15.1.1. A Regeneration Strategy provides a mechanism whereby the policies and proposals of the UDP can be implemented in a comprehensive and focused way in a defined location. Often, it is most effectively promoted through a partnership of public sector and private/commercial interests, with a significant amount of financial and resource investment by all parties based on agreed funding programmes. A Regeneration Strategy will also have received general public support through a process of participation and community involvement.

15.1.2. In this respect, a Regeneration Strategy can have a long lead-in time and implementation period. It will deal with such matters as improvements to the physical and cultural environment; community development; the building-up, and longer term maintenance, of business confidence; the attraction of new investment; the redefinition of an area’s image; and the revival of public interest and pride in the locality.

15.1.3. It can, however, be easily compromised by inappropriate development which runs counter to, or destroys future options for, planned developments. Policy 21 is designed to prevent this.

Part 2 15.2. Introduction

15.2.1. Regeneration is concerned with both urban and rural areas and can be defined as a process of investing in an area where there is, or has been, an identified decline to improve and enhance the physical, economic and social fabric. Investment in transport, employment, housing, retailing, tourism and the environment can all lead to the regeneration of an area. Regeneration therefore also falls to be considered under the various landuse topics of the UDP which impact on it. In addition, investment in employment and educational skills and human resources can also lead to the regeneration of an area.

15.2.2. Regeneration is often most effectively promoted through a partnership of public sector and private/commercial interests, with a significant amount of financial and resource investment by all parties based on agreed funding programmes. In this respect, capital investment programming is the budgeting tool used to schedule the construction and financing of regeneration works, although it must be borne in mind that the availability of such finance is often heavily dependent upon grant aid from European and national sources.

15.2.3. The establishment of a strategic partnership between public, private and voluntary agencies is again often the key to the realization of area based regeneration initiatives. Community participation and involvement in the planning and regeneration of an area is important for initiatives to engender public acceptance.

15.2.4. Finally, physical regeneration involving the reuse of previously developed land is viewed by the government as a key objective in creating a more sustainable pattern of development. The government supports the concentration of development for uses which generate a large number of trips in locations supported by good public transport facilities, for example in town centres. The overall preference is for the development of land within urban areas, especially on previously developed ‘brownfield’ sites, before considering the development of greenfield sites.

15.2.5. Key objectives include:-

Strategic perspective

15.2.6. It is vital that the Council maintains a strategic framework for regeneration within which individual area-focused and thematic programmes can be pursued. Any strategic framework should seek to:-

Promote a holistic approach to regeneration addressing the broad range of economic, social and environmental issues facing local communities;
Identify strategic objectives and priorities;
Integrate other key Council strategies and plans (including the Sustainable Economic Development Strategy, the Education Strategy, Children’s Services Plan, the Social Care Plan, the Housing Strategy & Operational Plan and Crime Reduction Strategy);
Build on existing regeneration activities;
Take account of the changing demands and requirements of external funding programmes;
Establish agreed action plans matched to resources and with clear timescales for implementation and review.

Internal co-ordination

15.2.7. The County Borough Council will organise and co-ordinate regeneration activities internally across its Directorates and traditional service areas by:-

Targeting of finite resources, including staff time, on strategic priorities, particularly in relation to geographic areas;
Managing the level of resources, range of expertise and time required to maintain a high level of activity on regeneration initiatives;
Controlling budgets to facilitate inter-directorate working and to ‘draw down’ external funding.

External co-ordination

15.2.8. Successful regeneration requires a suite of investments that no single agency or sector can provide. In order to tackle the range of problems and to bring sufficient resources to the table, the County Borough Council will work in partnership with other agencies. This will involve:-

The identification of the Council’s “strategic” partners;
The development of a partnership approach;
The involvement of developers, investors, landowners and the voluntary sector in regeneration strategies;
Co-ordination with neighbouring Councils.

Community involvement

15.2.9. Community involvement is increasingly being recognised as a key ingredient in successful regeneration. This involves:-

Establishing what is meant by ‘community involvement’ in different contexts;
Identifying who represents the community;
Involving disadvantaged/excluded groups;
Sustaining long-term involvement by the local community;
Reconciling the community’s and Council’s agenda;
Identifying the time and resource demands on the Council in seeking to involve local communities actively in regeneration initiatives.

15.3. Regeneration Strategies in the County Borough

15.3.1. For Bridgend County Borough a number of strategies have been drawn up with the aim of regenerating specific areas. This is seen as an essential element in improving the quality of life by enhancing the overall attractiveness of the Borough as a place in which to live, work, shop and relax in the security of one’s chosen environment.

15.4. Bridgend Town Centre Regeneration Strategy

15.4.1. In 1995, in response to the opportunities afforded by an improved highway network and to concerns that the town centre was not achieving its full potential, Ogwr Borough Council and Mid Glamorgan County Council commissioned Ove Arup and Partners to carry out a comprehensive review of its economic and regeneration potential.

15.4.2. The study was inherited by Bridgend County Borough Council in 1996. The results confirmed that there is potential to promote the regeneration of the town centre. Ove Arup therefore drew up a broad regeneration strategy embracing the development of new sites, proposals for the management of traffic, environmental improvements and a cultural approach.

15.4.3. It was felt that the promotion of the centre requires a coordinated programme of public and private sector investment whose objectives are to:-

Improve the town centre environment;
Sustain business confidence;
Attract new investment;
Redefine the town centre’s image.

15.4.4. An implementation and funding plan was produced. The success of the regeneration programme requires a partnership approach to ensure a wide range of funding sources together with co-ordination of resources and approach to Town Centre regeneration in Bridgend. This is evidenced in the appointment in September 2002 of a Regeneration Projects Officer for Bridgend Town Centre which is a post jointly funded by BCBC and the Welsh Development Agency.

15.4.5. The proposed development strategy for the town centre comprises the development of strategic sites, Elders Yard, Nolton Street area, British Telecom site, and Allotment Gardens. Other projects focus on cultural and environmental projects, including the creation of a pedestrian environment and the management of traffic. The development sites and proposed projects are detailed further under the relevant topic chapters particularly retailing, transportation and regeneration.

15.5. Bridgend M4 Corridor Strategy

15.5.1. In May 1996 Planning and Development Consultants EDAW produced an economic development strategy for the M4 corridor area. It covers an area stretching from Pencoed in the east along the M4 corridor and ending at Pyle/Cornelly in the west. The study focuses on the industrial sector and associated projects and programmes. The strategy is based on a wide range of programmes covering:-

Industrial sites and estates;
Business development and training;
Tourism; and the
Bridgend town centre and neighbourhood centres.

15.5.2. The strategy makes recommendations and identifies projects for implementation between 1996-2006 with key partners in the private, public and voluntary sectors. Realizing the potential of the M4 corridor areas depends upon ensuring that an appropriate implementation programme is in place to manage and coordinate the strategy. Proposed initiatives are in the areas of industrial sites and estates, human and company resources, tourism and improvements to neighbourhood centres including Pencoed, Aberkenfig, Pyle and Kenfig Hill.

15.5.3. The recommended initiatives and issues arising out of the strategy are considered further under the relevant topic chapters, especially industry and employment.

15.6. Porthcawl Resort Regeneration Strategy

15.6.1. In July 2003, CDN Planning, in association with Halcrow and Alder King, were appointed by the County Borough Council to prepare a Development Brief for the Porthcawl Regeneration Area, as allocated by Policy REG3(2) of the UDP. The purpose of the Brief will be to guide and inform the comprehensive development of the whole site and to ensure there is a framework for implementation, within the policy framework as set out in the UDP. The Council intends to adopt the Brief as Supplementary Planning Guidance (SPG) to the UDP. The objectives of the Brief will be to:-

provide detailed guidance on planning and related matters within the Porthcawl Regeneration Area; through a Masterplan;
establish planning and urban design guidelines; and to
provide context for developing and determining planning applications in due course.

15.6.2. The Brief will set out the requirement for the Regeneration Area to be comprehensively developed with a phased approach; incorporating Policy R8(5) of the Plan, which allocates land for a foodstore at Hillsboro Place Car Park; and a housing allocation under Policy H1(58). These are expected to complement the overall aim of Policy TM7, to enhance and develop Porthcawl as the County Borough's major tourist resort.

15.6.3. The draft Development Brief will undergo extensive public consultation both during and after its preparation, and it is envisaged that it will be adopted by the Council in late 2004.

15.7. Garw Valley Regeneration Strategy

15.7.1. Here the strategy is firmly based on the implementation of major and minor schemes aimed at steadily enhancing the environment.

15.7.2. The major planks of the strategy are:-

Completion of the Garw Valley reclamation scheme - this major land reclamation scheme which is WDA funded with an estimated cost of 14 million pounds. Its purpose is to completely restore the valley and mountainside;
Implementation of the Garw Valley Green Strategy - a strategy for environmental improvements in the Garw Valley which involves the identification of projects that will enhance and green the valley environment;
Implementation of the Betws Green strategy - environmental improvements initiative specifically directed at Betws Village;
Promotion of leisure and tourism schemes based on the heritage of the Garw Valley, including the introduction of a steam railway by the Bridgend Valley Railway Company, with links to Bryngarw Country Park;
Extension of commercial improvement area grants for upgrading of environmental and retail premises.

15.7.3. As with other strategies, proposed initiatives with landuse implications are detailed under the relevant topic chapters.

Bridgend Town Centre Pedestrianisation

15.8. Llynfi Valley Regeneration Strategy

15.8.1. The strategy is mainly targeted at community education, social development and employment initiatives.

15.8.2. There are 5 strategic themes set up as an agenda for action:-

Development of the educational skills base for the valley inhabitants;
Development of local industrial/commercial sites and the establishment of partnerships with local industry in line with the Sustainable Economic Development Strategy;
Development of community capacity within local neighbourhoods;
Development of an action plan to address the social problems of the valley and in particular in respect of disaffected young people; and
Development of justifiable pride in housing and the environmental landscape both urban and rural.

15.8.3. A number of initiatives are proposed, some of which are currently underway, to progress the strategic themes. Project finance is based upon the opportunities available to the area for partnership bidding for Welsh Office and European funding. As the initiatives of the strategy are mainly of a social nature, issues arising with landuse implications are addressed in the Social and Community Services and Facilities chapter.

15.9. Ogmore Valley Regeneration Strategy

15.9.1. On 4 June 1997, the Council approved delegated Strategic Development Scheme monies to the amount of £10,000 for an Ogmore Valley Regeneration Strategy Study. The Authority commissioned Groundwork Bridgend to produce a draft study to include the following issues:-

Nature conservation;
Landscape conservation and enhancement;
Access and recreation;
Economy and land management;
Traffic transport issues;
Village centre regeneration;
Social issues;
Environmental awareness and education.

15.9.2. A draft structure for the preparation of the study based on community involvement has now been prepared by Groundwork Bridgend. The structure contains a programme for public consultation. A stated objective of the strategy is to direct the actions of the partnership agencies.

15.10. Cynffig Community Economic Regeneration Strategy

15.10.1. The strategy area covers the three neighbourhood communities of Kenfig Hill, Pyle and Cornelly. The strategy aims to provide a comprehensive response to the complex problems of high unemployment, deprivation and social problems which exist in those communities.

15.10.2. The strategy’s primary objectives are to:-

Combat social exclusion, particularly amongst disaffected young people;
Improve the skills base of the local population, and the competitiveness of local SMEs;
Create new and sustainable employment opportunities for local people; and
Improve the physical environment of the Village Farm Industrial Estate.

15.10.3. The strategy provides an integrated response to a defined local need - training and employment opportunities. It seeks to integrate a wide range of community initiatives, to provide the foundations for a regeneration strategy for the area.

15.10.4. It is expected that the strategy will generate economic and employment benefits by:-

Establishing local training infrastructures,
Constructing a community enterprise centre,
Upgrading the Village Farm Industrial Estate to make it an attractive location for SMEs.

The strategy brings together key partners and has the support of a wide range of public, private and voluntary sector organizations.

Garw Reclamation Scheme

15.11. Maesteg Town Centre Regeneration Strategy

15.11.1. In 2000, Bridgend County Borough Council and the Welsh Development Agency commissioned a Town Centre Strategy and Action Plan for revitalising Maesteg town centre. The URBED report contains a strategy for recovery based on 5 development programmes as follows:

High accessibility, including reducing congestion, simplifying parking and assisting walking and cycling in town and making the most of the rail link to Cardiff and Bridgend
Pride of place, including greening of the streets, designation of a conservation area and environmental enhancements which exploit the town’s Edwardian character
Heart of the town, focusing improvements on key buildings including the town hall and market
Business Development and
Community Enterprise

15.11.2. Since the publication of the report efforts to resource the physical improvements highlighted in the Strategy have been successful, and have led to the appointment of a dedicated Regeneration Project Officer for Maesteg Town Centre in 2002. Working in partnership with the Welsh Development Agency, the Welsh Assembly Government, Cadw and the Heritage Lottery, the County Borough Council is developing a package of improvement projects which demonstrate an integrated and holistic approach to the physical regeneration of the town.

15.11.3. In 2003 a Public Realm Strategy and Masterplan were produced which outline proposals for improvements to streets and spaces throughout the town centre. Implementation of the first phase of public realm improvements – the Greening of Commercial Street - is planned to commence in the spring of 2004. A range of financial incentives are in place to encourage businesses and other town centre occupiers to invest in their properties. Feasibility studies into the potential of key sites and building groups with a view to securing their sustainable future are also underway.

15.12. Implementation

15.12.1. In addition to specific topic related policies, the following are considered necessary to aid the implementation of proposals, schemes and projects contained in the various regeneration strategies for the County Borough:-

15.12.2. REGENERATION SCHEMES

POLICY REG1

DEVELOPMENT WHICH ASSISTS IN THE IMPLEMENTATION OF REGENERATION AND ENVIRONMENTAL IMPROVEMENT SCHEMES WILL BE PERMITTED PARTICULARLY WHERE IT WILL RESULT IN:-

1. THE RE-USE AND REHABILITATION OF VACANT, UNDERUSED AND DERELICT ‘BROWNFIELD’ LAND AND BUILDINGS;

2. IMPROVEMENT TO THE QUALITY OF THE URBAN ENVIRONMENT, PARTICULARLY THE VITALITY, VIABILITY AND ATTRACTIVENESS OF BRIDGEND, PORTHCAWL AND MAESTEG TOWN CENTRES;

3. IMPROVEMENT TO THE PROVISION OF RESIDENTIAL, COMMERCIAL, LEISURE AND TOURISM FACILITIES;

4. A MORE EFFECTIVE AND EFFICIENT USE OF THE EXISTING HIGHWAY AND PUBLIC TRANSPORT NETWORKS.

15.12.3. The implementation of schemes and initiatives as contained in the regeneration strategies leads to improvements in the urban fabric. This has been acknowledged as a major contributing factor in attracting visitors and inward investment. The regeneration of derelict land often requires clearance and redevelopment which results in landscaping, the creation of pedestrian areas, including tree planting, paving and seating. The re-use of brownfield sites provides opportunities for the provision of new and accessible facilities in the form of mixed use developments incorporating housing, commercial and retail uses. The outcome of this is to produce a high quality environment in the older urban areas and on housing estates, thereby increasing the quality of life to be enjoyed in the County Borough. Whereas Policies REG1 and REG3 (below) identify five 'key' regeneration sites, all of which lie either within, or are contiguous with, existing urban areas in the County Borough, it is not impossible that other opportunities for regeneration of land may arise within the more rural area of the County Borough during the currency of the UDP. The provisions of Policy REG1 will therefore also be applied in those instances should they arise. In this respect it should be noted that the most recent Welsh Planning Guidance contains a clear definition of 'previously developed (or brownfield) land', which applies to urban and rural locations alike. (Planning Policy Wales 2002 section 2.7 refers). This will be applied in the implementation of Policy REG1.

15.12.4. DEVELOPMENT OUT OF ACCORD WITH A REGENERATION STRATEGY

POLICY REG2

DEVELOPMENT LIKELY TO HAVE AN UNACCEPTABLE OR DETRIMENTAL IMPACT ON THE IMPLEMENTATION OF A
REGENERATION STRATEGY PROGRAMME WILL NOT BE PERMITTED.

15.12.5. The regeneration strategies form a comprehensive vision for the future of the areas concerned. Proposals for development or actions which are contrary to the objectives and aims of a strategy, or hinder the implementation of a programme will be resisted. Examples of unacceptable proposals are development which results in increased traffic congestion, out- of-town proposals which could undermine town centre vitality and viability, poor quality design of schemes or buildings. The cumulative impact of small-scale new development and changes of use will also be monitored to ensure that there are no longer term detrimental effects. It may be necessary to resist even these developments if there is a likely risk to a strategy.

15.12.6. KEY REGENERATION AND MIXED USE SITES

POLICY REG3

THE COMPREHENSIVE DEVELOPMENT OF THE FOLLOWING SITES IS PROPOSED AS PART OF THE REGENERATION OF THEIR RESPECTIVE AREAS OR FOR APPROPRIATE MIXED USE SCHEMES. THE IMPLEMENTATION OF EACH WILL THEREFORE BE IN ACCORDANCE WITH A DEVELOPMENT BRIEF AND / OR APPROPRIATE PLANNING/HIGHWAY AGREEMENTS. THESE MUST BE AGREED WITH THE COUNTY BOROUGH COUNCIL BEFORE DEVELOPMENT COMMENCES:-

1. THE SITE OF THE FORMER MAESTEG WASHERY AND ADJACENT LAND; (Link to Map 32)

2. LAND BETWEEN THE HARBOUR AND TRECCO BAY, PORTHCAWL; (Link to Map 37)

3. LAND WEST OF MAESTEG ROAD, TONDU; (Link to Map 15)

4. PWLL-Y-WAUN, PORTHCAWL; (Link to Map 29)

5. NORTH OF LOCKS LANE, PORTHCAWL. (Link to Map 29 West)

15.12.7. The above key sites offer opportunities for comprehensive schemes which will enhance the environment and economy of the County Borough by creating jobs, attracting visitors or providing areas for recreation. Some sites may require land assembly and the relocation of existing uses, others will require comprehensive land reclamation. Their potential is best promoted by the preparation of a development brief or appropriate highway/planning agreement, which are the most appropriate way of resolving planning issues, such as access, mix of uses, urban design, biodiversity or the preservation of historic buildings and areas.

Former Maesteg Washery Site and Adjacent Land

15.12.8. This site is located immediately to the north-east of the Maesteg town centre. The western and southern boundaries of the site are defined by the former mineral railway line but the northern and eastern boundaries are not defined by any physical features as the land in general is open reclaimed land, including the former Maesteg Washery site. At present only a small part of the total site area is in active use. A small recreational playing field is located in the south-western corner of the site which immediately abuts a coal distribution depot. Much of the site consists of reclaimed tips together with open moorland.

15.12.9. In order to carry out the satisfactory reclamation of the site, a number of tips and steep slopes would need to be reprofiled and landscaped. Any areas of contamination arising from the legacy of the old colliery and washery would also need to be dealt with in an appropriate manner. Educational, housing, light industry and recreational end uses are considered appropriate for this site. In particular, a new comprehensive school with associated playing fields has been identified as the primary use for the developable part of the site. The actual amount of housing and light industry may be constrained by the level of contaminated (if any) land on the site.

Jennings Building, Porthcawl

Land Between The Harbour and Trecco Bay, Porthcawl

15.12.10. Policy REG3(2) supports the development of appropriately located tourism/leisure/entertainment/commercial activities and new accommodation facilities as part of proposals for the comprehensive redevelopment of Hillsboro Place, Salt Lake, Coney Beach and Sandy Bay area of Porthcawl. It is expected that a phased approach will be used. Supplementary planning guidance in the form of a development brief will be prepared, in consultation with existing owners and occupiers, and the public, which will detail the planning and design requirements of the site. The tourism/leisure/ entertainment elements of the development should reflect the wider objectives of Policy TM7, which will include tourist accommodation to make the resort of Porthcawl more attractive to visitors and extend the season. The new commercial activities will include retail development, in accordance with Policy R8(5). The general needs residential allocation will be referenced by Policy H1(58). The redevelopment of this important area of Porthcawl will contribute significantly to revitalising the resort as a major tourist destination in South Wales.

Land West of Maesteg Road, Tondu

15.12.11. The comprehensive development and reclamation of this highly accessible ‘brownfield’ site will bring forward 45 Ha. of land for a variety of beneficial economic after-uses, including industrial development within use classes B1, B2, B8, housing development, a Heritage Park, a waste transfer station and provision of necessary new road infrastructure which will also benefit the community as a whole by alleviating a currently constrained section of Maesteg Road.

15.12.12. From an economic development perspective, the site provides development opportunities offering good communication links with the M4, a possible future rail link, together with a high quality environment. In this respect, the site is capable of attracting a large number of prestige, large-scale industrial users, with the potential of providing a large number of much needed jobs.

15.12.13. The central location of the site within the County Borough and its accessibility in terms of road and a future rail link to carry bulk materials, also make the utilisation of part of this site the preferred locational option for a transfer station for municipal waste.

15.12.14. In terms of promoting the area’s industrial heritage, an opportunity exists for the provision of formal and informal recreation in connection with the Tondu Iron Works, which is a scheduled ancient monument, and an integral part of a proposed Heritage Park. In addition, cycle routes within the development will form part of the National Cycle Route, and will provide further opportunities for informal recreation.

15.12.15. The regeneration site also includes part of the Derllwyn Road Conservation Area, and future development including any residential development, will need to take account of this designation, especially in terms of design and use of materials.

Pwll-y-Waun, Porthcawl

15.12.16. This 4.5 hectare site comprises Pwll-y-Waun pond to the west of the site which should be retained and preferably enhanced by any development on the adjacent land to the east of the site which is currently used as rough pasture for horses. The several wooded areas within the site will allow the development of small (0.7 hectares) B1 office-based uses in a parkland setting as well as limited (approximately 25 dwellings) residential development with appropriate provision of amenity open space for the setting of the pond, retaining, where possible, the existing woodland areas. It is intended that development would only proceed in accordance with an approved development brief.

15.12.17. The above aspects have been reflected in the site-specific uses allocated for the site by other Policies of the UDP, namely, Policies RC9(10), E4(4) and H1(88). To this end, the opportunity exists on this site to provide a high quality mixed use scheme incorporating employment and residential development which both retains and respects the nature conservation interest of the pond whilst resulting in improved protection and management of the biodiversity resource of the site.

North of Locks Lane, Porthcawl

15.12.18. The area of land comprises 5.3 hectares of arable land within the urban area of Porthcawl, which is bounded by residential development to the north and south with existing playing fields to the east. To the west the land adjoins Lock`s Common, a visually important area of amenity open space, which extends to the sea. The site allows for a mixed-use residential and recreational development, which will assist in implementing a long-standing recreational proposal, therefore satisfying in part the recreational needs of the Porthcawl area.

15.12.19. The above aspects have been reflected in the site-specific uses allocated for the site by other Policies of the UDP, namely Policies RC6(10) and H1(59). Housing development will only be provided as part of a mixed-use scheme, secured by means of an appropriate planning agreement, which will include at least 2.7 hectares of land to be developed for recreational purposes at the eastern end of the site.

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