4.1 Barry is the largest town in the Vale of Glamorgan with a 2021 Census population of 53,400, which equates to 41% of the overall population of the Vale of Glamorgan

4.2 It is the only 'key settlement' within the settlement hierarchy based on its population, provision of key services and facilities, public transport accessibility and frequency, and employment opportunities. It is the most sustainable location in the Vale and as a consequence there is a need for Barry to accommodate a level of housing growth that is commensurate with its role and function.

4.3 Furthermore, the latest Local Housing Market Assessment (LHMA) indicates an affordable housing need of 1,075 units per annum over the next 5 years in the Vale, with the highest need in Barry (over 500 units per annum). Targeting growth to this market area will provide opportunities to address this need.

4.4 The Spatial Options Background Paper identifies that Barry is constrained by flooding to the south of the town, landscape constraints to the north, and Best and Most Versatile (BMV) agricultural land to the east. Having regard to these constraints, opportunities for sustainable growth beyond the existing settlement boundaries of the town are limited.

4.5 In order to respond appropriately to the exclusion of Land at North East Barry as an allocation in the Deposit Plan, it is necessary to consider if there are alternative sites in the Barry area that are deemed suitable in principle for development and that would accord with the strategy.

4.6 The RLDP covers the plan period 2021-2026. In the first three years of the plan period (2021-22, 2022-23, 2023-24) a total of 1,118 units have been completed on large sites across the Vale. Over this 3-year period, there were 506 units completed in Barry, primarily on Barry Waterfront, together with several RSL-led redevelopments on brownfield sites within or close to the town centre. This equates to approximately 45% of all completions on large sites.

4.7 There are a number of large sites (10 or more dwellings) that already have the benefit of planning permission. These have already been factored into the housing land supply calculation.

4.8 The Preferred Strategy provided a position on these sites as of 1^st April 2023, but the table below updates this to reflect the findings of the 1^st April 2024 monitoring. Those sites that were under construction in 2023 but were completed by 1^st April 2024 have not been included in the list as they are included with the completions figure above.

4.9 It will be noted that there were 117 units under construction on large sites as of the last monitoring assessment on 1^st April 2024, with many of these likely to be complete by the next housing monitoring that will be undertaken in April 2025.

4.10 There has been one major planning application approved since the Preferred Strategy was published – the redevelopment of Crossways Methodist Church for 15 units.

4.11 There are two undeveloped sites in the Barry area that are proposed to be rolled forward from the adopted LDP that are considered to be viable and deliverable within the plan period. Firstly, the site west of Pencoedtre Lane has a capacity of 135 units and is in the ownership of the Council's housing department, who intend to bring the site forward as part of the recently agreed Cardiff and Vale Housing partnership arrangement. The site is not currently subject to a planning application.

4.12 Land is still available at The Mole on the Waterfront, which is included within the adopted LDP strategic site boundary, and a hybrid planning application is currently under consideration for The Mole and the adjoining No. 1 Dock for a 400-berth marina, a marine office building, an incubator workspace and residential development comprising townhouses and apartments. The current plans identify 65 homes as part of this wider regeneration scheme.

4.13 As a part of the evidence base for the RLDP, an Urban Capacity Study (UCS) has been prepared to consider potential development sites within the existing defined settlement of Barry. The UCS has demonstrated that there are no other sites suitable for housing likely to become available on previously developed land of a similar scale to the Waterfront, although there are infill and redevelopment opportunities that may be acceptable in principle as windfall sites over the RLDP plan period.

4.14 As part of the housing land supply paper prepared to support the Preferred Strategy it was estimated that based on previous trends and potential opportunities 40% of all large windfall sites (unallocated sites of 10 or more dwellings) would be delivered in Barry, equating to 300 units.

4.15 The UCS identifies a number of key opportunities on vacant or under-utilised land demonstrating that there is theoretical capacity on sites in Barry to meet a proportionate share of the large site windfall allowance. The UCS is clear that "the identification of sites within this Study does not infer that future planning applications would automatically be considered favourably, but rather that they are in an area where the high-level principle of development could be acceptable. The suitability of sites would need to be considered at planning application stage, having regard to all material considerations."

4.16 The UCS also states that "sites that are identified within this Study would have to be assessed against relevant policy on their own merit, and inclusion within this Study does not weigh materially in their favour. Equally, the absence of a site from this Study does not rule out its acceptability for windfall development."

4.17 In accordance with national planning policy there is an expectation that densities in urban areas are maximised and that sites that are in more central and accessible locations, including close to transport nodes, should deliver higher densities. There will therefore be an expectation of more dwellings per net hectare being delivered in Barry than some other areas of the Vale.

4.18 A further 260 dwellings would be delivered on small sites (of less than 10 dwellings). The urban capacity study indicates that there is likely to be a steady supply of small sites to meet this requirement. This will include net dwelling gains from the conversions or sub-division of existing dwellings or other buildings, as well as infill sites and redevelopments of under-utilised land and buildings.

4.19 Consideration has been given to whether there are sites within the urban capacity study that have not been submitted as candidate sites but may be acceptable in principle and could potentially be allocated in the RLDP to replace the units lost at North East Barry. However, it is necessary to be cautious about such an approach as firstly these sites may not have the necessary supporting information, including viability work, to evidence that a potential allocation is deliverable. Secondly, a supply of windfall sites is needed to justify the assumption for the windfall allowance in the housing land supply calculation. If these known windfalls are allocated, it may be necessary to revise the windfall assumption calculation downwards. The consequence of this would be that additional housing allocations may be required to meet the overall housing requirement, which would more than likely mean additional sites in Barry would need to be found.

4.20 As part of the RLDP process, a call for sites was issued for landowners, site promoters and developers to submit sites for consideration for potential inclusion in the RLDP. In total 11 candidate sites were submitted for the Barry area, which includes sites that are not within the Barry Town Council administrative boundary but would represent functional extensions to the town. Almost all sites were located on the edge of the settlement, reflecting the limited opportunities that exist within the existing built-up area.

4.21 A second call for candidate sites was opened alongside the Preferred Strategy consultation and one additional site in the Barry area was submitted, although the site was submitted twice to reflect two different uses for the land.

4.22 The full list of sites and the outcome of the site assessment process is included in Appendix 2 and the location of the sites is illustrated in Figure 1 below.

4.23 The sites are shown above include:

• Blue – committed sites – 459 is a rolled forward site from the adopted LDP, and 426 is a candidate site that now has the benefit of planning permission.

• Green – sites that at Preferred Strategy stage were deemed suitable for further consideration, subject to more detailed consideration as part of the Deposit Plan preparation.

• Amber – sites that are allocated for other uses but at Preferred Strategy stage but may be suitable if the current designation is no longer required.

• Red – sites not suitable for further consideration.

• Red boundary – site submitted as part of second call for sites (Land at Ffordd Y Mileniwm).

4.24 The only new sites that were classified as 'green' - deemed suitable for further consideration at Preferred Strategy stage - were Land at North East Barry, (428) and Land at North West Barry (449 Land at Weycock Cross). Land at North East Barry was chosen as a key site in the Preferred Strategy as it was of a scale that could deliver an appropriate and positive mix of uses to create a sustainable urban extension to Barry, in line with placemaking principles. It was also considered that it could deliver a level of housing overall that would be appropriate for the size of Barry, as well as also delivering a significant number of affordable homes.

4.25 All candidate sites that passed the stage 1 assessment of the candidate site assessment process, together with all rolled forward sites, have also been subject to assessment through the Integrated Sustainability Assessment (ISA) process. A summary of the analysis for the sites within or physically adjacent to Barry is included in Appendix 3. An explanation of the full methodology and the assessment of those sites submitted as part of the first call for sites can be found in the Initial ISA report published alongside the Preferred Strategy, prepared by Aecom, the Council's appointed ISA consultants. Aecom have also undertaken the same assessment of the new sites received as part of the second call for sites, and the one additional site proposed for housing has been included in the summary.

4.26 As highlighted in the previous section, the only other significant site classified as 'green' suitable for further consideration at Preferred Strategy stage was land to the North West of Barry (candidate site 449 Land at Weycock Cross). The 7 Ha candidate site submission, which comprises 3 field parcels west of Pontypridd Road and south of Port Road, was considered to be suitable in principle for development, as well as being in accordance with the strategy. A map of the candidate site is shown in Figure 2.

4.27 The site was not identified as a key site allocation on the grounds that "it would be more beneficial to address the housing needs of Barry strategically through the identification of a Key Site at North East Barry, which would deliver circa 1,500 dwellings within the plan period and beyond. This large urban expansion of the town would deliver a wider range of benefits particularly in addressing the high levels of affordable housing present in Barry, and from a placemaking perspective in delivering a mix of uses and infrastructure improvements than would be presented by developing this smaller site of circa 180 dwellings. This site would only be required to be considered further if the key sites in the Barry area do not proceed."

4.28 North West Barry is considered to be in a sustainable location. Maps have been prepared by Transport for Wales (TFW) which show journey times from key stations in Barry (Barry, Barry Docks, Cadoxton) by both walking and cycling. These isochrone maps demonstrate that the site at North West Barry is just beyond a 20 minute walking distance from Barry station, or a 5-10 minute cycle. There is sheltered cycle parking at Barry station with CCTV coverage.

4.29 The site is also well served by services and facilities with a neighbourhood food store in close proximity off Weycock Cross roundabout, and a major supermarket, GP surgery, community centre, three primary schools (English Medium, Welsh Medium and Church in Wales) and two high schools (English and Welsh Medium) all located in reasonable walking distance. There is an active travel route along Port Road West.

4.30 In terms of scale, the candidate site as submitted (180 units) is significantly smaller than the key site that was identified to the North East of Barry, which had an indicative capacity of 900 units over the plan period and up to 1,500 in total. The North West Barry candidate site, however, forms part of a larger area of land that extends southwards towards Millwood and westwards towards Cwm Ciddy Lane. The larger site is low-grade agricultural land and, together with the adjoining land identified as the candidate site, it could accommodate 376 units on an 18.73 Ha site. The extent of the larger site is shown in Figure 3.

4.31 It is considered that the allocation of a larger site for approximately 376 units in this location would have several benefits when compared to a smaller site. Firstly, access to the site will be on to the A4226 Port Road West, which is likely to require a signalised junction. It is recognised that the adjoining Weycock Cross roundabout experiences queueing at peak times, and it will be necessary to seek to deliver improvements to the capacity and flow of the roundabout, linked also to the new access junction. A larger site will likely be able to fund more significant improvements to the junction, as this will be directly related and proportionate to the development. A number of options for improvement are currently being investigated, alongside a Strategic Transport Assessment, which will form part of the evidence base for the Deposit RLDP.

4.32 A larger site will also be more likely to generate greater contributions for other planning obligations such as sustainable transport and community facilities, which will also benefit the wider area. In addition, there will be a requirement to deliver part of an active travel route across the site frontage on Port Road as this key link is identified in the Active Travel Network Map as a future route linking Barry to Rhoose.

4.33 Furthermore, a larger site will deliver a greater number of affordable homes in the part of the Vale with the highest level of need. A site of approximately 376 dwellings could potentially deliver 113 new affordable homes, compared to 54 affordable homes on the smaller site, based on the 30% affordable housing requirement that has been identified in the Viability Study as being viable in this area.

4.34 There are no concerns at this stage about the deliverability of the larger area from a land ownership perspective and the larger site could realistically be delivered as part of a phased development.

4.35 In light of the above benefits of allocating a larger site, it is proposed that the site as shown in Figure 3 be allocated as a key site in the RLDP, instead of the site previously proposed at North East Barry.

4.36 It is recognised that the site is located within a 'Green Wedge' as defined in the adopted LDP however, a Green Wedge is a local designation which serves several purposes, including to prevent coalescence, manage urban form through controlled expansion of urban areas and assist in the safeguarding of the countryside from encroachment. Unlike a 'Green Belt', which should be protected for a longer period than the relevant current development plan period, green wedge policies should be reviewed as part of the development plan review process and areas covered by green wedge designations may be subject to change where there is a shift in land use priorities such as a need for housing or economic development. As a consequence, there is scope to amend the existing Green Wedge boundary as part of the RLDP. An overall planning balance needs to be struck between delivering an appropriate level of growth and protecting the countryside. The Council is currently undertaking a Green Wedge Review in line with a regionally agreed methodology.

4.37 An indicative Masterplan has been prepared informed by the findings of a number of key studies including an ecological assessment, a drainage strategy, a green infrastructure strategy and a landscape appraisal. This Masterplan proposes that built development only extends as far south as the existing pattern of development on Nant Talwg Way, with a buffer between any development and Knock Man Down Wood Site of Importance for Nature Conservation (SINC) with scope in the southern part of the site for biodiversity enhancement and potential linkages to and expansion of Porthkerry Country Park.

4.38 There is a requirement for all developments to include Sustainable Drainage Systems that comply with national standards and approval from a Sustainable Drainage Approval Body (SAB) is required. A series of attenuation ponds are proposed in the central part of the site to address surface water runoff. This will also create an open area through the centre of the site.

4.39 There are two other candidate sites that are allocated for other uses within the adopted LDP. The candidate site assessment at Preferred Strategy stage indicated that they would only be considered further if they were no longer required for their allocated uses. It is considered that the following sites should be identified for housing, in addition to North West Barry and the rolled forward sites listed above.

4.40 This 1.9 Ha site is located within the Bendricks area of Barry, south east of the Docks. It is located directly south of a recent Council housing scheme on Hayes Wood Road and east of a recent development of small workshops as part of Atlantic Trading Estate. The site is allocated for B1 or B8 Employment use in the adopted LDP. It is anticipated that if the site were to be allocated for housing it could accommodate approximately 70 dwellings.

Figure 5 - Land at Hayes Lane, The Bendricks

4.41 At Preferred Strategy stage it was concluded thatthe Land at Hayes Lane/ Hayes Wood Road "is currently allocated for employment so suitability of the site will depend on an assessment of whether this allocated use is still required in this location."

4.42 The site has been considered as part of the Employment Land Review. The study concluded that there was a strong demand for small B2 industrial units and flexible workshops and that there would be merit in continuing to protect the site for employment as it represented the next logical step for the growth of Atlantic Trading Estate. Equally, the study recognises that the land adjacent has had planning permission and is being developed for housing, which will impact on the nature of the employment uses that would be acceptable on the site i.e. there would be concern about B2 uses.

4.43 The site is not the only available employment site in the area as there is vacant land and a number of redevelopment opportunities elsewhere on Atlantic Trading Estate and as part of Barry Docks. These other sites are further from existing residential development and as such would have less constraints on the types of uses that would be acceptable from a neighbouring amenity perspective.

4.44 The character of this part of The Bendricks has changed following the development of two Council housing sites in close proximity and given the potential restriction on the types of employment use that could occupy the site, the availability of other land, the significant need for affordable housing in the Barry area and the wider need to find housing sites commensurate with Barry's status in the settlement hierarchy, it is considered that this site should be taken forward for housing rather than continue to be retained for employment.

4.45 The site is a 0.3 Ha vacant, triangular shaped brownfield site fronting Neptune Road. The site is located to the north of an Asda Superstore and east of land recently granted planning permission for a new college campus. To the north east is an existing Premier Inn hotel, with Barry Dockside district centre (largely unoccupied) to the east, with apartments above.

4.46 The site forms part of the wider Barry Waterfront site which has been progressed by the Waterfront Consortium and is identified on the Waterfront Masterplan and in the adopted LDP for a hotel and B1 offices as part of the wider mix for the strategic site.

Figure 6 - Land at Neptune Road, Barry Waterfront

4.47 The site is being promoted by the site owner alongside a Housing Association and it is anticipated that the site would be brought forward for a 100% affordable housing scheme comprising apartments, as the site is in a highly sustainable location that would lend itself to high density development. The site could accommodate approximately 40 units, which would make a valuable contribution to the significant affordable housing need in Barry.

4.48 At Preferred Strategy stage it was concluded "The site is currently allocated for a hotel and B1 offices so suitability of the site will depend on an assessment of whether these allocated uses are still required in this location."

4.49 There is evidence of a need for hotel rooms in Barry as part of the overall tourism offer for the town and Barry Island. However, consideration is needed as to whether this is the most appropriate site for the continued allocation for a hotel given that it has not been brought forward to date. The Premier Inn hotel located opposite the site has recently been granted planning permission for an extension, providing 21 additional bedrooms – a total of 101 bedrooms. This will increase capacity of hotel rooms in the area.

4.50 A marketing report has been submitted which states that the site has been actively marketed through a range of mechanisms for a period of two years and whilst there was some limited interest from one company for a hotel, this was not ultimately pursued on viability grounds. The report states that the cost of providing a hotel room has increased significantly in recent years.

4.51 With regards to office accommodation, a statement has been submitted concluding that the office market is challenging, and it was unlikely that a private funded office development would come forward.

4.52 It is important that allocations within the RLDP are deliverable and given the lack of interest and concerns about the viability of the site for either a hotel or offices, consideration must be given to whether alternative uses would be more appropriate. Given the need for affordable housing in the area and the opportunity that this site presents in securing 40 more affordable homes, on balance it is considered that the site should be identified for housing.

4.53 It is recognised that new housing development has the potential to place additional pressure on infrastructure in the area, including the highways network, sustainable transport and community facilities. As part of the RLDP preparation process close liaison is taking place between internal and external stakeholders to understand the potential impact of new development on infrastructure. Where insufficient capacity is identified, developers will be required to provide the necessary mitigation as part of the development and/or through Section 106 agreements to deliver additional provision. This could include financial contributions to deliver additional school places where necessary, as well as community facilities, open spaces and sustainable transport improvements.

4.54 The Council is also working closely with Cardiff and Vale University Health Board to ensure that they are aware of future developments proposed in Barry and the wider Vale to allow them to align demand with capacity.

4.55 This consultation relates only to sites in the Barry area as a result of the proposal to remove the Land to the North East of Barry as a key site and replace it with a new key site at North West Barry.

4.56 As explained in the Background section above, Full Council have endorsed the Preferred Strategy as a basis for progression on to the next stage of RLDP preparation, the Deposit Stage. This included the principle of allocating the key sites, focusing development in the Strategic Growth Area and allowing for small scale affordable housing led development in sustainable minor rural settlements.

4.57 A series of site-specific Placemaking workshops were held in October 2024 for the key sites in St Athan, Rhoose and Dinas Powys. These workshops were well attended by residents and the feedback received will help to refine the proposals for the sites in the Deposit Plan. There will be further opportunity to comment on the principle and site-specific detail of these sites as part of the Deposit Plan consultation scheduled for late 2025/early 2026.

4.58 In addition, the Deposit Plan will include a number of smaller allocations for housing and other uses and interested parties will have the opportunity to comment on these during the Deposit Plan consultation. Collectively, the sites identified will meet the housing requirement.