Planning: fit for purpose?

THE planning system in Wales has come under fire in recent weeks from some of the biggest names in the business – with criticism about delays and additional regulation.

Redrow chairman Steve Morgan said many parts of North Wales were now no-go areas to developers due to extra costs and lower house prices.

Meanwhile, outgoing Watkin Jones chairman Glyn Watkin Jones attacked planners – saying they found working in Wales “difficult”.

In response the Welsh Government said it had already launched a review into housing delivery and said currently land allocated for development was not being brought forward.

Our sister paper the Daily Post has spoken to planning agents, the Welsh Government and councils to get their views on the situation.

Rhys Davies, director of Cadnant Planning, based in Conwy, said: “The system in England is simpler and quicker. We find that when we are involved in projects around Chester. Chester We are not pointing the finger at planning departments in North Wales as, on the whole, we can sit down and work well with them. The problem is with the system in Wales.

Planning agent Elfed Williams, from Anglesey-based ERW Consulting, said it was a complex system and that departments are understaffed and over-stretched.

He said: “What first needs to be understood is the divergence of purpose between the private and so-called protective public sector.

“The private sector exists to make development happen at a profit – the public sector, as is believed, exists to protect the public.

“Planning is a hugely complex system, understood only by trained professionals. Its law is set by Westminster and Cardiff Bay, and the courts – the law volumes on my office shelf extend to over 4ft!

“It has become more complex in recent years, led by Government and EU. We have to address isswues of flooding, ecology, habitats, highways, drainage, archaeology, envi- ronmental and visual is al impact, heritage intersest and so forth.

“We feel we are faced by a multilayered army of bureaucrats tasked negatively to stop or at least slow our development aspirations.”

“Policies are negative and restrictive, there is little to support muchneeded economic development.

“The planning system in Wales should be liberalised and be made to fit the true needs of the people.”

A Welsh Government spokesperson said: “Our research clearly shows land allocated for housing in Development Plans is not being brought forward for development by landowners and developers.

“Our forthcoming new Planning Policy, which will be published before the end of the year, will introduce more challenge into the planmaking process to stop sites which have no prospect of development from being included in Local Development Plans.

“The Cabinet Secretary has also launched a wide-ranging review to look at housing delivery through the planning system.”