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Torfaen CBC - The British SAA5 and Revised Housing Position Statement - May 2013 v2

ED112

Torfaen County Borough Council Local Development Plan Background Paper

Proposed Amendment to The British Strategic Action Area (SAA5) and

Revised Housing Position Statement

May 2013


CONTENTS Page

1. Introduction 3

2. The British SAA5 - Proposed Amendment 3

3. Review of Alternative Sites in North Torfaen 4

4. Other LDP Sites that need revising 7

5. Justification for Housing Numbers Amendment 7

6. Implications of Changes on Housing Target 8

7. Implications of Changes for Delivery / Phasing 9

8. Implications of Changes on Affordable Housing Target 12 Appendices Appendix 1 - Revised British Strategic Action Area Policy (SAA5) 13 and Appendix update

Appendix 2 - Updated (May 2013) LDP Appendix 11 - Housing Sites Table 16

Appendix 3 - LDP Affordable Housing Target - Based upon 4,700 LDP 19 Housing Target


1. Introduction 1.1 The Council have prepared this position statement at the request of the LDP

Inspector Mr Barry Juniper, in light of the discussions at Session 11 regarding the British Strategic Action Area and associated housing numbers. The paper outlines the Councils proposed approach to the revision of the allocation to address concerns over deliverability of housing on the site within the timescale of the plan and the consequent implications for overall housing provision, taking into consideration alternative housing sites. This paper should be read in conjunction with the previous Housing Position Statement (ED13, March 2013)

2. The British SAA5 - Proposed Amendment 2.1 In light of deliverability concerns of the Welsh Government regarding the allocation

of 150 dwellings at The British within the plan period at Session 11 on the 30th April 2013, it was agreed that Torfaen CBC would meet with the Welsh Government to discuss a way forward in respect of the allocation of this site in the LDP. A meeting was held on the 15th May 2013 where a potential way forward was agreed to address the site in the LDP, which is outlined below.

2.2 In recognition of the timescales involved in bringing forward this site due to its

complexity and challenging delivery aspirations, it is proposed to revise the aims for the regeneration of this site over the plan period. Critically, both parties support the long term regeneration of the site, but recognise the difficulties in delivering reclamation and also redevelopment of the site for 150 houses within the plan period. In light of this the revised allocation for SAA5 is for a land reclamation scheme only. Details of the revisions to Allocation SAA5 are included as Appendix 1 to this paper. The area is located within the settlement boundary to show the potential extent of the urban extension in this area and allow for development to come forward on the site potentially before 2021. As such housing will not form part of the delivery elements for this site within the plan period.

2.3 The Council has considered the implications of this reduction in overall housing

numbers for the North Torfaen and Pontypool area of 150 units and the potential for alternative sites to be allocated to meet the shortfall. The British is primarily aimed at serving the North Torfaen HMA and the review is therefore focussed on this area. The review of alternative sites in North Torfaen (Section 3) illustrates that there are no suitable sites that are 1) supported by the Council and 2) can prove deliverability with developer interest over the plan period.

2.4 In reducing the housing numbers in North Torfaen / Pontypool with the removal of

housing from The British and also taking account of changes to 2 sites in Cwmbran (County Hall H1/1 and Former Police College H1/2) the implications for the overall housing strategy have been assessed. The effect on the three LDP Housing Sub-Market Areas of the LDP under Deposit LDP Policy S5 have been amended to take account of these changes and ensure the housing strategy is consistent. This working is shown in Section 5 with the updated (May 2013) LDP Appendix 11 - Housing Sites Table shown in Appendix 2 to this paper.


3. Review of Alternative Sites in North Torfaen 3.1 North Torfaen has two main urban areas falling within the wards of Blaenavon and

Abersychan. Blaenavon is primarily a separate settlement (over 2km north of Varteg) with the urban area in Abersychan consisting of the communities of Talywain, Garndiffaith, Abersychan and Varteg. Blaenavon is well served with 5 housing allocations however the Abersychan ward was primarily to be served by The British allocation.

3.2 To identify potential replacement sites for The British the review of alternative sites below includes all proposed sites in North Torfaen. Noting however that the Blaenavon settlement is already well served by existing allocations and commitments the focus of the review is primarily at sites which could replace The British located in the Abersychan ward. Sites within this area could potentially be considered to better serve the communities of Talywain, Garndiffaith, Abersychan and Varteg and secure a more even spread of sites serving the North Torfaen Area.

3.3 The review below shows there are no suitable sites available to serve this area. The

sites are numbered in line with their Candidate Sites Number in the Candidate Sites Assessment Report (SD30). Details in quotations are from this report.

Abersychan Ward - Candidate Sites

10. Land adj Co-op, Varteg Rd - Potential small infill 5 dwellings, no developer interest. “Acceptable infill development, within urban area. Site discounted as unable to accommodate 10 units. The site could present a good opportunity for small-scale windfall development, within this area.”

11. Land at Varteg/Golynos - Highly visible on old tip area. Not supported. “The site represents a large-scale urban extension into open countryside and is unrelated to the existing built form of development. Site rejected for further consideration.”

12. Balance Rd Garndiffaith - Extension into open countryside, isolated from settlement, landscape and biodiversity interest - Not supported. “The site is an extension into the open countryside and not related to the existing built form. The site is within a 500m Minerals buffer zone and would affect potential future extraction of coal resources. The southern part of the site south of balance road is within a Special Landscape Area. The isolated nature of this proposal into the open countryside is unacceptable. It is important for Biodiversity and would have a high visual impact on surrounding countryside. The site scores negatively against the LDP and neutral against the SA objectives. Site rejected from further consideration.”

13 & 97. Land at Albert Rd / Pisgah Rd - Potential for around 30 dwellings here and would tidy up area (loss of employment units however). Potential problems with access and no deliverability evidence. “This could present an infill opportunity but it is unlikely that a satisfactory access can be constructed to serve this site, due to highway constraints. The entrance to the site is subject to significant flood risk, the risks of which would need to be assessed by a Flood Consequence Assessment, which rules the site out from further consideration.”


14. Festival Field - Important Urban Open Space and undermined requiring remedial works (adjacent site required significant works) Not supported. “The site is a Greenfield site within the urban area and acts as an important open space valued by the community. The site also has issues with previous mine workings, and is not considered appropriate for residential development. Site rejected for further consideration.”

15,16,17,18,133 (Part of SAA5)

20. Pentwyn Road - Statement prepared for Examination, not supported, large scale urban extension and highways issues. “Unacceptable large-scale intrusion into open countryside, which would have a significant visual impact due to its prominent position. Also there are significant highway constraints in the nearby vicinity, which would be further exacerbated by development at this location. The existing highway network serving this site is unsuitable to serve any additional development and it is unlikely that it could be improved to a suitable standard. Site rejected for further consideration.”

98. Varteg Road, Garndiffaith - Employment allocation not supported for residential. ”Northern part of the site does not relate well to the existing settlement and represents sporadic disconnected development and is an unacceptable expansion into the countryside. Southern part of site (bus turning area) could represent acceptable infill providing replacement bus turning area could be provided. Southern part of the site is too small to accommodate 10 units however. Given proximity to bus depot employment development may be acceptable on the front part of the larger site, but residential use would not be compatible. Site not considered further for residential allocation in the LDP.”

121. Pentwyn Village Green - IUOS and not supported on highways grounds “Due to significant constraints to the immediate highway network, further development in the immediate area cannot be accommodated. Also, the site has been identified as an important urban open space and needs to be protected for that purpose. Site discounted from further consideration.”

130. Land at Rock Villa, Abersychan - Large scale intrusion into open countryside, not supported. “Majority of the site outside the urban area and does not relate well to the existing settlement pattern. The site has the feel of open countryside. There is likely to be a high visual impact of the site, and significant highway improvements would be required, to achieve a suitable access. Site has also been designated as a SINC. Site discounted from further consideration.”

131. Land at Varteg - Large scale intrusion into open countryside, not supported. “The site is an unacceptable large-scale peripheral intrusion into the open countryside and unrelated to the existing built form. Residential development of this site would have a significant negative impact on the existing character of the area and should therefore remain as open countryside. The site is discounted from further consideration.”

132 Talywain Golf Centre - Extension of urban area into countryside, north and west of site sloping and landscaped. Not supported “Part of the site outside urban boundary forms ‘spur’ away from settlement. Site itself does not form a logical rounding off or extension, and results in intrusion into the open countryside. Site discounted from further consideration.”


135. Land at Pentwyn Terrace - Intrusion into open countryside, high Visual Impact. Not supported “Site located outside urban boundary, and development of which would result in intrusion into the open countryside. High Visual Impact of the site. The existing highway network serving this site is unsuitable to serve any additional development and it is unlikely that it could be improved to a suitable standard. Site rejected from further consideration.”

136. Land at Pentwyn Road - Large urban extension, highways issues, not supported. “Site located outside the urban boundary. It would result in a large urban extension of an existing small ribbon development. The existing highway network serving this site is unsuitable to serve any additional development and it is unlikely that it could be improved to a suitable standard. Site discounted from further consideration.”

Blaenavon Ward - Candidate Sites

2. Abergavenny Road (West) Garn Road, Blaenavon - Owner not bringing site forward, undeliverable. “On 20th November 2012 the Council resolved to delete the site from the Plan as a landowner has stated that part of the site is not available to be developed within the Plan period.”

3. Abergavenny Rd East, Blaenavon - Valuable Community Facility. Not supported “The site is located on a key gateway into Blaenavon. In principal the regeneration of this area with high quality development, which would improve the visual appearance of this gateway into the town is supported. However development of the site would involve the loss of an important community facility (petrol station) and should only come forward should a replacement petrol service station be provided on an alternative site in Blaenavon. The site scores positively against the LDP and SA objectives but the need to retain the petrol service station means it is unable to accommodate 10 units on remaining part of site, and as such is too small for allocation in the LDP.”

5. Land of Middle Coedcae Rd, Blaenavon - Small potential extension to H3/6 if landowners agree which has not been evidenced. “Site alone would not be acceptable as could not achieve 10 units, and also could not achieve suitable access without adjoining land outside ownership. This site is rejected, but is considered acceptable further for consideration as part of a wider site which has been named Land off Giles Rd.”

6. Land adj Cwmavon Rd, Blaenavon - Not supported. “Site outside the settlement and does not represent a logical rounding off of the urban area at main entrance to Blaenavon. It is an extension of the urban boundary. The site is very steep and has significant highway constraints in terms of achieving a safe and suitable access.”

7. Land adj Cwmavon Rd, Blaenavon - Not supported “Site is outside the settlement in countryside and represents an extension of the urban boundary and urban intrusion into a Special Landscape Area at main entrance to Blaenavon. Significant highway issues as unable to access site.”

8. Land off Varteg Rd - Historic field patterns and green field site. Not supported. “Unacceptable large-scale development, outside designated urban boundary in a Special Landscape Area, steeply sloping site. Development of this site would have


a significant and unacceptable visual impact on the World Heritage Site and historic landscape of Blaenavon.”

108. Land off Giles Rd, Blaenavon - Only part of site allocated. Wider site constrained. Not supported. “Highway constraints are of such significance that only part of the site can be developed - a satisfactory access can only be constructed to serve the south eastern corner of the site via Giles Road. Therefore the south-eastern parcel of the site will be included for further consideration as part of a wider site (including candidate site 5) to be termed Land off Giles Road.”

120. Former Boral Edenhall Site, Blaenavon, Local Plan Site - ICOMOS oppose, site is prominent when viewed from many important viewpoints within in the World Heritage Site and out of character with the heritage landscape. Not supported. “Site originally a strategic housing site for the LDP, but has been removed as housing is not considered suitable due to the significant adverse impact development of the site would have on the setting of the Blaenavon World Heritage Site. This has resulted in the refusal of a planning application for the site. Also in reassessing Blaenavon and the settlement form as part of the LDP process, the site is isolated away from the urban settlement and is not proposed to be included within the urban boundary. Site not considered suitable for development.”

129. Forestry commission Land at Llanover Road, Blaenavon - Not supported. “The site is located outside the urban boundary in community woodland. Development of this site would be an unacceptable and unsympathetic extension of the urban area into countryside, and loss of an important community recreation facility. Site discounted from further consideration.”

4. Other LDP Sites that need revising 4.1 H1/2 Former Police College & Adj land, St Dials - In light of the discussions

regarding this site at Session 10 Cwmbran on 30th April 2013, in respect of the need to protect the important grassland on this site, a revision to the anticipated numbers is required. The Council has worked with representatives of the Development Consortium (Lambert Smith Hampton) and Natural Resources Wales to produce an amended version of Torfaen LDP Appendix 1 relating to the Former Police College and adjacent land (H1/2). Whilst a full agreement has not yet been reached it is anticipated the site can accommodate 350 dwellings. This would lead to a reduction of 106 units on site.

4.2 H1/1 County Hall & Police HQ - Further to the submission of an Outline planning

application for the site for 220 dwellings, it is considered appropriate to amend the LDP Housing allocation from 250 to 220, resulting in a loss of 30 units on site.

5. Justification for Housing Numbers Amendment 5.1 The above revisions (The British, County Hall and Former Police College) lead to a

reduction of 286 units from the LDP equating to a marginal 5% reduction in overall housing numbers. It is therefore proposed to amend the overall LDP Housing target by 300 units to take account of the above sites. A 4,700 dwelling target still represents a challenging target that, with an expected recovery of the housing market, could be delivered over the Plan Period. The Council propose the following


amended split of the 4,700 dwelling target which has a marginal change to the overall split by Housing Market Area, but with marginal increases in the flexibility allowances for the respective Housing Market Areas, particularly within North Torfaen promoting increase choice and flexibility.

6. Implications of Changes on Housing Target 6.1 North Torfaen - Reduction in 125 units to mainly take account of The British

Current Position - 675 dwellings out of 5,000 target with 803 dwellings allocated for flexibility) = 13.5% of 5,000 with 19% over allocation

Drop to 4,700 dwellings = 550 dwellings out of 4,700 target with 688 dwellings allocated for flexibility = 12% of 4,700 with 25% over allocation.

6.2 Pontypool - Reduction in 50 units to mainly take account of The British

Current Position - 1,925 dwellings out of 5,000 target with 2,330 dwellings allocated for flexibility = 38.5% of 5,000 with 21% over allocation

Drop to 4,700 dwellings = 1,875 dwellings out of 4,700 target with 2,301 dwellings allocated for flexibility = 40% of 4,700 with 23% over allocation

6.3 Cwmbran - Reduction in 125 units to mainly take account of the Former Police

College and County Hall & Police HQ

Current Position - 2,400 dwellings out of 5,000 target with 2,715 dwellings allocated for flexibility = 48% of 5,000 with 13% over allocation.

Drop to 4,700 dwellings = 2,275 dwellings out of 4,700 target with 2,751 dwellings allocated = 48% of 4,700 with 21% over allocation.

6.4 This information has been broken down into three LDP Housing Sub-Market Areas

of the LDP under Deposit LDP Policy S5 which is now proposed to be amended as follows:

S5 Housing - Provision is made for the development of 5,000 4,700 new dwellings in Torfaen (by identifying sites for approximately 6,000 5,600 dwellings) during the Plan period (2006 -2021) broken down within the following Housing Sub-Market Areas (HSMAs): -

a) North Torfaen - approximately 675 550 dwellings;

b) Pontypool - approximately 1,925 1,875 dwellings; and

c) Cwmbran (south & east and north & west combined) - approximately 2,400 2,275 dwellings.

These figures include an allowance for 300 dwellings on ‘small sites’ (9 or less dwellings) and 289 dwellings on ‘windfall sites’ (10 or more dwellings) over the Plan Period 2010 to 2021 remaining; with net demolitions being added to the dwelling requirement.

6.5 In order to show how these dwellings will and are being delivered, the Council

published a new LDP Appendix 11 ‘Housing Sites Table’, based upon the April 2010 Torfaen JHLAS (the base date for all of the housing calculations in the Deposit LDP) as a Further Focused Change in December 2012 (see pages 16-18 of ED05). As requested by the LDP Inspector, LDP Appendix 11 has been updated


(see attached Appendix 2) using the most up-to-date information as listed in paragraph 3.1.1 above.

7. Implications of Changes for Delivery / Phasing 7.1 In the first 6.25 years of the Plan Period there have been 1,156 dwelling

completions in Torfaen broken down by year as follows: -

Torfaen Dwelling Completions 2006 to 2012

Survey Year Total

*2006/2007 285

2007/2008 242

2008/2009 133

2009/2010 143

2010/2011 186

2011/2012 167

Total 1,156

* Please note that for this period completions are taken for a 15-month period due to the base date of the JHLAS study changing at this time from the 1

st of January of each year to the 1

st April of each

year

Completions for 2012/2013 will not be known until mid 2013 as the JHLAS site visits are not likely be undertaken until after the LDP Examination sessions.

7.2 Appendix 2 (page 87) of the Council’s “Housing & Population” Background Paper,

March 2011 (SD33) provided information on the expected ‘Phasing of Individual Large Site Housing Allocations’. This Table has been reproduced with the latest up-to-date information and estimates below - noting that some allocated LDP sites have now obtained planning permission or have been removed from the LDP as a Focused Change; some sites have been added; dwelling numbers on a few sites have also changed; as well as dwelling numbers being adjusted between the two remaining delivery phases on a few sites.

Phasing of Individual LDP Large Site Housing Allocations

LDP Allocation Phasing

2011/2012 - 2015/2016

2016/2017 - 2020/2021

St. Peters School, Blaenavon 0 18

Blaenavon Health Centre 0 17

Hillside School, Blaenavon 64 0

Giles Road (Upper Coedcae), Blaenavon 25 0

Old Co-op, 39-43 High Street, Abersychan 24 0

Garn-yr-erw Terrace, Blaenavon 26 0

South Sebastopol SAA (690 to be delivered in plan period; 1,200 in total) - 25% (173) in Pontypool

56 117

Mamhilad SAA (690 to be delivered in plan period; up to 1,700 total)

150 540

Trevethin School 115 0

Coal Yard, Station Road, Griffithstown 7 0

Animal Pound & adj land, Tranch 35 100


Pontypool College 0 140

Rose Cottage, Pontypool 10 0

Former Race AFC, Pontypool 20 10

South Sebastopol SAA (690 to be delivered in plan period; 1,200 in total) - 75% (517) in Cwmbran

169 348

Llanfrechfa Grange SAA 0 300

Canalside, Cwmbran SAA 0 100

Llantarnam SAA 150 300

Police College & adj land, Cwmbran 100 250

County Hall and Police HQ 100 120

Belle View Nursery, Cwmbran 0 16

Ty'r-ywen Farm, Henllys, Cwmbran 0 25

TOTAL 1,051 2,401

7.3 Similarly, Appendix 2 (page 88) of the Council’s “Housing & Population”

Background Paper, March 2011 (SD33) provided information on the expected ‘LDP Phasing Breakdown Delivery 2006-2021’. Again, this Table has been reproduced with the latest up-to-date information and estimates below: -

LDP Phasing Breakdown of Delivery 2006-2021

Out of Total 4,700 Target

5,740 Allocation

Large Sites Built 2006/2007-2011/2012 931 931

Small Sites Built 2006/2007-2011/2012 224 224

Permitted Sites (including S106 sites) to April 2013 775 (A) 775

Large Site Dwellings Allocated for Delivery 2013/2014-2015/2016 (Estimate)

734 (B) 1,051

Small Sites Dwellings Estimate 2012/2013-2015/2016 ((279 remaining / 9 years) x 4 years)

124 (C) 124

Windfall Site Dwellings Estimate 2013/2014-2015/2016 ((189 remaining / 8 years) x 3 years)

71 (D) 71

Large Site Dwellings Allocated for Delivery 2016/2017-2020/2021 (Estimate)

1,678 (E) 2,401

Small Site Dwellings Estimate 2016/2017-2020/2021 ((279 remaining / 9 years) x 5 years)

155 (F) 155

Windfall Site Dwellings Estimate 2016/2017-2020/2021 ((189 remaining / 8 years) x 5 years)

118 (G) 118

Minus Demolitions Jan 2006 to Apr 2013 53 53

Minus Demolitions (Estimated) Apr 2013 - April 2021 57 (H) 57

(1.) 1,051 figure based upon large site allocations for period 2010/2011 - 2015/2016 as shown in LDP allocations phasing table above. 734 figure based upon 4,700 delivered target. This has been calculated by firstly taking off committed totals from the 4,700 target (and adding on demolitions) as is shown below: Minus 931 large site dwellings built 2006/2012; Minus 224 small site dwellings built 2006/2012; Minus 775 permitted site dwellings; Minus 279 small sites to be delivered over the remaining LDP period; Minus 189 windfall sites to be delivered over the remaining LDP period; Add on 53 demolitions having taken place January 2006 to April 2013; and Add on 57 demolitions estimated to take place over the remaining LDP period.


EQUATES TO 2,412 DWELLINGS LEFT TO DELIVER ON ALLOCATED LARGE SITES OVER LDP PERIOD APRIL 2013 TO APRIL 2021. Large sites allocation for period 2011/2012 to 2015/2016 equating to 4,700 delivery can be

calculated by dividing the 2,412 dwellings left to be delivered by the total 3,452 large site dwelling allocations and then multiplying this total by the 1,051 large sites dwellings assigned for the period 2013/2014 to 2015/2016

EQUATES TO 734 ALLOCATED LARGE SITES TO BE DELIVERED OVER PERIOD 2013/2014 TO 2015/16 OUT OF 4,700 TOTAL.

(2.) 2,401 figure based upon large site allocations for period 2016/2017 to 2020/2021 as shown in LDP allocations phasing table above. 1,678 figure based upon 4,700 delivered target. As above this has been calculated by firstly taking off committed totals from the 4,700 target (and adding on demolitions), resulting in a total of 2,412 dwellings left to be delivered on allocated large sites over the LDP period April 2013 to April 2021. Large sites allocation for period 2016/2017 to 2020/2021 equating to 4,700 delivery can be

calculated by dividing the 2,412 dwellings left to delivered by the total 3,452 large site dwelling allocations and then multiplying this total by the 2,401 large sites dwellings assigned for the period 2016/2017 to 2020/2021

EQUATES TO 1,678 ALLOCATED LARGE SITES TO BE DELIVERED OVER PERIOD 2016/2017 TO 2020/2021 OUT OF 4,700 TOTAL.

(3.) Small sites allocated for delivery over periods 2012/2013 to 2015/2016 and 2016/2017 to 2020/2021 calculated out of total 503 dwellings to be delivered on small sites over LDP period (see section 3.3) minus 224 small sites built 2006/2007 to 2011/12 = 279 small sites left to deliver over the 9 years LDP period remaining 2012/2013 to 2020/2021. This total was then apportioned on a pro-rata bases 4/9 years (124 dwellings) for 2012/2013 to 2015/2016 and 5/9 years (155 dwellings) for 2016/2017 to 2020/2021.

(4.) Windfall sites allocated for delivery over periods 2013/2014 to 2015/2016 and 2016/2017 to 2020/2021 calculated out of total 189 windfall number to be delivered over the remaining 8 years LDP period (see section 3.4). This total was then apportioned on a pro-rata bases 3/8 years (71 dwellings) for 2013/2014 to 2015/2016 and 5/8 years (118 dwellings) for 2016/2017 to 2020/2021.

7.4 Finally, Appendix 2 (page 90) of the Council’s “Housing & Population” Background

Paper, March 2011 (SD33) provided information on the expected ‘LDP Phasing Delivery 2006-2021 by Year’. Again, this Table has been reproduced with the latest up-to-date information and estimates below, which shows completions within the first LDP 5-year period (2006-2011) and also takes demolitions into account: -

LDP 4,700 Dwelling Target Phasing Delivery 2006-2021 by 5-Year Periods

Total Delivered 2006-2011 (989 completed - 53 demolitions) 936

Delivery for 2011-2016 (Equates to total of: 167 dwellings (for 2011/12) + (A x 3/5 years) + (B) + (C) + (D) - (H x 3/8) from ‘LDP Phasing Breakdown Delivery 2006-2021’ Table)

1,540

Total Delivered 2011/2012 167

Total Delivered 2012/2013 (Estimate) 223




Delivery for 2016-2021 (Equates to total of: (A x 2/5) + (E) + (F) + (G) - (H x 5/8) from ‘LDP Phasing Breakdown Delivery 2006-2021’ Table)

2,225

Total Delivered Per Year 2016/2017, 2017/2018, 2018/2019, 2019/2020, 2020/2021 (Estimate)

445


8. Implications of Changes on Affordable Housing Target 8.1 Revising the LDP Housing Target to 4,700 dwellings over the Plan period, will result

in a corresponding change in the Affordable Housing Target of Deposit LDP Policy H4. In addition other changes, such as the proposed increase in affordable housing numbers on the South Sebastopol SAA6 site will also have an affect on the Affordable Housing Target.

8.2 Therefore, the Table at Appendix 3 has been produced to estimate that a total of

1,132 affordable dwellings are expected to be built in Torfaen with the LDP Plan Period 2006 to 2021.

8.3 Therefore, it is recommended that Deposit LDP Policy H4 and its associated policy

justification paragraphs be amended as follows, noting that Focused Changes 26a-26f (SD11 pages 37-39) have already recommended changes which are considered below:-

1. FC26a be deleted and replaced with:-

The first part of Policy H4 on “Affordable Housing‟ be amended as follows:-

“In order to achieve a target of approximately 1,132 891 affordable homes within Torfaen over the period 2006 2010-2021, …”

2. FC26b remain unchanged.

3. FC26c be deleted and replaced with:-

Paragraph 9.5.2 be amended as follows:-

“The Joint Local Housing Market Assessment (LHMA) 2010 Update carried out for Torfaen, Newport and Monmouthshire Councils found a need for 32% of all the

new housing remaining to be delivered in the respective LDP‟s to be affordable. Taking Torfaen in isolation and ignoring all cross boundary movements, Torfaen’s need would be 51% of all new housing within its LDP to be affordable. In which case, of the remaining 4,197 LDP target to be delivered 2010-2021 this would equate to a need for 2,140 affordable dwellings. However, when taking the more appropriate regional based need of 32% into account, of the above 4,197 4,700 LDP target this would equate to a need for 1,343 1,504 affordable dwellings in Torfaen by between 2006 and 2021. Part of the difference between the regional target and Torfaen target is due to a surplus of intermediate housing in Newport.”

4. FC26d be deleted and replaced with:-

Paragraph 9.5.3 be amended as follows:-

“However, stakeholder consultation has agreed that Torfaen’s affordable housing need cannot be met by planning obligations alone. This is mainly due to the economic viability of sites, which varies across the County Borough; the lack of WAG WG Social Housing Grant and the overall level of growth achievable in the LDP. Taking this into account, it is estimated that the LDP is likely to deliver approximately 891 1,132 affordable dwellings between 2006 and 2021 during 2010-2021, out of the 4,197 4,700 new dwellings expected to be built over this period. This equates to a 21.2% 24.1% provision of affordable housing.”

5. FC26e remain unchanged.

6. FC26f remain unchanged.


Appendix 1 Revised British Strategic Action Area Policy (SAA5) SAA5 The British Strategic Action Area, Talywain, Pontypool Land is allocated at the British Strategic Action Area, Talywain for a major land reclamation scheme. The land reclamation scheme will prepare the land required for future redevelopment as part of a long term regeneration scheme and make safe the surrounding land. The subsequent land form and extent of compaction required to enable redevelopment will be informed by a Development Framework. Policy Justification 7.6.1 The British comprises a large area of derelict land that has been the subject of much historical investigation. The Council is actively seeking the reclamation of The British to make safe this derelict site and also prepare part of the area for redevelopment to serve the North Torfaen and Pontypool area in the long term. The Development Framework proposed below will be prepared in parallel with the preparation of the land reclamation scheme and, taking account of the economic and technical constraints exhibited by the site, identify the optimum land form and ground stabilisation required to enable the site’s redevelopment. Furthermore, the Council consider that any reclamation scheme advanced should include the making safe and environmental enhance of the wider area which surrounds the site proposed for redevelopment. 7.6.2 In the long term (beyond the LDP plan period) the vision for The British is a major mixed-use development, which will be brought forward in line with a Development Framework to be prepared for the site. The SAA is located adjacent to the settlement of Talywain and covers a total area of 72 hectares. 7.6.3 The Council’s long term vision for the site is one of a comprehensive regeneration scheme of a large brownfield site, which will play an important role in the regeneration of North Torfaen through the provision of quality affordable housing and employment opportunities and the removal of unsightly dereliction. This large area of derelict land and buildings is in need of reclamation. It is well located to provide for long term regeneration aims in the North Torfaen/Pontypool Area. It also presents the opportunity to provide enhanced open space and recreation opportunities on the reclaimed land. Parts of the site are at risk of flooding but this is primarily due to the existing ground conditions which the land reclamation works would be looking to address. Coal recovery may be appropriate to aid in the overall reclamation of the area but the nature and extent of this will need to be fully justified and examined against national policy (as detailed in MTAN2) as part of any planning application for the SAA. The Coal Authority supports the allocation and remediation of the site for its positive benefits which include addressing the mining legacy and hazards. 7.6.4 The site is subject to the following constraints, which will need to be addressed as part of the Development Framework: - Flooding; Strategic highway Improvements to service the site; Primary access point to the site (southern and northern end) and the treatment of the

Big Arch; The former railway line, cycle and leisure route and its integration into the scheme;


Dealing with contamination issues on site; Ground stability issues from previous coal workings; The conservation and where possible reuse of Listed Buildings and conservation of

Scheduled Ancient Monuments and archaeological resources on site; Biodiversity constraints, including the need to minimise impacts on the LBAP species

and SINC interests on site; The wider area to the west of the British site as to how this can be positively made safe

and used as part of the regeneration scheme; and Potential for the biodiversity resources and heritage features to be used in the

regeneration of the site. 7.6.5 The site incorporates the existing and former residential terraces to the west of the site as well as the workings associated with the former British ironworks and collieries. The Development Framework will identify the boundaries of development areas, the proposed uses for the site, their quantum, strategic access arrangements and landforms. The area is located within the settlement boundary to show the potential extent of the urban extension in this area and allow for development to come forward on the site potentially before 2021. Developments coming forward on the site will required to be comprehensively planned, coordinated and phased and be in accordance with a Development Framework prepared for the site. Sporadic or piecemeal development within the site not linked to the comprehensive regeneration in accordance with a Development Framework will be resisted. 7.6.6 As part of the detailed Development Framework that is to be prepared for the site the following land use elements will need to be addressed: Residential development of a quantity to be determined; Employment development of a size to be determined by the Development

Framework); Provision of education facilities in the form of a 210 place single form entry school Local neighbourhood centre, providing local facilities including shops; Emphasis should be placed on ensuring that internal circulation within the site is

governed by the principles of a sustainable movement hierarchy; Primary Access Routes (north and south) and through routes including the treatment

of the Big Arch; Green infrastructure through the development and enhancement of biodiversity; Provision of formal and informal recreation space; and The wider area to the west of the British and how it can contribute to the regeneration

scheme. Supporting LDP Objectives: 9, 13,


Appendix 1 Cont. Deposit Torfaen LDP Appendices - Appendix 1 Details of LDP Allocations The British Strategic Action Area, Talywain Site Description The British Strategic Action Area is a major long term (beyond the LDP plan period) mixed-use development, which will be brought forward in line with a Development Framework to be prepared for the site. This Strategic Action Area is located adjacent to the settlement of Abersychan and covers a total area of 72.01 hectares. The site is allocated for a major land reclamation scheme in the plan period which will prepare the land for future development. Future development will be predominantly residential led and there will be a need to provide local employment opportunities as part of the development. The Council’s long term vision for the British Strategic Action Area is one of a comprehensive regeneration scheme of a large brownfield site, which will play an important role in the regeneration of North Torfaen through the provision of quality affordable housing and employment opportunities and the removal of unsightly dereliction. Phasing Due to the complexity of this site, it is only considered feasible to allocate the site for a major land reclamation scheme up to 2021, but allowing for mixed use development to be delivered on site up to 2021 and beyond. Risks in Site Delivery It is considered potentially feasible that the land reclamation scheme can be delivered over the LDP period to 2021. However there are always risks in delivering a scheme, those of which for this site are listed below:

Delivery is reliant on the submission of a planning application for land reclamation by a developer, which is deemed acceptable and is subsequently permitted. The delivery of the land reclamation is integral to any future wider regeneration scheme.

Economic circumstances having regards to the delivery of the land reclamation. If the price of coal to be reclaimed is not deemed viable to reclaim during the next few years, then this could impact on a land reclamation scheme being delivered by 2021 The Council are actively in discussions with the landowners in order to bring forward this reclamation scheme within the plan period.


Appendix 2 - Updated (May 2013) LDP Appendix 11 - Housing Sites Table

Housing Sub Market Area (HMSA)

North Torfaen Pontypool Cwmbran

Housing Need Identified:

550 1,875 2,275

Dwellings identified to meet the required need:

Dwellings built on large sites (10+ dwellings) January 2006 - April 2012

Fairfield, Talywain (remaining) 17 Avesta Steelworks - North, Pontypool 150 Avondale Road, Cwmbran 86

West of Church Road, Abersychan 27 Pine Gardens, Pontypool 12 John Fielding House, Cwmbran 33

New Road Farm, Blaenavon 12 Penywain Lane (West), Pontypool 8 Hepworth Ceramics, Cwmbran 58

Pentwyn School 11 Former Clarence Hotel, Pontypool 14 George Lansbury, Cwmbran 35

Albert Road, Talywain 10 Former TA centre, Pontypool 20 Blenheim Square, Cwmbran 51

Former Pentwyn Brickworks, Pontypool 35 Edward Street, Pontypool 44 Woodland Street, Cwmbran 12

Garndiffaith Rugby Club, Pontypool 34 Avesta Steelworks - North, Pontypool - Phase 3

23 Adjacent Burtons Biscuits, Llantarnam Road, Cwmbran

24

Avesta Steelworks - South, Pontypool - Phase 2

84 Burtons Biscuits Playing Fields, Llantarnam Road, Cwmbran

119

St Albans R.C. School, Pontypool 12

146 367 418

Dwellings built on small sites (less than 10 dwellings) January 2006 - April 2012

Small site completions Jan 06 - Apr 07 9 Small site completions Jan 06 - Apr 07 27 Small site completions Jan 06 - Apr 07 12

Small site completions Apr 07 - Apr 08 19 Small site completions Apr 07 - Apr 08 25 Small site completions Apr 07 - Apr 08 14





63 104 57

Permitted large sites to March 19th 2013 (including sites approved subject to S106 which are not LDP allocations)

Commercial Road, Talywain 32 Pine Gardens, Pontypool (remaining) 7 Burtons Biscuits Playing Fields, Llantarnam Road, Cwmbran

(remaining)

11

New Road Farm, Blaenavon (remaining) 100 Pontypool Hospital 23

Pentwyn School (remaining) 8 Penywain Lane West (remaining) 21

St Francis of Assisi Church, Abersychan 16 Land at Foundry Cottages, Griffithstown 21 Henllys Village Centre 17

Land adj Post Office, Varteg 53 Avesta Steelworks - South, Pontypool - Phase 2 (remaining)

129 Brookfield School, Cwmbran 110

Hollybush School, Cwmbran 74

The Former Dancers Club, Forge Lane, Pontypool

20 Commodore Hotel, Llanyravon (S106) 20

Land at Orchard Farm Estate, Trevethin 11

Newport Road, New Inn, Pontypool 67 Coal Yard, Station Road, Griffithstown 8 The Walk , New Inn 10 Hanbury Hotel, Griffithstown (S106) 17

209 334 232


LDP allocations on large sites

Giles Road (Upper Coedcae), Blaenavon 25 South Sebastopol Strategic Action Area (25% to be delivered over the LDP

Period in the Pontypool HMSA)

173 South Sebastopol Strategic Action Area (75% to be delivered over the LDP

Period in the Cwmbran HMSA)

517

Old Co-op, 39-43 High Street, Abersychan 24 Mamhilad Strategic Action Area (over the LDP Period)

690 Llanfrechfa Grange Strategic Action Area

300

Garn-yr-erw Terrace, Blaenavon 26 Trevethin School 115 Canalside Strategic Action Area 100

St. Peters School, Blaenavon 18 Animal Pound & adj land, Tranch 135 Police College, Cwmbran 350

Blaenavon Health Centre 17 Pontypool College 140 Llantarnam Strategic Action Area 450

Hillside School, Blaenavon 64 Coal Yard, Station Road, Griffithstown (remaining)

7 County Hall and Police HQ 220

Rose Cottage Gypsy & Traveller Site, Cwmynyscoy

10 Belle View Nursery, Two Locks 16

Former Race AFC Gypsy & Traveller Site, Cwmynyscoy

30 Ty’r-ywen Farm, Henllys 25

174 1,300 1.978

Small sites remaining 2012 - 2021

This figure was calculated as the proportion of the small sites delivered 2006-2012 for the North

Torfaen HMSA out of the small sites delivered 2006-2012 for the entire County Borough

(63/224), multiplied by the estimated 279 small sites figure remaining.

This figure was calculated as the proportion of the small sites delivered 2006-2012 for the

Pontypool HMSA out of the small sites delivered 2006-2012 for the entire County

Borough (104/224), multiplied by the estimated 279 small sites figure remaining.

This figure was calculated as the proportion of the small sites delivered 2006-2012 for the

Cwmbran HMSAs out of the small sites delivered 2006-2012 for the entire County

Borough (57/224), multiplied by the estimated 279 small sites figure remaining.

78 130 71

Windfall large sites remaining 2013 - 2021

This figure was calculated as the proportion of large sites built 2006-12 plus permitted sites to

March 2013 for the North Torfaen HMSA (146+209=355) out of the large sites built 2006-2012 plus permitted sites to March 2013 for the

entire County Borough (355/1,706). This proportion was then multiplied by the 189 windfall

figure remaining, (289 Deposit LDP allowance less 100 ‘permitted’ dwellings 2010-2013) to give the number of windfalls remaining for this HMSA.


March 2013 for the Pontypool HMSA (367+334=701) out of the large sites built

2006-2012 plus permitted sites to March 2013 for the entire County Borough (701/1,706).

This proportion was then multiplied by the 189 windfall figure remaining, (289 Deposit LDP

allowance less 100 ‘permitted’ dwellings 2010-2013) to give the number of windfalls

remaining for this HMSA.


March 2013 for the Cwmbran HMSAs (418+232=650) out of the large sites built

2006-2012 plus permitted sites to March 2013 for the entire County Borough (650/1,706).

This proportion was then multiplied by the 189 windfall figure remaining, (289 Deposit LDP

allowance less 100 ‘permitted’ dwellings 2010-2013) to give the number of windfalls

remaining for these HMSAs.

39 78 72

TOTAL IDENTIFIED (EXCLUDING DEMOLITIONS)

Equates to sum of the above (i.e. 146+63+209+174+78+39).

Equates to sum of the above (i.e. 367+104+334+1,300+130+78).

Equates to sum of the above (i.e. 418+57+232+1.978+71+72).

709 2,313 2,828


OVER ALLOCATION WHEN COMPARED TO HOUSING NEED FIGURE

Equates to total dwellings identified minus housing need for this HMSA (i.e. 709-550). The over allocation percentage is calculated as the number of dwellings allocated over and above the identified need, as a proportion of the total

housing need identified (i.e. 159 as a proportion of the 550 housing need).

Equates to total dwellings identified minus housing need for this HMSA (i.e. 2,323-1,875). The over allocation percentage is calculated as

the number of dwellings allocated over and above the identified need, as a proportion of

the total housing need identified (i.e. 438 as a proportion of the 1,875 housing need).

Equates to total dwellings identified minus housing need for these HMSAs (i.e. 2,828-2,275). The over allocation percentage is

calculated as the number of dwellings allocated over and above the identified need,

as a proportion of the total housing need identified (i.e. 553 as a proportion of the 2,275

housing need).

159 dwellings (or 29% over allocation)



Dwellings demolished Jan 2006 - 15th March 2013

10

6

37

Demolitions remaining 2013 - 2021 (calculated pro rata for housing sub market areas out of estimated 57 remaining in total)

This figure was calculated as the proportion of dwellings demolished 2006- 2013 for the North

Torfaen HMSA out of the total number of dwellings demolished 2006-2012 for the entire County Borough (10/53). This proportion was

then multiplied by the 57 demolitions remaining over the LDP Period (as taken from 53

demolitions having taken place over 7.25 years, therefore divided by 7.25 years to give an

estimated total for 1 year, then multiplied by 8 year LDP period remaining) to give the number of

demolitions remaining for this HMSA.

This figure was calculated as the proportion of dwellings demolished 2006- 2013 for the

Pontypool HMSA out of the total number of dwellings demolished 2006-2012 for the entire County Borough (6/53). This proportion was


demolitions having taken place over 7.25 years, therefore divided by 7.25 years to give

an estimated total for 1 year, then multiplied by 8 year LDP period remaining) to give the number of demolitions remaining for this

HMSA.

This figure was calculated as the proportion of dwellings demolished 2006- 2013 for the

Cwmbran HMSAs out of the total number of dwellings demolished 2006-2012 for the entire County Borough (37/53). This proportion was


demolitions having taken place over 7.25 years, therefore divided by 7.25 years to give

an estimated total for 1 year, then multiplied by 8 year LDP period remaining) to give the number of demolitions remaining for these

HMSAs.

11 6 40

TOTAL IDENTIFIED (WHEN INCLUDING DEMOLITIONS)

Equates to sum of the above minus demolitions (i.e. 146+63+209+174+78+39-10-11). The over

allocation percentage is calculated as the number of dwellings allocated over and above the identified need, as a proportion of the total

housing need identified (i.e. 138 as a proportion of the 550 housing need).

Equates to sum of the above minus demolitions (i.e. 367+104+334+1,300+130+81-

6-6). The over allocation percentage is calculated as the number of dwellings

allocated over and above the identified need, as a proportion of the total housing need

identified (i.e. 426 as a proportion of the 1,875 housing need).

Equates to sum of the above minus demolitions (i.e. 418+57+232+1.978+71+72-

37-40). The over allocation percentage is calculated as the number of dwellings

allocated over and above the identified need, as a proportion of the total housing need

identified (i.e. 379 as a proportion of the 2,275 housing need).

688 2,301 2,751

OVER ALLOCATION (INCLUDING DEMOLITIONS) WHEN COMPARED TO HOUSING NEED FIGURE





Appendix 3 - LDP Affordable Housing Target - Based upon 4,700 LDP Housing Target

Housing Site Numbers Housing

Built / Permitted / Allocated

Housing Market Area (HMA) and % (for permitted and allocated sites)

Affordable Housing Numbers North

Torfaen 10%

Pontypool 25%

Cwmbran West &

North 20%

Cwmbran South &

East 30%

Built Sites: 2006 - 2012

Fairfield, Talywain (remainder) 17 N/A 0

West of Church Road, Abersychan 27 N/A 27

Avesta Steelworks - North, Pontypool 150 N/A 24

Pine Gardens, Pontypool 12 N/A 0

Penywain Lane (West), Pontypool 8 N/A 0

Former Clarence Hotel, Clarence Corner, Pontypool 14 N/A 14

Former TA Centre, Pontypool 20 N/A 20

Avondale Road, Cwmbran 86 N/A 0

John Fielding House, Cwmbran 33 N/A 0

Hepworth Ceramics, Cwmbran 58 N/A 0

George Lansbury, Cwmbran 35 N/A 35

Burtons Playing Fields, Llantarnam Road, Cwmbran 119 N/A 24

Edward Street, Pontypool 44 N/A 14

New Road Farm, Blaenavon 12 N/A 1

Pentwyn School 3 N/A 0

Albert Road, Talywain 10 N/A 10

Blenheim Square 53 N/A 16

Adj. Burtons Biscuits, Llantarnam Road, Cwmbran 24 N/A 24

Avesta Steelworks - South Phase 2 84 N/A 0

Garndiffaith Rugby Club 34 N/A 34

Woodland St, Cwmbran 12 N/A 12

St Albans RC School, Pontypool 12 N/A 12

Former Pentwyn Brickworks, Pontypool 35 N/A 35


Griffiths Court, Forgeside 5 N/A 5

Cobner Close, Trevethin 8 N/A 8

St Dunstan’s Close, Panteg 2 N/A 2

Cocker Avenue, Two Locks 2 N/A 2

Severn View, Garndiffaith 2 N/A 2

Fairview Court, 1 N/A 1

Ellick Street, Blaenavon 3 N/A 3

Brynamlwg, Talywain 9 N/A 9

Avesta Steelworks - North, Pontypool - Phase 3 23 N/A 2

TOTAL BUILT 336

Permitted Sites: 2006-2013 North Torfaen

10%

Pontypool 25%

Cwmbran West &

North 20%

Cwmbran South &

East 30%

Affordable Housing Numbers

Commercial Road, Talywain 32 32 0 0 0 32

New Road Farm, Blaenavon - remaining 100 11 0 0 0 11

Pentwyn School - remaining 8 0 0 0 0 0

St Francis of Assisi Church, Abersychan 16 16 0 0 0 16

Land adj Post Office, Varteg 53 5 0 0 0 5

Pine Gardens (remaining) 7 0 0 0 0 0

Pontypool Hospital 23 0 0 0 0 0

Penywain Lane (West), Pontypool 21 0 0 0 0 0

Land at Foundry Cottages, Griffithstown (10% contribution agreed)

21 0 2 0 0 2

Avesta Steelworks - South, Pontypool - Phase 2 129 0 0 0 0 0

The Former Dancers Club, Forge Lane, Pontypool (cash sum equating to 1.5 units, rest went towards highway improvements)

20 0 2 0 0 2

Orchard Close, Trevethin 11 0 11 0 0 11

Newport Road, New Inn, Pontypool 67 0 16 0 0 16


Coal Yard, Station Road, Griffithstown 8 0 0 0 0 0

The Walk, New Inn 10 0 10 0 0 10

Hanbury Hotel, Griffithstown (S106) 17 0 4 0 0 4

Burtons Biscuits Playing Fields, Llantarnam Road, Cwmbran - remaining

11 0 0 0 0 0

Henllys Village Centre 17 0 0 0 0 0

Brookfield School (40 extra care + 30% of 70 dwellings)

110 0 0 0 61 61

Hollybush School 74 0 0 0 22 22

Commodore Hotel, Llanyravon (S106) 20 0 0 0 6 6

TOTAL PERMITTED 775 64 45 0 89 198

Allocated Sites: 2013 - 2021 North Torfaen

10%

Pontypool 25%

Cwmbran West &

North 20%

Cwmbran South &

East 30%

Affordable Housing Numbers

Giles Road (Upper Coedcae), Blaenavon 25 3 0 0 0 3

Old Co-op, 39-43 High Street, Abersychan 24 2 0 0 0 2

Garn-yr-ewr Terrace, Blaenavon 26 3 0 0 0 3

St. Peters School, Blaenavon 18 2 0 0 0 2

Blaenavon Health Centre 17 2 0 0 0 2

Hillside School, Blaenavon 64 6 0 0 0 6

South Sebastopol (690 in plan period - 1,200 in total) (minimum 164 affordable, 96 in plan period) (14% affordable housing)

690 0 24 72 0 96

Mamhilad (690 in plan period. Up to 1,700 total) 690 0 173 0 0 173

Trevethin School 115 0 29 0 0 29

Animal Pound & adj land, Tranch 135 0 34 0 0 34

Pontypool College 140 0 35 0 0 35

Coal Yard, Station Road, Griffithstown - remaining 7 0 2 0 0 2


Rose Cottage, Cwmynyscoy 10 0 0 0 0 0

Former Race AFC, Cwmynyscoy 30 0 0 0 0 0

Llanfrechfa Grange 300 0 0 0 90 90

Canalside, Cwmbran Action Area (10% affordable housing)

100 0 0 0 10 10

Police College & adj land, Cwmbran 350 0 0 0 105 105

Llantarnam Action Area, Llantarnam 450 0 0 0 135 135

County Hall and Police HQ 220 0 0 0 66 66

Belle View Nursery, Cwmbran 16 0 0 0 5 5

Ty'r-ywen Farm, Henllys, Cwmbran 25 0 0 5 0 5

Small Sites (3+) North Torfaen 2012-2021 (36.4% x 78 dwellings)

28 3 0 0 0 3

Small Sites (3+) Pontypool 2012-2021 (55.1% x 130 dwellings)

72 0 18 0 0 18

Small Sites (3+) Cwmbran 2012-2021 (31.3% x 71 dwellings) (average 25% affordable housing rate)

22 0 0 6 6

Windfall Sites (10+) North Torfaen 2013-2021 39 4 0 0 0 4

Windfall Sites (10+) Pontypool 2013-2021 78 0 20 0 0 20

Windfall Sites (10+) Cwmbran 2013-2021 (average 25% affordable housing rate)

72 0 0 18 18

Affordable Housing Exception Sites 0 0 0 0 0 0

TOTAL ALLOCATED 3,763 24 334 77+ 434- 869

AFFORDABLE HOUSING TOTAL: PERMITTED + ALLOCATED 88 379 77+ * 523- * 1,067

* Note: In order to populate the table, the 6 small site and 18 windfall site affordable dwellings estimated for the whole of Cwmbran have been added to the Cwmbran South & East totals; therefore, the numbers of affordable dwellings in Cwmbran North & West are likely to be more than 77 units and the numbers in Cwmbran South & East are likely to be less than 523 units.


Summary / Conclusion

Permitted Sites 775 LDP Allocated Sites (10+) Total 3,452

Small Sites (3+) Total 122 Windfall Sites Total 189

Total Dwellings Remaining 4,538

Total Small Sites (1-2) Remaining (279 - 122 = 157) 157

Total Dwelling Built 2006 - 2012 1,156 Total Affordable Dwellings Built 2006 - 2012 336

So of the total 4,538 dwellings remaining, where affordable housing could be sought, a maximum of 1,067 affordable dwellings could be delivered.

As a total of 1,156 dwellings were built by 2012; to meet the latest 4,700 LDP Housing Target, a further 3,544 dwellings need to be built by 2021.

However, we first need to deduct the 157 small site (1-2) dwellings from this 3,544 residual target where no affordable housing could be sought, to arrive at a total of 3,387 dwelling left to be built where affordable housing could be sought.

Therefore, it can be calculated that 3,387 dwelling could deliver (3,387 / 4,538 x 1,067) 796 affordable dwellings over the period 2012 to 2021.

Thus a total of approximately 1,132 affordable dwellings (336 + 796) are expected to be built in Torfaen with the LDP Plan Period 2006 to 2021; i.e. 24.1%.

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