Agenda item

Given the significant objections raised by both CADW and the Wye Valley National Landscape (AONB) to the RLDP,  how does the Council intend to address these issues to ensure that it aligns with statutory protections?

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The Chair welcomed Mr. Jonty Pearce to the meeting. Mr. Pearce provided a pack for councillors and asked how the Council would respond to objections from organisations about the inclusion of the development of Dixton Rd, Monmouth in the Replacement Local Development Plan (RDLP).

1.     CADW said it will bring modern dense development much closer and will be clearly visible, adding that it will have an unacceptably damaging effect upon the settings of the Scheduled Ancient Monument and the Dixton Conservation Area.

2.     The Wye Valley Area of Outstanding Natural Beauty (AONB) objected that allocation HA4 made no reference to the Wye Valley National Landscape and its location within the landscape setting, adding that the development of the site would impact the picturesque, extensive and dramatic views from Offa’s Dyke Path and the Kymin.  The Wye Valley AONB added that there is insufficient evidence that the National Landscape has been considered and evidenced in adding land at Leasbrook as a strategic allocated site in the AONB in the RLDP.

3.     National Resources Wales reminded the Council that its own landscape sensitivity report of 2020 said that building on the Dixton Rd. site would be highly undesirable.

4.     Council was reminded that it had removed key protections for the endangered greater horseshoe bats from the RLDP. Consequently, Monmouth Town Council voted unanimously to raise 7 objections to the Dixton Rd. Development, including concerns about the development within the sight line and core sustenance zone for the bats. Gwent Wildlife Trust said that it could potentially impact the integrity of the special area of conservation and that the proposals may not be suitable. Natural Resources Wales refuted the claims in the Habitat Regulations Assessment (HRA), which said there would be no adverse effect on the bats.

Deputy Leader and Cabinet Member for Planning and Economic Development, responded that he is aware that the deposit plan for the RLDP includes the site at Dixton Rd. Monmouth and noted that a full public consultation on the RLDP took place at the end of last year.  All responses will be reported to Council with his review of those responses in due course.  Several of the comments made are responses made to the consultation that are under review.  Council will receive a response to those points at that time.

Where sites have been included in the RDLP, potential developers are preparing for the situation where they may be included in a future approved plan and as part of that preparation, they are asking if an application on a particular site would require an environmental impact assessment; such a question takes the form of a formal request to the local planning authority which would consult relevant statutory consultees on the requirement for an environmental impact assessment.

Upon enquiry regarding the need for an environmental impact assessment, CADW and Wye Valley National Landscape listed reasons, not necessarily opposing the inclusion of a site.

The Council’s Development Management Team has made public the decision that, based on the evidence, the submissions of such bodies and the statutory criteria, an environmental impact assessment will be required.  That is not particular to this site as the same process has been applied to tstrategic sites in Chepstow, and the same conclusion has been published. These decisions provide evidence of the Council’s commitment to uphold environmental protections and maintain full regard for the environmental impact of development proposals within the RLDP.