Candidate Site Assessment Methodology Consultation Draft

Ended on the 10 October 2022
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6. Detailed Site Assessment / ISA Assessment Stage

6.0.1 A more detailed site assessment will be undertaken for all Candidate Sites which have passed through the initial site filter stage, this will include assessing them against the LPA's ISA objectives (See Appendix 1). The LPA is required to develop a comprehensive and systematic assessment methodology to fully assess Candidate Sites to determine whether they are sustainable, deliverable, and viable. This will be undertaken following the Preferred Strategy consultation and take account of consultee comments and any representations received.

6.0.2 To demonstrate the Replacement LDP is sound at Examination, the LPA will have to justify the criteria used to assess Candidate Sites proposals and associated site assessments. The Development Plans Manual (Edition 3) requires that the criteria used is in accordance with the principles of sustainable development and placemaking as set out in Planning Policy Wales (Edition 11).

6.0.3 The ISA will also provide documentation and a record of site assessment including a reasoned justification for site status (rejected, reasonable alternative or preferred). Candidate Sites will be rejected if they have no potential to be either a proposed site, or a reasonable alternative.

6.1 Detailed Site Assessment

6.1.1 The detailed site assessment stage of the Candidate Site process will commence after consultation on the Replacement LDP Preferred Strategy in May/June 2023 and will take account of any representations received. Any sites submitted that were rejected as part of the initial site filter will not be subject to the detailed site assessment and will not be considered for inclusion in the Replacement LDP.

6.1.2 The assessment criteria reflect the information requested on the Candidate Site Form, thereby enabling site proposers to identify whether a site is affected by one or more constraints/designations. Site proposers are required to provide supporting information explaining how the site can address any matters associated with the site. The LPA may request additional information from site proposers where necessary.

6.1.3 The information provided by each site proposer will be verified by the planning policy team, in consultation with other service areas of the Council and where necessary external organisations (such as: Welsh Government Highways, NRW, CPAT, infrastructure providers etc.)

6.1.4 The detailed site assessment criteria are split into the following categories:

  • Location and accessibility
  • Site context and character
  • Accessibility and highway capacity
  • Landscape and environmental impact
  • Flood risk
  • Mineral Safeguarding Areas/Buffer Zones
  • Infrastructure capacity
  • Delivery and viability
  • Climate change, placemaking and biodiversity enhancement

6.1.5 A 'traffic light' scoring system will be used to identify which sites are more desirable against the detailed site assessment criteria and those sites which are less so, see Table 1.

Table 1. Detailed Site Assessment Scoring System.

Scoring System

Description

Green

Positive

Amber

Further consideration required

Red

Negative

Grey

Not applicable or not enough information (but does not act to exclude the Candidate Site from the process).


6.2 Detailed Site Assessment Criteria

Location and Accessibility

6.2.1 Following the Replacement LDP Preferred Strategy consultation and taking into consideration any representations submitted, the Replacement LDP will consist of a Growth and Spatial Strategy and a Settlement Hierarchy.

6.2.2 Generally, higher order settlements in the Settlement Hierarchy provide the most sustainable locations for growth, due to the greater access to services and facilities they offer. Settlements in the lower tiers and the open countryside are likely to have poorer access to services and facilities the Spatial Strategy and the Settlement Hierarchy will provide guidance on where development growth should be distributed prioritising growth to the most sustainable locations (settlements higher up the settlement hierarchy) in the first instance.

6.2.3 Planning Policy Wales (Edition 11) states that in rural areas "local service centres, or clusters of smaller settlements where a sustainable functional linkage to a higher tier settlement (service centres) can be demonstrated, should be designated by local authorities as the preferred locations for most new development including housing and employment provision. The Preferred Strategy will take this requirement into consideration. In the meantime, significance will be given to smaller peripheral settlements on public transport routes where there is a clear functional linkage to a larger settlement acting as a service centre.

Table 2. Criterion 1: Preferred Strategy and Settlement Hierarchy - Housing

Scoring System

Description

Green

The site is within, or would form a logical extension to, a settlement that is identified as suitable for large* open market and affordable housing sites in the Settlement Hierarchy of the Replacement LDP.

Amber

The site is within or adjoining a settlement not identified for large open market housing sites but with a preference for affordable housing exception sites.

Red

The site is located within the open countryside, or a lower tier settlement, not identified for large housing developments.

* A large site within the Replacement LDP is defined as five dwellings or more.

Table 3. Criterion 2: Preferred Strategy and Settlement Hierarchy – Employment / Retail

Scoring System

Description

Green

The site is within a settlement identified for employment or retail growth in the Settlement Hierarchy of the Replacement LDP.

Amber

The site is within or adjoins an existing employment / retail site or has been identified in the Mid Wales Growth Deal.

Red

The site is located within the open countryside, or a lower tier settlement not identified for employment or retail growth in the Replacement LDP / Growth Deal and is contrary to National policy.

 

Table 4. Criterion 3: Relationship to Community Services / Facilities that have the Capacity to Support Growth.

Scoring System

Description

Green

The candidate site is within 800 metres* of the centre of a settlement that has a range of services and community facilities+ (that have the capacity to support growth).

Amber

The candidate site is within, but further than 800 metres, from the centre of a settlement that has a range of services and community facilities (that have the capacity to support growth). Or

The site is within a smaller settlement with a limited number of facilities, but there is a larger settlement hosting a range of services and community facilities (that have the capacity to support growth) and has a frequent bus / train service (that connects the larger settlement to within 800 metres of the candidate site).

Red

There are one or no services / community facilities within 800 metres of the candidate site.

There is no frequent bus /train service to a larger settlement that hosts a range of such facilities (that connects the larger settlement to within 800 metres of the candidate site).

* 800 metres equates to ten-minute walking time.

+ Services and community facilities include but are not limited to: schools, doctors' surgeries, dentists, supermarkets, local shops, banks / building societies, pharmacies, petrol stations, village halls, community centres, churches, public houses, leisure centres etc…


Site Character and Context

6.2.4 This section considers the site character and context which includes considering whether the Candidate Site is on previously developed land or greenfield land (as defined in Planning Policy Wales (Edition 11). Planning Policy Wales requires LPAs to follow the Sequential Test and to consider previously developed land and/or underutilised sites located within existing settlements in the first instance, with sites on the edge of settlements considered thereafter. If no previously developed land is available, only then should consideration be given to suitable and sustainable greenfield sites within or on the edge of settlements.

6.2.5 Site character and context also considers factors such as whether topographical characteristics or physical development on the site may present an obstacle to development, whether or not there could be a potential adverse impact on the site from adjoining land uses and potential land contamination.

Table 5. Criterion 4: Previously Developed Land / Greenfield Land*.

Scoring System

Description

Green

Previously developed land within or on the edge of settlement

Amber

Greenfield land within or on the edge of settlement

Red

Greenfield land in the Open Countryside

* Note: The Sequential Test in terms of prioritising the use of previously developed land over the use of greenfield sites will be followed.

Table 6. Criterion 5: Topographical Characteristics* or Physical Development+ on the Site that May Present an Obstacle to Development.

Scoring System

Description

Green

There are no topographical characteristics (such as steep gradients) or physical developments (such as structures, pipe work) on the site that may present an obstacle to development.

Amber

There are topographical characteristics or physical developments on the site that may present an obstacle to development, however mitigation maybe possible, further investigation and information required.

Red

There are topographical characteristics or physical developments on the site that will act as a constraint to the deliverability and viability of development.

* Topographical characteristics includes steep gradients and unstable land (submissions in areas of coal mining legacy will require consideration of coal mining information, mitigation maybe required (further information will be provided in a guidance note).

+ Physical development includes existing structures, mains gas or powerlines or overhead powerlines.

Table 7. Criterion 6: Adverse Impact on Amenity (Noise, Odour, Light or Dust Pollution) Arising from Potentially Conflicting Adjoining Land Uses*

Scoring System

Description

Green

No adverse impact on amenity, there are no conflicting adjoining land uses.

Amber

Possible adverse impact on amenity arising from potentially conflicting adjoining land uses, however mitigation maybe possible, further investigation and information required.

Red

Yes, there would be an adverse impact on amenity arising from conflicting land uses which is unlikely to be satisfactorily mitigated.

* The agent of change principle (detailed in Planning Policy Wales Chapter 6) states that a business or person responsible for introducing a change is responsible for managing that change. This means a site proposer would have to ensure that solutions to address air quality or noise from nearby pre-existing infrastructure, businesses or venues can be found and implemented as part of ensuring development is acceptable.

Table 8. Criterion 7: Contaminated Land

Scoring System

Description

Green

The site is not contaminated.

Amber

Part or all the site is contaminated but evidence has been provided to indicate that remediation would be possible and viable.

Red

Contamination is a significant constraint on the site, insufficient evidence has been provided, or evidence has been unable to demonstrate, that satisfactory remediation can be achieved and/or would be viable.


Accessibility and Highway Capacity

6.2.6 National policy highlights the importance of sustainable placemaking ensuring that new developments have access to a range of services/ facilities by a range of transport means particularly by walking and cycling ("Active Travel"). Consequently, the relative distance to existing facilities, public transport, including the level and frequency of public transport provision are important factors in determining site suitability.

6.2.7 However, national policy also recognises that for rural areas the opportunities to reduce car use and increase walking, cycling and the use of public transport are more limited than in urban areas. Planning Policy Wales (Edition 11) paragraph 3.39 states that "in rural areas most new development should be located in settlements which have relatively good accessibility by non-car modes when compared to the rural area as a whole. Development in these areas should embrace the national sustainable placemaking outcomes and, where possible, offer good active travel connections to the centre of settlements to reduce the need to travel by car for local journeys".

6.2.8 As mentioned in paragraph 6.2.3, Planning Policy Wales (Edition 11) also states (paragraph 3.40) that in rural areas "local service centres, or clusters of smaller settlements where a sustainable functional linkage can be demonstrated, should be designated by local authorities as the preferred locations for most new development including housing and employment provision". Therefore, the Criterion in this site assessment will initially assess sites in smaller settlements on the basis of whether they have public transport connections with larger settlements acting as service centres. This and any related criterion maybe subject to change as the Preferred Strategy is developed.

Table 9. Criterion 8: Active Travel Connections to The Centre of Settlements

Scoring System

Description

Green

The site is within 400 metres of an existing or planned Active Travel Route.

Amber

The site is not within 400 metres of an existing or planned Active Travel Route but other pedestrian and cycle routes to the centre of the settlement are available.

Red

No Active Travel or other pedestrian and cycle routes available.


Table 10. Criterion 9: Accessibility to the Wider Area on Foot

Scoring System

Description

Green

The site has good accessibility on foot (there is a network of uninterrupted, good quality pavements which have street lighting and promote walking).

Amber

The site requires further investigation regarding access on foot (some improvements may be required such as improvements to interruptions in the pavement network and lighting, but these seem feasible and can be addressed).

Red

The site has no viable access on foot (the site is in an isolated location, where access on foot is very difficult, if not impossible).

 

Table 11. Criterion 10: Location Within Walking Distance (i.e. 800 metres) of an Existing Bus Stop or Railway Station.

Scoring System

Description

Green

The site is within 800 metres of a frequent (at least every two hours) mode of public transport that connects the site to at least one larger settlement (acting as a service centre) offering a range of facilities.

Amber

The site has some access to public transport (not within 800 metres but within a 'reasonable' distance) and/or the frequency is greater than every two hours, but it does connect the site to at least one larger settlement (acting as a service centre) offering a range of facilities.

Red

There is no public transport available within a 'reasonable' distance of the site. There is no public transport available within a ‘reasonable’ distance of the site and the site proposer has not provided evidence to demonstrate how the site can be developed in accordance with the transport hierarchy as set out in Planning Policy Wales.

Grey There is no public transport available within a ‘reasonable’ distance of the site, but the site proposer has demonstrated how the site can be developed in accordance with the transport hierarchy as set out in Planning Policy Wales.


Table 12. Criterion 11: Suitability of Vehicular Access to and from the Site and the Impact on the Highway.

Scoring System

Description

Green

No constraints on highway access, the site can provide safe access with minor highway improvements.

Amber

Minor constraints on highway access which can be reasonably mitigated.

Red

Objection from highways, the site is unable to meet highway standards, mitigation measures are not practical or are likely to make development proposals unviable.

 

Table 13. Criterion 12: Capacity of Highway Network.

Scoring System

Description

Green

The existing network has the capacity to accommodate additional vehicular movements generated by the proposed development (including construction phase).

Amber

The existing network has limited capacity to accommodate additional vehicular movements generated by the proposed development (including construction phase), but this can be resolved with highway improvements. Further investigation required to demonstrate that improvements are deliverable and viable.

Red

No capacity within the existing highway network to accommodate an increase in vehicular movements, any mitigation measures are undeliverable / unviable.


Landscape and Environmental Impact

6.2.9 Consideration will be given as to the impact developing the Candidate Site may have on

 Natural heritage designations such as

  • Special Areas of Conservation (SAC).
  • Special Protection Areas (SPAs).
  • Sites of Special Scientific Interest (SSSI).
  • Ramsar sites.
  • National Nature Reserves (NNRs).
  • Local Nature Reserves.
  • Ancient Woodlands.
  • and any regional or local non-statutory designations/sites.
  • Protected species.

 Historic Environment designations such as

  • Registered Historic Landscapes
  • Scheduled Monuments
  • Listed Buildings
  • Conservation Areas
  • Registered Historic Parks and Gardens
  • and any local non-statutory designations/sites (Historic Environment Record).

 Landscape

  • Neighbouring National Parks
  • Neighbouring Areas of Outstanding Natural Beauty (AONB)
  • The valued characteristics and qualities of the Powys landscape.

 Agricultural Land

  • Land designated as Best and Most Versatile categories 3a and above.

Table 14. Criterion 13: Impact on Natural Heritage Designated Sites.

Scoring System

Description

Green

No adverse impact on a natural heritage designation/site.

Amber

Potential for adverse impact on natural heritage designation/site but appropriate mitigation and enhancement measures can be put in place. Further information and assessment required to demonstrate that mitigation can be achieved.

Red

Potential for adverse impact on natural heritage designation/site and mitigation is not possible, there would be unacceptable harm to the features of the designated site.


Table 15. Criterion 14: Impact on Protected Species.

Scoring System

Description

Green

No adverse impact on a protected species.

Amber

Potential for adverse impact on protected species site but appropriate mitigation and enhancement measures can be put in place. Further information and assessment required to demonstrate that mitigation can be achieved.

Red

Potential for adverse impact on protected species and mitigation is not possible.

 

Table 16. Criterion 15: Impact on Historic Environment Designated Sites (and their Settings where Appropriate).

Scoring System

Description

Green

No adverse impact on historic environment designation/site or its setting.

Amber

Potential impact on a historic environment designation/site – further information and assessment required to demonstrate that mitigation can be achieved.

Red

The site has, or is in close proximity to, a historic environment designation/site (and/or its setting) and would result in harm to the significance of the designation or appropriate mitigation is unlikely to be achieved.


Table 17. Criterion 16: Impact on Landscape.

Scoring System

Description

Green

No adverse impact on the landscape of any National Parks* or AONBs.

No adverse impact on the Powys landscape's characteristics or landscape qualities and sensitivities identified in the Local Landscape Character Assessment+ for the Powys LDP area.

Amber

No adverse impact on the landscape of any National Parks or AONBs.

Likely impacts on the key characteristics and landscape qualities and sensitivities identified in the Local Landscape Character Assessment for the Powys LDP area, but with the potential to be mitigated in line with the guidance within the assessment. Further information and assessment required to determine impacts and to demonstrate that mitigation can be achieved.

Red

The site will have an adverse impact on the landscape of a National Park or AONB and/or their setting.

The site and proposal will have an adverse impact on the key characteristics and landscape qualities and sensitivities identified in the Local Landscape Character Assessment for the Powys LDP area and conflicts with the guidance within it.

* The LPA must have a regard to the purposes and duty of National Parks.

+ The Local Landscape Character Assessment for the Powys LDP area has had regard to LANDMAP layers and aspect areas, further reference will be given to LANDMAP when considering Candidate Sites.

Table 18. Criterion 17: Impact on Best and Most Versatile (BMV) Agricultural Land.

Scoring System

Description

Green

The site is previously developed land or would not result in the loss of grades 1, 2 or 3a BMV agricultural land.

Amber

The site is on Grade 3a BMV agricultural land and previously developed land or land in the lower agricultural grades is unavailable.

Red

The site would result in the loss of Grade 1 or Grade 2 BMV land, or Grade 3a where there are other sites on either previously developed land or land in the lower agricultural grades available.


Flood Risk

6.2.10 The current Welsh Government advice for flood risk is Technical Advice Note (TAN) 15: Development and Flood Risk (2004), this guidance is supported by the Development Advice Maps showing areas of flood risk categorised as C1 and C2.

These are defined as:

  • C1: "areas of the floodplain which are developed and served by significant infrastructure, including flood defences".
  • C2: "Areas of the floodplain without significant flood defence infrastructure."

6.2.11 TAN 15 is in the process of being revised with the updated version due to be published in June 2023. The revised TAN 15 is supported by a different set of flood risk maps known collectively as Flood Map for Planning (FMfP). These are made up of the following:

Defended Zones - Areas where flood risk management infrastructure provides a minimum standard of protection against flooding from rivers of 1:100 and against flooding from the sea of 1:200 (plus climate change and freeboard).

Rivers Flood Zone 2 - Less than 1 in 100 (1%) but greater than 1 in 1000 (0.1%) chance of flooding in a given year, including climate change.

Rivers Flood Zone 3 - A greater than 1 in 100 (1%) chance of flooding in a given year, including climate change.

Sea Flood Zone 2 - Less than 1 in 200 (0.5%) but greater than 1 in 1000 (0.1%) chance of flooding in a given year, including climate change

Sea Flood Zone 3 - A greater than 1 in 200 (0.5%) chance of flooding in a given year, including climate change.

Surface Water and Small Watercourses Flood Zone 2 - Less than 1 in 100 (1%) but greater than 1 in 1000 (0.1%) chance of flooding in a given year, including climate change.

Surface Water and Small Watercourses Flood Zone 3 - A greater than 1 in 100 (1%) chance of flooding in a given year, including climate change.

6.2.12 The Welsh Government in a letter to LPAs, dated 15th December 2021, regarding Technical Advice Note (TAN) 15 stated that "When plans are reviewed, the flood risk considerations that feed into the settlement strategy and site allocations must be in accordance with the new TAN 15 and the Flood Map for Planning". Therefore, the flood risk maps that make up FMfP will be used to assess the suitability of Candidate Sites with regards to flood risk. Consideration will be given to the policies in the emerging revised TAN 15 (to be published June 2023) and the Mid Wales Regional Strategic Flood Consequences Assessment (2022) (to be published by November 2022).

6.2.13 Sites located within Flood Map for Planning (FMfP) Zones 2 or 3 (including in Defended Areas), that will not meet the justification tests and acceptability of consequences Criterion (regarding vulnerability of uses and previously developed land) will be filtered out early (initial site filter stage) in the candidate site assessment process, this includes proposals for highly vulnerable developments such as housing in FMfP River and Sea Flood Zones 3 and sites which are not on previously developed land in FMfP River and Sea Flood Zones 2.

Table 19. Criterion 18: Highly Vulnerable* Development in Flood Map for Planning (FMfP) River and Sea Zones 2 and 3.

Scoring System

Description

Green

The site is not in an area identified as being of risk from river or coastal flooding in FMfP

Amber

The site is for highly vulnerable development within a Defended Area and/or Zone 2, is on previously developed land and is supported by a Flood Consequences Assessment that indicates that the potential consequences of a flooding event for the development proposed is found to be acceptable in accordance with the criteria contained in section 11 of TAN 15 (2021).

Red

The site is for highly vulnerable development within Zone 3, or

is in a Defended Area or Zone 2, on greenfield land or

is in a Defended Area or Zone 2, on previously developed land but not supported by a Flood Consequences Assessment that demonstrates accordance with the criteria contained in section 11 of TAN 15 (2021).

*Includes: all residential (including Gypsy and Traveller sites) tourism developments, schools, childcare establishments, medical facilities, waste disposal sites, chemical plants, incinerators, emergency services. See TAN 15 (December 2021) for full list.

Table 20. Criterion 19: Less Vulnerable* Development in Flood Map for Planning (FMfP) River and Sea Zones 2 and 3.

Scoring System

Description

Green

The site is not in an area identified as being of risk from river or coastal flooding in FMfP

Amber

The site is for less vulnerable development within Zone 3 or Zone 2 (including Defended Areas), is on previously developed land and is supported by a Flood Consequences Assessment that indicates that the potential consequences of a flooding event for the development proposed is found to be acceptable in accordance with the criteria contained in section 11 of TAN 15 (2021).

Red

The site is for less vulnerable development within Zone 3 or Zone 2 (including Defended Areas) is on greenfield land and/or is not supported by a Flood Consequences Assessment.

* Includes: general industrial, employment, commercial and retail development, transport and utilities infrastructure, public buildings, places of worship. See TAN 15 (December 2021) for full list.

Table 21. Criterion 20: Development in Flood Map for Planning (FMfP) Surface Water Flooding.

Scoring System

Description

Green

The site is not in an area identified as being at risk from surface water flooding in FMfP.

Amber

The site is identified as being within FMfP Surface Water Flooding Zones 2 or 3 and is accompanied by a Flood Consequence Assessment (FCA) that demonstrates that mitigation is feasible.

Red

The site is identified as being within FMfP Surface Water Flooding Zones 2 or 3 and is not accompanied by a FCA that demonstrates that mitigation is feasible.


Mineral Safeguarding Areas/Buffer Zones

6.2.14 The safeguarding of mineral resources and the inclusion of land within a Minerals Safeguarding Area does not give a presumption for mineral working development to be permitted but enables areas to be protected so that mineral resources are not sterilised by development and that they remain accessible to future generations. Mineral Safeguarding areas should be considered as a form of constraint to ensure that the presence of mineral resources is adequately and effectively considered in development proposals.

6.2.15 Mineral buffer zones are required around permitted and allocated mineral extraction sites. Within the buffer zone, no new sensitive development or mineral extraction should be allocated. Sensitive development is any building occupied by people on a regular basis and includes development proposals such as residential, tourism, and community facilities where an acceptable standard of amenity should be expected. Allocations can only be considered in a buffer zone where the proposed use would not prejudice the operation of the mineral extraction site.

Table 22. Criterion 21: Mineral Safeguarding Areas/Buffer Zones.

Scoring System

Description

Green

The site is not within a mineral safeguarding area, or the proposal would not unnecessarily sterilise a safeguarded mineral resource.

The site is not within a minerals buffer zone or is not classified as a sensitive use within a buffer zone.

Amber

The site is within a mineral safeguarding area, however further information has been provided to justify one or more of the criteria below:

  • That the mineral resources are not of potential future value; or
  • The mineral will be extracted satisfactorily prior to any development taking place; or
  • Extraction would not meet the test of environmental acceptability or community benefit as set out in National policy; or
  • There is an over-riding need in the public interest for the development.

The site is within a minerals buffer zone, but development will not prejudice the operation of the mineral extraction site.

Red

The site is within a mineral safeguarding area and would result in the unnecessary sterilisation of the mineral resource. Or 
The site proposes a sensitive use within a Mineral Buffer Zone.


Infrastructure / Utilities Capacity

6.2.16 Consideration will be given as to whether there is sufficient capacity in the local infrastructure to serve the proposed development. Where improvements are planned to increase capacity, details will need to be provided on how improvements will be funded, when the improvements are to take place, how this will affect the delivery on the site and how development can be delivered within the Replacement LDP period (2022-2037).

Infrastructure to be considered within this criterion includes:

  • Water
  • Sewage Treatment Works
  • Electricity
  • Gas
  • Broadband provision

6.2.17 Candidate Sites that are in phosphate sensitive Riverine Special Area of Conservation catchments will be assessed in the early-stage initial site filter (paragraphs 4.2.12 – 4.2.14) to determine the ability to connect to a sewage treatment works with phosphate stripping (and an up-to-date permit) in a timely manner that enables delivery within the Replacement LDP period.

6.2.18 The LPA will be collating some information, at the settlement level, on infrastructure capacity and planned improvements this will be published in an Infrastructure Plan alongside the Replacement LDP Preferred Strategy. Where shortfalls are identified within the Infrastructure Plan, site proposers will be requested to provide further evidence to demonstrate site deliverability.

Table 23. Criterion 22: Infrastructure Capacity.

Scoring System

Description

Green

Infrastructure has capacity to serve the development.

Amber

Infrastructure has limited capacity; however, improvements are planned to increase provision by infrastructure provider or by the site promoter. Further information required to demonstrate how and when improvements will take place, that development is viable and can be delivered within plan period.

Red

Shortfall in infrastructure capacity, unlikely to be addressed without affecting development viability and/or constrains the ability for development to be delivered within the plan period.


Delivery and Viability

6.2.19 In determining the suitability of Candidate Sites, a key objective of the LPA will be to establish whether a site proposer has a serious intention to develop the site and can do so within the timeframe of the Replacement LDP. This links directly to the test of soundness 'Will the plan deliver?' the LPA will be expected to demonstrate this at the Examination in Public.

6.2.20 A site that is deliverable may not be financially viable, and vice versa. In assessing the Candidate Sites these two elements must be considered in the round, in a broad and proportionate manner, alongside the principles of sustainable development.

6.2.21 Candidate Sites should be sustainable, deliverable and financially viable in order for the LPA to consider them for inclusion in the plan. All sites will have to satisfy the broad parameters and information required by the LPA and have sufficient financial headroom to accommodate all the Replacement LDPs policy requirements (e.g., affordable housing, open space etc..).

6.2.22 Consideration will be given early in the assessment process during the initial site filter stage, to any obstacles to the delivery of sites through either the presence of major physical site constraints, planning history (e.g., refusals), legal constraints or covenants that restrict the site being brought forward in the Plan period. See paragraph 4.2.15.

Table 24. Criterion 23: Ownership and Legal Considerations – Public Land.

Scoring System

Description

Green

The site is public land but is identified in a published disposal strategy and/or through Council resolution as to whether the land is to be retained/or sold by the Council.

Amber

The site is public land but has not yet been identified in a published disposal strategy and/or determined through Council resolution that the land is to be retained/or sold by the Council. However, it is being considered for inclusion / determination within the next six months.

Red

The site is not being considered for inclusion within a published disposal strategy or for determination by Council resolution as to whether the land is to be retained/or sold by the Council.

 

Table 25. Criterion 24: Ownership and Legal Considerations – Landownership.

Scoring System

Description

Green

The site is owned by a single landowner with evidence submitted to demonstrate they support the site proposal or if in multiple ownership there is evidence of an agreement to the site proposal.

Amber

The site is owned by multiple landowners with no evidenced agreement to work together. Further information required.

Red

There is uncertainty regarding ownership of all or part of the site and/or no evidence to demonstrate that the landowner(s) support(s) the site proposal.

 

Table 26. Criterion 25: Ownership and Legal Considerations – Developer Interest.

Scoring System

Description

Green

There is evidence of developer interest.

Amber

There is no developer interest identified at this stage, but the site is being marketed.

Grey

No developer interest will not necessarily exclude the site.

 

Table 27. Criterion 26: Deliverability - Existing Allocated Sites in the Adopted LDP (2011-2026)

Scoring System

Description

Green

The site is an allocated site in the Adopted LDP that has not come forward, but a planning application has been submitted which is pending determination* or awaiting the signing of a Section 106 agreement.

Amber

The site is an allocated site in the Adopted LDP that has not come forward, but sufficient evidence has been submitted to demonstrate how barriers to delivery have been resolved and that the site will be able to come forward in the Replacement LDP period.

Red

The site is an allocated site in the Adopted LDP that has not come forward no / insufficient evidence has been submitted to demonstrate that the site would come forward and deliver in the Replacement LDP period.

* Sites that have received permission and align with the Replacement LDP Spatial Strategy will be shown as committed sites in the Replacement LDP.

Table 28. Criterion 27: Site Availability.

Scoring System

Description

Green

Available for development in short term (within 5 years)

Amber

Available for development in the medium term (5-10 years)

Red

Available for development in long term (10 years or more)

 

Table 29. Criterion 28: Viability.

Scoring System

Description

Green

A detailed Viability Assessment has been submitted that meets the requirements set by the LPA. The evidence demonstrates that development is viable. Or

Other funding mechanisms are in place where deliverability has already been demonstrated to secure funding (e.g., Social Housing Grant, Mid Wales Growth Deal).

Amber

A detailed Viability Assessment or evidence on other funding mechanisms has been submitted but more information is required.

Red

Insufficient evidence on viability / other funding mechanisms has been submitted. Or

Viability evidence has been undertaken that indicates the viability of the site is insufficient to demonstrate the site is deliverable and able to meet the Plan's affordable housing and other necessary planning policy requirements.

 

6.2.23 The initial Viability Assessment information supplied during the initial site filter stage will be subject to a check by the LPA. A more detailed Viability Assessment will be required at this detailed site assessment stage, where additional information and assessments will be requested to demonstrate that the site can meet the policy requirements of the Replacement LDP and remain viable and deliverable. Further information regarding Viability Assessment requirements will be provided in the Guidance Note.

6.2.24 Where development is to be funded through other mechanisms such as social housing grant or the Mid Wales Growth Deal alternative evidence to demonstrate deliverability will need to be provided.

Table 30. Criterion 29: Site Appraisal*.

Scoring System

Description

Green

The site looks like it could realistically be developed and is genuinely suitable for development.

Amber

The site looks like it has the potential to be realistically developed and is suitable for development, but further information required.

Red

The site does not look like it could be realistically developed and/or is not suitable for development within the Replacement LDP period.

*The site appraisal criterion will consider the outcome of previous detailed site assessment stage criteria, plus Planning Policy Officer observations and a site visit.
Climate Change, Placemaking and Biodiversity Enhancement

6.2.25 Planning Policy Wales (Edition 11) paragraph 5.8.1 states that the "The planning system should support new development that has very high energy performance, supports decarbonisation, tackles the causes of the climate emergency, and adapts to the current and future effects of climate change through the incorporation of effective mitigation and adaptation measures."

6.2.26 Placemaking" is a holistic approach to the planning and design of development and spaces, focused on positive outcomes. It draws upon an area's potential to create high quality development and public spaces that promote people's prosperity, health, happiness, and wellbeing in the widest sense. Placemaking considers the context, function and relationships between a development site and its wider surroundings.

6.2.27 To incorporate placemaking Planning Policy Wales (Edition 11) requires that development plans and development proposals seek to deliver developments that address the National Sustainable Placemaking Outcomes, which are:

  • Creating and Sustaining Communities
  • Making Best Use of Resources
  • Growing Our Economy in a Sustainable Manner
  • Maximising Environmental Protection and Limiting Environmental Impact
  • Facilitating Accessible and Healthy Environments

6.2.28 In accordance with Part 1 Section 6 of the Environment (Wales) Act 2016, LPAs are required to maintain and enhance biodiversity in the exercise of their functions, including through the planning process, and in doing so to promote the resilience of ecosystems. Therefore, consideration needs to be given by site proposers to how Candidate Site proposals can provide biodiversity enhancements that support ecosystem resilience.

Table 31. Criterion 30: Tackling the Causes of the Climate Emergency*

Scoring System

Description

Green

The site proposer has provided details of how the development will achieve net zero carbon.

Amber

The development shall incorporate carbon reduction measures and/or energy sources above that required by Building Regulations.

Red

The proposal considers no incorporation of carbon reduction measures and/or energy sources above that required by Building Regulations.

* Further information to be provided in the Guidance Note on what site proposers are expected to submit to demonstrate accordance with this criterion.

Table 32. Criterion 31: Sustainable Placemaking*

Scoring System

Description

Green

The site proposer has provided information demonstrating how they will address the National Sustainable Placemaking Outcomes of Planning Policy Wales (Edition 11)

Amber

The proposal has the potential to address all the National Sustainable Placemaking Outcomes of Planning Policy Wales (Edition 11), but further information is required.

Red

The proposal is not able to address the National Sustainable Placemaking Outcomes of Planning Policy Wales (Edition 11) / insufficient information has been provided by the site proposer.

* Further information to be provided in the Guidance Note on what site proposers are expected to submit to demonstrate accordance with this criterion.

Table 33. Criterion 32: Biodiversity Enhancements

Scoring System

Description

Green

The site proposer has provided information demonstrating that the site will provide biodiversity enhancements that support ecosystem resilience.

Amber

The proposal has the potential to be able to provide biodiversity enhancements that support ecosystem resilience, but further information is required.

Red

Insufficient evidence provided to demonstrate that the site can provide biodiversity enhancements that support ecosystem resilience.

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