Adopted Supplementary Planning Guidance Notes and Consultations

HMO Developer Advice Note Consultation - Closing Date 27.03.19

The Council have produced a new Developer Advice Note on Flats and Houses in Multiple Occupation (HMOs) (PDF) that supports the policy context within the UDP. This guidance is for prospective developers of flats/HMOs and includes the key standards, assessments and evidence that the LPA require to properly consider and assess planning applications.This Advice Note is not a formal Supplementary Planning Guidance note because there is no policy in the adopted UDP which relates directly to Houses in Multiple Occupation. However this note is a material planning consideration as it sets out what supporting information and studies are required when making a planning application for flats and HMOs.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for development management purposes and it will be an important material consideration in any planning decisions until superseded by the adopted Local Development Plan. Comments on the note are now welcomed and it is available for public consultation on this Website, from Wednesday 13th February 2019 for a period of 6 weeks until Wednesday March 27th 2019. Any comments received will be considered and any proposed changes will be reported to Planning Strategy Group and the amended note will be taken to Cabinet in order for it to be approved as a Developer Advice Note. Please email your comments to or write to Andy Roberts, Service Manager Strategy, Planning Policy, Planning and Environment, Flintshire County Council, County Hall, Mold, CH7 6NB before 5pm on Wednesday 27th March 2019.

Developer Advice 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. Consultation on an updated note was carried out between 7th July 2017 to 18th August 2017 and following changes a final note was approved by Cabinet on 23rd February 2018. 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 was carried out in order to attach extra weight to the Advice Note as a material consideration in determining planning applications.

Developer Advice Note in full

Developer Advice Note without Appendix 1 Summary of Representations and the Council Reponses.

The Council 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 were updated following 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 were 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 - SPG 8a - Great Crested Newt Mitigation Requirements

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         
IMPORTANT  SPGN No. 29 Management of Surface Water for New Development will be superseded from the 7th January 2019 by the National Standards for sustainable drainage (SuDS). Please refer to this link for further information.

SPGN No 30. Public Art

SPG Clwydian Range and Dee Valley Area of Outstanding Natural Beauty (AONB) – This is a working version of the adopted SPG pending publication of a final document.

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.