Outline proposals for a residential-led mixed use urban extension in south west Taunton in the Comeytrowe/Trull area involving up to 2,000 new homes, some 25 per cent of which will be affordable, have been approved by Taunton Deane Borough Council.
The scheme is in line with the planning authority’s approved Core Strategy. The proposals also involve up to 5.25-hectares of employment land, a new primary school and local centre as well as a “park and bus” facility and a spine road. The project has been developed by a consortium which includes Taylor Wimpey UK, Mactaggart & Mickel Ltd, Bovis Homes Ltd and Summerfield Developments.
The development is conditional on a phasing and place-making strategy from the developers as well as a neighbourhood master plan and design guide for the project.
Among the conditions are that no phase of the development shall be occupied or brought into use until the part of the spine road that provides access to that phase has been constructed.
The outline permission also makes it clear that no more than 350 dwellings shall be occupied on the development site as a whole before the primary school and pre-school facility have been built.
The scheme has been in the planning stage for three years. The next stage will see the plans being refined at workshops with community groups before the developers seek full planning permission.
View more information on the Taunton and Deane Borough Council website, application number 42/14/0069.
Roger Milne
Harborough District Council planning committee has agreed detailed plans for a 100,844 square metre storage and distribution centre with offices on land adjoining and linked to the Magna Park complex in Leicestershire which is the largest distribution park in Europe.
The application is now subject to a potential call in by the Secretary of State. The scheme, submitted by IDI Gazeley Ltd, relates to land at Mere Lane, Bittesby. The project also involves the upgrading of the A5 to dual carriageway, creation of sustainable drainage systems (SuDS) and associated infrastructure and landscaping works
The existing Magna Park facility is a 202-hectare warehousing and logistic centre located near Lutterworth. It was constructed on the site of a former airfield, RAF Bitteswell.
It is considered to be a pioneer of large distribution centres in the UK and is located in an area of land bounded by the M1, M6 and M69 motorways which is known as the ‘Golden Triangle’ because of its logistically favourable location.
Two further applications for the same site have also been submitted which would increase the overall size of the Magna Park by 550,000 square metres if approved.
View more information on the IDI Gazeley website
Roger Milne
MPs have confirmed that planning issues will be central to the inquiry announced last week by the Commons Environment Food and Rural Affairs Committee into future flood prevention in England. This investigation follows severe flooding earlier this winter.
The committee noted that flooding had affected many communities across the UK, costing more than £5bn and disrupting thousands of peoples’ lives and businesses. Record rainfall was recorded in some areas and the consequent floods overwhelmed defences.
Among the topics the committee wants to concentrate on are issues to do with the efficacy and accuracy of Environment Agency and Met Office models that predict rainfall patterns and flood risk.
Also under scrutiny will be infrastructure policy: How adequately do defences protect communities and agricultural land from floods and do current funding arrangements target spending in the right way?
In respect of planning the MPs have made it clear they want to investigate how well planning policies ensure new buildings are not put in areas of high flood risk or where they would increase risk to others.
Also on the agenda is how well new developments are incorporating sustainable drainage and flood-resilient buildings.
As part of this inquiry MPs will also look at flood insurance as the new Flood Re scheme is due to come into operation in April.
Roger Milne
The chair of the influential Commons Treasury Committee has taken the unusual step of urging Chancellor George Osborne to clarify key aspects of the Government’s economic case for the expansion of the UK’s airport capacity in South East England.
Andrew Tyrie MP has written to Osborne complaining that the economic case advanced by the independent Airports Commission in its main report published last year was “opaque in a number of respects”.
The Conservative backbencher has also grumbled that a series of 14 detailed parliamentary questions about aspects of the economic case tabled in November last year remained largely unanswered.
Tyrie’s letter to Osborne said: “The decision on airport capacity is crucial for the future of the British economy. It therefore cannot be left to the Department for Transport and you will need to take the lead. The Airports Commission did not publish the information that I have requested in their final report, nor in any of the supporting documents.”
Tyrie added: “A decision as controversial as this, one that has bedeviled past Governments, in one way or another, for decades, requires as much transparency as reasonably possible for the basis of the decision.
“There is no excuse for not providing it. So this work needs to be done, and published, as soon as possible, and at least three months before any decision is taken.”
Roger Milne
Public land prospectus
The Government has published details of 242 hectares of surplus public sector land as part of its drive to deliver tens of thousands of new homes and boost local growth.
The Homes and Communities Agency (HCA) has more than 80 public land sites for sale and will bring a further 40 more sites to market over the next 18 months. It is estimated these sites will support more than 5,000 homes as well as land for industry and business. Over 20 per cent of the sites already have outline or detailed planning permission.
The Land Development and Disposal Plan also sets out some key principles of land disposal, which followed a review of the HCA’s processes and were developed in cooperation with the Home Builders Federation and its members.
In a separate but related development the London Land Commission has published the first ever comprehensive register of public land in London, listing 40,000 sites across the capital with the capacity to deliver a minimum of 130,000 homes.
LGA warns of loss of 80,000 council houses by 2020
More than 80,000 council homes could be lost as a result of the Government’s Right to Buy policies by 2020, the Local Government Association has warned.
Meanwhile the Department for Communities and Local Government has released its latest local authority housing statistics in England covering the year ending March 2015.
These showed that councils owned 1.64 million dwellings on 1 April 2015, a decrease of 1.5 per cent from the previous year as a result of Right to Buy sales and large-scale voluntary transfer of local authority stock to so-called Private Registered Providers.
Local authority landlords in England made 127,300 lettings during 2014-15. This was a decrease of 11 per cent compared with the 142,900 lettings made in 2013-14, and follows a general decrease from 326,600 in 2000-01.
The average local authority social rent in England in 2014-15 was £85.89 per week. This is four per cent higher than in 2013-14, when the average local authority social rent in England was £82.44.
There were 1.24 million households on local authority waiting lists on 1 April 2015, a decrease of 9 per cent on the 1.37 million on 1 April 2014.
Seven more neighbourhood plans pass muster
A clutch of seven neighbourhood plans passed muster last week after local polls. Two were in East Staffordshire, two in West Lindsey, Lincolnshire, one in the Lake District and one was for an area involving two parishes in Mid-Sussex. The other was in Daventry.
The NPs which all secured a vote of over 50 per cent in turnouts of between 26 and 41 per cent were: Tatenill and Rangemore, Stretton, Caistor, Nettleham, Coniston, Lindfield and Lindfield Rural and West Haddon.
Winchester redevelopment scheme ditched
Winchester City Council has decided to end its deal with TH Real Estate to redevelop the Silver Hill area of the Hampshire city.
Notice to terminate the £150m scheme is likely to be issued immediately after the council’s next Cabinet meeting on 10 February.
Council leader Stephen Godfrey said: “I am disappointed that TH Real Estate appears unable to go unconditional with the scheme, although they do still have a few more days. It is time to draw a line under this scheme, pause for breath and consider afresh how best to regenerate this important site.”
The area known as Silver Hill covers an area of approximately 2.3 hectares of central Winchester. It includes the bus station, Friarsgate medical centre, Kings Walk and the Friarsgate car park amongst other elements.
Think-tank report urges new strategy to reverse environmental decline
A new government strategy is needed to reverse the decline of the UK’s natural environment, according to a report published by think tank Green Alliance.
The report called for a strategy combining the strengths of traditional nature conservation with the more recently developed approach centred on natural capital.
Natural capital involves valuing the benefits society receives from natural assets like soil and water. In contrast, nature conservation recognises the intrinsic value of the environment and seeks to protect it from the negative impacts of the economy.
The report argued that an aligned approach could use natural capital accounting and market-based policies to support companies in reducing their environmental impacts, working alongside traditional conservation instruments such as regulation, grants and the creation of nature reserves.
The report said the natural capital approach could drive new business investment to protect and maintain natural assets like soil and water. But the think-tank acknowledged that the case for business investment was weaker with assets like biodiversity, which benefit society at large.
The report said the scale of environmental decline required “the restoration of natural systems at landscape scale. Nature conservation approaches will often be the cheapest and most effective way to deliver this.
Four wind and solar power projects blocked
Communities secretary Greg Clark has agreed with the planning inspector who held a recovered appeal inquiry into proposals for a 16 megawatt solar power facility on 32 hectares of farm land at Steyning, West Sussex and rejected the scheme, originally refused by Horsham District Council.
The decision letter concluded that Huddlerstone Farm Solar Park Ltd’s appeal should be dismissed, citing the project’s “unforgiving utilitarian aspect”.
In a separate recovered appeal determined by the SoS, Clark has dismissed proposals for a 2.1 megawatt solar power facility earmarked for 4.6 hectare site next to an existing larger solar power project at Penryn originally refused by Cornwall Council. His stance echoed the recommendation of the planning inspector who considered the case.
In respect of another renewable energy project Clark has agreed with the inspector who held an inquiry into a recovered appeal for a four-turbine on-shore wind farm at a Somerset quarry originally rejected by Mendip District Council.
The SoS noted that the scheme would harm the setting of heritage assets and had generated considerable community opposition whose concerns had not been met.
Broadview Energy Ltd’s proposals for six wind turbines near Charminster has been rejected by West Dorset District Council.
View the recovered appeal: Huddlestone Farm, Horsham Road, Steyning, West Sussex
View the recovered appeal: Butteriss Farm, Edgcumbe, Penryn, Cornwall
View the Recovered appeal: land adjacent to Torr Works Somerset
Go ahead for improved A190 junction near Wallsend
Transport Secretary Patrick McLoughlin has approved a development consent order (DCO) to construct a new section of highway and make improvements to the existing A19 trunk road in North Tyneside between the A19/A193 Wallsend and A19/A191 Holystone Junctions. The scheme will also include improvements to the A19/A1058 Coast Road junction.
The project is designed to relieve congestion and improve safety at the junction. McLoughlin agreed with the Planning Inspectorate that the project would support economic activity and growth.
Bournemouth airport growth prospects
The Dorset Local Enterprise Partnership has launched an economic growth plan focused on employment and development around Bournemouth Airport.
Almost £40m secured by Dorset LEP, as part of the Dorset Growth Deal, is funding a series of transport and infrastructure investments.
Over the next four years the projects and schemes will transform accessibility to and around Bournemouth Airport through extensive transport improvements and release up to 60-hectares of prime, flexible employment land for high-quality new business premises at the Aviation Business Park.
The strategy will also deliver around 350 new homes of which up to 50 per cent will be affordable and increase broadband capacity to Bournemouth Airport and the Aviation Business Park.
The LEP is overseeing the programme in collaboration with Aviation Business Park, Bournemouth Borough Council, Bournemouth University, Christchurch and East Dorset Councils, Dorset County Council and the Manchester Airports Group.
London round-up
- US property developer Greystar Europe Holdings has announced the acquisition of a 10-hectare site at Greenford in west London formerly owned by pharmaceutical giant GlaxoSmith Kline and J Lyons & Co. The developer is planning the UK’s largest purpose-built rented housing scheme as well as homes for sale, employment and retail space and community use.
- Developers have withdrawn plans for a 254 metre tower in west London dubbed the “Paddington Shard”. Irvine Sellar (the developer behind the 306 metre Shard in Southwark) used the same architect, Renzo Piano, to design the 72-storey skyscraper earmarked for the site of a currently derelict Royal Mail building next to the London rail terminus. Westminster City Council said Sellar was reconsidering the plans following concerns raised by campaigners and Historic England.
- Crossrail has got the green light for a new office development above Farringdon Crossrail station, following an appeal.
- Islington Council has expressed concern after Mayor Boris Johnson intervened to “call in” a planning application that could see an 11-storey building dominating one of London’s most historic burial grounds (Bunhill Fields) in City Road. William Blake and Daniel Defoe are buried there.
- Developers are deliberately paying too much for land to escape affordable housing obligations, the London Assembly planning committee has warned.
- Developers who put in residential planning applications that don’t meet the Royal Borough of Greenwich’s affordable housing target of at least 35 per cent will have to supply fully public, unredacted viability assessments under a policy which has just come into force.
Welsh mash-up
- The first minister has apologised to Assembly Members after a report from the National Assembly for Wales Public Accounts Committee said taxpayers had lost tens of millions of pounds over the sale of publicly-owned land. The committee said there were fundamental flaws in the way the Fund was managed, overseen and advised which cost Welsh taxpayers tens of millions of pounds. RIFW was set up as an arms-length body by the Welsh Government to sell off land around Wales including in North Wales, Monmouthshire and Cardiff and use the money, in conjunction with European funding, to reinvest in areas in need of regeneration.
- A new service to help social enterprises and SMEs across Wales develop their own renewable energy schemes has been launched by planning and natural resources minister Carl Sargeant.
- City Councillors formally approved the Cardiff Local Development Plan (LDP) last week.
Leaked letter moots NSIP status for fracking
A leaked letter obtained by Friends of the Earth and published in the Sunday Telegraph appears to confirm that ministers have actively considered fracking applications under the Nationally Significant Infrastructure Project (NSIP) regime.
Communities Secretary Greg Clark, Energy Secretary Amber Rudd and Environment Secretary Elizabeth Truss all backed the idea, apparently.
Welsh Streets initiative
An initiative which could lead to the regeneration of the Welsh Streets area of Toxteth has been unveiled by Liverpool City Council.
The council’s Cabinet is being asked to approve plans to enter a six month exclusivity agreement with specialist development company PlaceFirst which will draw up a new master plan and submitting a planning application.
The company has a track record in converting 19th century housing into high quality homes that meet modern standards whilst retaining their original character and layout.
Stoke spending spree
Stoke-on-Trent City Council has announced a proposed package of capital investment totalling £470m including spending on private rented accommodation, affordable homes and the refurbishment of historic buildings in the city centre.
Also planned is expenditure on infrastructure in the Ceramic Valley Enterprise Zone and on brownfield sites to make them suitable for development under the government’s Houisng Zone initiative.
Dorset’s ‘Woodhenge’ approved
A wooden replica of Stonehenge, dubbed Woodhenge, which was built without planning permission, has been allowed to stay now Purbeck District Council has granted it retrospective planning permission.
Legal round-up
- Campaigners battling to prevent London’s historic Norton Folgate site in Spitalfields being redeveloped with corporate office towers have been given permission to mount a High Court challenge over the consent granted by Mayor of London Boris Johnson.
- A further legal challenge is being considered by the owners of Skelmersdale Concourse Shopping Centre after the High Court ruled in favour of West Lancashire Borough Council in a judicial review that was raised after the council granted approval for a rival town centre development.
Top job moves
- Phil Roberts, Swansea City Council’s corporate director of place, whose responsibilities include economic regeneration and planning, will become the authority’s interim chief executive in May.
- RIBA chief executive Harry Rich has quit the organisation after six years at the helm. Alan Vallance (interim director of finance and operations) has assumed the chief executive duties.
Roger Milne
With things progressing well for our new site to be launched in February/March, its time for an update on the improvements to the supporting documents section.
It’s a surprisingly tricky part of the system to get right as it needs to cater for experts and beginners alike as well as ask for essential and occasionally optional ‘local’ requirements.
Firstly we’ve made it as simple as possible to understand what documents are mandatory based on national and local requirements. These are communicated clearly at the top of the page.
Adding a document is easy. You choose the document type via a drop down then add a description. Simply select a file on your device and it will be added to your list of supporting documents.
You get a clear upload progress bar and once it has been added to the application your list of supporting documents updates in real time.
You can quickly edit documents in the list. For example you can edit the document description or remove it completely.
You can use one of our accredited mapping suppliers to buy compliant plans for your application as well as accessing supporting guidance and documents on CIL and notices.
As ever we’ve put together a short video to let you take a look at the new supporting documents features (video has no sound).
The Government insisted this week that its proposals for granting planning in principle would be “locally driven” and subject to both public consultation and consideration against local and national policy on issues like flooding and heritage.
That claim came from Government minister Baroness Williams of Trafford during the second reading debate of the Housing and Planning Bill in the Lords on Tuesday (26 January).
She also suggested that “ambitious and high-performing” local authorities would be interested in the opportunity to compete to process planning applications in other areas.
The minister said: “The decision to grant planning permission in principle will be locally driven where a choice is made to allocate land for housing-led development in a local plan, neighbourhood plan and new brownfield register.
This will promote plan-led development and ensure that decisions take place within a framework that includes the engagement of communities and others, as well as consideration of development against local and national policy, including important matters such as heritage and, of course, flooding.”
Later she told peers: “I believe that there is an appetite for greater competition in the planning system, although I must point out that the decisions remain with the local planning authorities.
“We anticipate that a number of ambitious and high-performing local authorities will also want to compete to process planning applications in other areas.”
Earlier Baroness Williams described the Bill as “a shot in the arm for planning”. Opposition and cross-bencher peers lined up to disagree and complain about the amount of detail which was waiting for, as yet, unpublished secondary legislation. The minister promised clarification and consultation on many issues.
Peers were also critical about many of the planning provisions. The measures were characterised as “a serious assault on the planning system” and a “generally dreadful bill”. That was cross-bencher Lord Kerslake, a former permanent secretary at the Department for Communities and Local Government.
Labour peer Lord McKenzie of Luton complained that the Bill was crammed with new centralising powers for the Secretary of State. He argued that this “moves us inexorably away from a planning system anchored in the democratic processes of the local community”.
And he added: “Why will the Government not properly resource local authorities’ depleted planning departments and make sensible provision for planning fees?”
View the Parliamentary transcript
Roger Milne
A new report by leading think tank Centre for Cities reveals that more than 980,000 new jobs were created in UK cities between 2010 and 2014 but that urban wages fell by five per cent in the same period – a decrease in average annual salary of £1,300 per city dweller in real terms.
It shows that despite the jobs boom between 2010-14 – with cities accounting for around three quarters of new jobs created in this period – nearly half of UK cities are currently classified as having ‘low-wage, high-welfare’ economies. These include places like Doncaster, Hull, Plymouth, Stoke and Sunderland.
However, the report also shows that 14 UK cities are already delivering ‘high-wage, low-welfare’ economies. These include Aberdeen, Chatham, Edinburgh, London and Milton Keynes.
Cities with high wages have also seen faster jobs growth – the number of jobs in high-wage places has risen by 10 per cent since 2010, compared to three per cent in low-wage cities.
The report highlights the need for all cities to focus on supporting high-skilled jobs in knowledge-intensive sectors – such as the digital and professional industries – and also boost jobs in other industries including retail, leisure and hospitality.
The report stressed that if the Government is serious about reducing welfare spending and enabling high-wage cities to continue to grow, it needs to urgently address the housing crisis.
There is a clear geographical divide across the country, with eight of the top 10 ‘high-wage, low-welfare’ cities located in the Greater South East, while nine of the bottom 10 cities for wages are in the North or Midlands.
The report argued that the Government should continue to increase investment in regional economies through initiatives like the Northern Powerhouse, while bolstering devolution deals by giving cities more control over local tax revenue, skills, infrastructure and housing.
Learn more about the research.
Roger Milne
The Royal Borough of Kensington and Chelsea has announced that from March it will routinely publish any advice planning officers, or the council’s architectural appraisal panel, has given an applicant about a development proposal before the application was made.
The council is believed to be the first in the country to open its files in this way.
The council offers a popular advice service to those who are considering making a planning application. The advice is generally confidential between the planning authority and the customer, but can be published following a request under the Freedom of Information Act or Environmental Information Regulations once a related planning application is made.
Under this move the advice will now be published automatically once a planning application is made without someone having to make a specific request.
Councillor Tim Coleridge, the Royal Borough’s cabinet member for planning policy, said: “The borough is already streets ahead of many other councils in the way it publishes planning application information on its website.
This is another step in our commitment to being transparent. Everyone will be able to see the advice our officers have provided, how they have fought to get improvements to development proposals and how they have encouraged applicants to engage with those who might be affected.”
Roger Milne
Communities Secretary Greg Clark has refused an appeal over a proposal to redevelop a former Oxfordshire police station into sheltered accommodation partly on the grounds the scheme was contrary to the neighbourhood plan.
Specialist developer Churchill Retirement Living wanted to demolish the existing police station at Thame and replace it with 45 sheltered flats. The planning authority South Oxfordshire District Council has refused the project and it was the subject of a recovered appeal. The inspector in charge of the hearing recommended that the appeal should be dismissed.
The inspector noted that the scheme would neither preserve nor enhance the character or appearance of the conservation area in which the site was located. Clark concurred. He also agreed with the inspector that the development would harm the significance of the conservation area, though that harm would be “less than substantial”.
This was contrary to a number of policies in both the local plan and the Thame Neighbourhood Plan, one of the pioneers of the new breed of development plan.
Clark’s decision letter made it clear he agreed with the inspector that the proposal would affect the outlook and privacy of neighbours of the site.
Clark concluded that that the benefits of the scheme, considered in their totality, did not significantly or demonstrably outweigh the adverse impacts when assessed against the policies of the National Planning Policy Framework “considered as a whole”.
Roger Milne
Planning Portal Blog 