Rhondda Cynon Taf County Borough Joint Housing Land ...

Planning Policy Wales Edition 5 

Planning Policy Wales Technical Advice Note 1 

Rhondda Cynon Taf County Borough 

Joint Housing Land Availability Study 2012 

Study Report 

December 2012

CONTENTS 

Page 

Foreword 1 

Map of Study Area 2 

1. Summary 3 

2. Housing Land Supply 4 

3. Commentary 5 

4. Monitoring data 7 

Appendices 

1. Site Schedules 9 

2. Past Completions Data 21 

3. Previous Land Supply Data 22 

4. Inspector’s Report 23

FOREWORD 

This report is prepared by Rhondda Cynon Taf County Borough Council to 

show the results of the 2012 Joint Housing Land Availability Study for Rhondda 

Cynon Taf County Borough. Previous study reports were prepared by the Welsh 

Government: this report is the first to be prepared by the Council under new 

arrangements. 

Rhondda Cynon Taf covers an area of the South Wales Valleys stretching from 

the Brecon Beacons in the north, to the outskirts of Cardiff in the south. It 

comprises a mixture of urban, semi-suburban and rural communities, situated in 

mountains and lowland farmland. 

Rhondda Cynon Taf is the second largest Local Authority in Wales by 

population, formed in 1996 from the former Boroughs of Rhondda, Cynon Valley 

and Taff Ely (part). The County Borough covers an area of 424 square 

kilometres and has a population of 234,400 (2011 Census). The area has 75 

electoral wards, of which 22 are Communities First Areas. Strategic highway 

links with the wider region are provided by the M4, A470 and A465. A range of 

bus and rail services provides public transportation links across the region. 

The Study Area is shown on the map on page 3. It coincides with the areas of 

the Local Planning Authority and the Local Development Plan, which exclude 

the Brecon Beacons National Park. The map is the Local Development Plan key 

diagram, which also shows the main towns, the main communication links and 

strategic sites for future development. 

To view the adopted Local Development Plan on the Council’s website, go to 

www.rctcbc.gov.uk/planning click on “Development Plans” and follow the links. 

Joint Housing Land Availability Study 2012 - Study Report 

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1.0 SUMMARY 

1.1 This is the Joint Housing Land Availability Study for the County Borough 

of Rhondda Cynon Taf for 2012. It presents the housing land supply for 

the Local Planning Authority’s area at the base date of 1 April 2012. It 

replaces the report for the previous base date of 1 April 2011. 

1.2 The JHLAS has been prepared in accordance with the requirements of 

Planning Policy Wales, Technical Advice Note 1 (TAN 1) and the 

Guidance Note on the JHLAS process (September 2012). To refer to 

these documents for details of the requirements for the maintenance of a 

five year housing land supply in each Local Planning Authority area and 

the process for undertaking the JHLA studies please go to: 

http://wales.gov.uk/topics/planning/planningstats/housinglandinwales/lang=en 

. 

1.3 Section 2 sets out details of the housing land supply and how it has been 

calculated. Table 3a shows that based on the residual method set out in 

TAN 1, Rhondda Cynon Taf has 4.5 years housing land supply. (Table 

3b shows that based on the past building rates method, the supply would 

be 11.3 years). 

Involvement 

1.4 The housing land supply has been assessed by Rhondda Cynon Taf 

County Borough Council in consultation with the Home Builders 

Federation (HBF) and the following other parties: 

Cadarn Housing Group 

Cynon Taf Housing Association 

Dwr Cymru Welsh Water 

Hendre Ltd 

Newydd Housing Association 

Rhondda Housing Association 

United Welsh Housing Association 

Report production 

1.5 The Council issued draft site schedules and site proformas for 

consultation on 29 June 2012 for a period of 3 weeks until 20 July 2012. 

The HBF provided comments within this period. The Council and HBF 

subsequently prepared a Statement of Common Ground (SOCG) which, 

following consultation with the Study Group between 17 August and 7 

September 2012, was submitted to the Welsh Government on 21 

September 2012. Following the receipt of late representations, an 

addendum to the SOCG was submitted on 15 October 2012. 

1.6 It was necessary for the Welsh Government to appoint a Planning 

Inspector to resolve a number of disputed matters set out in the SOCG. 


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These matters related to details within the site schedule that could not be 

agreed by all parties at the SOCG stage. 

1.7 The appointed Planning Inspector subsequently made a 

recommendation to the Welsh Government on the housing land supply 

(Appendix 4), including recommendations on the points of dispute. The 

Welsh Government considered the Planning Inspector’s 

recommendations, and the Council has made relevant amendments to 

the site schedules and incorporated this information into this report 

(Appendix 1). 

2.0 HOUSING LAND SUPPLY 

2.1 The five-year land supply comprises sites with planning permission 

(outline or full) and sites allocated for housing in adopted development 

plans, categorised as prescribed in TAN 1. 

2.2 The land supply has been calculated using the residual methodology, 

based on the Rhondda Cynon Taf Local Development Plan up to 2021, 

adopted on 2 March 2011. For comparison purposes only, as agreed in 

the SOCG, the land supply has also been calculated using the past 

building rates methodology. 

Table 1 – Identified Housing Land Supply 

Housing Land Supply (2012 to 2017) - Large Sites 

(numbers of homes) 

5 Year Land Supply 

(TAN 1 categories) 

Proposed 

at 

01.04.12 

Total 11,032 

Under 

construction 

at 01.04.12 

Beyond 

01.04.17 

1 2 2* 3i 3ii Completed 

between 

01.04.11 & 

31.03.12 

131 229 4,965 0 

5,325 

5,700 7 357 

2.3 Five year land supply breakdown 

(i.e. numbers of homes under construction plus categories 1, 2 and 2*): 

Private sector 5,221 

Public sector 0 

Housing Association 104 

Total land available on large sites 5,325 

2.4 Small Site Supply – The contribution of homes from small sites of less 

than 10 dwellings each is based on the completions for the last five 

years. 


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Table 2 – Small Site Completions for previous 5 years 


2007-2008 2008-2009 2009-2010 2010-2011 2011-2012 Total 

244 96 83 106 74 603 

2.5 The overall total 5 year land supply (5,325 homes on large sites + 603 

on small sites) is 5,928 homes. 

Table 3a – 5 Year Land Supply Calculation (Residual Method) 


A Total Housing Requirement 2006 – 2021 (as 

14,385 

set out in the adopted Local Development 

Plan) 

B Completions to 2006 – 2012 

2,575 

(large and small sites) 

C Residual Requirement (A - B) 11,810 

D 5 Year Requirement (C / 9 x 5) 6,560 

E Annual Need (D / 5) 1,312 

F Total 5-Year Land Supply (para. 2.5) 5,928 

G Land Supply in Years (F / E) 4.5 

Table 3b – 5 Year Land Supply Calculation (Past Building Rates Method) 


A Total Completions In Previous 10 Years 

5,228 

2002 – 2012 (large and small sites) 

B Average Annual Completions (B / 10) 523 

C Total 5-Year Land Supply 5,928 

D Land Supply in Years (C / B) 11.3 

3.0 COMMENTARY 

3.1 The adoption of the Local Development Plan (LDP) in 2011 resulted in 

the first major release of new housing land in Rhondda Cynon Taf in 30 

years. Yet, the 5-year land supply was only 5.3 years in 2011, and one 

year on, is now below the required level of 5 years at 4.5 years. This is 

partly a reflection of the proportion of brownfield land in the supply, 

where a longer lead-in time between planning permission and 

development is required to allow for remediation of the land. It is also 

partly a reflection of the difficult economic conditions that have persisted 

since 2008 in Europe, the UK and Wales. Whilst the situation is more 

stable than in 2008-2009, recovery appears to be inhibited by continuing 

economic uncertainty in the Euro zone. The economic climate is 


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producing low expectations of future activity in the housing market, even 

where sites are unconstrained physically. The current low level of 

housing demand is illustrated by using the past completions method to 

calculate the housing land supply. Even using a ten-year period to 

include the high annual completion rates before 2008-9, under this 

method the housing land supply would be over 11 years. 

3.2 Consequently, the scope for action by the Council to increase the 

housing land supply in the short term is limited. The Council will however 

continue to monitor the supply of housing land as part of the process of 

producing Annual Monitoring Reports for the LDP. If necessary, the 

Council will include the housing land aspect in a review of the LDP. 

3.3 Nevertheless, there are three possible sources of increased supply of 

housing land. Firstly, there is unallocated land subject to Committee 

resolutions to grant planning permission, where section 106 agreements 

remain unsigned. Secondly, there is land in Category 3i. Thirdly, there 

are sites where planning applications have been made but are not 

determined. 

3.4 There are 10 section 106 sites, listed towards the end of Appendix 1a. 

These are estimated to have the potential to add 294 dwellings to the 5- 

year housing land supply, if the agreements were signed and the 

planning permissions issued. The additional of all 10 sites would 

increase the supply by 0.2 years, not enough to eliminate the shortfall, 

but a useful contribution. The Council will be re-examining these sites 

over the next year with owners and applicants, with a view to removing 

the impediments to signing of the section 106 agreements wherever 

possible. 

3.5 There are 54 sites listed in Appendix 1a where some or all the units are 

in category 3i. (Of these, 2 are section 106 sites – see paragraph 3.4 

above.) The total of units in category 3i is 5,700 – more than the total of 

units on large sites in the 5-year land supply (5,325). 

3.6 Of the 54 sites, 26 or almost half represent the later phases of large sites 

that already contribute to the 5-year land supply. Unless evidence comes 

forward that these large sites can be subdivided (or further subdivided) 

between housebuilders, there is limited scope for bringing forward units 

from Category 3i into the 5-year supply. 

3.7 The remaining 28 sites are wholly in 3i, on account of identified 

constraints. Over the next year, the Council with owners and developers 

will be re-examining these sites for evidence that constraints have been 

or can be removed, to justify their inclusion in the 5-year supply in future. 

3.8 Planning applications in the pipeline that are of significant size tend to 

relate to allocated sites that already feature in the 5-year supply and in 

category 3i. Normally there will also be applications submitted for windfall 

sites each year. The Council will use its best endeavours to progress 


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these applications, in order to add certainty to identified sites and to add 

previously unidentified sites to the supply. 

3.9 Finally, the Council will continue to maintain contact with owners and 

developers of identified sites to ensure that the forecasts of completions 

and the categorisation of sites are as meaningful as possible. This 

process can, of course, serve both to increase and to decrease the 5- 

year land supply. 

4.0 MONITORING DATA 

4.1 TAN 1 requires the JHLAS report to provide additional information on the 

development of land for housing covering the use of previously 

developed land, the use of sites subject to flood risk constraints and the 

type of housing being developed (i.e. houses, flats, other). This data is 

set out below in tables 4, 5 and 6. 

Table 4 – Re-use of Previously Developed Land (large sites) 

Total Number and Percentage of Homes 

by Category and Land Type 

Year 5 Year Supply Categories 3i and 3ii 

Greenfield Brownfield Greenfield Brownfield 

No. % No. % No. % No. % 

2011 4,263 71 1,752 29 3,643 66 1,889 34 

2012 3,613 68 1,712 32 4,413 77 1,294 23 

Completions 

Greenfield Brownfield 

No. % No. % 

2010-11 162 44 208 56 

2011-12 136 50 137 50 

Table 5 – Sites Subject To Flood Risk Constraints (large sites) 

Total Number and Percentage of Homes 

by Category and Flood Risk Zone 

Year 5 Year Supply Categories 3i and 3ii 

C1 C2 C1 C2 

No. % No. % No. % No. % 

2011 0 0 486 8 0 0 465 8 

2012 0 0 722 14 0 0 729 13 

Completions 

C1 

C2 

No. % No. % 

2010-11 0 0 0 0 

2011-12 0 0 74 27 


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Table 6 - Completions by Dwelling Type – 1 April 2011 to 31 March 2012 

(on Large Sites) 

Dwelling type Completions 2011-12 % 

Houses 225 80 

Apartments/flats 54 19 

Other (e.g. bungalows) 4 1 

Total completions 2011-12 (on large sites) 283 100 


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Appendix 1 

Site Schedules 

Numbers represent homes 

Northern Strategy Area sites (Private sector) 

Site Settlement Rem'g 

units 

Aberaman Primary 

School site, Cardiff Road 

UC Y1 Y2 Y3 Y4 Y5 

Apr-12 2012/13 2013/14 2014/15 2015/16 2016/17 

Aberdare 15 15 

Aberdare Hospital site Aberdare 500 40 60 400 

3i 

3ii 

Aberdare Little Theatre Aberdare 0 

Brickworks site, 

Llwydcoed Road (Tan y 

Bryn Gardens) 

Bronallt Terrace, 

Abercwmboi 

Cefnpennar Road and 

Phillip Row 

Aberdare 97 2 20 25 25 25 


Aberdare 40 20 20 

Dairy Farmers of Britain Aberdare 47 25 22 

Milk Depot, Llwydcoed 

Road 

Dyffryn Row Aberdare 25 25 

Fforchneol Estate, Heoly-gelli 

Gadlys Scrapyard (Afon 

Dar Close) 

Godreaman Street, 

Godreaman 




Heol Ty Aberaman Aberdare 50 25 25 

Heol Ty Aberaman 

extension 

Llwydcoed Motors, 

Llwydcoed Road 

Lower River Level Tips 

(ex Richmond Gardens) 


Aberdare 0 

Aberdare 61 10 10 41 

Nant y Wenallt, Abernant Aberdare 150 50 50 50 

Parc Aberaman, Cardiff 

Road 

Phurnacite site, 

Abercwmboi 

Rear of Birchwood, 


Richmond Gardens, 

Abernant 

Aberdare 38 3 7 14 14 

Aberdare 500 100 100 300 


Aberdare 4 0 2 2 


9


units 

South East of Community 

Centre, Merthyr Road 

Tegfan Farm, Potters 

Field, Trecynon 

UC Y1 Y2 Y3 Y4 Y5 

Apr-12 2012/13 2013/14 2014/15 2015/16 2016/17 


Aberdare 140 30 30 30 50 

Three Oaks Aberdare 43 4 16 23 

3i 

3ii 

Tirfounder Fields (Coed 

Dyffryn) 

Aberdare 162 4 16 20 20 20 20 62 

Ynyscynon Farm Aberdare 99 2 25 25 25 22 

Fenwick Street, 

Pontygwaith 

Ferndale 40 40 

Gwernllwyn Terrace Ferndale 30 30 

North of Junior School, 

Maerdy Road 

Ferndale 50 50 

Princess St, Blaenllechau Ferndale 10 10 

21 & 22 Heol-y-Graig, 

Rhigos 

Cae Brynhyfryd, 

Penderyn Road 

East of Trenant, 

Penywaun 

Hirwaun 6 3 0 3 

Hirwaun 34 34 

Hirwaun 100 100 

Elm Grove Hirwaun 10 4 0 4 2 

Longmede Park, Heol-y- 

Graig 

Hirwaun 30 30 

Penderyn Road (opposite 

Brecon Close) 

Hirwaun 10 4 3 3 

Rhombic Farm, Halt 

Road 

Hirwaun 31 10 11 10 

South of Hirwaun Hirwaun 400 50 50 300 

South of Rhigos Road Hirwaun 15 15 

The Bryn, Heol 

Pendarren 

Hirwaun 14 14 

Trewaun, Hirwaun Road Hirwaun 24 24 

Welsh Hills Bakery, 

Tramway 

AB Electronics Factory, 

Ynysboeth 

Hirwaun 0 

Mountain Ash 53 27 26 

Edward Street / Mountain 

Ash Road 

Mountain Ash 10 10 

Gwernifor Grounds, 

Mountain Ash 

Mountain Ash 4 0 2 2 

Pavilion Estate Mountain Ash 25 10 10 5 

Catherine Crescent, 

Cymmer 

Porth 15 15 


10


units 

Dinas Road / Graig Ddu 

Road Dinas 

Pleasant Heights, 

Treodyrhiw Road 

Porth YMCA site, Eirw 

Road 

Gellifaliog Farm (Parc 

Gellifaelog) 

Park Street, Clydach 

Vale 

UC Y1 Y2 Y3 Y4 Y5 

Apr-12 2012/13 2013/14 2014/15 2015/16 2016/17 

Porth 25 25 

Porth 0 

Porth 21 11 10 

Tonypandy 0 

Tonypandy 30 30 

Site of Llwynypia Hospital Tonypandy 190 25 25 25 25 90 

3i 

3ii 

Cemetery Road Treorchy 80 80 

Druids Close Treorchy 28 28 

Fernhill Colliery site, 

Blaenrhondda 

Treorchy 400 50 50 300 

Land rear of Brynhyfryd 

Street (Mace Lane), 

Ynyswen 

Land rear of Delwen 

Terrace, Blaencwm 

Old Bingo & Snooker 

Rooms 

Old School Playground, 

Treherbert 

Penyrenglyn Schools 

site, Charles St 

Site of Treherbert 

Hospital 

Treorchy 40 20 20 


Treorchy 18 18 




Northern total (Private) 4,008 22 76 155 310 602 579 2,264 0 

Southern Strategy Area sites (Private sector) 


units 

UC Y1 Y2 Y3 Y4 Y5 

Apr-12 2012/13 2013/14 2014/15 2015/16 2016/17 

Bethlehem View Llanharan 82 25 25 32 

3i 

3ii 

Bryncae Industrial Estate. Llanharan 54 15 30 9 

Bridgend Road 

Brynna Road Llanharan 200 50 50 50 50 

Brynna Woods Llanharan 39 3 2 10 10 14 

East of Dolau Primary 

School, Bridgend Road, 

Bryncae (Woodland 

Meadow) 

Gelli-Fedi Farm phase 2- 

3 

Llanilid OCC Mine 

(enabling 1) Llanmoor 

Llanharan 97 9 25 35 28 

Llanharan 0 

Llanharan 107 27 27 27 26 


11


units 


(enabling 2) Milton Acre 


(enabling 3) Llantern 

Court 

Llanilid OCS Workshops 

(Cefn Cadno) 

Llanilid Strategic Site (ex 

enabling) 

UC Y1 Y2 Y3 Y4 Y5 

Apr-12 2012/13 2013/14 2014/15 2015/16 2016/17 

Llanharan 84 27 3 27 27 

Llanharan 5 3 2 

Llanharan 84 10 20 27 27 

Llanharan 1777 170 170 170 170 1097 

Brynteg Court, Beddau Llantrisant 150 15 25 25 25 60 

3i 

3ii 

Burgesse Crescent, 

Penygawsi 

Cwm Coking Works, 

Beddau 

Fforest Road Quarries 

(Gelli Ddaer Goch) 

Meadow Farm Link Site, 

Pen-yr-eglwys 

Llantrisant 40 20 20 

Llantrisant 800 75 75 75 75 500 

Llantrisant 54 3 24 27 

Llantrisant 160 160 

Mwyndy, Pontyclun Llantrisant 400 50 50 50 250 

New Town centre, 

Llantrisant 

Llantrisant 100 25 75 

South of The Ridings, 

Tonteg and east of 

Station Road, Church 

Village 

Talygarn Manor & 

Country Park 

Vale Castings (Meadow 

Walk) 

Llantrisant 500 75 75 75 75 200 

Llantrisant 0 

Llantrisant 8 8 

West of Llechau Llantrisant 88 25 25 25 13 

Coed-y-lan 

Comprehensive Lower 

School, Tyfica Road 

Coleg Morgannwg, 

Dyffryn Road 

Graig-y-wion School, 

Albert Road 

Old Farmers Arms, 

Pentrebach Road 

Pontypridd 77 20 20 20 3 14 

Pontypridd 50 25 25 

Pontypridd 29 29 

Pontypridd 0 

Penuel Lane Pontypridd 0 

The Grange, Tyfica Road Pontypridd 10 10 

Ysgol Gyfun Rhydfelen 

(College Green) 

Collenna Farm, Heol 

Capel 

Cresta Garage site, 

Hendreforgan 

Pontypridd 86 14 11 25 25 11 

Tonyrefail 25 25 

Tonyrefail 24 12 12 

East of Mill Street Tonyrefail 100 25 25 25 25 


12


units 

Gwern Heulog & The 

Meadows, Coedely 

Gwern Heulog extension, 

Coedely 

Hafod Wen / Concorde 

Drive 

Hillside Club site, Capel 

Hill 

Padfield Court, Gilfach 

Road 

Tonyrefail 0 

UC Y1 Y2 Y3 Y4 Y5 

Apr-12 2012/13 2013/14 2014/15 2015/16 2016/17 

Tonyrefail 150 20 20 20 20 70 

Tonyrefail 100 25 25 50 


Tonyrefail 137 17 30 30 30 30 

Parc Eirin Tonyrefail 260 30 30 35 165 

3i 

3ii 

South of A4093 (Parc 

Dan y Bryn) 

South of Gilfach Road 

(Nant-y-fron) 

Southwest of High Street 

& Pretoria Road 

Tonyrefail 35 24 6 5 



St John the Baptist Tonyrefail 19 19 

Churchyard, Llantrisant 

Road 

Trane Farm Tonyrefail 700 80 80 80 460 

Tylcha Ganol Farm, 

south of Mill Street 

Tylcha Wen Terrace, 

Coedely 



Southern total (Private) 6,800 109 139 705 923 825 776 3,323 0 

Housing Association sites 


units 

Land north of Hirwaun 

Road 

Towers & Beacons Hirwaun 0 

UC Y1 Y2 Y3 Y4 Y5 

Apr-12 2012/13 2013/14 2014/15 2015/16 2016/17 

Hirwaun 18 18 

3i 

3ii 

Cambrian Roofing Yard, 

Gilmour Street 

Tonypandy 14 0 14 

Glyntaff Farm, Rhydyfelin Pontypridd 65 0 58 7 

Hendreforgan Estate Tonyrefail 0 

Trane Farm, Bryngolau Tonyrefail 50 25 25 

Brynawelon & Bryngolwg Aberdare 37 37 

Cefn Lane Pontypridd 30 30 

Hollybush Hotel, 

Hopkinstown Road 

Housing Association 

total 

Pontypridd 10 10 

224 0 14 37 10 18 25 113 7 


13

Unallocated sites awaiting signing of section 106 agreements (Private 

sector) 


units 

Old Granary & Post 

House, Farm Road 

Ferndale Junior School, 

Station Road 

UC Y1 Y2 Y3 Y4 Y5 

Apr-12 2012/13 2013/14 2014/15 2015/16 2016/17 


Ferndale 28 20 8 

Hendrefadog Ferndale 110 20 20 20 20 30 

3i 

3ii 

Gloucester Railway 

Wagon Works, Penyard 

Road 

Nidum Factory site, 

Manchester Place 

Rear of Bute Place, 

Penderyn Road 

Ffordd-y-bedol, Coed-ycwm 

Hirwaun 128 128 

Hirwaun 16 16 

Hirwaun 16 16 

Mountain Ash 21 10 11 

The Navigation (Area A) Mountain Ash 45 45 

Rhigos Road, Treherbert Treorchy 63 21 21 21 

Silverbrook, Upper 

Church Village 

Llantrisant 60 25 25 10 

Section 106 sites total 497 0 0 36 102 97 59 75 128 

Totals of sites 

Rem'g 

units 

UC Y1 Y2 Y3 Y4 Y5 

Apr-12 2012/13 2013/14 2014/15 2015/16 2016/17 

No s106 11,032 131 229 897 1,243 1,445 1,380 5,700 7 

3i 

3ii 

s106 497 0 0 36 102 97 59 75 128 

With s106 11,529 131 229 933 1,345 1,542 1,439 5,775 135 


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Appendix 1a 

Notes to the Site Schedules 

Northern Strategy Area sites (Private sector) 

Site Settlement Notes 

Aberaman Primary School site, Cardiff 

Road 

Aberdare 

Full permission 12/09. WDL Homes. 

Aberdare Hospital site Aberdare LDP allocation NSA 7 03/11. Inspector determined 5-year 

supply. 

Aberdare Little Theatre Aberdare Outline permission 08/08. Expired 08/11. 

Brickworks site, Llwydcoed Road (Tan 

y Bryn Gardens) 

Aberdare 

LDP allocation NSA 9.4. Active site. WDL Homes. 

Bronallt Terrace, Abercwmboi Aberdare Full permission 01/11. Churchfield Homes. 

Cefnpennar Road and Phillip Row Aberdare LDP allocation NSA 9.7 03/11. 

Dairy Farmers of Britain Milk Depot, 


Aberdare 

LDP allocation NSA 9.4. Reserved matters permission 

12/11. Bellway. 

Dyffryn Row Aberdare LDP allocation NSA 9.8 03/11. 

Fforchneol Estate, Heol-y-gelli Aberdare Old extant full permission. 

Gadlys Scrapyard (Afon Dar Close) Aberdare Active site. Howard & Hills. 

Godreaman Street, Godreaman Aberdare LDP allocation NSA 9.10 03/11. 

Heol Ty Aberaman Aberdare Outline permission 02/12. Carnation. 

Heol Ty Aberaman extension Aberdare Outline permission 02/12. Carnation. 

Llwydcoed Motors, Llwydcoed Road Aberdare Outline permission 02/09. Expired 02/12 (since renewed). 

Lower River Level Tips (ex Richmond 

Gardens) 

Aberdare 

Outline permission 02/12. Short Brothers. 

Nant y Wenallt, Abernant Aberdare LDP allocation NSA 9.6 03/11. 

Parc Aberaman, Cardiff Road Aberdare Active site. Davies Homes. 

Phurnacite site, Abercwmboi Aberdare LDP allocation NSA 6 03/11. 

Rear of Birchwood, Llwydcoed Road Aberdare LDP allocation NSA 9.4 03/11. 

Richmond Gardens, Abernant Aberdare Active site. Morris. 

South East of Community Centre, 

Merthyr Road 

Aberdare 

LDP allocation NSA 9.3 03/11. Council-owned. 

Tegfan Farm, Potters Field, Trecynon Aberdare LDP allocation NSA 9.5 03/11. Council-owned. 

Three Oaks Aberdare Active site. Redrow. 


15


Tirfounder Fields (Coed Dyffryn) Aberdare Active site. Persimmon. 

Ynyscynon Farm Aberdare LDP allocation NSA 9.9 03/11. Landare. 

Fenwick Street, Pontygwaith Ferndale LDP allocation NSA 9.14 03/11. 

Gwernllwyn Terrace Ferndale LDP allocation NSA 9.13 03/11. 

North of Junior School, Maerdy Road Ferndale LDP allocation NSA 9.12 03/11. 

Princess St, Blaenllechau Ferndale Full permission 07/08. 

21 & 22 Heol-y-Graig, Rhigos Hirwaun Active site. I Davies. 

Cae Brynhyfryd, Penderyn Road Hirwaun Old extant outline permission. 

East of Trenant, Penywaun Hirwaun LDP allocation NSA 9.2 03/11. 

Elm Grove Hirwaun Active site. M Christopher. 

Longmede Park, Heol-y-Graig Hirwaun Old extant full permission. Walters. 

Penderyn Road (opposite Brecon 

Close) 

Hirwaun 

Full permission 02/11. Smarter Builders. Inspector 

determined 5-year supply. 

Rhombic Farm, Halt Road Hirwaun Full permissions 02/12. New site 2012. Millstrand. 

South of Hirwaun Hirwaun LDP allocation NSA 8 03/11. 

South of Rhigos Road Hirwaun LDP allocation NSA 9.1 03/11. 

The Bryn, Heol Pendarren Hirwaun Full permission 01/11. Woodland Homes. 

Trewaun, Hirwaun Road Hirwaun Outline permission 06/09. 

Welsh Hills Bakery, Tramway Hirwaun Outline permission 05/08. Expired 05/11. 

AB Electronics Factory, Ynysboeth Mountain Ash Full permission 08/08. Barratt. 

Edward Street / Mountain Ash Road Mountain Ash Full permission 09/08. 

Gwernifor Grounds, Mountain Ash Mountain Ash LDP allocation NSA 9.11. Active site. Walnut Grove. 

Pavilion Estate Mountain Ash Full permission 07/09. Wellford. 

Catherine Crescent, Cymmer Porth LDP allocation NSA 9.21 03/11. Council-owned. 

Dinas Road / Graig Ddu Road Dinas Porth LDP allocation NSA 9.20 03/11. Foxglove. 

Pleasant Heights, Troedyrhiw Road Porth Full permission 09/06. Expired 09/11. P W Watts. 

Porth YMCA site, Eirw Road Porth Full permission 04/11. 

Gellifaliog Farm (Parc Gellifaelog) Tonypandy Completed site. Barratt. 


16


Park Street, Clydach Vale Tonypandy LDP allocation NSA 9.19 03/11. Council-owned. 

Site of Llwynypia Hospital Tonypandy LDP allocation NSA 9.18 03/11. MCSB Ltd. 

Cemetery Road Treorchy LDP allocation NSA 9.17 03/11. Council-owned. 

Druids Close Treorchy Old extant permission. 

Fernhill Colliery site, Blaenrhondda Treorchy LDP allocation NSA 5 03/11. 

Land rear of Brynhyfryd Street (Mace 

Lane), Ynyswen 

Treorchy LDP allocation NSA 9.16 03/11. 

Land rear of Delwen Terrace, 

Blaencwm 

Treorchy 

Outline permissions 10/11. Inspector determined 5-year 

supply. Glaister Russell. 

Old Bingo & Snooker Rooms Treorchy Full permission 04/09. Gilheaney. 

Old School Playground, Treherbert Treorchy LDP allocation NSA 9.15 03/11. Derek George. 

Penyrenglyn Schools site, Charles St Treorchy Outline permission 06/11. New site 2012. 

Site of Treherbert Hospital Treorchy LDP allocation NSA 9.15 03/11. Derek George. 

Southern Strategy Area sites (Private sector) 


Bethlehem View Llanharan Outline permission 10/07 extant. Naturally Woodlands / 

Southward Homes. 

Bryncae Industrial Estate. Bridgend 

Road 

Llanharan 

Outline permission 04/09. LH (Llanharan) Ltd. 

Brynna Road Llanharan LDP allocation SSA 10.11 03/11. Inspector determined 5- 

year supply. 

Brynna Woods Llanharan Active site. Naturally Woodlands / Southward Homes. 

East of Dolau Primary School, 

Llanharan LDP allocation SSA 10.12. Active site. Redrow. 

Bridgend Road, Bryncae (Woodland 

Meadow) 

Gelli-Fedi Farm phase 2-3 Llanharan Reserved matters approval 05/09. Expired 05/11. Briarley. 

Llanilid OCC Mine (enabling 1) 

Llanmoor 

Llanilid OCC Mine (enabling 2) Milton 

Acre 

Llanilid OCC Mine (enabling 3) 

Lantern Court 

Llanilid OCS Workshops (Cefn 

Cadno) 

Llanharan 

Llanharan 

Llanharan 

Llanharan 

LDP allocation SSA 9. Outline permission 08/07. Extant. 

Llanmoor. 

LDP allocation SSA 9. Active site. Persimmon. 

LDP allocation SSA 9. Active site. Charles Church. 

Active site. Llanmoor. 

Llanilid Strategic Site (ex enabling) Llanharan LDP allocation SSA 9 03/11. Resolution to grant permission 

11/11. Cofton. 

Brynteg Court, Beddau Llantrisant LDP allocation SSA 10.15 03/11. Full application submitted 

08/12. Lewis Homes. 

Burgesse Crescent, Penygawsi Llantrisant LDP allocation SSA 10.14 03/11. Full application submitted 

05/12. Derek George. 


17


Cwm Coking Works, Beddau Llantrisant LDP allocation SSA 7 03/11. Outline application submitted 

10/10. 

Fforest Road Quarries (Gelli Ddaer 

Goch) 

Llantrisant 

Active site. Llanmoor & Lewis Homes 

Meadow Farm Link Site, Pen-yreglwys 

Llantrisant 

LDP allocation SSA 10.16 03/11. Full application submitted 

05/08. Persimmon. 

Mwyndy, Pontyclun Llantrisant LDP allocation SSA 8 03/11. Valad. 

New Town centre, Llantrisant Llantrisant LDP allocation SSA 8 03/11. Outline application submitted 

11/11. Valad. 

South of The Ridings, Tonteg and 

east of Station Road, Church Village 

Llantrisant 

LDP allocation SSA 10.18 03/11. Persimmon. 

Talygarn Manor & Country Park Llantrisant Completed site. Cowbridge Developments. 

Vale Castings (Meadow Walk) Llantrisant Active site. Persimmon. 

West of Llechau Llantrisant LDP allocation SSA 10.13. Active site. Lovell. 

Coed-y-lan Comprehensive Lower 

School, Tyfica Road 

Pontypridd 

Outline permission 12/10. Andgreen. 

Coleg Morgannwg, Dyffryn Road Pontypridd Outline permission 11/09. 

Graig-y-wion School, Albert Road Pontypridd Full permission 01/10. Pearcey. 

Old Farmers Arms, Pentrebach Road Pontypridd Site no longer available for housing. 

Penuel Lane Pontypridd Full permission 04/06. Expired 04/11. Cadwallader. 

The Grange, Tyfica Road Pontypridd Full permission 05/09. G Walter. 

Ysgol Gyfun Rhydfelen (College 

Green) 

Pontypridd 

Active site. Barratt. 

Collenna Farm, Heol Capel Tonyrefail LDP allocation SSA 10.3 03/11. 

Cresta Garage site, Hendreforgan Tonyrefail Full permission 06/08. Brickflair. 

East of Mill Street Tonyrefail LDP allocation SSA 10.6 03/11. 

Gwern Heulog & The Meadows, 

Coedely 

Tonyrefail 

Completed site. Lewis Homes. 

Gwern Heulog extension, Coedely Tonyrefail LDP allocation SSA 10.7 03/11. Outline & full applications 

submitted 08/11. Lewis Homes. 

Hafod Wen / Concorde Drive Tonyrefail LDP allocation SSA 10.10 03/11. 

Hillside Club site, Capel Hill Tonyrefail LDP allocation SSA 10.5 03/11. Outline application 

submitted 11/10. R Long. 

Padfield Court, Gilfach Road Tonyrefail Active site. Llanmoor. 

Parc Eirin Tonyrefail Outline permission 03/10. WG-owned. Inspector 

determined 5-year supply. 

South of A4093 (Parc Dan y Bryn) Tonyrefail Active site. Redrow. 

South of Gilfach Road (Nant-y-fron) Tonyrefail Active site. Davies Homes. 


18


Southwest of High Street & Pretoria 

Road 

Tonyrefail 

Old full permission. Extant. 

St John the Baptist Churchyard, 

Llantrisant Road 

Tonyrefail Outline permission 09/10. 

Trane Farm Tonyrefail LDP allocation 03/11 SSA 10.2. Outline application 

submitted 08/12. Dorchester. 

Tylcha Ganol Farm, south of Mill 

Street 

Tonyrefail LDP allocation SSA 10.9 03/11. 

Tylcha Wen Terrace, Coedely Tonyrefail LDP allocation SSA 10.8 03/11. 

Housing Association sites 


Land north of Hirwaun Road Hirwaun Full permission 02/10. Newydd HA. 

Towers & Beacons Hirwaun Completed site. Cynon Taff HA. 

Cambrian Roofing Yard, Gilmour 

Street 

Tonypandy 

Full permission 03/11. Rhondda HA. 

Glyntaff Farm, Rhydyfelin Pontypridd LDP allocation SSA 10.17 03/11. Newydd HA. 

Hendreforgan Estate Tonyrefail Full permission 11/06. Expired 11/11. RCTCBC. 

Trane Farm, Bryngolau Tonyrefail LDP allocation SSA 10.4 03/11. Hendre / Hafod HA. 

Brynawelon & Bryngolwg Aberdare Full permission 03/12. New site 2012. RCT Homes. 

Cefn Lane Pontypridd LDP allocation SSA 10.1 03/11. Council-owned. 

Hollybush Hotel, Hopkinstown Road Pontypridd Full permission 09/10. Rhondda HA. 

Unallocated sites awaiting signing of section 106 agreements (Private 

sector) 


Old Granary & Post House, Farm 

Road 

Aberdare 

Resolution to grant outline permission 06/11. New site 

2012. 

Ferndale Junior School, Station Road Ferndale Resolution to grant outline permission 12/08. Foxglove. 

Hendrefadog Ferndale Resolution to grant outline permission 09/10. Adrienne. 

Gloucester Railway Wagon Works, 

Penyard Road 

Hirwaun 

Resolution to grant outline permission 09/11. Piper Homes. 

Nidum Factory site, Manchester Place Hirwaun Resolution to grant outline permission 06/11. New site 

2012. 

Site 

Settlement 

Rear of Bute Place, Penderyn Road Hirwaun Resolution to approve reserved matters 09/11. 


19


Ffordd-y-bedol, Coed-y-cwm Mountain Ash Resolution to grant outline permission 01/12. New site 

2012. JCW. 

The Navigation (Area A) Mountain Ash Resolution to grant outline permission 12/06. 

Rhigos Road, Treherbert Treorchy Resolution to grant outline permission 01/12. New site 

2012. West Midlands. 

Silverbrook, Upper Church Village Llantrisant Resolution to grant outline permission 11/06. Councilowned. 


20

Appendix 2 – Completion Data From Past Years 

Number of homes completed: 

In the period Large 

sites 

Small 

sites 

Total 

completions 

2006-07 382 113 495 

2007-08 462 244 706 

2008-09 191 96 287 

2009-10 180 83 263 

2010-11 361 106 467 

2011-12 283 74 357 


21

Appendix 3 – Previous Land Supply Data 

Reported 

in Study 

for year 

5 year supply - number 

of homes (TAN 1 

categories) 

(position 

on 1 

April) 1 2 2* 

Number of 

years supply 

Supply 

beyond 5 

years – 

number of 

homes 

3i 3ii 

2007 548 2,120 0 5.1 2,114 77 

2008 305 1,446 0 4.0 2,841 83 

2009 294 1,754 0 5.3 2,339 211 

2010 385 2,350 0 7.6 2,502 211 

2011^ 369 5,646 0 5.3 5,397 135 

2012* 360 4,965 0 4.5 5,700 7 

^ The 2011 Study was the first to be based on the Local Development Plan. 

* This Study 


22

Appendix 4 – Inspector’s Report 

Argymhelliad i Lywodraeth Cymru ar Gyd-astudiaeth 

Argaeledd Tir ar gyfer Tai 

Recommendation to Welsh Government on Joint 

Housing Land Availability Study 

gan P J Davies 

Arolygydd o’r Arolygiaeth Gynllunio 

by P J Davies 

an Inspector of the Planning Inspectorate 

Dyddiad: 09/11/2012 Date: 09/11/2012 

Ref: APP/L6940/JHLAS/12/515713 

Local Planning Authority: Rhondda Cynon Taf County Borough Council 

 

 

This report concerns the Rhondda Cynon Taf County Borough Council Joint 

Housing Land Availability Study (JHLAS) 2012. 

The matters in dispute are set out in the JHLAS Statement of Common 

Ground (SoCG) submitted in September 2012, the addendum dated October 

2012 and second addendum comprising revised 5 year land supply 

calculations and schedule of sites. 

Recommendation 

1. That the 2012 JHLAS housing land supply figure as at 1 April 2012 for the 

Rhondda Cynon Taf County Borough Council planning area be determined as 

4.5 years. 

Context of the Recommendation 

2. Local Planning Authorities have a duty to ensure that sufficient land is 

genuinely available or will become available to provide a 5-year supply of land 

for housing 1 . 

The purpose of preparing a JHLAS is to: 

Monitor the provision of market and affordable housing; 

Provide an agreed statement of residential land availability for 

development planning and control purposes; and 

Set out the need for action in situations where an insufficient supply is 

identified 2 . 

1 PPW Edition 5 paragraph 9.2.3 

2 TAN 1: Joint Housing Land Availability Studies (June 2006) paragraph 2.1 


23

3. The scope of this report is to recommend an appropriate housing land supply 

figure in respect of the Rhondda Cynon Taf County Borough Council‘s area of 

responsibility as local planning authority, in the light of the matters in dispute 

concerning the calculation of such a figure and the available evidence. 

Main Issue 

4. There is agreement that the residual method is the appropriate methodology 

for calculating land supply. The main issue is whether each of the disputed sites 

should be counted as contributing to the 5-year land supply of land for housing 

at the time of the base date of the study. 

Reasons 

5. There are ten disputed sites and the second addendum to the SoCG 

indicates that the agreed housing land supply, including small sites, is 5251 

units. The number of disputed units is 1047. The SoCG confirms that all the 

disputed sites are either allocated in the adopted Local Development Plan, or 

have planning permission for housing on 1 April 2012. They therefore satisfy the 

conditions set out in 7.1.2 of TAN 1. TAN 1 also provides advice on the criteria 

to be applied in considering whether sites may be regarded as genuinely 

available within a five year period. In addition, Section 7.4 of the TAN provides 

advice on sites that have remained in the land supply for periods well in excess 

of 5 years. I have assessed each of the disputed sites on the available evidence 

and in line with the advice in the TAN. 

6. Aberdare Hospital Site: A number of constraints to developing the site have 

been identified and the site has yet to be disposed to a housebuilder. In 

particular, there are difficulties in agreeing off site highway issues. Although a 

planning application is being actively progressed, the agents for the landowner 

provide revised figures which they state project the future development of the 

site more accurately. These set out 40 dwellings for completion in 2015-16 and 

60 dwellings in 2016-17. The Council do not provide any tangible evidence to 

challenge these projections and given the identified constraints, I consider that 

these projections should be used for calculating the land supply. I conclude 

therefore that 100 units should be included in the land supply. 

7. Phurnacite Site, Abercwmboi: The landowner’s intentions for the site are set 

out in the SoCG and whilst planning permission and site disposal have yet to be 

realised, no physical constraints to developing the site have been identified. In 

the circumstances, I do not consider it unreasonable to expect 100 units to be 

delivered per annum in 2015-16 and 2016-17. I therefore conclude that 200 

units should be included in the 5 year land supply. 

8. Ynyscynon Farm, Cwmbach: At the time of the study base date, an outline 

application was before the Council, and 2 completions have taken place at one 

end of the site. No major physical constraints are identified and a 2 year lead in 

time to allow for site disposal and full planning permissions has been built in. I 

have no evidence to challenge the Council’s forecast that 25 units per annum 


24

will be delivered in the last 3 years of the study period and I therefore conclude 

that 75 units should be included in the 5 year land supply. 

9. Penderyn Road (opposite Brecon Close): Although the site has been in the 

land supply for a number of years, it changed hands in 2008 and there is a valid 

planning permission up until 2016. The developer has stated that they intend to 

start development within the next 3 years and I am not aware of any physical 

constraints to developing the site. I consider that the reasons for leaving the site 

in the land supply are sufficiently explained and I conclude that the 10 units 

should be included in the 5 year land supply. 

10. Fernhill Colliery Site, Blaenrhondda: Little has changed since the 2011 

study when a development rate of 50 per annum for the last 2 years of the study 

period was concluded as reasonable based on the developers intentions. Whilst 

the developers are projecting a higher rate of development for the 2012 study, 

planning permission has not been obtained and I concur that there is little 

evidence to support these higher projections. The site is an LDP Strategic Site 

and I consider that the 100 units as projected by the Council is reasonable and 

should be included in the 5 year land supply. 

11. Land rear of Delwen Terrace, Blaencwm: Although the site has been in the 

5 year land supply for a number of years, planning permission was recently 

renewed in 2011 and the site capacity reduced. This gives some indication of 

an intention to develop, and I consider that it gives sufficient explanation for the 

site remaining in the 5 year land supply. I conclude that 27 units should be 

included in the 5 year land supply. 

12. Brynna Road (200 dwellings): The site is in a strong housing market area 

and it is said that another large site in the area is built out. I am not aware of 

any major constraints to developing the site and I conclude that it should be 


13. Mwyndy, Pontyclun: The forecasts provided by the Council repeat the 2011 

study timings, and anticipate 100 units per annum for delivery in the last 3 years 

of the study period. However, the developers have advised that there is no 

programme for developing the site and whilst the site is greenfield and 

unconstrained, I consider that the HBF forecast of 50 units per annum in the last 

3 years of the study period is more realistic. I conclude that 150 units should be 


14. Parc Eirin: The site has a valid planning permission and it is in an attractive 

accessible location. It has been prepared for development and no major 

physical constraints have been identified. I conclude that the Council’s forecasts 

are reasonable and that 95 units should be included in the 5 year land supply. 

15. Trane Farm: The site is greenfield and no major physical constraints have 

been identified. Nonetheless the Council accepts that its original forecasts were 

optimistic and have amended the forecasts to allow more lead in time to 

development. The site is in an attractive and accessible location and given that 

an outline planning application has now been submitted, I consider that it is 


25

easonable to expect 80 dwellings to be delivered per annum in the last 3 years 

of the study period. I conclude that 240 units should be included in the 5 year 

land supply. 

16. Having regard to the difference between the Council’s housing forecasts for 

each disputed site and those of the HBF, I conclude that of the 1047 disputed 

units, 677 units should be added to the agreed land supply of 5251 so that there 

is a land supply of 5928 units. The agreed annual housing requirement is 1312 

units and using the residual methodology this results in a land supply of 4.5 

years. 

Overall Conclusions 

17. Based on the foregoing analysis I conclude that the housing land supply for 

the Rhondda Cynon Taf County Borough Council planning area as at 1 April 

2012 is 4.5 years. 

P J Davies 

Inspector 


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