Latest news with #PlanningPolicyWales
Business News Wales
3 days ago
- Politics
- Business News Wales
Will Planning Become an Election Battleground in Wales?
It's been nearly a year since Labour took over at Number 10 and in that time, it has made sweeping changes to the planning system. In its effort to 'Get Britain Building Again' the changes seek to enhance housing delivery and to amend long established Green Belt policy to allow housing development in appropriate circumstances. However, the changes to the planning system in England will not impact Wales as planning is devolved to Welsh Government. Unlike England, Wales has had no mandatory housing targets since the removal of TAN1 in March 2020 which required local authorities to produce joint housing land availability studies, and changes in national policy (Planning Policy Wales) which removed the need to have a five-year housing land supply. This was replaced by monitoring housing delivery based on trajectories set in Local Development Plans (LDPs), which – based on the Welsh housing delivery figures – has not been successful in meeting the challenge of providing sufficient new homes since 2020. Although there are now Labour Governments in both Wales and England, this does not mean there is an increased likelihood Wales will be influenced by English policy. It seems likely the current system in Wales will be in place for the foreseeable future. For the current housing delivery approach in Wales to work effectively it requires up-to-date LDPs that take forward the new standards in relation to housing requirements introduced in 2020, deliverable allocations and the formulation of robust housing trajectories. Of the 22 LPAs in Wales only four have an up-to-date plan which accounts for the changes for monitoring housing delivery (Bridgend, Flintshire, Merthyr Tydfil and Wrexham). Wrexham is a special case, with an ongoing legal battle between the council and Welsh Government which has now reached the Supreme Court, placing uncertainty on whether the recently adopted plan will be withdrawn. Without up-to-date LDPs or an alternative national policy approach there is little incentive in Wales to ensure that LPAs are delivering the required amount of housing. This has led to annual completions being below targets, with 2023/24 completions equating to 5,161 dwellings. This is set against Future Wales: National Plan need of 7,400 dwellings per annum over the first five years of the plan – which has not been met in any year since its adoption. Although the initial implementation of Welsh Labour's housing delivery policy through the planning system did not deliver the intended result due to slow delivery of new LDPs, 18 councils are reviewing their plans, with adoption for most of these planned by 2026/27. Once adopted this may lead to the increased housing delivery Welsh Labour hoped for, primarily managed through allocations. Or it will demonstrate that without a national exception policy to allow speculative development to meet the ever-growing housing need, housing growth in Wales will continue to be stymied. Currently, the UK Government is taking steps to address the housing shortfall within England. However, it appears in Wales that the Welsh Government has yet to address the housing shortfall with the current policy approach. Without a step change in Welsh Government thinking it is unlikely the situation in Wales will change. With Welsh Government elections looming in May 2026, housing delivery may become a similar key policy issue for political parties, mirroring the political battlegrounds of the Westminster elections. For all involved, the stakes remain high and the housing crisis in Wales rumbles on. Whether Welsh Labour or another political party can deliver housing at scale via the planning system remains to be determined. However, we will see if the elections crystalise the issue.
South Wales Argus
11-05-2025
- Business
- South Wales Argus
Newport HMO application turned down over flood risk
The property, located at 33 Walmer Road, Newport, was already functioning as a four-bedroom House in Multiple Occupation (HMO) since November 2024 and had a licence from Environmental Health. The applicant sought approval for the change in use, but the application was rejected on May 10. The refusal was based primarily on the lack of a Flood Consequences Assessment (FCA), given that the property is in Flood Zone 3 – Sea, a high-risk area. The ground floor bedroom, in particular, was highlighted as having no adequate first-floor flood refuge, with only the landing and communal bathroom as possible refuge spaces. These were considered insufficient based on a relevant precedent. Consequently, the application was found to be contrary to Planning Policy Wales, TAN15 (2025), and policies SP3, GP2, H8 of the Newport Local Development Plan (2011–2026). Residents in the area raised several objections to the application, primarily concerning parking problems and congestion, especially with visitors to a nearby One Stop Shop. There were also complaints about noise and anti-social behaviour, often associated with the transient nature of HMO tenants, as well as concerns about rubbish overflow, pest issues, and property value depreciation. One resident noted: "There seems to be a considerable rise in houses of multiple occupancy in our road which is placing a significant strain on parking..." Another commented: "HMOs, if not properly managed, can sometimes lead to an increase in anti-social behaviour..." Councillors Matthew Pimm and Deborah Davies also objected to the application. Councillor Pimm highlighted the issue of overdevelopment and the lack of suitability of the terraced houses for HMO use. Councillor Davies raised concerns about parking safety and security, particularly for lone women at night, and requested a parking survey. The Highways Officer also objected due to the lack of off-road parking, inadequate cycle and refuse storage, and access issues. Natural Resources Wales noted that the property is in Flood Zone 3 – Sea and stated that the flood risk was increased due to the intensification of use. They also advised conducting a Flood Consequences Assessment, which was not provided. The Waste Manager indicated a standard 120-litre bin allocation with kerbside recycling, with no issues as long as the bins meet the specified requirements.
Pembrokeshire Herald
03-05-2025
- Business
- Pembrokeshire Herald
Early bird tickets released for 2025 Pembrokeshire County Show
A PEMBROKESHIRE solar farm scheme has been approved despite concerns about the use of high-quality agricultural land and the local village almost being 'surrounded' by such developments. In an application before Pembrokeshire County Council's planning committee meeting of April 29, members were recommended to approve a scheme by Wessex Solar Energy (WSE Pembrokeshire Ltd) for a 9.99MW solar farm and associated works at Lower Nash Farm, near Pembroke Dock. The proposed scheme would be spread over three fields, amounting to approximately 14 hectares with some 25,000 PV panels on site, some 120 metres from the national park. The scheme was previously deferred from the February meeting so members could visit the site after concerns were raised about the loss of the most valuable agricultural land and again at the March meeting due to an issue with publicity of documents. The development, some of it on Best and Most Versatile (BMV) Agricultural land, would provide approximately 3,296 households with renewable energy. Local community council Cosheston has raised concerns about the use of BMV land. A larger 22MW scheme covering 34.25ha was previously refused in 2021 due to the effect on BMV land. Planning Policy Wales (PPW) requires that BMV agricultural land 'should be conserved as a finite resource for the future with considerable weight given to protecting it from development,' adding: 'Such land should only be developed if there is an overriding need for the scheme and either previously developed land or land in lower agricultural grades are unavailable.' At the April meeting, agent Charlotte Peacock, who had previously spoken at the February meeting, said there was an 'overriding need for renewable energy,' and, quoting a statement from the farmer landowners, said the scheme -which would be grazed by sheep when the arrays were in situ – would 'ensure the farm keeps going for the long run,' with a sustainable source of revenue. 'It isn't about taking farmland away, it's about ensuring the farm can survive,' the statement added. Also speaking was local member Cllr Tessa Hodgson, who had also spoken in February when she successfully called for a site visit. Cllr Hodgson, who again raised concerns about the loss of BMV land, reiterated a call to use alternative poorer quality land sites and also to use solar panels on household roofs rather than create a 'glass and steel semi-industrial landscape,' adding there had already been a 'significant impact on the community,' through previous solar farms in the vicinity, with 'Cosheston almost becoming surrounded by solar parks'. Approval was moved by Cllr Brian Hall, but concerns were raised by other members, including chair Cllr Simon Hancock, who had also previous expressed reservations. 'It does concern me; is anyone looking at the strategic national resource of land, as Mark Twain said: 'Buy land, they're not making any more'. These small-scale applications may be under the threshold [for central determination] but when you have them on mass it's a huge cumulative effect; I'm very concerned about losing BMV land, it's a finite thing.' Members voted eight in favour, to five against, with one abstention, granting planning permission for the development.
Pembrokeshire Herald
01-05-2025
- Business
- Pembrokeshire Herald
Locals concerned as huge solar farm approved near Cosheston
A PEMBROKESHIRE solar farm scheme has been approved despite concerns about the use of high-quality agricultural land and the local village almost being 'surrounded' by such developments. In an application before Pembrokeshire County Council's planning committee meeting of April 29, members were recommended to approve a scheme by Wessex Solar Energy (WSE Pembrokeshire Ltd) for a 9.99MW solar farm and associated works at Lower Nash Farm, near Pembroke Dock. The proposed scheme would be spread over three fields, amounting to approximately 14 hectares with some 25,000 PV panels on site, some 120 metres from the national park. The scheme was previously deferred from the February meeting so members could visit the site after concerns were raised about the loss of the most valuable agricultural land and again at the March meeting due to an issue with publicity of documents. The development, some of it on Best and Most Versatile (BMV) Agricultural land, would provide approximately 3,296 households with renewable energy. Local community council Cosheston has raised concerns about the use of BMV land. A larger 22MW scheme covering 34.25ha was previously refused in 2021 due to the effect on BMV land. Planning Policy Wales (PPW) requires that BMV agricultural land 'should be conserved as a finite resource for the future with considerable weight given to protecting it from development,' adding: 'Such land should only be developed if there is an overriding need for the scheme and either previously developed land or land in lower agricultural grades are unavailable.' At the April meeting, agent Charlotte Peacock, who had previously spoken at the February meeting, said there was an 'overriding need for renewable energy,' and, quoting a statement from the farmer landowners, said the scheme -which would be grazed by sheep when the arrays were in situ – would 'ensure the farm keeps going for the long run,' with a sustainable source of revenue. 'It isn't about taking farmland away, it's about ensuring the farm can survive,' the statement added. Also speaking was local member Cllr Tessa Hodgson, who had also spoken in February when she successfully called for a site visit. Cllr Hodgson, who again raised concerns about the loss of BMV land, reiterated a call to use alternative poorer quality land sites and also to use solar panels on household roofs rather than create a 'glass and steel semi-industrial landscape,' adding there had already been a 'significant impact on the community,' through previous solar farms in the vicinity, with 'Cosheston almost becoming surrounded by solar parks'. Approval was moved by Cllr Brian Hall, but concerns were raised by other members, including chair Cllr Simon Hancock, who had also previous expressed reservations. 'It does concern me; is anyone looking at the strategic national resource of land, as Mark Twain said: 'Buy land, they're not making any more'. These small-scale applications may be under the threshold [for central determination] but when you have them on mass it's a huge cumulative effect; I'm very concerned about losing BMV land, it's a finite thing.' Members voted eight in favour, to five against, with one abstention, granting planning permission for the development.
Western Telegraph
30-04-2025
- Business
- Western Telegraph
Concerns as Pembrokeshire solar farm approved on BMV land
In an application before Pembrokeshire County Council's planning committee meeting of April 29, members were recommended to approve a scheme by Wessex Solar Energy (WSE Pembrokeshire Ltd) for a 9.99MW solar farm and associated works at Lower Nash Farm, near Pembroke Dock. The proposed scheme would be spread over three fields, amounting to approximately 14 hectares with some 25,000 PV panels on site, some 120 metres from the national park. The scheme was previously deferred from the February meeting so members could visit the site after concerns were raised about the loss of the most valuable agricultural land and again at the March meeting due to an issue with publicity of documents. The development, some of it on Best and Most Versatile (BMV) Agricultural land, would provide approximately 3,296 households with renewable energy. Local community council Cosheston has raised concerns about the use of BMV land. A larger 22MW scheme covering 34.25ha was previously refused in 2021 due to the effect on BMV land. Planning Policy Wales (PPW) requires that BMV agricultural land 'should be conserved as a finite resource for the future with considerable weight given to protecting it from development,' adding: 'Such land should only be developed if there is an overriding need for the scheme and either previously developed land or land in lower agricultural grades are unavailable.' At the April meeting, agent Charlotte Peacock, who had previously spoken at the February meeting, said there was an 'overriding need for renewable energy,' and, quoting a statement from the farmer landowners, said the scheme -which would be grazed by sheep when the arrays were in situ - would 'ensure the farm keeps going for the long run,' with a sustainable source of revenue. 'It isn't about taking farmland away, it's about ensuring the farm can survive,' the statement added. Also speaking was local member Cllr Tessa Hodgson, who had also spoken in February when she successfully called for a site visit. Cllr Hodgson, who again raised concerns about the loss of BMV land, reiterated a call to use alternative poorer quality land sites and also to use solar panels on household roofs rather than create a 'glass and steel semi-industrial landscape,' adding there had already been a 'significant impact on the community,' through previous solar farms in the vicinity, with 'Cosheston almost becoming surrounded by solar parks'. Approval was moved by Cllr Brian Hall, but concerns were raised by other members, including chair Cllr Simon Hancock, who had also previous expressed reservations. 'It does concern me; is anyone looking at the strategic national resource of land, as Mark Twain said: 'Buy land, they're not making any more'. These small-scale applications may be under the threshold [for central determination] but when you have them on mass it's a huge cumulative effect; I'm very concerned about losing BMV land, it's a finite thing.' Members voted eight in favour, to five against, with one abstention, granting planning permission for the development.
