A multi-discipline 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
