Land Allocation Implementation

Descriptions

PEMBROKESHIRE COAST NATIONAL PARK Local Development Plan, Adopted September 2010 Land Allocation ImplementationA brief inviting proposals from consultants to research the costs and requirements, including the potential to release identified constraints to developing allocated sites in the National Park.August 2012Pembrokeshire Coast National Park AuthorityLlanion ParkPembroke DockPembrokeshireSA72 6DYCONTENTS1.0Introduction2.0Background3.0Requirements4.0Conditions5.0Submissions6.0Appendices1.0INTRODUCTION1.1This commission is to identify the requirements to allow sites allocated for residential and employment and mixed use in the Local Development Plan to be developed. On an individual site basis this includes:?Identifying and costing infrastructure requirements; ?Identifying constraints to development and possible solutions to overcome these constraints.1.2Proposals and Fee bids are invited from specialist consultants.2.0 BACKGROUND2.1The planning system should provide for an adequate and continuous supply of land to meet society’s needs in a way that is consistent with overall sustainability principles and objectives. Development plans should act as an effective tool for the delivery of sustainable development.2.2Part 6 of the Planning and Compulsory Purchase Act 2004 requires each planning authority in Wales to prepare a local development plan for its area. The Pembrokeshire Coast National Park Authority adopted its current Local Development Plan in September 2010 .2.3Land is allocated in the Plan for housing (including affordable housing), employment and mixed uses. Housing allocations are listed in Table 7 of the Plan and employment and mixed use allocations in Table 3. 2.4In preparing the Local Development Plan, authorities are required to ensure that adequate provision is made for development and infrastructure provision. It is important that proposals are realistic and likely to be implemented during the plan period. The identification of sites for specific uses (including mixed uses) should be founded on a robust and credible assessment of the suitability and availability of land for particular uses or a mix of uses and the probability that it will be developed.2.5Opportunities for development in the National Park are limited by the environmental capacity of this protected landscape. As such there is, in some instances, a need for infrastructure investment beyond site boundaries (eg. Road improvements) and other constraints (eg. Sewage system capacity) which require resolution for the site to be brought forward. Alternatives to the sites allocated are seldom available and in any case are likely to be subject to the similar constraints.2.6There is a significant need for affordable housing in the National Park and the strategy of the Plan is to provide for this need as close to the point of demand as possible. The policy approach is to require a 50% contribution within residential development towards affordable housing provision, with the general market housing being used to cross-subsidise the affordable housing on each site. In some locations the proportion of affordable housing is higher. 2.7The cost of providing the infrastructure requirements or over-coming constraints will have an impact on the viability of developing the sites. Costs will need to be identified and evaluated. Appendix B contains a list of sites allocated for development in the Local Development Plan and briefly lists any constraints identified in bringing the site forward for development.Constraints2.8Road Improvements – in a number of instances work is required to the existing highway to accommodate the site access. For several sites, the provision of the access road will also necessitate additional expenditure.2.9Foul water drainage - In a number of instances the particular constraint to development relates to the capacity of the sewage system and/or sewage treatment works to accommodate the waste generated by new development. In some instances the problem arises from surface water entering the sewage system. 2.10Dwr Cymru/Welsh Water has advised in many cases that their current Approved Maintenance Programme 5 will not fund improvements to increase capacity within the systems and in such instances developer contributions will be required to undertake the necessary work. This sometimes requires funding of a study to identify the extent of a problem, and in other instances developer contributions to rectify capacity issues. This commission is to include examination of the potential to release capacity at the sewage treatment work by removing some of the surface water through modifications to existing building drainage, using sustainable drainage systems to free-up sufficient capacity to allow some or all of the allocated developments to be brought forward.2.11Other constraints – there are a small number of other identified constraints for some sites, namely land ownership, underground gas issues, flood consequence assessment and relocation of a football pitch.2.12Further details are listed in Appendix A and in Appendix 2 to the Local Development Plan 2.13The commission is funded by Pembrokeshire Coast National Park Authority.2.14The steering group managing this commission will comprise?Sarah Middleton (Planning Officer)?Martina Dunne (Head of Park Direction)?Richard James (Planning Officer)?Stephen Benger (Engineering Development Control Manager)2.15The contact for the project to whom all correspondence and enquiries should be addressed is Sarah Middleton, Pembrokeshire Coast National Park Authority, Llanion Park, Pembroke Dock, Pembrokeshire SA72 6DY. Tel: 0845 345 7275 email – sarahm@pembrokeshirecoast.org.uk3.0REQUIREMENTS3.1Outline Requirementsi.Initial client /consultant briefing meeting (meeting 1)ii.Identify specific constraints for each allocated site.iii.Contact with relevant bodies to assist in identifying:•Works required to overcome each of the constraints;•Costs of works•Time constraints/prioritisation/phasing.iv.Identify which requirements should be S106/site specific requirements and which have the potential to be Community Infrastructure Levy (CIL) requirements.v.Produce draft report for Client Group prior to second meeting to finalise report.vi.Second client /consultant meeting to finalise report.vii.Provide final report.3.2Detailed Requirements3.3Attend an introductory briefing meeting (Meeting 1) with the Client Group in Pembrokeshire before the commencement of any work. The meeting will be for the client/consultant to clarify and confirm any ambiguous and outstanding matters. It will also be an opportunity for the client to pass all background documents to the consultant and most importantly for the Client and Consultant to get to know each other better and share their common objectives. 3.4Contact and if necessary meet with the relevant agencies to identify in detail what is required to overcome each of the identified constraints, including costs, any planned works by each of the bodies or contributions they would be able to make. Also consider the potential for alternative solutions or compromises that may allow development to be brought forward. Details of costs to be paid by developers will need to be identified. 3.5Set out in the report which of the constraints should be overcome by means of a S106 Agreement or planning conditions and which, if any should be CIL requirements.3.6Produce a draft report for the Authority to identify the study findings by 18th January 2013. Three printed copies and electronic copy of the report to be provided, including maps, diagrams etc.3.7Second meeting with the client group to consider comments on the draft final report (25th January 2013). Three printed copies and electronic copy of the final report are to be provided by week ending 1st February 2013. Failure to satisfy the Client Group with this revised work will result in termination of the commission and payment to the Consultant of a quantum meruit determined solely at the discretion of the Client Group.4.0CONDITIONS4.1The working arrangements for this commission are confidential. TheConsultants must not discuss their findings or proposals with any third party without prior approval of the Client Group.4.2It will be a condition of the appointment that the Consultant will hold the Clients indemnified against any claims arising from the commission whether caused by negligence or otherwise. The Consultant will be required to carry Professional Indemnity Cover of at least £5,000,000.4.3Copyright for all work produced will rest with the commissioning Authority.4.4The Programme for the project is set out in paragraph 5.27. The time table for the commission is fixed. Time is of the essence of the Contract.4.5It is anticipated that the project will require the following skills:Development SurveyorsLand Use PlanningFlooding and drainageCommunity Infrastructure LevySection 106Roads and Highways Requirements4.6Selected Consultants may provide all services required by this Brief or may sub-contract particular tasks. The lead consultant must be responsible for all of the work of the whole team. The appointed consultants will undertake all the research and analysis necessary to achieve the requirements set out in the Brief.4.7All professional services must be provided by persons who are appropriately trained in the relevant disciplines referred to and in the event of not being Chartered they must be under the close supervision of those who are.4.8 An electronic copy and three hard copies are required of all Reports, Drawings, Photographs, Maps etc.4.9Meetings are as set out in the Programme.5.0SUBMISSIONS5.1Consultants are invited to submit Proposals for carrying out the Commission to include all fees and expenses by 12 noon on Friday 31st August 2012.5.2The Proposal shall clearly identify the fee bid elements. 5.3The Proposal shall include details of team members, relevant experience, daily rates of fees for staff, proposed allocation of staff time, allowance for expenses, printing, graphics, names of referees, involvement of subcontractors etc.5.4The Consultant should expand on the approach they intend to adopt in executing this Brief. This should include a clear specification of the support they would expect from the client and information they would require in undertaking the study. 5.5Submissions should include a clear specification of all the work the Consultants will undertake in response to this Brief, including details of costs and time estimates for the various phases of the project. A suggested format for fee bid presentation is set out at 5.26.5.6 Proposals and fee bids are required on a task by task basis. 5.7Proposals should be submitted to Richard Griffiths, Finance Manager, Pembrokeshire Coast National Park, Llanion Park, Pembroke Dock, Pembrokeshire, SA72 6DY by 12 noon on Friday 31st August 2013.5.8The proposal should be in a sealed envelope which does not bear any mark identifying the Proposer and which should be clearly marked Surface Water Drainage and Sewage System Capacity Project.5.9Four hard copies of all Proposals Documents should be submitted. 5.10The validity of the Proposals and Fee Bids shall be 90 days from receipt of the Proposal and Fee Bid.5.11No unauthorised alterations or additions should be made to the Brief. Any such alteration, addition or qualification may render the proposal liable to rejection. 5.12Any questions the Consultants may wish to ask must be in writing and addressed to Sarah Middleton, Planning Officer, Pembrokeshire Coast National Park, Llanion Park, Pembroke Dock, Pembrokeshire, SA72 6DY to arrive no later than 12 noon on Tuesday 21st August 2012.5.13An explanatory memorandum based on the questions submitted will be circulated to all competitors which will form part of the conditions. 5.14Oral questions will not be accepted.5.15Competitors must not discuss their Proposal or Fee Bid with the Client Group neither Members nor Officers of the Park nor with third parties. 5.16Submissions may be excluded:?If received after 12 noon on Friday 31st August 2012.?If, in the opinion of the Client Group, it does not substantially meet the requirements of the Brief.?If any mandatory requirements or the conditions and Brief are disregarded.5.17The selection of the Consultants’ bidding, will be by competitive interview conducted by the client on the basis of the Value Assessment Criteria set out at appendix A. 5.18The competitive interviews will take place on Thursday 13th September at the National Park Offices, Llanion Park, Pembroke Dock and Consultants should bring with them all relevant presentational information. Should any specialist equipment be required please advise of this at least three days in advance.5.19Times for interviews will be allocated by ballot and be notified to Applicants.5.20The Client Group managing the commission and comprising the Interview Panel will be: ?Sarah Middleton, (Planning Officer) ?Martina Dunne (Head of Park Direction)?Richard James (Planning Officer)?Stephen Benger (Engineering Development Control Manager)5.21The decision of the Client Group will be final and they will not enter into any discussion or correspondence with unsuccessful applicants.5.22The appointment will be by exchange of letters.5.23The client does not bind itself to accept the lowest or any Proposal nor will it be responsible for or pay any expenses or losses which may be incurred by the Consultant in the preparation of their Proposal or Fee Bid.5.24The appointed Consultants may be required to modify their Proposals to meet the reasonable requirements of the Client Group within the original Brief but without payment of any extra fees. The Client Group will advise the unsuccessful applicants of the name of the selected Consultant but will not enter into any other discussions or correspondence. 5.25For further information please contact Sarah Middleton, Pembrokeshire Coast National Park, Llanion Park, Pembroke Dock, Pembrokeshire, SA72 6DY. Telephone: 0845 345 7275 5.26Fee Bid Submission – Suggested PresentationTeam MemberProfessionDaily RateDays InputTotal££e.g.Dai JonesLand use planner50031,500.00Wil EvansDrainage expert200102,000.00Also e.g.Printing500.00Total Fee Bid4,000.005.27 TimetableWeek Ending 10th August 201231st August 201213th September 201221st September 2012Week Ending 18th January 201325th January 20131st February 2013Advertising commission.Fee bid submission deadline.Competitive Interviews.Initial meeting with successful consultants.Submission of draft final report.2nd meeting with consultants to finalise report.Submission of final report to client group.Appendix A: SELECTION OF CONSULTANTPROJECT: Local Development Plan Land Allocation ImplementationDATED:CONSULTANT:TENDER PANEL:CRITERIAMAXIMUMMARKMARKGIVENTOTAL MARK FOR EACH OF THE CRITERIA1.General experience and reputation (10% weighting)2.Project team (20% weighting)3.Response to the brief (50% weighting)4.Price (20% weighting)TOTAL Appendix B: Sites Allocated in the Local Development Plan and Identified Constraints to DevelopmentLocationSite NameIdentified ConstraintsSt DavidsSouth of St Davids Assemblies (EA748)•Improvement of Glasfryn RoadTenbyBrynhir (HA377)•Sewage Treatment Works Capacity study needed. •Possible Sewage Treatment Works upgrade needed.•Access roadTenbyRectory Car Park (HA724)•Sewage Treatment Works Capacity study needed.•Possible Sewage Treatment Works upgrade needed.TenbyButts Field Car Park (HA 752)•Sewage system capacity study needed.•Possible Sewage Treatment Works upgrade needed.TenbyReservoir Site (HA760)•Sewage Treatment Works Capacity study needed. •Possible Sewage Treatment Works upgrade needed.•Access roadTenbyWest of Narberth Road (HA727)•Access road•3rd party land ownershipBroad HavenSouth of Driftwood Close (HA734)•Sewage Treatment Works improvement needed.DaleCastle Way (HA382)•Estate road required.HerbrandstonEast Herbrandston Hall (HA732)•Flood consequence assessment needed.JamestonNorth of Landway Farm (HA436)•Pumping station upgrade and adoption needed.JamestonGreen Grove (HA821)•Pumping station upgrade and adoption needed.JamestonOpposite Bush Terrace (HA730)•Sewage Treatment Works capacity study needed.•Possible Sewage Treatment Works upgrade needed.Manorbier StationField opposite Manorbier VC School (HA848)•Sewage Treatment Works capacity study needed.•Possible Sewage Treatment Works upgrade needed.New HedgesCross Park (HA813)•Sewage system improvements needed.•Sewage Treatment Works capacity study needed.•Possible Sewage Treatment Works upgrade needed.•Investigation for potential mine workings/underground gas needed.SolvaAdj Bro Dawel (HA384)•Sewage Treatment Works improvements needed.•Relocation of football pitch needed.SolvaBank House (HA792)•Sewage Treatment Works improvements needed.Dinas CrossOpposite Bay View Terrace•Sewage system upgrade needed.TenbyWhite Lion Street/Deer Park (MA707)•Sewage system study needed.St DavidsBetween Glasfryn Road and Millard Park (MA746)•Improvement of Glasfryn RoadBroad HavenNorth-East Broad Haven (MA776)•Sewage Treatment Works improvement needed.•Access road and associate road improvements needed. Manorbier StationLand part of Buttylands (MA895)•Sewage Treatment Works capacity study needed.•Possible Sewage Treatment Works upgrade needed.•Sewage system study needed.St IshmaelsAdjacent to School (MA733)•Sewage Treatment Works capacity study needed.•Possible Sewage Treatment Works upgrade needed.