Agenda item

Rachel Lewis and Craig O’Connor presented the report. Craig O’Connor answered the members’ questions.

Challenge:

Are we not, to a large extent, at the behest of developers as to whether these targets will be reached? Is this not a moveable feast, regarding the figures changing from week to week?

As a council, we don’t hold all the levers within the construction industry. What we can do is have a proactive LDP that allocates enough land, and there is enough opportunity, for developers to come forward – both residential and economic. What the existing LDP has shown is that 6 of the 7 strategic sites have planning consent, so we have created that opportunity, as a council. And there is currently a planning application for the 7^th, Vinegar Hill. Over this planning period we have issued 4,378 planning permissions, against a 4,500 target – so we are doing really well.

River Wye quality and phosphates are a great concern. It is a huge problem to resolve – is that really possible in the timeframe of the next LDP?

Yes, the phosphates issue is a significant one. It is a national problem; we sit on a pan-Wales board with NRW, Welsh Government and Welsh Water to try to find ways in which developments can progress while water quality is improved. There needs to be a detailed funding programme for the drainage system to allow phosphate-stripping in our most sustainable settlements. But we also need to look at natural solutions with multiple benefits. It is a massive challenge, but we are working very hard on it. Drainage infrastructure needs to be improved in Abergavenny and Monmouth, in particular.

Are you working with the English authorities as well, regarding the Wye?

Yes, we also sit on a board relating to the Wye, with cross-border discussions taking place.

How realistic is the housing development trajectory on p41 of the AMR in light of the phosphates problem?

The trajectory is embraced by existing planning permissions as well, so some of those sites already have planning consent. The phosphates issue is set at a point in time from the beginning of this year. Therefore, if a development has planning consent prior to that, it can continue – the phosphates problem is affecting developments that haven’t been given consent. We are confident that the trajectory can continue, based on applications that have already been granted, and those that lie outside the area concerned, such as Vinegar Hill.

Are Phosphates a north of the county or north of the M4 problem?

Phosphates affect the river catchment areas, so the matter doesn’t affect all of Monmouthshire, and doesn’t follow the M4’s route. There is a map under the Water Quality section of the website that shows the areas. Severnside and Chepstow, for example, are not in that phosphate area.

Do we know what percentage the water board has of phosphate-stripping facilities?

We have very limited stripping capability in the county. The only drainage system which does is in Raglan. We are in discussions with Welsh Water about improving the infrastructure in Abergavenny and Monmouth to allow growth.

Regarding the housing trajectory, there is a shortfall of 1500 houses from the initial target, equivalent to 300 houses per annum over the ten-year period. The target for the RLDP is 507 per annum, or higher. How realistic is this, in light of the challenges that we face?

Yes, there is a shortfall of 1,500 dwellings but, as mentioned, 6 of the 7 sites have been allocated and are coming forward. Over the next 5 years, considering what is coming on board, we are confident that the trajectory will continue. We see that when land is allocated, we are able to deliver the homes.

The 11-unit development in Shirenewton has outline planning permission but not detailed planning permission. With an AMR, is that considered, as it could be a while before it progresses?

We measure from the time that an application’s outline planning consent is granted – that is when the principle of development is established.

How does the predominance of poultry farming in Powys figure in solutions to the phosphates problem?

it is a multi-disciplinary problem, covering developments and agricultural practices, which is why we are working together on a pan-Wales basis. Mitigating run-off will be a factor, but all we can do at this stage is keep working to find solutions.

There is also concern about raw sewage being emptied into rivers rather than going through the sewage system. Can this be addressed?

We can’t comment on that specifically, but it would come under the umbrella of finding solutions, working with NRW and Welsh Water.

Why is the Crick Road site not proceeding? Is there a water sewage infrastructure problem at this site?

Crick Road is progressing, it has planning consent for a care home for residential development. Some of the delays have been contractual. There are several conditions that we are still working through but development on site should start soon. There is no problem with drainage or sewage at the site.

Chair’s Summary:

The committee recommends that the report be submitted to Welsh Government. Cabinet Member Phil Murphy clarified that the Crick Road care home will start by the first two weeks of December.