the form of SPG. There is also the opportunity through the redevelopment process to facilitate urban greenspace links for wildlife through to Cockett Valley.

3.4.14.

The redevelopment process will impact on the surrounding highway network and in particular the Cockett Road corridor. It is essential therefore that consultations be undertaken at an early stage with the Head of Transportation and Engineering. Development proposals will need to be accompanied by a Transport Assessment and Travel Plan.

COMMUNITY AND HEALTH FACILITIES

POLICY HC15

Proposals for new and improved local community and health facilities will be supported provided:

  1. The facility is accessible to the community it is intended to serve, and where practicable located within a District, Local or Village Centre,
  2. The proposal will have no significant impact on the amenity of surrounding uses, particularly residential, by reason of visual appearance, scale and noise,
  3. There would be no significant adverse impact on natural heritage and the historic environment, and
  4. The site and surrounding road network is capable of accommodating any additional vehicular traffic likely to be generated by the proposal without damage to the local environment or road safety.

Where appropriate, the Council will seek to enter into negotiations with prospective developers to secure areas of land, buildings and/or financial contributions towards community facilities arising from the needs of new developments.

Main Cross References: SP9, EV1-4, EV9, EV16-17, EV32-36, EV38-41, HC1-2, HC17, R9, AS1-2, AS5-6

National Planning Guidance: PPW

SPG:

3.4.15.

Amplification

The Council recognises the importance of locating community and health facilities in close proximity to the communities they are intended to serve, so they can be more readily reached by walking, cycling and public transport. New development should relate to the local community in scale and character and ensure the amenities enjoyed by adjoining occupiers are not affected by loss of privacy or light, increased activity, traffic movement or parking problems.

3.4.16.

Where development is of a scale judged to result in significant pressure on existing facilities, or where substantial demand would arise in an area devoid of community facilities, the Council will seek to enter into discussions with prospective developers to secure the provision of land, buildings and/or financial contributions towards community facilities in accord with Policy HC17.

3.4.17.

With respect to communities and health, one of the key Area Actions identified in the WSP is to reduce health inequalities and promote healthier lifestyles through initiatives such as Health Challenge Wales and targeted action to tackle health inequalities. Central to achieving this is the Health, Social Care and Well-Being Strategy for Swansea (2005-2008). This provides the strategic framework within which more detailed service plans for improving the health, social care and well-being of the people of Swansea will be developed. One of the key themes identified in the Strategy is the potential to treat more patients within the primary care and community settings. This will result in a greater range of services being delivered in the community rather than in a hospital setting, for example, at the doctor’s surgery rather than in an outpatient clinic.

3.4.18.

In recognition of this, Policy HC15 supports and encourages the provision of new or improved health and social care facilities in appropriate locations to serve the local population and the Council will work with local health service providers in identifying suitable sites and premises for the implementation of health service improvements.

CEMETERIES

POLICY HC16

Land at Morriston, Oystermouth and Gorseinon is allocated for cemetery use.

Main Cross References: SP9

National Planning Guidance: PPW

SPG:

3.4.19.

The Council needs to increase the supply of burial plots to supplement existing provision to cater for the needs of the County as a whole. The most effective and efficient way of meeting demand for new plots is through the extension of existing cemeteries wherever possible. The Council will ensure that appropriate landscaping is incorporated to create an attractive setting and that appropriate boundary treatment is secured.

3.4.20.

It is not envisaged that any further expansion beyond the areas identified will be required during the plan period. An easement must be maintained to the trunk watermain traversing the western boundary of Morriston Cemetery.

PLANNING OBLIGATIONS

POLICY HC17

In considering proposals for development the Council will, where appropriate, enter into negotiations with developers to deliver planning obligations under Section 106 of the Town and Country Planning Act 1990. The Council will expect developers to make contributions towards:

  1. Improvements to infrastructure, services or community facilities,
  2. Mitigating measures made necessary by a development, and
  3. Other social, economic or environmental investment to address reasonable identified needs.

Provisions should be fairly and reasonably related in scale and kind to the individual development

Main Cross References: SP1-15, EV1, EV5, EV18, EV20, EV33, EC1-2, EC20, HC1-4, HC9, HC11-12, HC14-15, HC18, HC24, HC28-29, R9, R11, AS1-2, AS5-7, AS10, CC1, CC3-4

National Planning Guidance: PPW; WO Circular 13/97

SPG: Planning Obligations (forthcoming)

3.4.21.

To assist in the implementation process, occasions may arise where there is a need to seek agreements with developers for measures that cannot be achieved by the use of conditions attached to a planning permission. Section 106 of the Town and Country Planning Act 1990 (as amended) enables the Council to reach agreements with developers, or for developers to give undertakings, for such measures to be carried out in association with a development, referred to as planning obligations. These obligations can enhance the quality of development and enable proposals to go ahead which might otherwise be refused. Section 106 agreements are considered a vital tool to ensure that the UDP plays its full part in delivering the aims of the Council’s Community Plan and other adopted Council Strategies. These supporting strategies all share common overarching objectives with the UDP, as identified in Diagram 3 in Part 1 of the Plan, which are concerned with meeting the needs of local people and the business community without compromising the future of our physical, economic and social environment.

3.4.22.

Planning Obligations may be required, for example, where there is a need for affordable housing, or a development will generate need for improved or additional infrastructure, facilities or services, or where measures are needed to offset the negative impact of a development on the environment, local amenity, or cultural heritage.

3.4.23.

Negotiations with developers will be based on the principles that the benefits to be secured should be:

  1. Necessary
  2. Relevant to planning,
  3. Directly related to the proposed development,
  4. Fairly and reasonably related in scale and kind to the proposed development, and
  5. Reasonable in all other respects.
3.4.24.

The ODPM and WAG are proposing to improve the way the Planning Obligations system works in light of the view that the existing negotiated system can be slow and resource intensive, creating delay and uncertainty for developments. Proposals contain a mixture of administrative and legislative reforms and are designed to increase the speed, certainty and transparency of the Planning Obligation system whilst retaining flexibility. The intention is for local planning authorities to set out their charge proposals in advance, giving the developer certainty about the level of contribution and an indication of the impacts of development to which charge income would be applied. The above policy will therefore be subject to review/expansion through SPG following any reform of the Planning Obligation system.

3.5.

SPORT, LEISURE AND RECREATION

Objectives

  • To improve, expand and diversify tourism infrastructure (2.h)
  • To develop sustainable tourism initiatives and improve the quality and range of the accommodation base (2.i)
  • To accommodate a wide choice and equitable distribution of accessible sport and community recreation developments (3.f)
  • To accommodate a wide choice and equitable distribution of accessible sport and community recreation developments (3.f)
  • To extend and improve appropriate access to and enjoyment of the countryside and urban greenspace (3.h)
  • To support development at safe and accessible locations (5.a)
3.5.1.

Sport, leisure and recreation together with cultural activities contribute to the wellbeing of the community and make a major contribution to the County’s economy. The potential exists for the County to become a centre of excellence for sports and culture, as well as being a regionally significant leisure focus and tourism destination with a number of flagship developments. The policy framework accommodates this opportunity. Links with the Council’s Cultural Strategy and also provides a positive and flexible context for encouraging new development.

3.5.2.

Local and regional facilities for sport and recreation together with the environment and infrastructure all contribute towards the quality of the attractions base and overall leisure experience that the County has to offer. This policy section therefore has a close relationship with the policies of the tourism section of Chapter 2.

3.5.3.

Current trends in sport, leisure, and recreation illustrate a marked increase in the total numbers of people involved in these activities. In terms of formal sports activity there has been a steady increase in overall numbers of participants during the last few decades. There is also increasing pressure on the countryside for more informal recreational use.

3.5.4.

The UDP focuses on complementing and enhancing the quality of the leisure and recreation portfolio, promoting an equitable distribution of community recreation and sports facilities and providing access to the countryside and urban greenspace system for informal recreation purposes.

3.5.5.

LEISURE FACILITIES AND AREAS

Leisure facilities incorporate a wide range of indoor and outdoor sport, recreation and tourist facilities and activity areas. It is intended that such facilities be improved, extended and diversified.

POLICY HC18

The development of new leisure facilities will be permitted at suitable locations within the urban area provided that:

  1. Outside existing centres the need for the facility is assessed and justified,
  2. The proposal either singularly or cumulatively with existing or approved developments does not undermine the vitality and viability of the City Centre and District Shopping Centres,
  3. A sequential evaluation indicates that there are no more suitable alternative sites, with priority given to the City Centre, District Shopping Centres and Edge of Centre sites
  4. There is an acceptable means of access (including public transport, walking and cycling) and an appropriate level of parking, and
  5. The highway network is capable of accommodating the traffic generated by the proposal without a significant effect on traffic flows.

Main Cross References: SP1, SP6, SP8-9, SP14, EV1-5, EV9, EV24-25, EV32-36, EV38-41, EC2, EC5, EC15-17, HC17, HC32, R9, AS1-2, AS5-7, AS10, CC1

National Planning Guidance: PPW; TAN16

SPG:

3.5.6.

Amplification

The provision of a wide variety of leisure facilities at a number of appropriate locations within the County is an important element of the leisure and recreation strategy. Following an evaluation of need, the test for site selection will be based on the sequential approach, taking into account the priority for the City Centre as a leisure focus, the impact on established centres, the relevance of the site specific proposals and an assessment of accessibility for pedestrians and cyclists and by public transport as well as by car.

TAWE RIVERSIDE PARK

POLICY HC19

The Tawe Riverside Park will be completed so as to enhance its ecology and appearance, improve its role as an attractive recreation area and complete the pedestrian and cycle network.

Main Cross References: SP8, EV3, EV6, EV23-24, EV36, EC15, HC31

National Planning Guidance: PPW

SPG: River Tawe: Potential for Recreation and Development Use(1993) Tawe Riverside Corridor Study (forthcoming)

3.5.7.

Amplification

The Tawe Riverside Park aims to provide a continuous corridor of urban greenspace running from the countryside at Glais and Clydach to the City Centre. Much of the Riverside Park has been established, but further landscaping and access works will be undertaken along the Park to enhance its appearance and improve its role as an attractive recreation area, and an important wildlife corridor.

3.5.8.

White Rock and the YIM riverside frontage are key sites within the Riverside Park and provide an opportunity to interpret the Lower Swansea Valley’s heritage through the re-use of existing buildings and the retention of key historical features. Any such scheme on the YIM site will need to integrate with the established park and ride facility and commercial development. The Tawe Riverside Corridor Study (TRCS) includes a master plan for sites along the riverside corridor. It sets out the planning framework for new development in the area, including the YIM/Hafod Copperworks site.

SWANSEA URBAN WOODLAND

POLICY HC20

The further development of the Swansea Urban Woodland will continue, based on Kilvey Hill, Forest Park and Pluck Lake, along with the Crymlyn Bog and Tennant Canal Basin areas.

Main Cross References: SP2-3, SP8, EV3, EV23-25, EV27, EV30, EC15

National Planning Guidance: PPW

SPG: Tawe Riverside Corridor Study, (forthcoming)

3.5.9.

Amplification

The Swansea Urban Woodland includes forest, recreational areas, wetland and heathland. Crymlyn Bog has a number of significant national and international designations, including a NNR, SSSI, SAC and Ramsar site. Further development of the project will involve:

  1. The creation of new native woodland and habitat, and protection of existing habitats/woodlands,
  2. Provision of appropriate recreational facilities, including improved access and visitor facilities,
  3. The restoration of the former Crymlyn Bog waste disposal area (Tir John) as a landscaped sports/recreation area,
  4. Environmental enhancement of the Tennant Canal and Basin surrounds.

LOUGHOR FORESHORE

POLICY HC21

The further development of the Loughor Foreshore for sustainable recreational purposes within a framework of protecting and enhancing the natural heritage and historic environment will be permitted.

Main Cross References: SP2-3, SP8, EV1, EV3, EV6, EV23-25, EV27, EV31, EV34-36, EV39, EC16, HC31

National Planning Guidance: PPW; TAN 5, Draft TAN 5, TAN 15

SPG: Recreational Development of the Loughor Foreshore (forthcoming)

3.5.10.

Amplification

Considerable scope exists for environmental improvement works on the foreshore, and for providing sustainable physical links with adjacent residential areas, in the form of footpaths and cycleways. SPG will be prepared to identify appropriate areas of the foreshore for water-based activities, the provision of improved sustainable access and environmental enhancements.

3.5.11.

Any improvements will need to be considered in the context of the considerable nature conservation interests of the area and its surroundings. The Loughor Foreshore forms part of the Burry Inlet and Loughor Estuary SSSI, Carmarthen Bay and Estuaries SAC and is adjacent to Burry Inlet SPA and Ramsar Site.

CLYNE VALLEY COUNTRY PARK

POLICY HC22

The further development of Clyne Valley Country Park to provide for sporting, recreational and sustainable tourist use within a framework of protecting and enhancing natural heritage and the historic environment will be permitted. Development that provides access to the countryside, the provision of sports and leisure facilities on the site of the former refuse tip and the conservation and interpretation of industrial archaeology will be encouraged.

Main Cross References: SP2-3, SP8, EV1, EV3, EV23-24, EV26, EV35, EV38, EC17, HC28, HC30

National Planning Guidance: PPW; TAN 15

PG: Clyne Valley Country Park Management Plan; Clyne Valley Country Park, Railway Inn Brief

3.5.12.

Amplification

The Council-owned Clyne Valley on the western edge of urban Swansea covers some 300 ha, part of which lies within the AONB. Its natural beauty, wealth of industrial heritage and links to Swansea Bay and Gower provide an ideal opportunity for major recreational and tourist use. The Council aims to fully develop Clyne Valley as a recreational and wildlife resource, in particular the potential of the 28ha. former refuse tip to provide for sporting and recreation use.

3.5.13.

A revised Management Plan for the Country Park will be prepared to fully cover the area’s management and development needs.

COMMUNITY RECREATION LAND

POLICY HC23

Development proposals that involve the loss of land for community recreation purposes, whether in public or private ownership, will only be considered favourably where:

  1. Facilities can best be retained and enhanced through the development of a small part of the site, or
  2. Alternative provision of equivalent community benefit is made available, or
  3. There is an excess of provision in the area, or
  4. A wider community benefit arises, or
  5. The existing and potential recreational or amenity or natural heritage or historic environment value of the land is maintained.

New park/recreational open spaces will be developed at Weig Fawr Farm, Cockett and Heol Las, Birchgrove.

Main Cross References: SP8-9, EV3, EV11, EV24-26, HC1-2, HC26, HC28

National Planning Guidance: PPW; TAN 16

SPG: Open Space Provision (forthcoming)

3.5.14.

Amplification

It is important to retain and improve community recreation land to maintain access to open spaces, promote healthier lifestyles and tackle health inequalities. Some of this land is protected by Policies EV22-24 on the basis of its contribution to the natural environment and, whilst not shown on the Proposals Map, Policy HC23 applies to land within the open countryside and greenspace system which has a specific recreational function. Elsewhere within the defined urban area community recreation land is identified on the Proposals Map. However the precise boundaries of each location will not be known until a full open space audit is completed. In the case of school playing fields, TAN16 states that schools should be seeking to preserve the optimum area of playing fields available rather than looking to secure a minimum provision. Any excess in provision will be assessed by individual cases as and when appropriate. The assessment will be based on the standards of the National Playing Fields Association. In addition to the tests imposed by this policy, TAN16 requires that the disposal of school playing fields will also depend on whether the site will be required in the longer term for school or community use. Planning obligations may be sought to ensure proper maintenance.

3.5.15.

Where alternative provision is to be made, the new facility must be easily accessible to the community and be comparable in terms of size, quality and type.

PLAY AREAS / PUBLIC OPEN SPACE

POLICY HC24

All new housing development will be required, where the level and nature of open space provision in the locality is inadequate to meet the needs of the future occupiers of the development proposed together with the needs of the existing population in the locality, to:

  1. Make provision for areas of open space either within the site or at an appropriate location in relation to the development, or
  2. Contribute towards the provision or improvement of existing off-site facilities in the locality through a commuted payment.

Developers will be required to make appropriate arrangements for the management of these areas.

Main Cross References: SP8-9, EV24, HC1-2, HC17

National Planning Guidance: PPW

SPG: Greenspace/Open Space Strategy for Swansea (forthcoming)

3.5.16.

Amplification

In order to satisfy the requirements of the above policy, areas of open space should be provided in accordance with the National Playing Fields Association Standard. The provision should be well related to the housing that it is intended to serve with the exact form and type having regard to the nature and size of the development and the needs of the residents. Where appropriate the concept of homezones will be encouraged.

3.5.17.

All new housing developments, including single dwelling developments, should contribute towards open space provision if a need is identified. The extent of provision appropriate to an area depends on local factors such as existing provision, its type, location and quality, the profile of the catchment population and scale and nature of development proposed in the locality. Where a deficiency in open space is likely to occur or be worsened as a result of a new housing development, the Council will seek to enter into a planning obligation to secure either the provision of open space or a financial contribution towards providing or enhancing nearby facilities. Where appropriate, individual Development Briefs will highlight the requirements. In addition to the recreational requirement developers may wish to provide amenity space as part of their proposals which might include informal open space, buffer planting, landscaped verges or wildlife sites

3.5.18.

Developers will be required to make appropriate arrangements for the future management of these areas. Section 106 Agreements may be sought to arrange commuted sums for such maintenance where this is to be carried out by the Council.

LLIW / LLAN VALLEY

POLICY HC25

The further development of the Lower Lliw Valley Reservoir and Llan Valley Woods to provide for sustainable recreation and tourism within a framework of protecting and enhancing the natural heritage and historic environment is proposed.

Main Cross References: SP2-3, SP8, EV3, EV11, EV21-24

National Planning Guidance: PPW

SPG: Development Brief for Llan Valley

3.5.19.

Amplification

The Lower Lliw Valley Reservoir area is a valuable resource for informal recreation, with activities such as walking, picnicking and limited use of the waterspace area.

3.5.20.

The Llan Valley is an attractive steeply sloping wooded valley at Penllergaer and is in private ownership. This area has considerable potential for recreational use, particularly as it is strategically located in relation to the motorway. The majority of this woodland area forms part of the Penllergare historic park and gardens and its further development for recreational purposes should respect the character and setting of the historic park and garden as specified within Policy EV11.

INFORMAL RECREATION

POLICY HC26

Opportunities for informal recreation in the countryside and within the urban greenspace system will be promoted provided that:

  1. There would be no significant adverse harm to the character or appearance of the countryside or urban greenspace,
  2. There would be no significant loss of amenity to people living in the vicinity or to the enjoyment of other countryside users,
  3. There would be no significant adverse harm to sites of importance in terms of natural heritage and the historic environment, and
  4. Access can be provided by a choice of modes of travel, but particularly on foot, by cycle and public transport.

Main Cross References: SP8, EV2, EV11, EV21-24, EC17, HC23, HC28, AS4

National Planning Guidance: PPW

SPG:

3.5.21.

Amplification

The County’s upland and woodland areas and urban greenspace system provide recreational opportunities in attractive settings close to the main residential areas. Recreational use of these resources will need to take full account of their natural heritage and should not prejudice the UDP’s natural environment and landscape conservation policies. The protection and enhancement of this system will ensure the opportunity to provide attractive corridors linking the urban area with the countryside.

3.5.22.

In addition to the opportunities contained within the County’s boundary there will be cross boundary opportunities with Carmarthenshire for areas around Mawr and with Neath/Port Talbot from Glais, Llansamlet, Bonymaen and Birchgrove.

3.5.23.

Subject to the provisions of the CROW Act, improved access for all to such areas will be sought through the development or extension of safe, convenient and attractive routes. Public paths are important for walking, cycling, horse riding, and the enjoyment of the countryside.

The potential for the conversion of disused railway routes and canal towpaths to walking, cycling and horse riding routes has long been recognised and major schemes implemented around Swansea Bay and the Lower Swansea Valley. Proposals for their extension and development will be supported subject to there being no conflict with proposals for rail reinstatement.

3.5.24.

Off-road motor biking is one of the fastest growing leisure activities in the UK. The use of land for such an activity is however a controversial and contentious issue. Driving motorbikes over land not intended for motor vehicles can damage the local environment and wildlife and is a source of annoyance to members of the public through noise and environmental pollution. The Safer Swansea Partnership is investigating opportunities for an appropriate track within the County. The intention is to design a purpose built course to meet the need of riders whilst educating them in all aspects of motorcycle ownership through on-site workshops. Because of the nature of the activity any such site is likely to be away from residential areas and will be assessed against the criteria in this policy and other policies as appropriate.

USE OF LAND FOR HORSES FOR RECREATIONAL PURPOSES

POLICY HC27

Proposals for development of land and facilities for recreational equestrian activities will be permitted provided there is no significant adverse effect to the natural heritage and historic environment or likelihood of loss of the best and most versatile agricultural land.

Main Cross References: SP8, EV2, EV21, EV23, EC11, EC13

National Planning Guidance: PPW; TAN 6

SPG: Use Of Land For Horses For Recreational Purposes And Associated Structures

3.5.25.

Amplification

Horse based recreational activity has increased considerably in recent years, and this trend is likely to continue. In applying this policy the principal concerns are impact on the landscape (visual and erosive), building design and materials, scale and avoidance of clutter, impact of access works and quality of enclosures. Design guidance is contained in the SPG. The criteria for considering proposals for equestrian businesses are contained in Policies EC11 and EV21.

3.5.26.

SPORTS FACILITIES

The current distribution of sports facilities is based on an extensive range and hierarchy of major County, district and dispersed local facilities. There are also major new regional sporting facilities available, such as the new stadium at Morfa and the Wales National Pool at Sketty, which have significantly raised the profile of the County as a centre of sporting excellence.

POLICY HC28

Proposals for new sports facilities and/or playing fields will be supported at the following locations:

  • Clyne Valley
  • Tir John, Port Tennant
  • Heol Las, Llansamlet
  • Parc Melin Mynach, Gorseinon
  • Weig Fawr farm, Cockett
  • Morfa

Proposals will need to demonstrate that:

  1. There would be no significant adverse effects on the amenities of neighbouring occupiers,
  2. The scale and design respects the natural heritage and historic environment,
  3. Satisfactory access and car parking are provided,
  4. Public access is preserved and enhanced

Main Cross References: SP8, EV1-3, EV25, EV32-36, EV38, EC15, HC17, HC22-23, HC26, R9, AS1-2, AS6

National Planning Guidance: PPW

SPG: Swansea Vale Concept Plan Update Review, (1999)

3.5.27.

These proposals will complement local community facilities and provide a more equitable distribution, giving all communities in the County greater access to facilities. Locations with development potential at Morfa include the ski-slope area, land NE of the Tennis Centre and the sports ground south of Beaufort Road.

3.5.28.

The joint use of school sports facilities in the form of community leisure centres will be supported. Community leisure centres and optimum use centres have been established throughout the County at Olchfa, Pentrehafod and Daniel James schools. The joint use of these facilities makes a significant contribution to meeting the demand for sports halls and swimming pools.

GOLF COURSE DEVELOPMENT

POLICY HC29

Proposals for golf courses and driving ranges will only be permitted where they meet the following criteria:

  1. There is no significant adverse effect on landscape quality and nature conservation interests,
  2. There is no loss of the best and most versatile agricultural land,
  3. There is no significant adverse effect on the amenity of local residents,
  4. Public access is preserved and enhanced and PROW are not prejudiced,
  5. Satisfactory access and car parking are provided, and
  6. They are not situated within, nor have an adverse visual effect upon the Gower AONB.

Main Cross References: SP2-3, SP8, EV1-3, EV21-27, EV32-36, EV38-41, EC13, HC32, R9, AS1-2, AS6

National Planning Guidance: PPW; TAN 6

SPG:

3.5.29.

Amplification

Ancillary development for new golf courses should be limited to essential facilities, such as clubhouse and changing rooms, with existing buildings on the land utilised wherever possible.

HERITAGE SITES

POLICY HC30

Visitor attractions based on heritage sites will be developed and enhanced.

Main Cross References: SP3, SP8, EV1-4, EV7-8, EV11, HC22

National Planning Guidance: PPW

SPG: The Tawe Riverside Corridor Study

3.5.30.

The historic environment is a significant contributor to the economy of Wales, supporting 22,500 jobs. The County’s portfolio of cultural and heritage facilities has received a substantial boost from the development of the National Waterfront Museum. It is set in a high quality landscape at a gateway location that will act as a hub for the linkage of the City Centre with the Waterfront. A number of appropriate land uses in accord with Policy CC1 will be acceptable as ancillary uses to the museum, and the Council will seek a coordinated approach towards their delivery. The Royal Institution will be retained within the ‘Museum Park’ setting.

3.5.31.

The County has a rich and diverse heritage base and fuller use should be made of the key sites which include YIM; White Rock; Upper Bank; Smiths Canal; Swansea Vale Railway; Clyne Valley; Salt House, Port Eynon; Swansea Castle; Oystermouth Castle; the Gower Castles; and Loughor Castle. Some could form a unique themed cluster of attractions, such as those in the Lower Swansea Valley, which will have strong links with the National Waterfront Museum. Any enhancement work undertaken should be sensitive to the layout and architecture of the site.

WATER BASED RECREATION

POLICY HC31

Opportunities for the development of water based recreation facilities will be supported, subject to their compatibility with environment and nature conservation interests, water supply, commercial shipping and flood defence at the following locations:

  1. Lakes and reservoirs,
  2. Inland waterways- rivers, dock system and canals,
  3. Coast and estuary – including Swansea Bay, Oxwich, Port Eynon and Loughor Estuary.

A line will be protected for the proposed link from the Tennant Canal to Swansea and for the linkage of the Swansea Canal with the navigable section of the River Tawe. Development that would prejudice the restoration of the canals or damage their fabric or infrastructure will not be permitted.

Main Cross References: SP3, SP8, EV2, EV23, EV25-27, EV31, EV34-36, EV39, EC16, HC21

National Planning Guidance: PPW; TANs 5,15,16,18 and Draft TAN18

SPG: River Tawe: Potential for Recreation & Development Use; Restoration of the Neath, Tennant & Swansea Canals feasibility study; Port Tawe and Swansea Docks

3.5.32.

Amplification

The development and enhancement of the inland and coastal waterway network and facilities will provide a range of recreational opportunities, particularly for informal activities such as boating and canoeing. The potential of the local canal system to provide an important tourist and recreation facility has been highlighted by a recent Feasibility Study which investigated the restoration and reopening of the Neath, Tennant and Swansea Canals to create a 32 mile integrated waterway system centred on Swansea Docks, which could serve a national tourism market. The preferred route of this network is safeguarded on the Proposals Map.

ROYAL FERN GOLF RESORT PROJECT

POLICY HC32

The development of the Royal Fern site, Llangyfelach as an 18-hole championship and 9-hole par 3 golf course, golf clubhouse including health facilities, sauna, swimming pool, gymnasium, golf school and academy, 80 golfing lodges, greenkeepers flat, associated infrastructure, car parking and landscaping, including a buffer zone to the adjacent Penplas SSSI, will be permitted.

In order to facilitate the delivery of the golf resort project in its entirety, an element of associated enabling development will exceptionally be considered as part of the overall scheme. The nature and scale of the enabling development considered acceptable will depend upon the level of additional funding demonstrated as necessary to deliver the project, and an assessment of the level of any harm associated with the enabling development set against the overall benefits of the project.

Main Cross References: SP2-4, SP8, EV1-3, EV21-25 EV27-28, EV30, EV33-36, EC17-18, HC3, HC18, HC29, AS1-2, AS5 and AS6

National Planning Guidance: PPW; TANs 6, 13, 16

SPG: Development Brief for Llan Valley

3.5.33.

Amplification

The Council’s Tourism Strategy (Dec 2006) identifies a need for a golf resort along the M4 corridor within Swansea as a flagship development contributing to the County’s position as a regionally significant leisure focus and tourist destination. It is recognised that this is unlikely to be viable without an associated element of enabling development as an integral part of a mixed-use scheme. Any such enabling development must be demonstrated to be necessary to the funding and delivery of the golf resort project, and a Section 106 Agreement will be required to ensure that the golfing, recreational and educational facilities proposed by the project are delivered in their entirety.

3.5.34.
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