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Flintshire County Council Unitary Development Plan 2000-2015
Adopted 28th September 2011

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accessibility - the ease with which development or facilities can be reached by people wishing to use them.

acre - an area of land the equivalent of 0.4047 hectares or 4047 sq m (43563 sq ft).

advertisement - any word, letter, model, sign, placard, board, notice or device whether illuminated or not, intended as an advertisement will be likely to require advertisement consent.

affordable housing - housing for rent, purchase of shared equity schemes, which remains available below market prices in perpetuity for those sectors of the community which are unable to afford housing on the open market.

afteruse - the ultimate use which mineral or waste sites are either returned to or put to.

agenda 21 - the process established as a consequence of the Rio Earth Summit of 1990 with the objective of seeking action on sustainable development issues at the local level.

aggregates - mining and processing of local material to be used for fill or construction e.g. crushed rock, sand and gravel.

agricultural land classification - the process used by the Ministry of Agriculture, Fisheries and Food (MAFF) now the Department for Environment, Food and Rural Affairs (Defra) to determine the quality of agricultural land. Best and most versatile land, which is to be conserved as a national resource, is classified as grade 1, 2 and 3a.

agricultural workers dwelling - a dwelling for use by an agricultural (or forestry) worker, where it is essential for that person to live at their place of work which is usually subject to a condition or legal agreement limiting the occupancy of the dwelling.

agriculture - land used for dairy and livestock farming, horticulture, fruit growing, seed growing, breeding for fur or skins, grazing land, nurseries and woodland where that use is ancillary to the farming of land.

allocation - land identified, zoned or safeguarded for a particular use or type of development in a development plan.

amenity - the perceived quality of life in terms of the value attached to a place or space.

ancillary - uses of land and buildings which technically differ from the main use, but which are of lesser importance and are permitted by reason of their association with the primary use.

appraisal - the process of weighing up the plans strategy, policies and proposals against sustainability objectives to ensure that the Plan will work to bring about sustainable development.

appropriate assessment - an assessment required under the Habitats Directive and Regulations for any proposal likely to have a significant effect on a European Site, based only on scientific considerations in order to ascertain whether the proposal would adversely affect the Site's integrity.

area of outstanding natural beauty - an AONB is statutorily designated as being of national importance for its natural beauty which should be conserved and enhanced.

archaeology - the study of the past through the analysis of remains (see Scheduled Ancient Monument).

article 4 direction - the means by which a local planning authority, subject to the consent of the National Assembly for Wales, can restrict permitted development rights, often used to protect the character and appearance of conservation areas by preventing the cumulative damaging impact of minor alterations to properties.



backland development - development of land behind existing frontage properties, usually involving the subdivision of back gardens.

biodiversity - the variety of all living things which exist in a particular area or habitat.

Biodiversity Action Plan (BAP) - the requirement for local authorities to prepare a plan to conserve and enhance the biodiversity of an area.

brownfield (previously developed) land - a site which is available for development which has been previously developed.

buffer zone – an area defined around minerals sites in order to protect surrounding sensitive land uses and development from the effects of mineral operations.



Cadw: Welsh Historic Monuments - the National Assembly for Wales executive agency has responsibility for protecting, conserving and promoting an appreciation of the historic environment of Wales.

CCW - the Countryside Council for Wales is the Assembly’s statutory advisor on the sustaining natural beauty, wildlife and the opportunity for outdoor enjoyment in Wales and its inshore waters.

CHP - Combined heat and power schemes which utilise technology to recover energy, whether in the form of heat or power, from waste or other biomass sources.

change of use - certain changes in the use of land or buildings require planning permission as set out in the Use Classes Order 1987 (see Use Classes Order).

commercial development - development related to the buying and selling of goods and services, including the following uses: shops (A1); financial and professional services (A2); sale of food and drink (A3); offices (B1); hotels, boarding or guest houses and hostels (C1); assembly and leisure uses i.e. cinema, concert hall, bingo hall, or casino and dance hall (D2); other sui generis leisure uses i.e. theatre, amusement arcade or centre or a funfair; other sui generis retail uses e.g. launderette, dry cleaners, petrol filling station, sale of motor vehicles, taxi business, or business for hire of motor vehicles, markets and builders merchants.

commitments - sites where a planning permission exists, usually referred to in the context of housing and employment figures.

common land - land where the ownership has traditionally been the subject of ‘rights of common’ held by individuals known as ‘commoners’ over the same area, to use that land.

community strategy / plan - all local authorities are required to produce a community strategy to promote the economic, social and environmental well being of its area, and to contribute to the achievement of sustainable development.

community woodland - multi purpose woodlands developed and managed to provide opportunities for leisure, recreation and public access and to enhance the landscape and nature conservation.

commuted sum - the payment of a one off sum by a developer to a local authority to contribute towards the cost of providing a facility off site, such as car parking or open space, where it is impracticable to provide on site.

comparison shopping - shopping for higher value or durable goods such as furniture, clothing and electrical, where the customer makes comparisons between products and outlets.

completions - when a planning permission is fully implemented, usually referred to in recording and monitoring house building i.e. when a dwelling is fully constructed.

conservation area - an area designated for its special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance.

contaminated land - land which is polluted as a result of past industrial, chemical uses, waste disposal or naturally occurring radiation, which makes it unsuitable for development without appropriate remediation works to reduce or negate hazards to subsequent occupiers and users.

convenience shopping - shopping for lower value, perishable goods such as food and newspapers which are bought on a frequent basis.

conversions - when a new use is put to an existing building e.g. an agricultural building being converted for residential use.

crown land - land which is owned by the government.

curtilage - the definable area around a building by virtue of ownership, use and physical layout, within which land and structures associated with the building are contained e.g. the garden around a house (in relation to a listed building, any other building or structures within its curtilage are also deemed to be listed).



demography - the study and analysis of population, usually involving statistical tools and modelling or forecasting techniques.

density - usually referred to in the context of the number of dwellings on a development site as dwellings per hectare (30 per ha / 12 per acre is recommended by the government as a minimum).

derelict land - land or buildings which have been previously developed but have been allowed to fall into disrepair and are no longer used or capable of use without remediation measures.

designation - the formal designation of an area defined by statute e.g. site of special scientific interest or a general term used for policies which can be plotted geographically on a proposals map e.g. green barrier, conservation area etc.

development - s55 of the Town & Country Planning Act 1990 defines development as ‘The carrying out of building, engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of any buildings or other land’.



ecology - the study of living things in relation to their environment or surroundings.

economic development - the process whereby a local authority works to strengthen and diversify the economy of a region or area, usually in the light of an economic development strategy.

enforcement - the means by which breaches of planning control, or a failure to comply with the conditions attached to a planning permission are regulated, either by negotiation, regularisation or legal action.

environment agency - the Environment Agency (Wales) is the body appointed by the National Assembly for Wales responsible for environmental regulation to ensure air, water and soil quality.

environmental appraisal - the process of identifying, quantifying, weighing up and reporting on the environmental impact of the policies and proposals of a development plan (now superseded by sustainability appraisal).

environmental capacity - the ability of a particular environment to sustain development without causing undue harm.

environmental impact assessment - the process by which information about the likely environmental effects of certain types of development (by virtue of size, type and nature) is collected assessed and taken into account in deciding whether planning permission should be granted.

environmental statement - the document which is produced following an environmental impact assessment and which accompanies the planning application.

environmentally sensitive area - a locally defined landscape area where grants are available to pursue agricultural practices which respect the local environment.



farm diversification - the broadening of agricultural enterprises to take on new commercial activities in order to improve or at least maintain the viability of existing holdings.

fauna - the animals of an area or region.

Fields in Trust (FIT) – an independent UK wide organisation seeking to protect and improve outdoor sports and play spaces and facilities (formerly known as National Playing Fields Association).

finite resource - a resource which when used up is lost forever.

flexibility allowance - a practice applied to a Plan’s housing provision to account for those elements of the housing supply which come forward at a slower rate than predicted or do not come forward at all as a result of ownership, physical, infrastructure or marketing problems.

floodplain - an area of low lying ground alongside a watercourse or sea which floods either naturally or by design.

flood risk - the likelihood of an existing or proposed development being flooded is usually based on assessment carried out the Environment Agency (see s105 surveys).

flora - the plants of an area or region.

footpath - a pedestrian route which is usually separate from the highway, in contrast with a footway which runs alongside a highway.

forecast - a statistical exercise to estimate the likely growth in, and changes in population and households as one of the factors taken into account in determining the level of housing needed over the Plan period.

foul water - water containing waste which is produced by a development and which requires treatment, in contrast to water which runs off the surface of developments e.g. hardstanding as and roofs, which should generally not require treatment.

freight - the movements of goods whether by road, rail, water or air.

full / detailed application - a planning application whereby no matters are reserved for subsequent approval.



global warming - the process, often referred to as climate change, whereby global weather patterns are changing and becoming more unpredictable along with long term sea level rises.

green barrier - a local or non - statutory policy designation identifying areas of open land, the character and appearance of which it is important to protect in order to prevent settlements merging and to protect open countryside, where normal planning policies do not provide sufficient protection.

green belt - a statutory policy seeking to protect the open character of countryside around built up areas for a period of at least 30 years before review.

greenfield - land which has not previously been built on.

green space - areas of land usually within or adjacent to urban areas which are protected by virtue of their amenity, recreation or nature conservation value.

groundwater - water held in aquifers which is used for drinking water, the quality of which should be protected.



habitat - a site or area inhabited by and supporting a particular plant or animal (often referred to in the context of protected species).

hazardous installation / substance - a building or process which contains or utilises substances which are explosive, toxic, flammable or carcinogenic and regulated by the Health & Safety Executive.

health checks - the assessment of a town centre against a wide variety of criteria in order to measure its vitality, attractiveness and viability.

hectare - an area of land the equivalent of 2.471 acres or 10,000 sq m (107642 sq ft).

historic park / garden / landscape - a non statutory Cadw designation involving parks, gardens and landscapes which should be protected by virtue of their historic or other interest.

households - the number of persons living within a dwelling as a single unit i.e. sharing domestic facilities and housekeeping arrangements (recent trends have shown increasing numbers of small or even single person households).

houses in multiple occupation (HMO’s) - a house occupied by a number of unrelated persons who do not live together as a single household (bedsit type accommodation but with shared kitchen and bathroom facilities).

housing association - a non profit making organisation which provides housing on a rent, sale or shared equity basis at below market prices (often referred to as registered social landlords).



indigenous - native to a particular area, often referred to in terms of local building materials or plant species.

infill development - development of a vacant or gap site in a substantially developed frontage or group of dwellings.

infrastructure - the provision of roads, sewers, power, lighting and water supply at the most basic level but also the provision of services and facilities including education, health and community.

integrated transport - a comprehensive transport system where journeys are able to be carried out easily by and between different modes of transport.

Intermediate Area Status – An area designated by the Welsh Assembly Government, where assistance is available to support job-creating investment.



joint housing land availability study - a yearly study of housing land supply co-ordinated by the Land Division of the Welsh Assembly Government, Department of Economy & Transport (WAG (DET)) and involving the lpa, HBF, public utility providers and house builders, to monitor the take up of and future availability of housing land.



landbank - a stock of land intended for a particular purpose (such as maintaining a 5 year supply of land for housing) or in the case of minerals the number of permissions for the winning and working of reserves often expressed in terms of the number of years supply.

landfill - the disposal of waste in holes in the ground e.g. former quarries.

large site – a term (having regard to the definition in the Joint Housing Land Availability Study) used to describe housing sites of 10 or more dwellings.

local housing need - within this plan the term Local Housing Need is used to describe the housing needs of two key groups. The first of these are “workers” who need to live within a particular locality such as farm, fisheries and forestry workers who currently live too far away as to be practical for their employment (eg animal husbandry). The second group are households lacking their own housing, or living in housing which is inadequate or unsuitable, who are financially unable to provide for their own needs in the housing market without assistance.

leakage - often referred to in the context of the amount of locally generated expenditure on retail goods and services outside of the county.

listed building - a building, or any other structure within its curtilage, of special architectural or historic interest which should be preserved, contained in a list compiled by Cadw. Consent is required for works affecting listed buildings or their settings, irrespective of the need for planning permission.

local nature reserve (LNR) - a site or area declared by the lpa as making a valuable contribution to nature conservation, local wildlife or geological interest, providing opportunities for education and enjoyment by the local population.

local transport plan (LTP) - a plan which sets out the Council’s transport strategy, priorities and implementation programme to improve the transport system of the County.



material planning consideration - factors to be taken into account when determining planning applications, which fairly and reasonably relate to the proposal and which are planning issues such as social, economic and environmental.

migration - the permanent movement of residents between areas, Counties or Countries is a key factor in determining the provision of future housing.

mitigation - measures which will serve to alleviate or improve a situation, problem or impact.

mixed use development - a development comprising a mix of commercial, retail and residential uses, amongst others.

modes - different methods of transport such as car, cycle, bus, train boat etc.



national cycle network (NCN) - a strategic cycle route for the UK co-ordinated by Sustrans utilising funding from the Millennium Commission and often referred to as the Millennium Cycle Route. A leg passes along the coast stretches of Conwy, Denbighshire and Flintshire.

national nature reserve (NNR) - an area of national or international importance for nature conservation and managed in accordance with a management agreement with landowners and occupiers.

National Playing Fields Association (NPFA) - a body whose aim is to acquire, protect and improve playing fields and other recreational space for the benefit of local communities (now known as ‘Fields in Trust’).

nature conservation - a general term applied to the protection and enhancement of the natural environment (both flora and fauna).

non-retail commercial development – development related to the buying and selling of goods and services, including all forms of commercial development (see glossary definition above) apart from A1 uses, as defined in the Use Classes Order 1987 as amended.



obligations - a legal agreement (usually referred to as a section 106 agreement) between the lpa and a developer used to control matters of planning concern which cannot be achieved by conditions attached to planning permission.

open countryside - a term used to describe land lying outside of the settlement boundary of a town or village and not affected by any other allocation or designation for development.

outline application - a planning application for outline planning permission to establish only the principle of a particular development, with subsequent approval of reserved matters by the lpa, prior to development commencing.

over development - development which cannot be accommodated satisfactorily within a site and which would unacceptably impact on both occupiers or users of the development proposed and surrounding development or land uses.

over intensification - when a particular use or activity increases to the extent that it results in unacceptable impacts to highway, amenity, environmental or other interests.



permitted development - development which does not require planning permission as specified by the General Permitted Development Order.

planning application - an application submitted to the lpa for permission to carry out development accompanied by a fee (where necessary).

planning condition - in granting planning permission it is often necessary for aspects to be controlled or undertaken in a certain manner, or where the subsequent approval of the lpa is necessary and these are set out in conditions attached to the decision certificate.

planning permission - where the lpa approves a development as set out in a decision certificate which may or may not set out planning conditions which the development will need to satisfy.

planning policy guidance - guidance produced by the National Assembly for Wales to inform lpa’s and others in the preparation of development plans and consideration of planning applications, the key document being Planning Policy Wales.

plan, monitor, manage - an approach to the provision of housing in which the lpa plans for a particular level of housing provision, regularly monitors the supply and demand for housing and makes adjustments if necessary.

precautionary approach / principle - the assumption that a development or activity might be damaging to the environment unless it can be proven otherwise.

primary shopping streets - streets or frontages where there is a predominance of retail uses which it is considered desirable to retain.

projection - the analysis of previous trends as a basis for projecting future trends, e.g. population growth.

protected species - a species of animal or plant which is protected on the basis of either a UK or EU statutory basis for its rareness or particular importance.

proximity principle - usually referred to in terms of waste whereby waste should be disposed of or managed / recycled as close as possible to the point where the waste is generated in order to prevent waste being exported to other areas and to reduce transportation.



Ramsar site - a wetland / coastal site of international importance (especially as a waterfowl habitat) designated by the Assembly under the European Ramsar Convention of Wetlands of International Importance.

recycling - the process of sorting waste by type so that it can be re-used for other purposes.

refurbishment - the process of investing in the physical fabric of a building to bring it up to scratch.

regeneration - the process of giving new life to an area by investing in refurbishment of existing buildings, new development and the provision of new infrastructure, sometimes referred to as urban renewal.

regional planning guidance (RPG) - planning guidance produced at a regional level on a voluntary collaborative basis by North Wales Planning Officers, to tackle issues of strategic importance which cannot be adequately addressed within single administrative areas.

regional transport plan – a plan prepared by Taith on behalf of the six local authorities in North Wales which will deliver improvements to the transport system over the next 25 years.

regionally important geomorphological site (RIGS) - local non - statutory sites which are considered to contain important geological or geomorphological features.

renewable resources - resources or energy which occurs from natural and continuous flows within the environment which cannot be exhausted and include, solar, wind, water and geothermal sources as well as plant material (biomass).

reserved matters - those matters which were not considered as part of an outline application must be considered as part of a subsequent reserved matters application and may include siting, design, external appearance, access and landscaping.

residual requirement - the additional houses required to be built in a Plan period having taken into account existing permissions, and any allowance for small sites or conversions of existing buildings.

restoration - the process of restoring a development or activity such as quarrying or landfill, following the end of its useful life, either back to its original state or to another use or appearance using sub soil, top soil and landscaping measures.

retail impact assessments - all applications for retail developments larger than 2,500 sq m gross floor space are required to be accompanied by a study to assess the sequential approach to site selection, the availability of alternative sites, the economic impact on town centres and accessibility by a range of means of travel.

ribbon development - linear development which continues the line of existing dwellings along a road into open countryside, with individual accesses off that road.

risk control measure – the identification of the level and nature of a risk, hazard or impact and the formulation of measures which can control it in an acceptable manner.

rounding off - development which forms a logical extension to a settlement, in keeping with its existing form and character. It should result in a logical and defensible boundary and not represent a significant incursion into open countryside.



safeguarded - the protection of a site, area or characteristic, either in its present use or for a future use (e.g. Minerals Safeguarding Area).

scheduled ancient monument (SAM) - an archaeological site or feature of national importance which is included in a schedule prepared by Cadw. Irrespective of the need for planning permission, development which is likely to impact on a SAM will also require scheduled ancient monument consent from Cadw.

section 105 survey - surveys conducted by the Environment Agency (Wales) under the provisions of the Water Resources Act 1991 to determine areas at risk of flooding and the degree of risk which will inform development plan preparation and the determination of planning applications.

Section 106 agreement - a legal agreement between a Council, and applicant (and sometimes third parties) to ensure that certain actions, relevant to the development, are carried out satisfactorily, where these are not capable of being enforced through a planning condition.

secondary frontages - areas of a town centre, outside the primary shopping frontages, which feature a mix of commercial development where retail is not predominant.

secondary resources - any recycled material which can be used as a substitute for primary resources or aggregates.

sequential approach - a test applied primarily to retail development proposals but also to other forms of development to ensure that no suitable alternative sites exist within or on the edge of the town centre.

settlement boundary - a planning tool to define the extent of urban areas where in principle new development will be permitted subject to policies in the plan and material planning considerations. Not all groups of houses have a settlement boundary defined for them as they are considered to be of insufficient size and/or have insufficient capacity to accommodate future growth in a satisfactory manner.

settlement hierarchy - a classification of settlements based on an assessment of factors such as size, configuration, facilities and services which provides an indication of the level of growth to be accommodated over the Plan period.

shared equity - a mechanism operated by a Registered Social Landlord whereby occupants purchase a proportion of the property (up to an agreed maximum) and pay rent on the remainder in order in order to get a foot in the property market by selling the proportion owned back to the RSL.

site of nature conservation importance (SNCI) - a local non-statutory designation of local nature conservation importance, the most common of which is a wildlife site.

small sites - a term (having regard to the definition of a ‘large site’ in the Joint Housing Land Availability Study) used to describe housing sites of 9 dwellings or less.

SME’s - the abbreviation given to small and medium enterprises which are seen as being key components of a sustainable local economy.

social housing - housing which is subsidised by a Registered Social Landlord (local authority, housing association, trust or other charitable body), either rented or shared ownership arrangement, often targeting particular social groups.

Special Area of Conservation (SAC) - an SSSI additionally designated under the European Directive on the Conservation of Natural Habitats and Wild Fauna and Flora, in order to maintain or restore priority natural habitats and species, which together with SPA’s comprise the EU’s ‘Natura 2000’ network of habitats of pan - European nature conservation importance.

Special Protection Area (SPA) - an SSSI additionally designated under the European Directive on the Conservation of Wild Birds, because of the need to protect threatened birds and their habitats.

supplementary planning guidance (SPG) - non statutory supplementary planning guidance produced by a lpa to supplement the policies and proposals in the UDP with the intention of being a material planning consideration in the determination of planning applications. May include design guides, topic based guidance or site planning briefs.

spatial - the expression of trends, policies or proposals as they appear on the ground e.g. identifying areas of restraint or growth.

site of special scientific interest (SSSI) - a protected area identified by Countryside Council for Wales as being of national importance in terms of wildlife, flora, fauna, geological or physiological features.

small towns and villages enterprise initiative (STVEI) – A WAG(DET) initiative intended to promote the sustainability and prosperity of small towns and villages in rural north Flintshire, mainly through supporting development by businesses or community organisations.

strategic environmental assessment – a process required by EU Directive to ensure that significant environmental effects arising from policies, plans and programmes are identified, assessed, mitigated, communicated to decision makers and monitored.

sui generis - those uses which do not fall within any Use Classes Order and are therefore described as sui generis - a class on its own e.g. car showrooms, petrol filling stations.

surface water run off - water which runs off a development e.g. from hardstandings or roofs.

sustainable development - development which meets the needs of present without compromising the ability of future generations to meet their own needs.

sustainable urban drainage system - providing drainage systems in a more environmentally friendly manner, by reducing the quantity of run off, slowing the speed of run off and filtering of water in order to help reduce food risk and reduce pollutants affecting ground water quality.

sustainability appraisal - a process of systematically assessing a development plan against a variety of criteria to ensure that it will achieve sustainable development.



take - up - usually referred to in the context of monitoring the rate at which land for housing, employment or other development is developed.

Taith – the joint board of the six authorities in North Wales working together to deliver substantial and significant improvements to public transport across the region.

technical advice note (TAN) - a document produced by the NAW to provide additional advice on key aspects of policy set out in Planning Policy Wales.

townscape - the combined mix of buildings, spaces and other features which together create a sense of place.

traffic calming - measures to slow down traffic such as speed reduction measures, surface treatment or road narrowing, most commonly applied in residential areas to improve safety for vehicles and other highway users, especially pedestrians.

traffic impact assessment (TIA) - an assessment required in order to inform consideration of a planning application where a development is likely to have a considerable impact on traffic flows. It will assess existing traffic flows and the capacity of the highway network to accommodate the development, with or without mitigation measures. In some cases a Transport Impact Assessment will be required which also considers accessibility of the development by different means of travel.

traffic management - measures to better manage the flow of vehicles whether at points of congestion or where road safety is poor and therefore making better use of the existing road space before improvements or new roads are considered.

Trans European road network (TERN) - a network of European highways of international importance linking ports with major cities, including the A55(T).

travel plan - a plan drawn up with the objective of reducing car based travel either in existing or proposed development in order to bring about economic, environmental and health benefits.

tree preservation order - a legal protection given to a tree which is considered to be of significant amenity value with the effect that permission or the lpa will be needed to lop, top or fell a tree.

trunk road - trunk roads and motorways are the responsibility of the National Assembly for Wales and are high quality roads carrying large quantities of long distance traffic between towns and cities.



undeveloped coast – the undeveloped land and estuary to the north of the A548.

unitary development plan (UDP) - a statutory development plan is required to be prepared by all unitary local planning authorities, containing strategic Part 1 and detailed or local Part 2 policies together with proposals relating to the development and use of land. They replace the former system of structure and local plans.

use classes order - the Town and Country Planning Use Classes Order 1987 (amended) places the main uses of land into different categories based on the nature and characteristics of each. Generally speaking, planning permission will not be required for the change of use of land or a building within a class, but will be required between different classes.



vernacular - where an area has a particular identifiable style of architecture, use of materials or features which gives it a unique sense of place.

viability - although applying to individual business or commercial activities, most commonly applied in the determination of the health of a town centre in terms of its ability to continue trading, to attract investment and to improve and adapt over time.

vitality - a measure of how busy or lively a town centre is at different times of the day in terms of being attractive to both businesses and shoppers.



Welsh Assembly Government, Department of Economy & Transport (WAG (DET)) – The Assembly’s role is to provide, maintain and safeguard employment opportunities and to bring about regeneration schemes across Wales.

wildlife site - see site of non statutory nature conservation importance.

windfall site - a site which comes forward for development within the plan period but which is not allocated in a development plan (usually referred to in the context of residential development).

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