The Clwydian Range and Dee Valley Area of Outstanding Natural Beauty (AONB) is designated as a landscape of national importance. The primary purpose of an AONB is to conserve and enhance its natural beauty.
The three Local Planning Authorities of Denbighshire, Flintshire and Wrexham supported by the AONB Partnership have worked jointly to produce a draft Supplementary Planning Guidance Note (SPG) for the AONB.
The draft SPG seeks to provide clear and easy to understand guidance to raise awareness of the AONB and improve the quality of development and landscape design in and around the AONB. The draft SPG enables the AONB to be a key consideration from the earliest stages of designing new development. When approved by each of the Local Planning Authorities the SPG will be a material planning consideration in determining planning applications and appeals.
The draft SPG is presented for public consultation commencing on 20th November 2017 and ending on 29th January 2018. There will be two drop in sessions, where Planning Officers will be available to answer questions, at Loggerheads Country Park (A494 Ruthin Road, Loggerheads, CH7 5LH) as follows:
- Wednesday 6th December 10am-2pm
- Thursday 18th January 2pm-6pm
The document can be viewed by clicking on this link (PDF). Copies are also available at Denbighshire County Council libraries and one-stop-shops, at County Hall, Mold and at Contact Wrexham - 16 Lord Street, Wrexham LL11 1LG.
The document can be viewed by clicking on this link. Copies are also available at Denbighshire County Council libraries and one-stop-shops, at County Hall, Mold and at Contact Wrexham - 16 Lord Street, Wrexham LL11 1LG.
The three Local Planning Authorities are keen to hear from a wide range of statutory and non- statutory organisations, town and community councils, voluntary groups and the general public as well as local planning consultants and agents. This feedback will be carefully considered and will help to ensure that the final SPG is as effective as possible in offering clear and concise planning guidance.
Comments should be forwarded to Flintshire County Council who are coordinating the consultation on behalf of the three Local Planning Authorities. Comments should be forwarded by 5.00pm on 29th January 2018 using one of the following methods:
- by e-mail to firstname.lastname@example.org
- in writing to Andrew Farrow, Chief Officer (Planning and Environment), Flintshire County Council, County Hall, Mold, Flintshire, CH7 6NF
Any queries relating to the draft SPG or the consultation can be directed to the following contacts at each of the Local Planning Authorities and the AONB Partnership:
- Denbighshire: email@example.com - 01824 706916
- Flintshire: firstname.lastname@example.org - 01352 703213
- Wrexham: email@example.com - 01978 298994
- AONB Partnership: firstname.lastname@example.org - 01824 712735
The Council have produced a new Draft Supplementary Planning Guidance Note on ‘Great Crested Newts Mitigation Requirements’ to support the Flintshire Unitary Development Plan and have updated the ‘Developer Guidance Note’.
This is an additional note to SPG Note 8 Nature Conservation and Development and gives more detailed advice specifically on the mitigation requirements associated with developments affecting great crested newts. Consultation will ensure that the Note can be adopted as formal SPG. SPG 8a - Great Crested Newt Mitigation Requirements
Developer Guidance Note
This gives advice to speculative developers on planning applications because at present the Council is unable to demonstrate a 5 year housing land supply as required by Welsh Government in TAN1. This has resulted in a number of planning applications and enquiries for speculative development on sites outside settlement boundaries as defined in the adopted UDP. The Council drafted and made available on the website an updated Developer Guidance Note which was approved by Cabinet on 13/12/16 but this has not been consulted on. The purpose of the Note is to give guidance to potential applicants on providing comprehensive evidence to demonstrate that the proposed development is sustainable and is both viable and deliverable in order that it will make a genuine and early contribution to housing land supply and construction on the ground. This consultation exercise is being carried out in order to attach extra weight to the Guidance Note as a material consideration in determining planning applications.
Comments on either of the notes are now welcomed and are available for public consultation from Friday July 7th 2017 for a period of 6 weeks until Friday August 18th 2017. Any comments received will be considered and any proposed changes will be reported to Planning Strategy Group and the amended SPG notes will then be reported to Cabinet in order for them to be approved.
Please email your comments to email@example.com or write to Andy Roberts, Planning Strategy Manager, Planning Policy, Environment, County Hall Mold, CH7 6NF before 5pm on Friday 18th August 2017.
The Council have reviewed and updated the majority of the existing Local and Supplementary Planning Guidance Notes to support the continued use of the adopted Flintshire Unitary Development Plan (UDP). The guidance notes have been updated, have been subject to public consultation for 8 weeks (from Dec 18th 2015 to Feb 12th 2016 and from 10th June to 22nd July 2016 for the SPG No 23) and changes have been approved by Members through the Planning Strategy Group. This process has followed the Welsh Government guidelines and the new Supplementary Planning Guidance Notes have now been formally adopted by Council Cabinet on 17.01.17.
All development proposals will take account of Adopted Supplementary Planning Guidance where relevant, which includes detailed guidance concerning individual sites, development issues, and particular types of development and will be a material consideration in determining planning applications. In terms of material considerations, greater weight can be attached to a guidance note if it has been formally adopted as Supplementary Planning Guidance.
Although the expiry date of the UDP is December 31st 2015, the UDP is still to be used as the most up to date adopted plan for development management purposes and it will be an important material consideration in any planning decisions until superseded by the adopted Local Development Plan. The Adopted Supplementary Planning Guidance notes are as follows:-
The Adopted Supplementary Planning Guidance notes are as follows:-
SPGN No1. Extensions and Alterations to Dwellings
SPGN No 2. Space Around Dwellings
SPGN No 3. Landscaping
SPGN No 4. Trees and Development
SPGN No 5. Conversion of Rural Buildings
SPGN No 6. Listed Buildings
SPGN No 7. Conservation Areas
SPGN No 8. Nature Conservation and Development
SPGN No 9. Affordable Housing
SPGN No 10. New Housing in the Open Countryside
SPGN No 11. Parking Standards
SPGN No 12. Access For All
SPGN No 18. Telecommunications
SPGN No 20. Energy Conservation and Renewable Energy for Householders and Small Businesses
SPGN No 21.Environmental Impact Assessments
SPGN No 23. Developer Contributions to Education
SPGN No 24. Retention of Local Facilities
SPGN No 25. Development Brief for the Housing at the Compound Site, West of Broughton Retail Park
SPGN No 26. Development Brief for the Housing at Land off Ffordd Eldon, Sychdyn
AN No 27. One Planet Development (this is an informal, Advice Note, rather than a Supplementary Planning Guidance Note as there is no policy in the UDP which refers to One Planet Development)
SPGN No 28. Archaeology
SPGN No 29. Management of Surface Water for New Development
SPGN No 30. Public Art
Local Planning Guidance Notes
There are also 5 informal Local Planning Guidance Notes which have been approved for development management purposes and are material considerations but which carry less weight than the Supplementary Planning Guidance Notes. These Local Planning Guidance Notes will be reviewed, updated and be the subject of public consultation and Council resolution in order for them to be adopted as formal Supplementary Planning Guidance.
SPGN No 19. Sustainable Drainage Systems - Under review
PGN No 13. Open Space Requirements - Original
SPGN No 13. Open Space Requirements (renamed - Outdoor Playing Space and New Development) Revised Draft - Under Review
16. Advertisements - Under review.
31. Areas of Search for New Waste Management Facilities - Under Review
The following are guidance notes which the council will be considering in the future:-
14. Waste Disposal and Management
15. Shop Fronts.
17. Minerals Extractions.
22. Planning Obligations.
Houses in Multiple Occupation.
Great Crested Newt Mitigation Requirements.