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Caulmert director of planning wary of Infrastructure (Wales) Act 2024 change

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A CONSULTANCY’S director of planning believes the “devil is in the detail” when it comes to the impact of the Infrastructure (Wales) Act 2024 and its new Significant Infrastructure Projects (SIPs) regime.

Steve Ottewell, who joined Caulmert late last year, says that while the ambition behind the reforms is clear, practical challenges could shape how successful the new process proves.

Replacing Developments of National Significance and other consenting routes, the streamlined system is designed to speed up planning decisions and make Wales more attractive to investors.

SIPs will cover major schemes in energy, transport, water, and waste, requiring a single infrastructure consent that consolidates multiple authorisations for large-scale developments on land and offshore.

Projects must meet defined thresholds to qualify – for example, 35-50MW for solar and wind schemes, or 10-million cubic metres capacity for new or altered dams/reservoirs.

The intention is to create a modernised one-stop shop, similar to the Development Consent Order (DCO) process introduced in England under the Planning Act 2008.

However, Steve remains cautious, saying: “Advisors and clients alike must tread carefully. There is nothing wrong with the ambition of the new regime, but it does raise some questions and concerns.

“It is only when fresh methods are operational do we know the impact they will have. Does the bottleneck that is currently in one area of the procedure now just move to another step, for example.”

Welsh ministers will also have discretion to bring projects that fall below the thresholds into the SIP regime.

Steve continued: “On paper, this flexibility is welcome because it enables schemes that are strategically important, but not technically captured by the definitions, to benefit from the streamlined process.

“There is, however, ambiguity around the criteria ministers will apply when exercising this. Is it purely a matter or scale, or will policy alignment and political priorities weigh more heavily?

“This lack of clarity means developers face uncertainty at the very first step regarding whether to prepare for a SIP application or proceed through local planning.

“Misjudging this route could waste months of preparation and expose projects to challenge.”

Applications will be submitted to Planning and Environment Decisions Wales (PEDW), which will examine cases on behalf of Welsh ministers. Inspectors will review evidence from all stakeholders, with ministers making the final decision in most instances.

Steve said: “If a significant volume of projects are classed as SIPs, either because thresholds are broad or because ministers exercise their discretion liberally, the burden will fall squarely on these bodies.

“PEDW already manages a heavy caseload of appeals and inquiries, and the SIP regime adds a layer of complexity and intensity.

“Examinations under the act will demand specialist expertise, rigorous environmental assessment, and careful handling of compulsory acquisition powers.”

Despite the challenges, Steve views the act as a bold step towards modernising infrastructure planning in Wales.

Key to this is making the right choice at the outset regarding whether to pursue the SIPs route, seek optional designation, or remaining within local planning.

He explained: “Advisors can provide clarity here, mapping project characteristics against statutory thresholds and ministerial guidance, and framing proposals to resonate with Wales’ sustainability agenda.

“Working together, clients and advisors can ensure that the country’s new regime delivers not just on efficiency, but on its promise of sustainable growth and investment confidence.

“The team at Caulmert can help with any questions or queries you might have.”

Founded in 2008, Caulmert is on track to meet an ambitious growth and development plan.

Its expertise in a variety of engineering, environmental, planning, and project management disciplines is supported by its use of Building Information Modelling (BIM) to ISO 19650 standard on many of its projects.

For more information visit www.caulmert.com

 

Business

Crwst bakery praised after award recognition

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Cardigan café-bakery honoured in Artisan Bakery of the Year category at Welsh awards

CRWST in Cardigan has been recognised for excellence in the Artisan Bakery of the Year category at the Welsh Café and Bakery Awards 2026.

The popular bakery shared the news with customers this week, saying the recognition was a proud moment for the business and its team.

Crwst paid tribute to its bakers, praising their hard work and consistency in producing bread and baked goods each day while also developing new products, including its croissants.

The business also thanked its loyal customers for their continued support, from those queuing up and sitting in to those taking food away and returning again and again.

In a message posted online, the team said the support of customers had played a major part in the bakery’s success.

Crwst added its thanks in Welsh, saying: “Diolch.”

The announcement was accompanied by what the bakery described as an “oldie but goldie” group photograph of the team.

 

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Pembroke Dock Pennar housing scheme refused due to nitrates

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PLANS for a housing development on the edge of Pembroke Dock have been turned down in part due to the ongoing issue of nitrates guidance which has “essentially placed a moratorium on certain types of development” in the county.

In an application to Pembrokeshire County Council, R Keeble through agent CFW Architects Ltd sought permission for a development of five new homes on land off Nelson Street, Pennar, Pembroke Dock.

The application was supported by Pembroke Dock Town Council’s planning committee.

In their report planning officers said the applicant has failed to provide a completed unilateral undertaking to secure the necessary contributions towards local needs affordable housing.

Welsh Water Dwr Cymru suggested a delay if approval was given: “The proposed development would drain to Pembroke Dock Waste water Treatment Works which is currently failing to comply with the 95 per cent quartile for its flow passed forward (FPF) performance.

“However, a scheme is planned for completion by December 31, 2026,” suggesting: “No buildings on the application site shall be brought into beneficial use earlier than December 31, 2026, unless the scheme at the Waste Water Treatment Works, into which the development shall drain, has been completed and written confirmation of this has been issued by the local planning authority.”

A preliminary risk assessment in respect of potential contamination has been submitted with this application, Natural Resources Wales (NRW) has recommended a condition for further investigative work in the event contamination is found.

The officer report adds: “The proposed development would result in an increase in nitrogen discharges draining into the Milford Haven Inner waterbody of the Pembrokeshire Marine Special Area of Conservation (SAC) where features are known to be in unfavourable condition due to current evidence of both chemical and biological failure.

“The application fails to secure appropriate mitigation and contains insufficient information to demonstrate that the proposed development would achieve nutrient neutrality for nitrogen. Accordingly, it cannot be demonstrated that the proposed development would not lead to further deterioration of water quality.

“A conclusion of no adverse effect on the integrity of the Pembrokeshire Marine SAC cannot therefore be drawn.”

The application was refused on the grounds of the local needs affordable housing contribution and the potential impact on the Milford Haven Inner waterbody of the Pembrokeshire Marine Special Area of Conservation.

Late last year Pembrokeshire County Council, in a letter to Welsh Government, raised the authority’s “great concern over Natural Resources Wales’ recent river nitrates guidance in relation to development, and the serious effects this is having”.

It said: “As you are aware, it has essentially placed a moratorium on certain types of development in Pembrokeshire, a situation with no quick or obvious way out.”

 

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Tenby Poundland Royal Gatehouse gaming lounge approved

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PLANS to turn Tenby’s former Poundland and Royal Playhouse cinema to a retro computer gaming lounge have been approved by the national park.

Following a takeover by investment firm Gordon Brothers, Poundland shut 57 stores last year, including Tenby’s branch on White Lion Street.

In an application to Pembrokeshire Coast National Park, Matthew Mileson of Newport-based MB Games Ltd, sought permission for a change of use of the former Gatehouse (Playhouse) Cinema, with its Grade-II-listed front façade, most recently used as a Poundland store to a retro gaming lounge.

A supporting statement for the change of use scheme through agent Asbri Planning Ltd said: “The proposed retro gaming lounge will be inviting to all ages, including families, groups and individuals with no age restriction. The applicant has several similar premises across other parts of the UK and operates under a successful business model.

“This includes a fee being payable to enter the premises which thereby grants access to unlimited game time to all consoles/arcade machines. There will be no slot or coin-based reward games, so the proposal would not be considered/classed as gambling. The site will provide snacks and drinks (including alcohol) which will be canned/bottled drinks.

“The sale of such drinks would be ancillary to the overall function of the premises, and a separate alcohol licence will be submitted, accordingly.”

It proposes opening hours of 10-10, Sunday to Thursday, and to 11pm on Fridays and Saturdays.

Tenby Town Council recommended approval despite concern at the loss of retail, but agreed it would be a welcome amenity to the town as a wet weather and family entertainment venue.

Tenby Civic Society had asked for a simpler form of lettering on external signage, and also raised concerns including the loss of retail space potential noise levels from gaming equipment.

Two objections from the public were also received, raising concerns including a potential impact on residential amenity and the principle of the change of use.

An officer report recommending approval said it was “widely recognised that the role of traditional retail is evolving, and that many town centres are facing challenges to their vitality and viability,” adding: “In this context, the proposed retro gaming arcade offers an experience-led use that can operate in all weather conditions, helping attract visitors to the retail area throughout the year. The development would therefore contribute positively to footfall, activity and the overall vibrancy of the town centre, in line with national planning policy objectives.”

Of the potential impact on neighbours, it said the noise would be contained within the building, controlled by “door closures which should be in operation at all times and maintained to ensure that the doors cannot be left open for any significant length of time”.

The proposal, along with related signage applications, was conditionally approved by Park officers.

Prior to being a Poundland, the site was the Royal Playhouse, which had its final curtain in early 2011 after running for nearly a century.

The cinema had been doing poor business after the opening of a multiplex in Carmarthen; in late 2010 the opening night of the-then latest Harry Potter blockbuster only attracted an audience of 12 people.

 

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