Welsh Assembly Government. Summary of Changes. Planning Policy Wales Edition 2

Transcription

1 Welsh Assembly Government Summary of Changes Planning Policy Wales Edition 2

2 Planning Policy Wales Edition 2, Summary of changes Introduction 1. This document provides a summary of the main changes that have been made to the 2002 edition of Planning Policy Wales (PPW). 2. Since PPW first issued in 2002 a number of updates have been published in the form of Ministerial Interim Planning Policy Statements (MIPPS). Edition 2 of PPW is a consolidated version which incorporates all the following MIPPS that have issued since 2002: MIPPS 01/2005 Planning for Renewable Energy MIPPS 02/2005 Planning for Retailing and Town Centres MIPPS 01/2006 Housing MIPPS 01/2008 Planning for Good Design MIPPS 01/2009 Planning for Sustainable Buildings MIPPS 02/2009 Transport 3. Edition 2 of PPW includes the final versions of the policy changes made as a result of the two Planning for Climate Change consultations in 2006 and These consultations resulted in the publication of MIPPS 01/2008 and 01/2009 which are now being incorporated into PPW, along with amendments to reflect legislative changes. The detailed changes that have been made to give further emphasis to climate change in the planning system are listed in Annex 1 of this document. 4. In incorporating additional content in response to the Planning for Climate Change consultations, the new PPW goes beyond the conventional scope of a consolidation. However, in all other respects the consolidated PPW does not contain substantive new policy and the changes are limited to incorporating the text of the various MIPPS and reflecting changes to facts, law, policies and other documents referred to in the original PPW. 5. The most significant of these changes arises from the introduction of Local Development Plans (under the Planning and Compulsory Purchase Act 2004), which has also necessitated some fact-based amendments. Related to this, the guidance provided in the Planning Policy Wales Companion Guide (2006) has also been incorporated. The Companion Guide provided a classification of the national policy statements in PPW, identifying those which do not need to be repeated in LDPs and those where local planning authorities may find it useful to apply or elaborate national policy in a positive way. This guidance has been adapted for inclusion at the end of each of Chapters 2-13 in Edition 2 of PPW. 6. Edition 2 of PPW has been published in electronic form only in order to aid future revision and ensure that a fully integrated version of the document is 1 / 18

3 available in close proximity to revisions being formally agreed. Consultation on proposed changes will continue to be in the form of Draft MIPPS, but the agreed policy changes will then be incorporated into new editions of PPW. 7. The summary of the main changes to each of the chapters in PPW is set out in the table below. Chapter 1 Introduction Section Summary of main changes New paragraph on Local Development Plans (LDPs) [1.1.5] and updating to reflect new arrangements for amending PPW. Amended to reflect the LDP system. Updated to cover new legislation (including the Planning and Compulsory Purchase Act 2004, the Government of Wales Act 2006, the Planning Act 2008 and the Climate Change Act 2008) and new European Union (EU) strategies and programmes. Chapter 2 Development Plans (formerly Chapter 3) Amended to reflect the LDP system, including new paragraph [2.1.4] and new text on the issue of soundness [2.1.7]. Amended to reflect the LDP system. Former section 2.11 updated to reflect the LDP system. New paragraphs to take account of the Planning and Compulsory Purchase Act 2004 regarding the preparation of LDPs, the 2004 Strategic Environmental Assessment Regulations and the Habitats Regulations (2007). Updated for the LDP system, in particular regarding the issue of the weight to be attached to an emerging draft LDP [2.6.2]. New section dealing with the categorisation of national planning policy as an aid to LDP preparation. This issue was previously addressed in the PPW Companion Guide, which is now superseded. Related to section 2.7, this figure provides a guide to the application of national policy statements which should inform policy 2 / 18

4 in LDPs. This (and all the other such s in Chapters 3-13) are updated versions of those in the PPW Companion Guide. Chapter 3 Making and Enforcing Planning Decisions (formerly Chapter 4) Further detail provided on referrals to the Welsh Ministers related to the Departures Direction and the Shopping Direction. See comment under 2.1 above. Chapter 4 Planning for Sustainability (formerly Chapter 2) This chapter contains the most substantive changes resulting from the Planning for Climate Change consultations, including the resultant MIPPS (01/2008 and 01/2009). The detail of all these changes throughout PPW is set out in Annex 1 to this document Updated to take account of One Wales: One Planet : The Sustainable Development Scheme of the Welsh Assembly Government (2009) and One future different paths: The UK s shared framework for sustainable development (2005). A new section setting out: the relationship between delivering sustainable development through the planning system and tackling climate change; the impacts of climate change on the planning system; how planning can minimise the causes of climate change; and how planning can deal with the consequences of climate change. (Formerly 2.2) An additional principle on tackling climate change by reducing greenhouse gas emissions. Amendments to the Key Policy Objectives (formerly 2.3), including promoting climate resilient settlements patterns, moving towards a low carbon economy, building resilience into the natural and built environment, allowing the natural heritage to adapt to climate change and reducing the amount of waste produced. (Formerly 2.4) Amended to include a reference to the impacts of climate change on the values and resources that the countryside provides, including its role in minimising the causes of climate change. (Formerly 2.5) Amended to include consideration of climate change in setting out the vision for a sustainable settlement 3 / 18

5 strategy, locating development to be well-served by existing infrastructure, maximising benefits from co-location and locating developments in areas resilient to climate change This section of PPW (formerly 2.9) was updated in January 2008 with the publication of MIPPS 01/2008, Planning for Good Design. In 2009 legislation to require design (and access) statements was introduced which set out five aspects of good design: (i) Access, (ii) Character, (iii) Community Safety, (iv) Environmental Sustainability and (v) Movement. These were elaborated further in a revised TAN 12, Design (2009), which detailed 12 objectives of good design. PPW has therefore been updated to reflect the need for these objectives to be considered in delivering good design. This new section was published in May 2009 as MIPPS 01/2009, Planning for Sustainable Buildings (as section 2.12). See comment under 2.1 above. Chapter 5 Conserving and improving natural heritage and the coast Amendments to reaffirm the need to consider the consequences of climate change on the natural heritage, the role of climate change in caring for biodiversity, the role of trees in helping to mitigate climate change by providing carbon sinks and as an energy source, and a reiteration of the impact of climate change on the coast. Updated to take account of the Natural Environment and Rural Communities Act See comment under 2.1 above. Chapter 6 Conserving the Historic Environment 6.1 See comment under 2.1 above. Chapter 7 Supporting the Economy 7.1 See comment under 2.1 above. Chapter 8 Transport 8.1 and Amended to include MIPPS 02/2009, Transport, published in 4 / 18

6 December See comment under 2.1 above. Chapter 9 Housing and These sections were updated in June 2006 with the publication of MIPPS 01/2006, Housing. Further amendments make reference to the achievement of national sustainable building standards and minimising carbon emissions in the construction of new housing. Also confirms the need to maintain the Code for Sustainable Homes as the preferred method for assessing the sustainability of new homes in Wales. Amended to take account of the publication by the Assembly Government of local authority level Household Projections for Wales. See comment under 2.1 above. Chapter 10 Planning for retailing and town centres These sections were updated in November 2005 with the publication of MIPPS 02/2005, Planning for Retailing and Town Centres. See comment under 2.1 above. Chapter 11 Tourism, Sport and Recreation 11.1 and Amended to reflect the impacts of climate change in planning for sustainable tourism developments, highlighted in Sustainable Tourism: A Framework for Wales (Welsh Assembly Government, 2007). See comment under 2.1 above. Chapter 12 Infrastructure and Services 12.1 and 12.2 Amendments to ensure that the current and future impacts of climate change are considered in the design of environmental and telecommunications infrastructure and to ensure that appropriate measures are put in place to mitigate any impact. 5 / 18

7 These sections were updated in July 2005 with the publication of MIPPS 01/2005, Planning for Renewable Energy. See comment under 2.1 above. Chapter 13 Minimising and Managing Environmental Risks and Pollution Amended to give further emphasis to the need to ensure adaptability in order to manage the risks associated with climate change. See comment under 2.1 above. 6 / 18

8 Planning for Climate Change List of amendments to Planning Policy Wales Edition 2 () Annex 1 Introduction The following table lists all the amendments to Planning Policy Wales (PPW) to give further emphasis to climate change in the planning system. The amendments are listed in the order in which they occur in PPW, by chapter, and are highlighted in blue and underlined. The table does not include a list of the national planning policy and guidance with regards to climate change that was already contained in PPW prior to the consolidated version (2010). Nor does it list those changes to PPW which were published as Ministerial Interim Planning Policy Statements (MIPPS) which have now been consolidated into PPW. These include Ministerial Interim Planning Policy Statement 01/2008, Planning for Good Design, and Ministerial Interim Planning Policy Statement 01/2009, Planning for Sustainable Buildings. References included in the text in PPW are not included in the table. Planning Policy Wales Edition 2 () Chapter 1 - Introduction What the planning system is for The planning system must provide for an adequate and continuous supply of land, available and suitable for development to meet society s needs. It must do this in a way that pays regard to: overall sustainability principles (see 4.3) and objectives (see 4.4 and 4.5), paying particular attention to tackling climate change as the Assembly Government s key sustainability concern (see 4.2); The context for planning in Wales The Assembly Government is required to make a contribution to the International, EU and UK targets for greenhouse gas emission reduction. The Climate Change Act 2008 provides the statutory framework for the reduction of greenhouse gas emissions in the UK. At the core of the Act is a requirement for the UK to reduce net UK greenhouse gas emissions by 80 per cent by 2050 and CO 2 emissions by at least 26 per cent by 2020 against a 1990 baseline. The planning system will play an important role in tackling climate change and reducing greenhouse gas emissions (see Section 4.2). 7 / 18

9 Chapter 4 Planning for Sustainability The planning system has a fundamental role in delivering sustainable development in Wales. It must help in the process of balancing and integrating these objectives in order to meet current development needs while safeguarding those of the future. In particular the planning system, through both development plans and the development control process, must provide for homes, infrastructure, investment and jobs in a way which is consistent with sustainability principles and the urgent need to tackle climate change. (See Section 4.4) 4.2 Planning for Climate Change Tackling climate change is a fundamental part of delivering sustainable development. Climate change is one of the most important challenges facing the world and the Assembly Government has made a commitment to tackling climate change, resolving that the Government and people of Wales will play the fullest possible part in reducing its carbon footprint (see 1.4.4). Our commitment to action on climate change is based on a scientific imperative to act and to act urgently to reduce greenhouse gas emissions and deal with the consequences of climate change The Assembly Government has set out to achieve annual carbon reduction-equivalent emissions reductions of 3 per cent per year by 2011 in areas of devolved competence, which include land use planning Climate change will have potentially profound environmental, economic and social justice implications and failure to address it will make planning for sustainability impossible. The economic imperative to act was set out in the Stern Review and by the UK Committee on Climate Change, where the costs of doing nothing are significantly greater than the expected costs of co-ordinated global action The changes to the climate and impacts arising from climate change that Wales can expect are provided by the UK Climate Impacts Programme [UKCIP]. Wales can expect : Increase in winter rainfall and in the frequency of intense rainfall Increase in the length of the growing season Rising sea levels 8 / 18

10 More extreme weather; such as severe storms Hotter average temperatures An increase in the number of hot and dry summers and an increase in the number of extremely hot days Milder winters and a reduction of snowfall This will have a range of impacts, including An increase in flash flooding due to heavy rain and an increase in river and coastal flooding and erosion Increased pressure on sewer systems Increase in winter storm damage Change in habitats and species Changes to the landscape Summer water shortages and increased incidence of low flow rivers Increased risk of subsidence in subsidence prone areas Increased thermal discomfort in buildings Health problems in summer, including heat related deaths linked to high air pollution These impacts present risks to people, property, infrastructure and resources and a fundamental challenge to how we plan the development and the use of land and provision of environmental infrastructure in Wales. A complementary twin-track approach to tackling climate change is needed recognising :- A. The causes of climate change - by acting, and acting urgently, to cut emissions of greenhouse gas emissions that cause climate change in order to avoid the worst impacts of climate change; and B. The consequences of climate change - the impact of the changes in the climate that are already locked into the climate system which will occur as a result of past emissions A changing climate will present the planning system with short and long term challenges, but it will also present new opportunities that should be maximised Planning to minimise the causes of climate change means taking decisive action to move towards a low carbon economy (see section 12.8) by proactively reducing the demand for energy (see Chapter 8, Section 12.8, ), facilitating the delivery of new and more sustainable forms of energy provision at all scales (see 12.8) and minimising the emissions of greenhouse gases to the 9 / 18

11 5 atmosphere Planning for the consequences of climate change means recognising that changes to our climate over the next 30 or 40 years caused by past emissions are largely unavoidable. Failure to prepare for the inevitable impacts through adaptation measures will lead to further vulnerability for communities, through damage to property, infrastructure and the economy. We need to plan for these impacts, by reducing the vulnerability of our natural and built environment to climate change Consideration of the impacts of climate change should use the latest set of UK Climate Projections (and the latest Climate Change Risk Assessment) to ensure they have identified appropriate policies and measures to adapt to these impacts, including the consequential impacts of such measures Planning for climate change must be carried out in a way that is consistent with sustainability principles, and in a way which does not prejudice future action to tackle climate change, by integrating solutions to tackle both the cause and consequences of climate change. This will require close co-operation across all sectors and communities. Ecological Footprint Closely aligned to the commitments to tackling climate change is the Assembly Governments approach to reducing the ecological footprint of Wales. One Planet: One Wales sets out an ambition for Wales to use its fair share of the Earth s resources, where, within a generation, our ecological footprint is reduced to the global average availability of resources 1.88 global hectares per person. The current footprint shows that, if everyone on the Earth lived as we do, we would use 2.7 planets worth of resources. Reducing Wales ecological footprint will require a large reduction in the total resources used to sustain our lifestyles. The policy and guidance set out here in PPW will make an important contribution to reducing our footprint, whilst delivering sustainable development and tackling climate change. 4.3 Principles tackling climate change by reducing the greenhouse gas emissions that cause climate change and ensuring that places are resilient to the consequences of climate change; Principles Taking account of the full range of costs and benefits over the lifetime 10 / 18

12 of the development, including those that cannot be easily valued in monetary terms when making plans and decisions and taking account of timing, risks and uncertainties. This also includes recognition of the climate a development is likely to experience over its intended lifetime Key Policy Objectives Promote resource-efficient and climate change resilient settlement patterns that minimise land-take (and especially extensions to the area of impermeable surfaces) and urban sprawl, especially through preference for the re-use of suitable previously developed land and buildings, wherever possible avoiding development on greenfield sites (Sections 4.5, 4.6, 4.7) Key Policy Objectives Support the need to tackle the causes of climate change by moving towards a low carbon economy. This includes facilitating development that reduces the emissions of greenhouse gases in a sustainable manner, provides for renewable and low carbon energy sources at all scales and facilitates low and zero carbon developments (see 4.6, 4.10, Chapter 12) Key Policy Objectives Minimise the risks posed by, or to development on, or adjacent to, unstable or contaminated land liable to flooding. This includes managing and seeking to mitigate the consequences of climate change by building resilience into the natural and built environment (Chapters 5, 12,13) Key Policy Objectives Play an appropriate role to facilitate sustainable building standards (including zero carbon) that seek to minimise the sustainability and environmental impacts of buildings (Section 4.11) Key Policy Objectives Contribute to the protection and improvement of the environment, so as to improve the quality of life, and protect local and global ecosystems. In particular, planning should seek to ensure that development does not produce irreversible harmful effects on the natural environment and support measures that allow the natural heritage to adapt to the effects of climate change. The conservation 11 / 18

13 and enhancement of statutorily designated areas and of the countryside and undeveloped coast; the conservation of biodiversity, habitats, and landscapes; the conservation of the best and most versatile agricultural land; and enhancement of the urban environment all need to be promoted (4.9, , Chapter 5, Chapter 13) Key Policy Objectives Maximise the use of renewable resources, including sustainable materials (recycled and renewable materials and those with a lower embodied energy). Where it is judged necessary to use nonrenewable resources they should be used as efficiently as possible. The use of renewable resources and of sustainably produced materials from local sources should be encouraged and recycling and reuse levels arising from demolition and construction maximised and waste minimised (4.10.5) Key Policy Objectives Contribute to the protection and, where possible, the improvement of people s health and well-being as a core component of sustainable development and responding to climate change. Consideration of the possible impacts of developments positive and/or negative on people s health at an early stage will help to clarify the relevance of health and the extent to which it needs to be taken into account (Sections 4.6, 8.1, 11.1, Chapter 12). 4.5 Priorities for urban and rural areas The countryside is a dynamic and multi-purpose resource. In line with sustainability principles, it must be conserved and, where possible, enhanced for the sake of its ecological, geological, physiographic, historical, archaeological and agricultural value and for its landscape and natural resources, balancing the need to conserve these attributes against the economic, social and recreational needs of local communities and visitors. Central to this is ensuring the countryside is resilient to the impacts of climate change and plays a role in reducing the causes of climate change through the protection of carbon sinks and as a sustainable energy source Sustainable settlement strategy: locating new development Development plans need to reflect the policy goals of the Wales Spatial Plan. They have a major role in setting out the vision for sustainable communities in Wales. This vision should consider not only the needs of existing urban and rural areas but also future relationships between urban settlements and their rural hinterlands, particularly in light of the impacts of climate change. 12 / 18

14 Sustainable settlement strategy: locating new development locate development so that it can be well serviced by existing infrastructure (including for energy supply, waste management and water) (Chapter 12) Sustainable settlement strategy: locating new development Ensure that development encourages opportunities for commercial and residential uses to derive environmental benefit from co-location (Chapter 12) Sustainable settlement strategy: locating new development locate development in settlements that are resilient to the effects of climate change, by avoiding areas where environmental consequences and impacts cannot be sustainably managed. Where development takes place in areas of known risks, ensure that the development is designed for resilience over its whole lifetime. (Chapter 13) Sustainable settlement strategy: locating new development ensure that tackling the causes and consequences of climate change is taken into account in locating new development (see Sections 5.6 to 5.8 and 13.2 to 13.4) Sustainable settlement strategy: locating new development Local planning authorities should consider the contribution that their settlement strategies can make to tackling the causes of climate change (see 4.2, 12.8) and the need to deal with the consequences of climate change (see 4.2,13.2) Sustainable settlement strategy: locating new development Development plans should encourage a mix of uses in town centres and other appropriate places to add activity and choice of places in which to live. Integration of different uses in accessible locations can increase social inclusion, reduce the need to travel and make towns safer for people both day and night. Mixed use can incorporate all or a selection of office, industrial, leisure, retail, community and residential uses if sensitively designed ( and ). Mixed use can increase the feasibility of delivering local renewable and low carbon energy solutions such as district heating schemes (12.8).Development plans should identify the range of facilities and activities that communities wish 13 / 18

15 to be provided and maintained in urban locations. Plans should encourage the clustering of complementary enterprises in industrial and commercial areas so as to reduce traffic generation. Chapter 5 Conserving and Improving Natural Heritage and the Coast Objectives It is important that biodiversity and landscape considerations are taken into account at an early stage in both development plan preparation and development control. The consequences of climate change on the natural heritage and measures to conserve the landscape and biodiversity should be a central part of this. 5.2 Caring for biodiversity The planning system has an important part to play in meeting biodiversity objectives by promoting approaches to development which create new opportunities to enhance biodiversity, prevent biodiversity losses, or compensate for losses where damage is unavoidable. Local planning authorities must address biodiversity issues, insofar as they relate to land use planning, in both development plans and development control decisions. Local planning authorities should consider how they might accommodate a response to climate change as part of their overall approach towards meeting biodiversity objectives. Ways in which the adaptation needs of biodiversity could be considered include identifying the scope for minimising or reversing the fragmentation of habitats and improving habitat connectivity through the promotion of wildlife corridors. Local planning authorities should ensure that development minimises impact within areas identified as important for the ability of species to adapt and/or move to more suitable habitats. 5.2 Caring for biodiversity Trees and woodlands Trees, woodlands and hedgerows are of great importance, both as wildlife habitats and in terms of their contribution to landscape character and beauty. They also play a role in tackling climate change by trapping carbon and can provide a sustainable energy source. Local planning authorities should seek to protect trees, groups of trees and areas of woodland where they have natural heritage value or contribute to the character or amenity of a 14 / 18

16 particular locality. Ancient and semi-natural woodlands are irreplaceable habitats of high biodiversity value which should be protected from development that would result in significant damage Managing the coast The European Union is promoting a coordinated policy for coastal regions and is calling on Member States to put in place strategies for Integrated Coastal Zone Management (ICZM). ICZM is intended to be a participatory and dynamic process for integrating the policies influencing coastal regions, so as to ensure that the management of these areas is environmentally and economically sustainable, socially equitable and cohesive, including recognising the threat to coastal zones posed by climate change. The Assembly Government published its ICZM strategy in March Managing the coast Local planning authorities should clearly establish what the coast means for them and develop, or apply, specific policies which reflect the characteristics of their coastlines. In doing so local planning authorities should acknowledge the interrelationships between the physical, biological and land use characteristics of their coastal areas and the impacts of climate change. This will enable local planning authorities to identify those areas likely to be suitable for development, those subject to significant constraints and those considered to be unsuitable for development Development plans and the coast In low-lying, undeveloped coastal areas, options for coastal defence may include a policy of managed set back. Shoreline management plans will establish long-term local policy frameworks for the management of coastal risk. The priorities contained within them should influence and inform the preparation of development plans. (See also 13.2 to13.4) 7 Supporting the Economy Development plans and the economy include policies to maintain or develop sustainable communities, encouraging environmentally sound, climate responsive and socially responsible economic development; Development control and the economy / 18

17 ways to avoid, mitigate or compensate for negative environmental impacts, including the impacts of climate change; Development control and the economy opportunities to encourage developments involving co-location, deploying waste stream technology or practices, innovative business or technology clusters, sustainable energy, and developments in the social economy. Chapter 8 Transport Objectives The Assembly Government aims to extend choice in transport and secure accessibility in a way which supports sustainable development and helps to tackle the causes of climate change by: encouraging a more effective and efficient transport system, with greater use of the more sustainable and healthy forms of travel, and minimising the need to travel Development control and transport the environmental impact of both transport infrastructure and the traffic generated (with a particular emphasis on minimising the causes of climate change associated with transport) ; and Chapter 9 Housing (MIPPS 01/2006) Objectives construction of housing with low environmental impact by using nationally prescribed sustainable building standards ( see 4.11) ;reducing the carbon emissions generated by maximising energy efficiency and minimising the use of energy from fossil fuel sources, using local renewable and low carbon energy sources where appropriate; 35 Section 9.2 Development Plans and new housing provision The environmental implications, including sustainable building standards (see 4.11), energy consumption, greenhouse gas emissions and flood risk 36 Section 9.2 Development Plans and new housing provision The need to tackle the causes and consequences of climate change. 16 / 18

18 Chapter 11 Tourism, Sport and Recreation Objectives Managing and adapting to climate change will be critical to the future of sustainable tourism in Wales. Predicted changes in climate across the world may affect the tourism market in Wales Development plans and tourism, sport and recreation Development plans should establish a strategic framework for the provision and enhancement of well designed tourism, sport, recreation and leisure facilities in the areas they cover. They should consider the scale and broad distribution of existing facilities and activities and provide for the accommodation and management of future needs in ways which limit negative environmental impacts (including the consequences of climate change), protecting the landscape, biodiversity, the coast, the historic environment and areas of special interest, and the interests of local communities. They should take into account the environmental, economic and social implications of likely future changes in the provision of these facilities and have regard to objectives for urban regeneration and rural diversification Chapter 12 Infrastructure and Services Objectives The Assembly Government aims to secure the environmental and telecommunications infrastructure necessary to achieve sustainable development objectives, while minimising adverse impacts on the environment, health and communities. New approaches to infrastructure will be needed in light of the consequences of climate change Objectives to promote the generation and use of energy from renewable and low carbon energy sources at all scales and promote energy efficiency, especially as a means to secure zero or low carbon developments and to tackle the causes of climate change Objectives to ensure that in considering environmental and telecommunications infrastructure account is taken of the impacts of climate change in the 17 / 18

19 42 43 location, design, build operation, and where appropriate, the decommissioning of new infrastructure (see 4.2) 12.1 Objectives The planning system has an important part to play in ensuring that the infrastructure on which communities and businesses depend is adequate to accommodate proposed development so as to minimise risk to human health and the environment and prevent pollution at source. This includes minimising the impacts associated with climate change Water supply and waste water management In development plans and when considering development proposals local planning authorities should promote increased efficiency and demand management of water resources, particularly in those areas where additional water resources may not be available, taking into account the effects that a changing climate may have over the lifetime of development. Chapter 13 Minimising and managing environmental risks and pollution Dealing with unstable and contaminated land The planning system should guide development to lessen the risk from natural or human-made hazards, including risk from land instability and land contamination. The aim is not to prevent the development of such land, though in some cases that may be the appropriate response. Rather it is to ensure that development is suitable and that the physical constraints on the land, including the anticipated impacts of climate change, are taken into account at all stages of the planning process. However, responsibility for determining the extent and effects of instability or other risk remains that of the developer. It is for the developer to ensure that the land is suitable for the development proposed, as a planning authority does not have a duty of care to landowners. 18 / 18