Hundreds of affordable homes in Wales paused as pollution targets place ‘embargo’ on development
Hundreds of affordable homes due to be developed in Wales are currently stuck in the planning process following new targets for phosphate levels in rivers.
Housing associations have told Inside Housing that the new rules have essentially put an “embargo” on development across large parts of the country and may impact the government’s target to build 20,000 new affordable homes this parliamentary term.
In January, Natural Resources Wales set stricter targets for phosphate levels for all rivers that are special areas of conservation across Wales.
Daniel Lloyd, land and technical manager at Wales’ largest housing association Pobl, said the targets have led to planning applications being halted across roughly half of the local authorities in the country.
This is because one of the main sources of phosphates in rivers is sewage from homes and other developments.
Mr Lloyd estimated Pobl has roughly 500 homes that are currently impacted by the issue, many of which he said are in “high housing need” areas.
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Phosphates are nutrients that occur naturally in low levels and are necessary for the healthy functioning of rivers.
But if found in high levels, phosphates can be damaging to wildlife as they lead to a growth in algae, which can restrict oxygen levels in the water.
The rivers that have been identified as having high levels of phosphates are home to wildlife such as Atlantic salmon, freshwater pearl mussel, white-clawed crayfish and floating water-plantain, according to Natural Resources Wales.
A Welsh government spokesperson said phosphate pollution “poses a serious risk to the health and well-being of our future generations if left unchecked”.
Craig Sparrow, director of development at ClwydAlyn, said the targets are “causing havoc” for social landlords and private developers.
ClwydAlyn currently has six schemes, totalling 429 homes, which are affected by the issue.
“Everyone’s been working really hard to do more and more housing, but now this has come in in those areas and it’s really sort of hit us for six a bit,” Mr Sparrow said.
My Lloyd added: “The biggest risk I suppose is Welsh government obviously has an aspiration to deliver 20,000 affordable homes. Now I would say probably half the authorities in Wales are currently impacted by this, so currently there’s an embargo on developments across a large swathe of Wales.”
He also said as of yet, no way has been identified to move the issue forward.
The Welsh government said: “We are in a climate and nature emergency, and must make sure that what we do today doesn’t lead to unintended consequences that prove damaging to communities and future generations further down the line. We are committed to building 20,000 low-carbon and affordable homes for rent over the next five years and are working closely with our partners to deliver this ambitious target.”
In 2019, a similar issue halted development in the South of England when Natural England issued advice which stated planning permission should only be given to developments that could prove they were nitrate neutral.
Natural Resources Wales has been approached for comment.
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