Residents of a housing estate in Bryncoch, Neath, have described the rejection of plans for a 250-home development on land above their homes as the 'best Christmas present ever', but they acknowledge their battle to protect the site is not over.
Cheers broke out in the public gallery when Neath Planning Committee councillors rejected the outline proposals submitted by the Codi Group, which sought permission to build up to 250 homes on an 11.79-hectare greenfield site overlooking the Neath valley. The scheme would have included a mixed-use community hub, public open space, landscaping and associated infrastructure, with the main access proposed off Pen y Wern road up through Daphne Road.
Community opposition and concerns
The plans faced significant opposition, with residents raising concerns about the steep topography, restricted road access, arsenic contamination of the land, lack of local infrastructure, and the potential loss of another greenfield area. A report presented to Neath Port Talbot Council's planning committee on November 10 recorded 693 objections against the application, compared to just four letters of support. The council's planning department had recommended refusal, and the committee supported that recommendation.
Michelle Thomas, who has lived in the area for over 30 years, said the decision brought considerable relief after months of uncertainty. "It was an absolute relief," she said. "Everyone's first impression when we first knew Codi were now involved in the new application was - that's it. We are up against a huge social housing company with a lot of influence and more worryingly - unlimited funds!"
Traffic and infrastructure concerns
One of the most significant objections came from Neath Port Talbot Council's own Highway Section, which formally objected and submitted a lengthy report. Traffic figures obtained through a Freedom of Information Act recorded 11,283 vehicles driving through the area between 7am and 7pm in 2025. Residents argued the existing road network was already struggling, particularly during school hours and commuting periods.
Michelle questioned the proposed active travel route given the steep topography of the site. "It's at the top of a very steep hill for a start, so the demographics for a viable walking, cycling and wheeling route as part of an active travel plan is absolute nonsense," she said. She also noted that a bus currently serving the area only operates three days a week, and claimed that no bus provider has been approached to see if they would provide a service.
Environmental and safety concerns
Residents raised concerns about biodiversity, including the potential removal of ancient oak trees and the impact on ancient semi-natural woodland and an ancient hedgerow. "We should be protecting our greenfield sites, we need to protect our biodiversity, our wildlife," Michelle said. "We have so many species living in this area - red kites, owls, badgers, foxes. Where are they supposed to go?"
Mark Brier, who has lived in the area for more than 25 years, highlighted the history of mining beneath the site. "You only have to look at the case of Goshen Park here locally. The mine shaft blow out led to intense flooding in the area," he said. Residents also questioned why greenfield land was being considered when brownfield sites elsewhere remained available or unfinished.
Long-running battle continues
Residents said attempts to develop the land have resurfaced repeatedly over the past two decades. "Every three or four years, this comes back up as a development opportunity for a developer," Mark said. He argued that the site's inclusion in the Local Development Plan (LDP) was a major reason developers continued to return with proposals. Removing the site from the LDP and future RDLP is now the community's next priority.
Despite the celebrations, residents are aware the matter may not be settled. The site's continued allocation for housing means further proposals remain a possibility, and the developer may appeal the decision. "The land and its steep topography is not going to change. The mining risk isn't going to change. The contamination is still there. The enormous issues with the highways are not going to go away," Michelle said.
A spokesperson from Codi Group expressed disappointment in the rejection, stating: "We are disappointed by the Planning Committee's decision to refuse the application for the proposed development at Leiros Parc, Bryncoch. The site has long been allocated for residential development through the Local Development Plan, and the proposal had the potential to deliver much-needed new homes, including affordable housing, for local people."
