Wednesday’s Budget announcements confirmed the government’s appetite for a new wave of garden settlements with a promise of legislation to make it easier for local authorities to work together to create new garden towns and cities.
Local authorities and businesses covered by the Black Country Local Enterprise Partnership have just unveiled ambitious proposals for a new garden city providing some 45,000 new homes in 30 towns and settlements in and around Wolverhampton, stretching from Aldridge to West Bromwich.
The scheme has the backing of the government and the support of the Homes and Communities Agency. Some 550 brownfield sites across the sub region have been identified. The 1,500-hectare project will require an investment of around £6bn.
Ministers are also keen to provide technical and financial support for areas that want to establish garden villages and market towns of between 1,500 and 10,000 homes. The prospect of “planning and financial flexibilities” is on offer alongside a second wave of compulsory purchase order reforms.
The Budget Report said the government would release more public sector land for housing and has committed to providing greater freedom for the deployment of mobile phone infrastructure. This will involve reducing planning restrictions and allowing taller new ground-based masts to be built.
Chancellor Gordon Osborne announced an additional boost to spending on flood defence which would amount to a spend of £700m by 2020-21. Flood defence schemes in Leeds, York, Calder Valley and wider Cumbria are on the cards
On the devolution front, the Budget signalled new deals with the West of England, East Anglia and Greater Lincolnshire in addition to a further round of Growth Deals with LEPs.
And the government announced it would create a new Marine Hub Enterprise Zone in Cornwall. New EZs will be established at Brierley Hill in Dudley, Loughborough and Leicester. The existing Sheffield City Region EZ will be extended.
The government has also requested the National Infrastructure Commission carry out a study on the strategic infrastructure priorities for the Cambridge-Milton Keynes-Oxford corridor which contains some of England’s fastest-growing and most productive cities.
At the same time as the Budget the Local Plan Expert Group has published its report which makes a series of recommendations designed to streamline and speed up the local plan making process.
The group has recommended simplifying the calculations of housing need and halving the timetable for plan making. It has also suggested ways of better integrating local plans with Community Infrastructure Levy (CIL) Charging Schedules.
View more information on the Budget 2016
View the Local Pans Expert Group report to the Secretary of State
Roger Milne
Chancellor George Osborne this week committed £300m to kick-start work on major transport schemes in the capital and the North, specifically Crossrail 2 and rail and road links between Manchester and Leeds, which are expected to trigger significant urban development.
Support for the capital’s Crossrail 2 scheme is predicated on the development of a housing strategy which would involve some release of green belt land and the provision up to 200,000 new homes.
In the North the expectation is that the long term transformation of Manchester Piccadilly station should stimulate significant regeneration across 60-hectares of central Manchester.
Osborne’s commitment to significant transport infrastructure spending came in the wake of two reports from the National Infrastructure Commission
The first, published last week, urged backing for Crossrail 2, the proposed new north-east to south-west tunnelled rail line across the capital. The Commission insisted funding should be made available now to develop the scheme fully with the aim of submitting a hybrid bill by autumn 2019. This would enable Crossrail 2 to open in 2033.
The Commission called for a funding plan in which London contributed more than half the total for the scheme. Also recommended was a strategy to maximise private sector involvement in the development and funding of stations and their surrounding areas and the construction of at least 200,000 homes along the route. This could require the creation of one or more development corporations.
The second report, published on Tuesday, made the case for a higher speed, higher capacity and higher frequency rail network in the North from Liverpool in the west to Hull and Newcastle in the east. This would incorporate sections of the proposed HS2 project as well as upgraded lines and sections of new track where necessary. This is being called HS3.
The Commission said the development of this network should begin with the rail link between Manchester and Leeds, the two largest economies of the North. Phase one should reduce journey times from 49 to 40 minutes and increase capacity by 2022. Phase two could cut to just 30 minutes.
The Commission said an integrated plan covering both phases should be drawn up before the end of 2017. It added that route decisions on the northern sections of HS2 to be announced later this year should support enhanced high-speed connections within the North, including between Leeds-Sheffield, Liverpool-Manchester, and Sheffield-Newcastle.
The Commission argued that Highways England should accelerate capacity enhancements to the M62 between Liverpool and Manchester and between Manchester and Leeds. Also firmly on the agenda is the prospect of a new road link between Manchester and Sheffield involving a tunnel under the Peak District.
Roger Milne
Communities Secretary Greg Clark has sided with Maldon District Council which last year took issue with the planning inspector examining its local plan. When the inspector issued his initial findings [on the plan] he concluded the strategy was unsound because its stance on sites for travellers wasn’t consistent with national policy.
The council claimed the inspector’s interim findings were neither balanced nor proportionate and complained to Communities Secretary Greg Clark. He subsequently directed that the plan should be submitted to him for approval. The inspector involved has since retired.
Clark has written to the council agreeing that “it was not proportionate for the inspector to find the whole plan unsound because he had not examined the whole plan.
The SoS acknowledged that the inspector was correct in his analysis that the local plan policy on travellers’ sites was deficient. But he said the inspector was wrong not to give the council an opportunity to remedy the problems.
Now Clark has announced he will appoint a new inspector to consider the local plan “and all the currently available written and audio evidence from the initial hearings and to then reach their own view on what further evidence is needed, including any further hearings”.
Councillor Mrs. Penny Channer was chair of the council’s planning committee throughout the local plan preparation period.
She said: “Maldon District Council feel vindicated by the response by the Secretary of State, as we felt we had submitted a robust plan”.
Roger Milne
Wales’ first City Deal, aimed at boosting the economic competitiveness of the so-called Cardiff City Region (CCR) was confirmed this week.
At the heart of the £1.2bn agreement, announced on Tuesday, are ambitious proposals to improve public transport via the South Wales Metro project, a scheme which includes Valley Lines electrification.
Equally crucial, the Welsh Government and the Cardiff Capital Region councils have committed to a new partnership approach to housing development and regeneration. This is designed to ensure the delivery of sustainable communities, through the use and re-use of property and sites.
The ten local authorities involved in CCR, Cardiff, The Vale of Glamorgan, Rhondda Cynon Taff, Merthyr Tydfil, Caerphilly, Monmouthshire, Bridgend, Blaenau Gwent, Torfaen and Newport, have agreed to contribute £120m to a 20-year investment fund. The UK and Welsh Governments are each providing £500m.
The local authorities have also signed up to the creation of a Cardiff Capital Region Cabinet, a non-statutory Regional Transport Authority, a Cardiff Capital Region Skills and Employment Board and a Cardiff Capital Region Business Organisation.
National and local politicians claimed the deal would create up to 25,000 jobs and leverage £4bn of private sector investment.
As part of this City Deal, the Welsh Government will explore with the Cardiff Capital Region councils the devolution of business rate income above an agreed growth baseline and the ability to levy an infrastructure supplement.
Roger Milne
Plan-making and decisions on major schemes across much of Northern Ireland are now in difficulties following a High Court judge’s ruling over the status of the Belfast Metropolitan Area Plan (BMAP).
Mr Justice Treacy held that SDLP Environment Minister Mark H Durkan acted unilaterally and unlawfully in authorising the BMAP in September 2014 without the agreement of Northern Ireland Executive colleagues.
The successful legal challenge was mounted by the then Enterprise Minister Arlene Foster of the Democratic Unionist Party.
The judge backed claims that because the plan’s significance stretched across a number of separate departments it needed approval from the Stormont cabinet.
“In the present case, the minister having failed to achieve any agreement at the Executive sub-group, acted unilaterally and unlawfully by authorising and directing the Department to adopt the BMAP without informing the Executive until after the event and despite objections having been raised by other ministers” the judge ruled.
The court heard that the legal action involved a disagreement along party political lines, with the DUP opposed to the restrictions on retail activity adopted by the SDLP minister in the BMAP which meant that a long-proposed John Lewis store could not be built at the Sprucefield shopping centre on the edge of Lisburn, Co Down.
A DOE spokesperson said: “The minister is currently considering the judgment of the Court.”
Enterprise Minister Jonathan Bell insisted: “The judgment will mean that a revised BMAP will be brought back to the Executive for consideration and agreement. The significant area of concern with BMAP as it stands is the restriction that it would have placed on retail development at Sprucefield.”
Individual council local development plans and major planning applications are meant to comply with the regional land-use blueprint, the BMAP.
The plan covers Belfast City, Carrickfergus Borough, Castlereagh Borough, Lisburn City, Newtownabbey Borough and North Down Borough Council areas where some 40 per cent of Northern Ireland’s population live.
View more information on the Belfast Metropolitan Area Plan
Roger Milne
PD changes
The Department for Communities and Local Government has laid before Parliament the regulations which make office to residential conversions a permanent feature of permitted development rights from 6 April.
The rights were first introduced on a temporary basis nearly two years ago.
An amendment to the General Permitted Development Order includes a new condition which allows local planning authorities to consider the impact of noise from commercial premises on occupants of the housing.
The time-limit on exemptions obtained for parts of London and Manchester will run out in May 2019. Planning authorities will be able to apply for Article 4 directions to remove the rights.
The change to permitted development to facilitate residential conversions will also apply to launderettes and, from 2017, light industrial up to a maximum floor space of 500 square metres.
New permitted development rights for mineral exploration which will allow for boreholes for specific monitoring purposes where there is preparatory petroleum exploration are also coming into force.
Sluggish utility companies restricting housing growth
A new Housing & Finance Institute report has highlighted sluggish performance by utility companies as a factor restricting housing growth.
The report has recommended that local authorities and Local Enterprise Partnerships undertake so-called Infrastructure Dependency Mapping at a local and sub-regional level to get a better handle on the needs of electricity and energy companies.
The institute also proposed that the Communities Secretary should be given powers to force tardy utilities to provide utility connections “in a timely manner”.
Capital developments
- London Mayor Boris Johnson has published a slew of planning guidance this week. This includes new Supplementary Planning Guidance (SPG) covering the so-called Central Activities Zone. For the first time this states that new residential development is not appropriate in the commercial core of the City of London and the northern part of the Isle of Dogs. The SPG pinpoints geographical parts of central London where commercial use should be given priority over new residential developments. The mayor has also published new Housing Supplementary Planning Guidance as well as the Minor Alterations to the London Plan (MALPs).
- In addition Johnson has announced 11 new Housing Zones in London funded by an additional £200m of his housing budget. The new zones, which will deliver a total of 24,554 new homes, include sites in Barking, Catford, Feltham, Kingston and Romford.
- Meanwhile Wandsworth Council has launched a competition to select a partner for the regeneration of the six-hectare Alton Estate in Roehampton south-west London where approximately 1,100 new homes will be built as well as additional social rent, affordable and private housing.
Clark blocks West Sussex homes scheme
Communities Secretary Greg Clark has agreed with the recommendation of the planning inspector who argued that an appeal over a 25-home scheme at Loxwoood, Billingurst in West Sussex should be dismissed. The scheme, eleven of whose units would be affordable, had been refused by Chichester District Council.
The Secretary of State agreed the proposals were in conflict with both the local plan, the now made neighbourhood plan and were not suitably sustainable to justify overriding the planning policy objections
The Loxwood Neighbourhood Plan was the subject of two unsuccessful judicial reviews.
View the recovered appeal: land south of Loxwood Farm Place, High Street, Loxwood, Billingshurst
Guidance on caravan and houseboat dwellers
The Department for Communities and Local Government has published draft guidance related to the new duty on English planning authorities, included in the Housing and Planning bill, to consider the needs of people “residing in or resorting” to a district in either caravans or houseboats.
It shows how the government wants councils to interpret the changes to accommodation needs assessments in both those respects and highlights the need to cooperate with neighbouring local authorities.
Bedforshire ‘mansion’ faces demolition
Extensions and alterations to a house at a green belt location in Barton-le-Clay, Bedfordshire will have to be demolished within a year following a decision by a planning inspector.
Random House, originally a bungalow, owned by Mr Syed Raza Shah, was granted planning permission in 2011 by Central Bedfordshire Council for the ‘erection of single storey side extension and roof alteration with rear dormer windows.’
But when the development was finished, the floor space had increased by 165 per cent, turning the property into a three-storey mansion.
Subsequently the building has become the focus long-running and acrimonious planning and legal dispute between the local authority and the owner.
View more information on the case
Rochester regeneration
Medway Council has announced it has selected Countryside Properties and Hyde Housing as its partners for its ambitious 30-hectare Rochester Riverside regeneration scheme.
The developers are set to transform the area over the next 12 years, building around 1,300 new homes, of which 25 per cent will be affordable housing.
They will also provide a new school, nursery, hotels, restaurants, gym, healthcare facilities, office space and a number of retail units as part of the £400m project. The developers are set to submit their first planning application by the end of the year.
Rochester Riverside has over 2.5 kilometres of frontage on the River Medway and adjoins the town centre and new railway station.
The scheme is backed by the Homes and Communities Agency (HCA), which is the co-owner of the site and has invested around £60m in preparing it for development.
City help urged
A new report by the think tank Centre for Cities has urged greater government focus on addressing the economic challenges facing some of the UK’s fastest-growing and strongest-performing cities.
The report was published in association with the Fast Growth Cities group, which represents five of the most vibrant medium-sized cities: Cambridge, Oxford, Milton Keynes, Swindon and Norwich.
All five places enjoy higher productivity levels than bigger cities such as Manchester and Birmingham. They also have higher than average levels of employment and business start-ups.
However the report warned that these cities face a number of significant economic challenges including lack of new homes, increasing transport congestion and a growing skills gap.
Brownfield register pilots
Communities Secretary Greg Clark has named the 73 councils across England which will pilot one of the new brownfield registers. These will provide house builders with up-to-date and publicly available information on all brownfield sites available for housing locally.
They will also allow communities to draw attention to local sites for listing, including in some cases derelict buildings and eyesores that are primed for redevelopment and that could attract investment to the area.
Registers will eventually become mandatory for all councils under proposals going through Parliament in the Housing and Planning bill.
Each council agreeing to be part of the pilot project will receive £10,000 government funding to help prepare their registers.
Developer Grainger, the UK’s largest listed residential landlord, has submitted a detailed planning application to West Berkshire Council to develop land between Newbury railway station and Market Street as an “urban village” providing 232 new homes, around 950 square meters of offices as well as new station plaza, car parking and a new bus station. The majority of the site is owned by the local authority and is currently a combination of parking spaces and the existing bus station.
Energy moves
- Energy Secretary Amber Rudd has granted a development consent order (DCO) for a 19 kilometre long gas pipeline designed to link the proposed Thorpe Marsh combined cycle gas turbine (CCGT) plant near Doncaster with the high-pressure gas network at Camblesforth in North Yorkshire.
- In an end of an era development Kellingley Colliery in North Yorkshire, the last deep coal mine in the UK, has been capped off. It was shut-down in December bringing to an end centuries of deep coal mining in Britain. The site has been earmarked for potential redevelopment including housing.
- Meanwhile Communities Secretary Greg Clark has agreed with the inspector who held a recovered appeal inquiry into a single turbine proposed for land west of Moor Lane, Caistor and dismissed the project originally refused by West Lindsey District Council. His decision letter concluded that the benefits of the scheme were outweighed by its disadvantages which included its impact on a Grade 1 church, appreciable harm to the local conservation area and its effect on landscape character and views to and from the Lincolnshire Wolds Area of Outstanding Natural Beauty, as well as its adverse impact on users of the Viking Way.
Neighbourhood plans support
The arrangements for claiming financial support for neighbourhood planning have been reviewed, updated and set out in new guidance published by the Department for Communities and Local Government.
The letter from DCLG planning director Ruth Stanier to English chief planning officers also clarifies latest planning guidance on how planning applications should be decided where there is a made or emerging neighbourhood plan but the local planning authority does not have a five-year supply of deliverable housing sites.
Affordable housing stats
Figures highlighted in this year’s UK Housing Review from the Chartered Institute of Housing (CIH) reveal that while the government is investing a total of £42bn in the private market only £18bn will be spent on affordable rented housing, just 30 per cent of the total investment in housing.
The CIH insisted these figures meant that investment in affordable renting will fall to its lowest levels since the Second World War.
It noted that of the government’s target for new homes to be built by 2020, only 12 per cent will be affordable rented homes.
CIH research and analysis suggested that by 2020 there will be a 9 per cent loss in both council and housing association properties let at social rents, equating to the loss of over 350,000 social rented homes altogether if further investment is not made.
Terrie Alafat, chief executive of CIH, said: “We need housing policy for the 25-30 per cent of the population who will never be able to afford to buy a home of their own.”
Community pub aid
A new support and finance programme worth £3.6m over the next two years designed to help people take control of their local pub has been announced by Community Pubs Minister Marcus Jones.
TCPA good practice guides
The Town and Country Planning Association have launched a set of practical guides to help local authorities and developers create high quality new communities.
The first three guides (out of a series of six) unveiled this week cover:
- Planning for energy and climate change
- Homes for all
- Planning for arts and culture.
Another three guides will be launched after Easter on: locating and consenting new garden cities; finance and delivery and, finally, design and master- planning.
New Pins chief executive in post
The Planning Inspectorate’s new Chief Executive Sarah Richards took up her post this week. She was previously Strategic Director Regeneration, Housing and Resources at Slough Borough Council. Before that she had worked for the Greater London Council, Essex County Council and Test Valley Borough Council and helped set up and lead the Planning Advisory Service. She also had a spell as a Managing Partner for Zurich Municipal Management Services, part of Zurich Insurance.
Legal round-up
- Campaigners are using crowd funding in a bid to challenge Greenwich Council’s grant of planning permission for an international cruise liner terminal on the River Thames.
- A High Court judge has rejected a legal challenge to Denbighshire County Council’s compulsory purchase order over a 20.6-hectare former hospital site the subject of a repairs notice the owner failed to comply with.
Roger Milne
I’m delighted to be able to tell you that we are re-launching the Planning Portal website over the Easter weekend.
The current Planning Portal will remain fully active until 17:00 on Thursday 24th March. Planning Portal user account details will be transferred to the new site. We will make the new site available at 09:00 on Tuesday 29th March.
The new Portal will be faster and mobile-friendly with better focus on key user tasks.
We’re not going to be turning the service on its head – we’ve had a strong focus on continuity in development. Everything will look familiar but we’ve introduced some exciting improvements to make the application process faster and easier.
We’re very excited that we can finally take the wraps off what we’ve spent the last few months working on.
In case you missed them. Here are all the preview videos for the new Portal website. (Please note there is no sound on these videos.)
We’ve completely modernised the forms while keeping the familiar layout of the questions. We’ve also been able to make some huge improvements to the ease of use and gotten rid of a number of old bugs.
The materials section always caused a few issues for users.
Likewise the hours of opening section.
Supporting documents is another area where we’ve been able the keep the familiar layout you’re used to but make a number of significant improvements to make it easier and faster to work with your files and drawings.
We’re also introducing a brand new service to help teams collaborate on planning applications – Workspaces.
We’ve streamlined LPA functions to let local authorities work with the Portal more effectively.
Finally, a quick look at the new home page.
Update (20:15): the Portal came back online around 19:30. Our technical supplier identified the root cause and applied a fix. Apologies for the inconvenience caused by today’s outage.
As you may be aware we’ve been having some technical problems today. The Portal site has been offline for some time with issues relating to one of our databases.
Our technical supplier has been working hard to restore the service but the problem has persisted and we currently don’t have an estimate of when the service will be back.
We’ll keep you updated on this blog and on Twitter and above all we are very sorry for the inconvenience this is causing.
Last week I posted the latest set of online application data. In summary we had our best month ever for electronic apps with almost 47,000 submitted via the site.
There was some discussion in the comments section about what could have caused the increase. I mentioned then that we had seen submission numbers rising across the board but with a particular surge of householder applications.
DCLG this week published their latest statistics on application numbers and they report a rise in household planning permissions granted.
The government’s figures show that as well as rising numbers of planning permissions for homes, the number of permissions granted overall between October and December 2015 was up four per cent on the same period a year ago, with councils granting 92,000 decisions.
You can read more on the GOV.uk press release.
The commission set up by the Institute for Public Policy Research (IPPR) to consider how to solve the capital’s housing crisis has recommended a radical package of measures. These include sweeping new powers for the Mayor as part of a ground-breaking devolution deal with central government.
Under these proposals the London Mayor and the London boroughs would commit to doubling the annual supply of new homes of all types and tenures by 2020.
In return the government would exempt London from the National Planning Policy Framework (NPPF), give the Mayor’s London Plan the same status as the NPPF and provide the Mayor with the power to force boroughs to change their plans if they don’t identify enough land for housing.
Under these proposals the Mayor and the boroughs would form a joint London Housing Committee to coordinate housing policy across the capital and to set planning fees for the capital.
Local authorities outside London would have duty to cooperate with the Mayor to help solve the capital’s housing crisis.
As part of the proposed devolution deal both the Greater London Authority and the boroughs would be allowed to borrow more for house building and infrastructure. The proceeds of stamp duty would also be devolved to the capital.
Boroughs would be allowed to levy, at their discretion, council tax on developments that fail to meet agreed building targets.
The commission, chaired by former Department for Communities and Local Government permanent secretary Lord Bob Kerslake, argued that the Mayor and boroughs should commit to identifying sufficient land to deliver 50,000 homes per year for the next decade. They should also significantly increase the volume and speed of planning approvals by increasing the capacity of planning departments and create a London planning inspectorate.
Roger Milne
Planning Portal Blog 