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Draft Supplementary Planning Guidance NoteNo. 27 One Planet Development

No. 27 One Planet Development | Supplementary Planning Guidance Note 2

Purpose It is Flintshire County Council’s intention to prepare and keep up to date a series of Supplementary Planning Guidance (SPG) Notes which will provide detailed guidance on a range of development issues and topics. The purposes of these Notes are:

• Toassistthepublicandtheiragentsinpreparingplanningproposalsandtoguidethemin discussionswithofficerspriortothesubmissionofplanningapplications,

• Toguideofficersinhandling,andofficersandcouncillorsindeciding,planningapplications, and

• ToassistInspectorsinthedeterminationofappeals

The overall aim is to improve the quality of new development and facilitate a consistent and transparent approach to decision making.

Planning policies: the Flintshire contextThe Development PlanUnderplanninglegislation,theplanningpoliciesforeachareashouldbesetoutformallyintheDevelopmentPlan.FlintshireCountyCouncil,astheLocalPlanningAuthority(LPA),hasalegaldutytoprepareandkeepuptodateadevelopmentplanfortheCounty,andtheFlintshireUnitaryDevelopmentPlanwasadoptedin2011.TheUDPprovidesbroadpoliciestogetherwithallocationsoflandforallthemainusessuchashousing,employmentandretailing,andwillhelptoshapethefutureofFlintshireinaphysicalandenvironmentalsenseaswellasinfluencingitineconomicandsocial terms. The Plan therefore seeks:

• TohelptheCouncilmakerationalandconsistentdecisionsonplanningapplicationsby providing a policy framework consistent with national policy and

• Toguidedevelopmenttoappropriatelocationsovertheperiodupto2015.

The need for Supplementary Planning GuidanceDespite the Plan containing policies with which the Council can make consistent and transparent decisionsondevelopmentproposals,itcannotinitselfgiveallthedetailedadviceneededbyofficersandprospectiveapplicantstoguideproposalsatthelocallevel,suchashouseextensionsorconversionsofagriculturalbuildings.TheCouncil’sintentionistopreparearangeofSupplementaryPlanningGuidancenotes(SPG)tosupporttheUDPbyprovidingmoredetailedguidanceonarangeof topics and issues to help the interpretation and implementation of the policies and proposals in theUDP.ThereviewoftheLocalPlanningGuidanceNoteswillbeundertakenonaphasedbasisanddetailsoftheavailableSPG’scanbefoundontheCouncil’swebsite.WherethereisaneedtorefertoanotherSPGthiswillbeclearlyreferenced.TheseSPGNotesarefreelyavailablefromPlanningServices,DirectorateofEnvironment,CountyHall,Mold,FlintshireCH76NF(telephone01352703228),atthePlanningServicesreceptionatCountyHallandcanbedownloadedfromthePlanningWebpageswww.flintshire.gov.uk/planning


The status of Supplementary Planning Guidance

Supplementaryplanningguidancecanbetakenintoaccountasamaterialconsiderationinthedecisionmakingprocess.TheNationalAssemblywillgivesubstantialweighttoSPGwhichderivesoutofandisconsistentwiththedevelopmentplan.InaccordancewithNationalAssemblyadvicetheCouncil’ssuiteofSPG’shasbeenthesubjectofpublicconsultationandCouncilresolution.ThedraftofthisSPGwasapprovedforpublicconsultationon_____(CouncilMinuteno.).TheSPGwasthesubjectofapublicconsultationexercisebetween_____and______.TheXcommentssubmittedtotheCouncilhavebeentakenintoaccountandwhereappropriateamendmentshavebeenincorporatedintothisfinaldraftwhichwasapprovedbytheCouncilon______(CouncilMinuteno.)foruseasamaterialconsiderationindeterminingplanningapplicationsandappeals.AsummaryoftherepresentationsandtheCouncil’sresponseissetoutinAppendixX.

This document should therefore be afforded considerable weight as a material planning consideration.


No. 27 One Planet DevelopmentThis advice note aims to provide clear guidance to potential applicants for One Planet Developments (OPD) by identifying the supporting information and studies that will be required to accompany planning applications. As there is no development plan policy on OPDs in Flintshire, this guidance is being prepared as an advice note rather than forming part of the comprehensive suite of formal Supplementary Planning Guidance (SPG).

1 - Introduction 1.1-TheproductionofTechnicalAdviceNote6(TAN6)PlanningforSustainableRuralCommunitiesandPlanningPolicyWales(bothJuly2010)builtonTheSustainableDevelopmentSchemefortheWelshGovernment(2009)andledtotheintroductionintoplanningpolicyinWalesofOPD.PlanningPolicyWales(PPW)2014(9.3.11)states:

1.2 - ‘One Planet Development is development that through its low impact either enhances or doesnotsignificantlydiminishenvironmentalquality.OnePlanetDevelopmentsshouldinitiallyachieveanecologicalfootprintof2.4globalhectaresperpersonorlessintermsofconsumptionanddemonstrateclearpotentialtomovetowards1.88globalhectaresovertime(theglobalaverageavailabilityofresourcesin2003).Theyshouldalsobezerocarboninbothconstructionanduse.’

1.3-OnePlanetDevelopmentscantakeanumberofformse.g.singlehomes,co-operativecommunitiesorlargersettlementsandmaybelocatedwithinoradjacenttoexistingsettlements,orsituatedintheopencountryside.LandbasedOPDslocatedintheopencountrysideshouldprovidefortheminimumneedsoftheinhabitantsintermsofincome,food,energyandwasteassimilationoveraperiodofnomorethan5yearsfromcommencementofworkonthesite.ThisneedstobeevidencedbyaManagementPlan(MP)producedbyacompetentpersonwhichincorporatesawiderangeofsubjectsanddetails.TAN6expandsontherequirementssetoutinPPWandPracticeGuidance(PG)onOPDhasalsobeenproduced(October2012).ThisAdviceNote(AN)isintendedto provide applicants with the necessary guidance needed in order to make an OPD application in Flintshire.

1.4-ThereiscurrentlynospecificplanningpolicyonOPDswithintheadoptedUnitaryDevelopmentPlan(UDP)forFlintshireandanydevelopmentwithintheopencountrysideis,andwillcontinuetobe,strictlycontrolledinlinewithWelshGovernmentGuidance.Itshouldbenotedhowever,thatOPDsdonotnecessarilyhavetobeintheopencountryside,howeverwherethisisthecasetheproposalshouldrequireacountrysidelocationandbelinkeddirectlytothesite,involveagriculture,forestryorhorticulture,andnotrequiretheuseofadditionallandoff-site.

1.5-TheessentialcharacteristicsofOPDs(assetoutinpara1.9ofthePG)requirethatOPDsshould:

• Havealighttouchontheenvironment• Belandbased• Havealowecologicalfootprint• Haveverylowcarbonbuildingsinbothconstructionanduse• Bedefinedandcontrolledbyabindingmanagementplan:reviewedandupdatedevery5years


• Beboundbyaclearstatementthatthedevelopmentwillbethesoleresidencefortheproposed occupants

2 - Policy Context

2.1-SustainabledevelopmentisintegraltotheworkoftheWelshGovernmentandin2009OneWales:OnePlanet,anewSustainableDevelopmentSchemeforWaleswaspublished. 2.2-ThenationalplanningcontextforOPDinthecountrysideissetoutinPPW,alongwiththerelevantTANs,practiceguidanceandupdatesofthese.TheseincludeTAN6PlanningforSustainableRuralCommunitiesandtherelevantPGwhichwasproducedinOctober2012.ThesedocumentsprovidethenationalplanningcontextandguidancethatmustbefollowedforallOPDproposalsinWales.

2.3-ThePGonOPDsetsoutthetheorybehindOPDsand,importantly,setsoutindetailtherequirementsoftheMPwhichisavitalpartofanyapplicationforaOPD.ItalsohighlightstheEcologicalFootprintAnalysis(EFA)thatsitsalongsidetheMPandtherequirementsforlongtermmonitoring.TheWelsh Governmentwebsiteprovidesalinkto,andguidance1onusing,anEFAtool2 (although applicants are undernoobligationtousethisversion).

2.4-EcologicalFootprintingisan‘accounting’toolthatrepresentstheenvironmentalimpactsofaprocessor lifestyle measured in terms of the area of productive land and water that is needed to produce the goods consumed and assimilate the wastes generated.

2.5-TheEFAformsakeypartoftheinformationrequiredwhensubmittinganOPDapplicationandisalsorequiredforfuturemonitoringinordertoassistinassessingwhetheraLowImpactLifestyleisbeingachieved.

2.6-Asstatedinparagraph2.18ofthepracticeguidance,applicantsshouldfollowtheMPformatassetoutinthatdocument,andshouldalsoprovideanyrelevantadditionaldetailnecessarytoprovideafullunderstandingoftheirproposals.TheindividualelementsrequiredinaMParesetoutindetailinChapter3ofthePG.Inadditiontothis,thePGalsoprovidesapracticalguideforapplicantsandfortheLocalPlanningAuthority(LPA).

1http://wales.gov.uk/docs/desh/publications/121115calculatoren.pdf2http://wales.gov.uk/docs/desh/publications/121115calculatoren.xls

3-Objectives

3.1 - One Planet Developments should:

• eitherenhanceornotsignificantlydiminishenvironmentalquality• initiallyachieveanecologicalfootprintof2.4globalhectaresperpersonorlessintermsof consumptionanddemonstrateclearpotentialtomovetowards1.88globalhectaresovertime• bezerocarboninbothconstructionanduse


• shouldprovidefortheminimumneedsoftheinhabitantsintermsofincome,food,energyandwaste assimilationoveraperiodofnomorethan5yearsfromcommencementofworkonthesite• incorporateexistingbuildings• ensuretherearenoadverseeffectsonthelandscape• betieddirectlytothelandonwhichtheyarelocated,andinvolveagriculture,forestryorhorticulture

4-TheCouncil’sApproach

Site Survey

4.1-TheCouncilrecognisestheimportanceofbothmitigatingandadaptingtoclimatechange.ThethemeofsustainabledevelopmentrunsthroughouttheUDP,forexampleinPolicySTR10Resources.

4.2-ThisANbuildsoncurrentpolicyandguidanceandsetsoutthewayinwhichOPDapplicationswillbeconsideredandtheinformationrequiredtoallowanapplicationtobefullyconsidered.ThisANshouldbereadinconjunctionwithotherrelevantSPGs,guidanceanddevelopmentplanpolicies.

4.3-Eachschemeputforwardwillbeconsideredonitsownmeritsagainstnationalguidanceandapplicantswillneedtosetouthowtheproposeddevelopmentwillfitinwiththis.Thisisparticularlythecasewhenconsideringproposalsinvolvingbuildingsandareasimportantintermsofspeciesprotection,suchasprotectedspeciesandwildlifesites;heritageandvisualamenity;listedbuildings;conservationareasandareasofhighlandscapevaluesuchastheAreaofOutstandingNaturalBeauty.

4.4-Thefollowingsubjectswillbetakenintoaccountwhenassessinganapplication,alongsidethespecificrequirements of an OPD application:

• SiteLocationandLayout

• Transport

• EnergyEfficiency

• Building Design

• SustainableConstructionandMaterials

• Landscaping

• RenewableEnergy

4.5-TheCouncilwillrequireapplicationsforOPDstomeetthefollowingcriteria(furtherinformationcanbefoundinTAN6andthePG):

1. Theproposalwillhaveapositiveenvironment,socialand/oreconomicimpactonthecommunity.

2. Allactivitiesandstructuresonsitemusthaveminimalimpactintermsoftheenvironmentanduseof resources.Theneedfornewbuildingswillonlybeconsideredwhenthere-useofbuildingswithinthe sitehasbeenassessed.

3. Theproposalshouldbeintegratedwithintheexistinglandscapewithnounacceptableadversevisual impact.


4. TheOPDmustbetiedtodirectlytothelandonwhichitislocatedandnotrequireadditionallandoff site

5. Theproposalshouldmeettheminimumneedsoftheresidentsintermsoffood,income,energy, water and waste assimilation.

6. Thelabourusedforthegrowthofproduceandcareoflivestockmustcomefromtheoccupantsofthe siteandnothiredhands.Theremaybesomescopeforvolunteerstoassistatparticulartimesofthe year,butwherethisisproposeditshouldbeclearlysetoutinthesupportinginformation.

7. TheLPAmayemployspecialistconsultantstoassesstheadequacyofthesupportinginformation/ detail.Iftheproposalisconsideredtobedeficientintherequiredlevelofdetailorinformation, theapplicationwillberefused.However,duringtheapplicationprocesstherewouldbeareasonable opportunity for the applicant to provide the required level of detail and information required for the OPDproposaltobefullyassessed.

5-SupportingInformation5.1-AspartofaplanningapplicationthefollowingdocumentaryevidencemustbeprovidedtoenabletheCounciltohavethenecessaryinformationwithwhichtodeterminetheapplicationinanopen,informedandtransparent manner.

5.2-Thisinformationcanbeprovidedwithinonedocumentoranumberofrelateddocuments,butitisimportantfortheinformationtobepresentedinalogicalorder.

5.3-Failuretoprovidethisinformationwouldresultinrefusaloftheapplicationonthegroundsoflackofproperjustificationforthescheme.

6-ManagementPlan6.1-AMP,producedbyacompetentperson(s),isaprerequisiteforanyOPDapplicationandmustaccompanyanyapplicationforOPD.Itmustalsojustifytheexceptionalnatureofthedevelopment.

6.2-ThecontentsoftheMPmustcontainsufficientqualityinformationtojustifytheexceptionalnatureoftheschemeandincluderobustevidence;itshouldbeclearlysetoutinalogicalorder.TheMPisakeydocumentforanyOPDandasstatedinbothTAN6andthePG,theMPshouldbeproducedbyacompetent person(s).

6.3-AManagementPlanmustinclude:

• Business and Improvement Plan

• EcologicalFootprintAnalysis

• CarbonAnalysis

• BiodiversityandLandscapeAssessment

• CommunityImpactAssessment

• TransportAssessmentandTravelPlan

• Aprogrammewhichsetsoutthephasingoftheproposaloverthefirst5years.


• MonitoringandExitStrategy

6.4-Inordertotiethedevelopmenttospecificrequirements,aSection106agreementisnecessary.TheMPprovidesthebasisforSection106agreements(TheTownandCountryPlanningAct)andthereforeitisimportantthatitisofahighstandardcontainingrobustinformation.

Business and Improvement Plan

6.5-ThisplanisessentiallythecoreoftheoverallMPandprovidesthefundamentaljustificationforthedevelopment,aswellassettingouttheviabilityoftheproposal.AsstatedinthePG,thebusinessandimprovementplansetsoutthewayinwhichpeopleandthelandwillcombinetomakeareductioninenvironmentalimpactpossibleandismadeupofthefollowingelements:

• LandBasedActivity

• LandManagement

• EnergyandWater

• WasteAssimilation.

6.6-Itmustincludeinformationsupportingtheassertionthat,inlinewiththeguidance,thesitewillbeabletoprovidedirectlyfortheminimumneedsofitsoccupantsinnomorethanfiveyearsoffirsthabitationonthe site.

Ecological Footprint Analysis

6.6-Asstatedpreviously,thismeasurestheimpactofhumanactivityupontheenvironmentandismeasuredinglobalhectares(gha).In2006theaveragepersoninWaleshadanecologicalfootprintof4.41gha,withalongtermtargettoreducetheecologicalfootprinttotheglobalaverageof1.88ghaperpersonwithinageneration.EFAprovidesinformationaboutourimpactsanddemandsonthenaturalworldandwhethertheminimumrequirementsforsustainabilityarebeingmet.

6.7-Itrequiresdetailedinformationonthefollowing:

• Energyuse

• Housingandinfrastructure

• Travel and transportation

• Food purchased

• Food produced on site

• Consumablegoods

• Services

Carbon Analysis

6.8-AllOPDshouldaspiretoachievezerocarbonstatusforbuildingsbothinconstructionanduse,whetheritisfornewbuildorreuseofanexistingbuilding.Re-usinganexistingbuildingisinitselfasustainableaction.


Biodiversity and Landscape Assessment

6.9-Abaselineassessmentofthebiodiversityandlandscapecharacterofthesiteisessential.Inadditionarelatedmanagementplanwhichidentifieshowfeaturesofimportanceareenhancedandmanagedisalso required.

Community Impact Assessment

6.10-ODPdevelopmentintheopencountrysideshouldnothaveanegativeimpactonneighbouringcommunities.Alllikelyimpactsofthedevelopmentshouldbeassessedwithpositiveimpactsencouraged.Whennegativeimpactsareindentifiedmitigationmeasuresshouldbeprovided.

Transport Assessment and Travel Plan

6.11-Theassessmentofthetrafficgeneratedfromtheuseofthesitebyitsresidents,visitorsandgoodsdeliveredtothesitemustbeundertaken.TheTravelPlanneedstoclearlyidentifyapreferenceforloworzerocarbonmodesoftransport,includingwalking,cyclingandcarsharingschemestogetherwithhowtravelneedscanbereduced.Theuseofpublictransportisencouragedandisanimportantfactorwhenseeking a site for OPD.

6.12-FurtherinformationrelatingtoeachofthedocumentsabovecanbefoundinTAN6paras4.16–4.22andthePG,Chapter3.

Monitoring and Exit Strategy

6.13-TheMPistheframeworkformonitoringtheOPD.InlinewiththePG,thefirstMPandsubsequentMPwillbereviewed.TheEFAwillbeanintegralpartofthis.

Phasing

6.14-AprogrammedetailinghowtheproposalwillbephasedoverthefirstfiveyearsofthedevelopmentofthesiteisanimportantpartoftheMP.Criticalaspectsoftheprogrammeare(Para5.1PG):

• when management of the site will start • whenthehousehold(s)willstarttoliveonsitelinkedtotheabove,anyneedfortemporary accommodationandhowthiswillbeprovided• thebuildingprogrammeforhouseholdaccommodationthebuildingprogrammeforancillarybuildings suchasbarnsandforsharedcommunityfacilitiesinthecaseofplannedcommunities• datesbywhichitisproposedtoachieveeachoftheessentialcriteriaforOPDintheopencountryside (para 2.7).

Monitoring

6.15-AmonitoringandreviewstatementisalsoessentialelementoftheMP.TheinitialproposalgivesassuranceofthedevelopmentwillbeOPD.MonitoringoftheOPDensuresthatitfulfilsandverifiestheassurances made within it.


6.16-Thephasedrequirementsformonitoringarebrieflyoutlinedbelow;fulldetailsaresetoutwithinparagraph5.3ofPG

• Anannualmonitoringreport

• AnEFAprogressreport

• ReviewofEFAinyear3

• ResubmissionofaMPinyear5accompaniedbyaseparateEFA

6.17-Paragraphs5.6to5.8ofthePGprovideinformationinregardtothecontentoftheannualmonitoringreport.AtabletoshowidentifiedtargetscanalsobefoundwithinthissectionofthePG.Extractsaregivenbelow:

6.18-“…themainmanagementplanelements[asbelow]provideastandardisedapproachformonitoringagainst key targets linked to the essential criteria for One Planet Development. Progress against these targetsshouldbeidentifiedinanAnnualMonitoringReport”:

• LandBasedActivity

• LandManagement

• EnergyandWater

• WasteAssimilation.

6.19-TheAnnualMonitoringReportshould:

• Indicateprogressagainstidentifiedtargetsincludingthecarbonperformanceofbuildingsandtheir use…

• IncorporateashortEFAprogressreportonpotentialchangestotheEFA(seepara5.3).Inyears3 and5thiswillbesupportedbyafullEFA.

• Identifyanyemergingproblems(i.e.wheretargetsarefailingtobemetorwheretheEFAisshowing anupwardtrajectoryingha)andmeasurestoremedythem.

• Provideclearevidencethattheresidentialusecontinuestobeclearlylinkedtothemanagementofthe land.

6.20-“Thefirstannualmonitoringreportshouldbeproducedattheendof12monthsfollowingfirsthabitationofthesite,andthenwithannualsubmissionsonthatdatethereafter…”

Exit Strategy

6.21-ThePGstatesthat:“Themanagementplanwillneedtoidentifywhatwouldconstituteafailureofthesiteasawhole.ThiswouldbeafailuretoachieveoneormoreoftheessentialcharacteristicsofOnePlanetDevelopmentintheopencountryside(para1.9)overaperiodoftwoyearswithoutinstitutingclearandeffectivemeasurestoaddresstheidentifiedproblems.

6.22-AllmanagementplansforOPDproposalsintheopencountrysideshouldcontainan‘ExitStrategy’shouldthesitefailasawhole.ThisExitStrategyshouldlayouthowthedevelopmentandassociatedland


usechangeswouldberemovedsuchthattheuseofthesiteisrestoredtoitsprevioususe(oranotheragreeduse)andthesiteisleftinthesameorbetterconditionthanbeforethedevelopmenttookplace.”(paragraphs5.11and.512)

6.23-Someaspectsofthedevelopmentwhichmayhaveverypositivebenefitsshouldremainaspartofthe exit strategy.

7-Pre-ApplicationEnquiries7.1-Priortosubmittinganapplication,applicantsareencouragedtohavepre-applicationdiscussionswiththeLPA.Althoughthefulldetailsrequiredforaplanningapplicationarenotessentialatthisstage,applicants are encouraged to provide details relating to:

• thelocation,sizeandlayoutofthesite(includingalocationplan)

• thenumberofdwellings/inhabitantsproposed

• existingbuildingsandotherbuildings/structuresproposed

• whethertherewillbeabusiness/economicelement

• trafficgenerationandaccess

• managementobjectives

• how the site will support its residents

• energy sources and waste treatment

• howthedevelopmentwillmakeapositiveenvironmental/economicandor/socialcontributionwhich haspublicbenefit

8-ApplicationProcess 8.1- Theapplicationandprocessinvolvedwillbedetailed,giventhesupportinginformationrequiredinorder to assess whether an application will meet the criteria of a One Planet Development. Once an applicationhasbeengranted,therewillalsobearequirementontheapplicanttoprovideasatisfactoryannualmonitoringreporttoensurethedevelopmentisfulfillingtherequirementsofanOPDinperpetuity. 8.2-TheMPsforallplanningapplicationsforOPDsshouldfollowtheWelshGovernmentOPDguidance,aswellastheguidancecontainedwithinthisAN,andbeclearandconcise.Allinformation,includingondesignmatters,musttobesubmittedaspartoftheapplication. 8.3-ConstraintswhichneedtobeidentifiedforanyOPDproposalareasfollows,althoughitshouldbenoted that this is not an exhaustive list:

• Site Drainage

• Vehiclemovementsandnumbersduringtheconstructionphase

• Cycle and car parking provision and proposed access arrangements

• FloodRisk


• Biodiversity/Geodiversity

• Archaeological

• Mineralreserves

• Mining/Coalworkings

• ProtectionofListedBuildings,AreaofOutstandingNaturalBeauty,ConservationAreasandHistoric Landscapes,ParksandGardens

8.4-ThereisnoadopteddevelopmentplanpolicyforOPDsinFlintshireandthereforeanyOPDapplicationwillbedealtwithasadeparturefromtheadoptedDevelopmentPlan.InpracticethismeansthatapplicationsrecommendedforapprovalwillbereferredtofullPlanningCommitteefordetermination.ApplicationsforOPDwhichdonotfulfilthestrictrequirementsassetoutinNationalGuidancewillberecommendedforrefusal.Duetothecomplexnatureofsuchapplications,itishighlyunlikelythatdeterminationwillbemadewithinthetargetperiodof8weeks. 8.5-Inlinewithpara1.13ofthePGwhereapplicationsdonotmeetthecriteriaofOPDtheywillbeassessedunderDevelopmentPlanpolicies,inparticularHSG4andGEN3oftheFlintshireUDP,whichseektorestrictdevelopmentoftheopencountrysideand,asstatedabove,arethereforelikelytoberefused 8.6-Paragraph1.14ofthePGsetsoutkeypointsrelatingtoOPDsandtheplanningprocessasfollows:

AllapplicationsforOnePlanetDevelopmentsintheopencountrysideneedtobesupportedbyrobustevidencecontainedinamanagementplan,producedbyacompetentperson(s)[TAN6:4.16.1].Asanewarea of policy it is important:

• For prospective One Planet Developers to engage with the planning authority from the outset todiscussemergingproposals.Thesediscussionsshouldclearlyestablishthepolicy basisfortheireventualdeterminationandhowtheproposalswilladdressthistotherequiredlevelof detailacrossallissues.Forsometimenowithasbeenconsideredgoodpracticefor planning authorities to offer prospective applicants pre-application advice so as to streamline the processofdeterminingsubsequentapplications.Pre-applicationdiscussionsandadvicearelikelyto beofgreatassistancetobothapplicantsandplanningauthoritiesandarestronglyencouraged.

• Forthemanagementplantobuildunderstandingandtrustbetweentheapplicantandtheplanning authority,providingsufficientinformationforthedevelopmenttobeclearlyunderstood,asexplained throughthisguidance.ThemanagementplanprovidesthecontractbetweentheOnePlanet Developer and the planning authority.

• Forthemanagementplantoidentifythattheapplicationisforacompositelanduse,ofwhich humanoccupationisanintegralpart–thusestablishingaclearunderstandingoftheoverallnatureof the development.

• Fortheverylowcarbonnatureofanynewbuiltelements(comparedtoconventionalbuilding)to beindentifiedthroughcarbonanalysis,ratherthanreferencetotheCodeforSustainableHomes.The emphasisshouldbeonthedistinctandverysustainablenatureofthesedevelopmentswiththeirvery lighttouchontheenvironment,includinginconstruction.


• Fortheretobeaprogrammeofmonitoringwithaclearexitstrategyshouldthedevelopmentfailto achievetheessentialcharacteristicsofOPD(para1.9).

9-BuildingRegulations 9.1-BuildingRegulationsareseparatetotheplanningprocess.TheydefinewhetherBuildingRegulationsarerequired,andtherequirementsthatthisplacesondevelopers.

9.2-Paragraphs3.91to3.94oftheOPDPGreferspecificallytobuildingregulations,andtheguidancerequiresOPDdeveloperstoclearlyestablishwhichstructureswithintheirproposalaresubjecttoBuildingRegulations.Itisthereforerecommendedthatadviceissoughteitherfromthelocalauthorityoranapproved inspector at an early stage in the process of developing an OPD scheme.

9.3-Asstated,OnePlanetbuildingssubjecttoBuildingRegulationswillhavetoaddresstherequirementsoftheRegulations,withtheApprovedDocumentsprovidingadviceonhowthismaybeachieved.ItshouldbenotedhoweverthatsomeoftheadviceintheApprovedDocumentsmaynotbewellsuitedtoOPDdevelopments.


Appendix

Key Contacts

EleanorCarpenter

PlanningPolicySection,EnvironmentDirectorate,FlintshireCountyCouncil,CountyHall,Mold,FlintshireCH76NF

01352703297

[email protected]

CelesteRingrose

DevelopmentManagementSection,EnvironmentDirectorate,FlintshireCountyCouncil,CountyHall,Mold,FlintshireCH76NF

01352703235

[email protected] Policy

Planning Division [email protected]

Key References:

PlanningPolicyWales,Edition5,WelshGovernment (2012)

TechnicalAdviceNote(TAN)6PlanningforSustainableRuralCommunities,WelshGovernment(2010)

TechnicalAdviceNote(TAN)6PlanningforSustainableRuralCommunities–PracticeGuidance,WelshGovernment(2012)

PracticeGuidance–UsingtheOnePlanetDevelopmentEcologicalFootprintCalculator,Welsh

Government (2012)