Significant infrastructure projects (SIPs): the role of the Welsh Government’s Land Quality Advice Service

The Welsh Ministers are a statutory consultee for development which results in a loss of agricultural land in respect of the following:

(i) the loss of not less than 20 hectares of grades 1, 2 or 3a agricultural land which is for the time being used (or was last used) for agricultural purposes; or

(ii) the loss of less than 20 hectares of grades 1, 2 or 3a agricultural land which is for the time being used (or was last used) for agricultural purposes, in circumstances in which the development is likely to lead to a further loss of agricultural land amounting cumulatively to 20 hectares or more.

The Welsh Government’s Land Quality Advice Service (LQAS) have responsibility, on behalf of the Welsh Ministers, for all consultations on these matters. Procedural arrangements for consultation with LQAS are detailed in Technical Advice Note (TAN) 6, Annex B.

Applicants should consider agricultural land quality evidence at the start of the site selection process. This includes when they are:

• considering search areas, 
• considering alternative sites 
• developing specific proposals

Early engagement with LQAS is therefore very important. LQAS can advise on agricultural land quality impacts, including appropriate surveys and investigations. This will help applicants consider the agricultural land quality impacts of a proposed infrastructure consent.

LQAS encourages applicants to use the Discretionary Advice Service (DAS). This provides non-statutory advice related to development proposals.

The Agricultural Land Classification (ALC) system provides a consistent way to assess the quality of farmland in Wales. It helps inform decisions about the future use of agricultural land within the planning system. It is the only approved system for this purpose. 

The ALC system classifies land into 5 grades. Grade 1 is the best quality and grade 5 is the poorest quality. Grade 3 is split into subgrades 3a and 3b. 

The current grading methodology is described in The Agricultural Land Classification of England and Wales Guidelines for grading the quality of agricultural land (JP069 - Defra / Welsh Government 2025).

Planning Policy Wales defines grades 1, 2 and 3a agricultural land as best and most versatile (BMV) agricultural land. This is excellent to good quality land which can deliver food and non-food crops for the future.

Further information may be found at: Agricultural land classification: frequently asked questions | GOV.WALES

The Agricultural Land Classification (ALC) grade of the land must be known for spatial assessments and development management decisions. The flowchart in Part 4 of the ALC Predictive Map Guidance Note sets out the decision process.

Where the Predictive Agricultural Land Classification Map on DataMapWales identifies grades 1, 2 or 3a, a full detail ALC field survey will be needed. This will confirm the grades present and the proportion of each grade. 

The Welsh Government has published existing survey data on DataMapWales. Applicants should check these records before commissioning a survey. This will confirm whether the site, or sites, have already been surveyed in detail. 

If there is no survey record for the site, or part of the site remains unsurveyed, the applicant should commission an Agricultural Land Classification survey.

If a party refuses or fails to commission a survey, or the Welsh Government does not accept the survey, the Predictive Map Grade must be accepted as the best available information. This applies unless the LQAS advises otherwise.

In addition to the statutory consultation with Welsh Ministers, the Land Quality Advisory Service can provide free of charge on request:

• copies of existing ALC surveys held by the Welsh Government
• advice on ALC survey requirements
• a validation service to assess whether privately commissioned ALC surveys are acceptable

The validation service helps all parties to have confidence in the information being provided.

This service is available for all proposals, including those below the statutory consultation threshold.  

ALC surveys for significant infrastructure projects may cover large areas. They may include multiple sites and be complex. This may mean further clarification, discussion and a site visit is needed. 

Applicants should request Agricultural Land Classification survey validation as early as possible when developing proposals, such as at scoping stage.

Contact

E-mail: lqas@gov.wales

Effective strategic site selection requires early consideration of agricultural land quality evidence. Applicants should consider this evidence when they are:

• identifying search areas
• considering alternative sites
• developing specific proposals

The Predictive Agricultural Land Classification Map, as updated, and published survey data held by LQAS should be used as early as possible in the site search process. This will help applicants avoid best and most versatile agricultural land (BMVAL). 

The site search area should reflect the scale, nature and locational need of the development. 

For example, the strategic search area for nationally significant infrastructure projects may begin as a national assessment, unless a specific locational need is established.

When evidencing site selection, applicants should set out:

• the strategic site search
• the locational need for the proposed development
• all reasonable alternatives
• land quality information, including whether it is previously developed land

Where predictive BMVAL is identified within the red line boundary of a proposal, applicants should demonstrate how the site selection process has been undertaken and explain the evidence supporting the overriding need for the chosen location.

Available lower grade land may have environmental value recognised by a landscape, wildlife, historic or archaeological (nationally recognised) designation. Where this value outweighs the agricultural considerations, applicants should set this out as part of the site selection process. Applicants should also explain the weighting given to this issue.

If land in grades 1, 2 or 3a needs to be developed, and there is a choice between sites of different grades, ALC surveys are required to confirm the grading. The site selection process should then demonstrate how the proposal has been directed to land of the lowest grade.

Applicants should demonstrate site selection in a specific topic paper. This should be made available as early as possible, such as at pre-application stage.

The Agricultural Land Classification of England and Wales Guidelines for grading the quality of agricultural land (JP069 - Defra / Welsh Government 2025) sets out the grading criteria. 

Agricultural Land Classification Instruction Manual for England and Wales (JP0XX –Welsh Government / Defra / Natural England 202X) sets out how to conduct a survey and provides a survey template.

For full detail Agricultural Land Classification surveys, the sampling density is 1 auger boring per hectare. This means:

• on fixed 100 metre grid spacings to avoid survey bias

For linear routes, the sampling density should be the equivalent of about 1 auger boring every 100 metres.

An Ordnance Survey base map, or similar, should be used.

Applicants should consult LQAS and agree the methodology before starting a survey where they propose either:

• a lower sampling density / reconnaissance level survey
• a free survey

LQAS will not normally accept such surveys. 

For survey areas of less than 3 hectares, the sampling density should be at least:

• 3 auger borings
• 1 soil pit

On small sites, auger boring locations should be at least 10 metres from field boundaries and representative of the site.

Survey reports should include:

• full climate, site and background soil information
• photos, where needed
• full auger boring and soil pit observations 
• any other supporting evidence needed to justify the grading

Surveys reports must not include policy discussion on the merits, or otherwise of the proposal. This should be included in a separate document. 

Surveys received by LQAS either through its Discretionary Advice Service or under statutory consultation arrangements will be assessed against:

• The Agricultural Land Classification of England and Wales Guidelines for grading the quality of agricultural land (JP069 - Defra / Welsh Government 2025)
• The Climatological Data for Agricultural Land Classification (MAFF 1989).
• Agricultural Land Classification Instruction Manual for England and Wales (JP0XX –Welsh Government / Defra / Natural England 202X)
• Published Soil Survey of England & Wales information
• Existing relevant ALC surveys
• And other available datasets such as Ordnance Survey, Lidar, aerial imagery
• Field validation (if required)

LQAS will respond to Agricultural Land Classification survey validation requests in one of the following ways.

1. Accept the survey

LQAS may accept the survey findings as an accurate reflection of agricultural land quality.

Where this happens, LQAS will recommend that the applicant and determining authority also accept the findings.

2. Request clarification

Where there are deficiencies or points that need technical clarification, LQAS will set these out and ask the applicant to provide a written response within a set timescale.

Most queries are usually resolved in this way.

In some circumstances, a site visit may be the best way to resolve technical queries. Where this is needed, LQAS will ask the applicant to arrange access permission for a Welsh Government surveyor, or a Welsh Government-appointed surveyor, to visit the site.

LQAS will explain why the visit is needed and set out any necessary arrangements.

Where there are minor unresolved technical matters, LQAS may accept the survey findings and highlight the outstanding technical matters in its validation response.

Where significant technical matters remain unresolved, and these are material to the grading of the site, LQAS will recommend that the applicant and determining authority reject the survey.

LQAS may also recommend rejecting the survey if the applicant has not responded to clarification requests within a set timescale.

In these cases, LQAS will recommend using the Predictive Agricultural Land Classification Map (version 2 or as updated) as the best available information.

LQAS may reject a survey where it has not been completed in line with The Agricultural Land Classification of England and Wales Guidelines for grading the quality of agricultural land (JP069, Defra and Welsh Government, 2025).

Where this happens, LQAS will recommend either:

• commissioning a new Agricultural Land Classification survey in line with the guidelines
• using the Predictive Agricultural Land Classification Map (version 2 or as updated) as the best available information, if a new survey is not commissioned or the survey remains invalid

All validated survey data will be added to Data Map Wales and used in future versions of the Predictive Agricultural Land Classification Map. 

If the applicant has not addressed LQAS comments at the pre-application stage, similar comments will be raised after acceptance of the application by the Welsh Ministers.

Where Welsh Ministers are consulted, whether statutory or non-statutory, LQAS will confirm technical matters to the determining authority.

This may include:

• the amount of best and most versatile agricultural land within the red line boundary, where an Agricultural Land Classification survey has been validated
• any unresolved technical issues with an Agricultural Land Classification survey and their significance
• where LQAS has rejected an Agricultural Land Classification survey, the reasons for rejection and land quality advice

In some circumstances, the specific consultation requirements with Welsh Ministers set out in part 1 will not apply.

In these cases, the determining authority should usually be able to determine applications for development on agricultural land using the evidence before them.

Where the determining authority does not feel able to determine the application satisfactorily, it may seek technical advice from LQAS. For example, it may ask for advice on agricultural land quality implications.

These consultations should be limited to matters of technical detail. 

Some planning applications may have significant agricultural land quality implications but not meet the statutory consultation requirements set out in part 1. Where these applications come to the attention of Welsh Ministers, LQAS may still choose to provide advice or express a view to the determining authority.

A formal expression of view will be provided where:

• the statutory thresholds set out in part 1 are met
• there are significant agricultural implications 

In reaching a view, LQAS will consider:

• Agricultural Land Classification survey evidence
• the site selection process and rationale
• how the proposal applies the relevant policy tests and guidance

Relevant policy and guidance may include:

• Planning Policy Wales
• Future Wales
• Technical Advice Notes
• Dear Chief Planning Officer letters

An expression of view will be made in line with the requirements for a substantive response.

• No comment
• No objection and refer to standing advice
• Has concerns and how those concerns can be addressed
• Objects and reasons for objection

LQAS will update any earlier relevant representations and provide a substantive response to the determining authority. 

LQAS will seek to take part in relevant hearings where:

• the determining authority has requested LQAS to attend to advise on specific technical matters about agricultural land quality, not the merits of the application
• LQAS considers that significant issues remain unresolved

LQAS will advise the determining authority when it considers that a topic specific hearing is unnecessary to determine an application affecting best and most versatile agricultural land.

This is usually in cases where LQAS considers that the determining authority has all the information needed to make a recommendation or take a decision regarding BMVAL.