Proposed Amendment to the Settlement Boundary - Llandow Site: Ty Fry Farm, Llandow and The Old Dairy, Llandow CF71 7NT
1. Introduction
This representation seeks a minor amendment to the Llandow settlement boundary within the Vale of Glamorgan Replacement Local Development Plan in order to include Ty Fry Farm and The Old Dairy and their associated curtilages.

Llandow is identified within the Replacement LDP as a Minor Rural Settlement under Policy SP2. Settlement boundaries are intended to define the extent of built development and distinguish between the settlement and open countryside.

In the case of Ty Fry Farm and The Old Dairy, the current proposed boundary does not accurately reflect the physical extent and character or functional relationship of the properties with the village. The sites form a clear and established part of the settlement.

It is therefore considered appropriate and logical for the settlement boundary to be amended to include these properties.

2. Relationship to the Existing Settlement

Ty Fry Farm and The Old Dairy form part of the built form of Llandow and are directly related to the village both visually and functionally.

Development continues along the road between the site and the centre of the village, creating a continuous built frontage. There is no meaningful break in development that would suggest a transition into open countryside. It reads as part of the settlement rather than as an isolated
rural development. The settlement boundary does not accurately reflect the existing development on the ground.

Ty Fry Farm has not been an operational agricultural holding for nearly 30 years. Historically the property formed part of a wider farm of approximately 100 acres. The house is one of five listed buildings in the village and has been an important building here since at least the 1800’s.
Ty Fry Farm is now a residential property and the house together with about 2 acres lie within the Llandow Conservation Area that extends to include most of the village (see figure 2). The buildings therefore function as part of the established village frontage rather than as an active agricultural enterprise.

3. Absence of Countryside Character
A key purpose of settlement boundaries is to prevent unjustified encroachment into open countryside.

The inclusion of Ty Fry Farm and The Old Dairy within the settlement boundary would not represent expansion into undeveloped countryside. The properties are already established and integrated within the village environment. There is no intervening open countryside separating the site from the rest of the village and therefore their inclusion would regularise the settlement boundary so that it better reflects the existing situation.

4. Infrastructure and Service Provision
The properties are fully connected to the infrastructure serving the village, including:

• Mains drainage

• Electricity supply

• Mains water supply

• Fast fibre broadband

• Direct access to the village road network

These connections demonstrate that the site functions as part of the village and are not dependent on isolated rural infrastructure.

In planning terms, the properties are part of a sustainable location within the existing settlement.

5. Logical and Defensible Boundary
Good planning practice requires settlement boundaries to follow clear and defensible physical features.

The current boundary does not appear to follow a clear physical feature in this location and instead cuts across land that is clearly associated with the settlement.

A revised boundary that follows the curtilage of Ty Fry Farm and the established roadside frontage would provide a more logical and defensible edge to the village. This would also ensure that the settlement boundary more accurately reflects the built form of the village.

6. Relationship to the Llandow Conservation Area
The existing Llandow Conservation Area boundary already includes Ty Fry Farm and The Old Dairy and their curtilage. It would therefore be logical and consistent for the settlement boundary to follow the same extent as the Conservation Area in this location.

This would align two key planning designations and avoid the current situation where properties recognised as part of the historic settlement are excluded from the defined village boundary.

7. Perception of the Village Entrance
The recognised entrance to Llandow is marked by the village signage located immediately to the east of Ty Fry Farmhouse. The Old Dairy follows on from Ty Fry as the built road frontage into the village. Figures 4 and 5.

For both residents and visitors, this signage clearly indicates the start of the village.

This reinforces the conclusion that these properties form part of the settlement rather than the surrounding countryside.

8. Minor Rounding-Off of the Settlement
The proposed amendment represents minor rounding-off of the existing settlement boundary rather than outward expansion of the village.

Including Ty Fry Farm and The Old Dairy within the settlement boundary would create a more coherent and logical settlement edge whilst maintaining the structure of the village and protecting the surrounding countryside.

The current boundary appears to create an anomaly by excluding properties that clearly form part of the established village frontage. Amending the boundary would correct this anomaly and ensure that the settlement boundary more accurately reflects the built form of Llandow.

The proposed amendment therefore represents a minor refinement to the settlement boundary to ensure that it reflects the established character of the village rather than extending development into the countryside.

9. Statement of Settlement Boundary Logic
The purpose of the settlement boundaries within the LDP is to clearly distinguish between the built form of settlements and the surrounding countryside.

For boundaries to function effectively they should:

• Reflect the built form of the settlement

• Follow recognisable physical features where possible

• Provide a logical and defensible edge to development

• Avoid excluding land that is clearly integrated with the settlement

In the case of Ty Fry Farm and The Old Dairy the current boundary does not achieve these objectives.

The properties form part of the existing built frontage leading into the village and are visually and functionally connected to the settlement. There is no meaningful physical or visual transition into open countryside between these properties and the rest of the village. Furthermore, the current boundary does not follow a clear physical feature and instead cuts across land that is clearly associated with the village.

Amending the boundary would therefore provide a more logical and defensible settlement edge and ensure the boundary more accurately reflects the extent of development at Llandow.

10. Consistency with National Planning Policy
Planning Policy Wales places strong emphasis on sustainable development, efficient use of land and ensuring that development takes place in appropriate locations within existing settlements.

The proposed amendment to the Llandow settlement boundary is consistent with these objectives, The site is integrated with the settlement and benefits from established infrastructure including mains drainage, electricity, water supply and fast fibre internet.

In addition, the proposal aligns with the objects of the Well-Being of Future Generations (Wales) Act 2015, which promotes sustainable communities and the efficient use of existing resources and infrastructure.

11. Conclusion
Ty Fry Farm and The Old Dairy are clearly integrated with the existing settlement of Llandow in physical, visual and functional terms.

The current settlement boundary does not accurately reflect the built extent of the village. Amending the boundary to include these properties would:
• Better reflect the existing pattern of development

• Create a logical and defensible settlement edge

• Align the settlement boundary with the Conservation Area

• Recognise the established relationship of the properties with the village

For these reasons it is respectfully requested that the Vale of Glamorgan Council amend the Llandow settlement boundary to include Ty Fry Farm and The Old Dairy to the extent that the properties and their curtilage are shown on the Llandow Village Conservation Area map.

Images are attached for reference:
Figure 1 - Current Llandow settlement boundary
Figure 2 - Llandow Conservation Area
Figure 3 - Proposed amended settlement boundary. This aligns the Conservation Area Map at the east of Llandow to include Ty Fry Farm and the Old Dairy in the Llandow settlement boundary proposal
Figure 4 - Llandow village entrance signs. Ty Fry Farmhouse is visible as you pass the Village sign on the road into Llandow
Figure 5 - The Old Dairy forms part of the built frontage going into Llandow
Figure 6 - Land in ownership of Ty Fry Farm. The Old Dairy is also shown on this plan immediately to the
west of Ty Fry Farm. The area outlined in green is outside of the Conservation area and outside of the proposed
settlement boundary for Llandow

In summary the current settlement boundary of Fferm Goch is questioned under Policy SP2 Settlement Strategy. A revision to the minor rural settlement boundary of Fferm Goch is therefore proposed to allow the settlement boundary to follow criterion as set out in BP46; Settlement Boundary Review. The proposed change would allow the plan and meet the tests of soundness.
The test of soundness for a Local Development Plan (LDP) is a critical component of the
planning process to ensure that the plan is prepared in accordance with legal and procedural
requirements. It involves demonstrating that the plan is 'sound' based on three tests set out by the Welsh Government in the Development Plans Manual (Edition 3). These tests have therefore been considered in our responses and include:
•
Fit: Ensuring the plan is consistent with other plans, national policy, and relevant
objectives.
•
Appropriateness: Confirming that the plan is appropriate for the area based on
evidence.
•
Deliverability: Ensuring the plan is likely to be effective. The soundness of the LDP is assessed through a selfassessment by the Local Planning Authority (LPA) and then by an independent inspector.
SP2 Settlement Strategy and BP46 Settlement boundary Review Within BP 46 it is stated that the settlement boundaries separate the defined built up areas from the open countryside and are essential for managing development. The LDP aims to focus development within existing urban areas and restrict the scope of development in the countryside. The settlement boundaries are drawn to indicate where development is and is not considered acceptable albeit other material considerations will need to be considered. Planning Policy Wales (Edition 12 February 2024) (PPW) states: ‘Planning authorities must prioritise the use of suitable and sustainable underutilised land and/or underutilised sites for all types of development and that when identifying sites in development plans, planning authorities should consider previously developed land and/or underutilised sites located within existing settlements in the first instance with sites on the edge of settlements considered at the next stage (para 3.43). The document goes on to state: ‘Settlement boundaries play an important role in ensuring the delivery of sustainable development by encouraging development within the sustainable settlements. They also assist in protecting the surrounding undeveloped countryside from inappropriate development, in line with national planning policy by delineating the extent of built development. With regard to the settlement boundaries BP46 states : ‘The delineation of settlement boundaries therefore helps to support and reinforce the delivery of the Plan’s objectives and strategy and provides a key policy mechanism for managing growth within the Vale of Glamorgan’. The purpose of settlement boundaries is to protect the countryside beyond and to delineate the extent of built developments. It is understood land located to the outside of the settlement boundaries will then be considered as countryside for planning purposes and treated as such in decision making. PPW confirms the national position on development outside of settlements and states: ‘Development in the countryside should be located within and adjoining those settlements where it can best be accommodated in terms of infrastructure, access, habitat and landscape conservation. Infilling or minor extensions to existing settlements may be acceptable, in particular where they meet a local need for affordable housing or it can be demonstrated that the proposal will increase local economic activity. However, new building in the open countryside away from existing settlements or areas allocated for development in development plans must continue to be strictly controlled. All new development should be of a scale and design that respects the character of the surrounding area.’ ( Paragraph 3.60) BP46 Settlement Boundary Review, paragraph 3.5 and 3.6 sets out a methodology as follows: 3.6 Using these methods, the following methodology was followed:
• 1A Review the existing settlement boundaries for any anomalies.
• 1B Review the existing settlement boundaries to ensure that they logically follow building curtilages, where these have a functional relationship with existing dwellings.
• 1C Identify development completed since the 2016 Review adjacent to settlement boundaries.
• 1D Identify extant planning permission for housing or other appropriate built development adjacent to settlement boundaries.
• 1E Examine land uses immediately adjacent to the existing settlement boundaries and consider whether they lend themselves to being included within the settlement.
• 1F Ensure that the settlement boundary is drawn to logical defensible boundaries It is noted that the Fferm Goch settlement boundary has been amended from the position in the adopted LDP. The settlement boundary now includes:
• the parcel of land allocated for the affordable housing led site (HG4(4), Supported.
• the existing employment site of West Winds Business Park, Supported.
• the new housing to the south (Cwrt Canna), Supported.
• Llangan Primary school, Supported. Support is given to the changes to the settlement boundary to accommodate the RLDP allocation for rural led affordable housing (HG4(4), also for the inclusion of Westwinds business park and the immediate area to the south, some of which comprises brown field land. Support is also given to the inclusion of Cwrt Canna and Llangan Primary school all within the settlement boundary. Objection however is made, with particular reference to stated methodology 1 E and 1F of BP46 Settlement Boundary Review, in regard to the settlement boundary for the west of Fferm Goch where a parcel of circa 0.16 ha has been excluded from what would appear a logical inclusion in the settlement boundary. The reasons for the objection are stated below. The parcel of land that sits to the west of Cherry Acre should also brought in to the settlement boundary (Policy SP2 Settlement Strategy) for the following reasons: The inclusion is Logical in respect of the existing linear settlement pattern to both the north and south of the parcel in question. The exclusion of the parcel appears incongruous when viewed in the context of the rest of the Fferm Goch Settlement ( see Plan below of blue line of proposed settlement boundary), particularly in view of the north western edge of the proposed settlement limit.
VOG RLDP proposed settlement boundary at Fferm Goch The 1.6 ha plot is deemed suitable for inclusion as it lies immediately adjacent to developed areas including a domestic dwelling to the east, West Winds Business Park to the north and a stable development to the west. Furthermore an adopted highway sits immediately to the south of the site together with the recently developed Cwrt Canna housing development (this recent development overlooks the parcel of land see photos below) on the other side of the road and Llangan Primary school located immediately south of Cwrt Canna.

Six images.
Given the surrounding development, comprising residential, B1/B2 Employment, on 3 sides of the parcel, it clearly represents an infill site that lends itself to round off the Fferm Goch settlement in a logical manner. The inclusion of the parcel within the settlement boundary would follow the defensible boundaries of the historic field pattern and consistent hedgeline to the west, and the adopted highway to the south and therefore would not propose back land development. The inclusion of the parcel is considered in line with the RLDP strategy and the methodology of BP46 criterion 1F, ensuing that the settlement boundary is drawn to logical defensible boundaries.
As drawn the exclusion of the parcel in question appears arbitrary as it follows the wooden fence to the north, the domestic curtilage of Cherry Acre to the east (a residential house developed in the 1980s), rather than the historic field boundary to the west and adopted highway to the south. The photos attached show the parcel to display characteristics that are not necessarily associated with open countryside and are clearly longstanding in terms of regular maintenance of the improved grassland and semi mature non native tree planting that is regimented rather than sporadic or organic in nature.
It is acknowledged that the parcel sits within the SLA however it is not widely visible given the existing development on 3 sides of the parcel (plus that of the allocation HG4(4) to the north). Designation as SLA does not preclude its inclusion within the settlement boundary and should development be sought in the future then it would need to be clearly proven that any development permitted would have no unacceptable harm on the important landscape characteristics of the area (BP 28 Special Landscape Areas: Upper and Lower Thaw Valley).
It is therefore proposed that the Fferm Goch settlement boundary is revised to include the small parcel to the west ( located between the stable and Cherry Acre) that is currently shown outside of the settlement boundary. This proposal is a logical and consistent inclusion, especially when viewed in the context of the linear settlement of Fferm Goch and would allow for a small windfall opportunity in the future of a commensurate scale to the settlement. Small windfall sites are critical in sustaining the vitality of minor rural settlements and supporting community cohesion and infrastructure such as the Community hall, sport pitch, equipped play area and Llangan primary school.
The minor adjustment to the settlement boundary would allow all the methodology of BP46Settlement Boundary Review to be applied and Test 2 of the Test of Soundness to be met in terms of ‘appropriateness’ and confirmation that the plan is appropriate for the area based on evidence.