The Planner - December 2013/January 2014 by The Planner

DECEMBER 2013 / JANUARY 2014 LOCALISM RHETORIC OR REALITY? // p.16 • WHAT A SCRAPPED PLANNING BILL MEANS FOR NORTHERN IRELAND // p.32 • WHAT TO DO ABOUT NUISANCE SHOPS // p.28 • HOW TO SET UP AS AN INDEPENDENT CONSULTANT // p.42

T H E B U S I N ES S M O N T H LY FO R P L A N N I N G P R O F ES S IO N A LS

PLANNER

THE

BONUS CULTURE Is the New Homes Bonus getting the job done?

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Meet the next

generation of planners

Could you get young people to think about where they live and the challenges their communities face in the future?

As part of our 2014 Centenary celebrations the RTPI is looking for ambassadors to go into schools to present Future Planners, an exciting introduction into the planning world for students aged 11-18.

Become an RTPI Ambassador by contacting us today.

Future

PLANNERS

T: 020 7929 9494 E: ambassadors@rtpi.org.uk W:rtpi.org.uk/education and careers

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CONTENTS

PLANNER P 07 20

THE

DEC EMB E R

2 01 3

JANU ARY

20 14

“I LIKE TO THINK THAT THE REQUIREMENTS OF THE INSTITUTE ARE CHANGING AND WE’RE RESPONDING”

NEWS

6 Local solutions for economic growth are too “safe”

7 Scotland bill helps communities take control of public land

OPINION

8 HS2 will rebalance the economy, says Michael Heseltine 9 Councils fail to spend £26million in hardship funds 10 Nick Boles and the planning power struggle 11 Principles of Scottish planning policy under the microscope

12 Tony Fyson: Modest improvements to the rail network can strengthen case for HS2 14 Martin Millmore: Why don't planning authorities keep information on their websites? 15 Peter Taylor: Is the duty to co-operate friend or foe?

15 Kate Henderson: Why it makes sense to bring back development corporations

FEATURES 16 Localism: Rhetoric or reality? Huw Morris looks at the death and rebirth of localism 20 RTPI president-elect Cath Ranson tells Kate Dobinson what she’s got planned for 2014 24 Is the New Homes Bonus working? asks David Callaghan 28 Mark Smulian finds out how councils are fighting the rise of “nuisance” shops 32 Northern Ireland’s scrapped planning bill has left councils with a race against time

C O V E R I M A G E | B R E T T RY D E R

QUOTE UNQUOTE

“PLANNERS WILL DUST OFF OLD PLANS TO DELIVER REGENERATION” MICHAEL HESELTINE

INSIGHT 36 Decisions in focus: Development decisions, round-up and analysis 40 Legal landscape: Opinion, blogs and news from the legal side of planning 42 Career development: How to set up as an independent consultant 44 Inbox: Your news, views and questions 45 Diary: What's coming up for planners 46 RTPI round-up: News and interviews from the Institute 50 Plan B: How cows can solve the housing crisis, plus a planner's lexicon

D EC E MB ER 2 0 13 / J ANU AR Y 2 014 • THE PLA NNER

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Celebrate with the RTPI in 2014 To mark the occasion of our Centenary a number of projects and events are taking place throughout the year. Check out the RTPI Centenary 2014 page on our ZHEVLWH WR Ă&#x20AC; QG RXW ZKDW \RXU UHJLRQ LV GRLQJ DQG KRZ \RX FDQ JHW LQYROYHG 2XU &HQWHQDU\ LV D WUHPHQGRXV RSSRUWXQLW\ WR UDLVH WKH SURÂż OH RI SODQQLQJ the Institute and its membership and the profession as a whole. It gives us a unique chance to look forward to the future of planning whilst at the same time celebrating our rich history and past experience.

rtpi.org.uk

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PLAN UPFRONT

Leaderr Plus Ça change... A timely tale for planners – It’s that time of year when everybody loves a fairy tale. For planners, that fairy tale is all about localism. Look back at the claims surrounding the concept and the impression is one of breathtaking naivety, never mind surrealism. The DCLG claimed the legislation introducing localism heralded “a ground-breaking shift in control to councils and communities from central government”. Now communities would have “the freedom to run their lives and neighbourhoods in their own way”.Central government had “strangled the life out of councils in the belief that bureaucrats know best”. Crucially, the legislation would “revolutionise the planning system”. Let communities decide on development and, hey presto, development will take place. Three years from the publication of the localism bill and the diﬀerence between rhetoric and reality

is only too obvious. Put bluntly, localism is being smashed on the anvil of housing development and economic growth. A succession of local authorities without viable plans in place are now caving in at appeal. Gradually, much of the nonsense trumpeted about localism has been quietly dropped. Was it ever going to be any diﬀerent? Of course, ministers implore authorities to get moving on local plans.

Huw Morris

Education education@rtpi.org.uk 0207 929 9451

© The Planner is published on behalf of the Royal Town Planning Institute (RTPI) by Redactive Publishing Ltd (RPL), 17 Britton St, London EC1M 5TP. This magazine aims to include a broad range of opinion about planning issues and articles do not necessarily reﬂect the views of the RTPI nor should such opinions be relied upon as statements of fact. All rights reserved. This publication may not be reproduced, transmitted or stored in any print or electronic format, including but not limited to any online service, any database or any part of the internet, or in any other format in whole or in part in any media whatsoever, without the prior written permission of the publisher. While all due care is taken in writing and producing this magazine, neither RTPI nor RPL accept any liability for the accuracy of the contents or any opinions expressed herein. Printed by

"THE NONSENSE ABOUT LOCALISM HAS BEEN QUIETLY DROPPED. WAS IT EVER GOING TO BE ANY DIFFERENT?"

That’s easier said than done. In particular, councillors tend to opt for the lowest levels of housing they think the public will ﬁnd acceptable rather than what their areas actually need. Inevitably these plans fall apart under scrutiny, leading to further delays. Observers of a certain vintage will point to similar problems with structure plans and regional strategies. Say hello to the new system, just like the old system. The same observers point to the duty to co-operate, which is often more talked about than carried out. Only a fool would argue against getting people involved in the planning system. But there is a limit to their time and interest, never mind their altruism. “I'm all right, Jack” is still the most common sentiment pervading the system. No wonder there is increasing bitterness that the promises of localism should turn to sand. But that merely points to a universal truth: the more politicians say things will change, the more they stay the same.

CONTACTS Consultant Editor Huw Morris News / Content Editor Kate Dobinson kate.dobinson@theplanner.co.uk Editorial Desk Tel: 020 7880 7664 email: editorial@theplanner.co.uk Subscriptions ryan.hadden@redactive.co.uk £120 — UK £175 — Overseas For bulk copies please email for details. RTPI Membership membership@rtpi.org.uk 020 7929 9462

Planning Aid Advice Line advice@planningaid.rtpi.org.uk 0330 929 9451 41 Botolph Lane London EC3R 8DL Media enquiries James Butler james.butler@rtpi.org.uk 020 7929 8182

The Planner is produced using paper that is elemental chlorine free and is sourced from sustainable managed forest.

The Royal Town Planning Institute 41 Botolph Lane London EC3R 8DL Tel: 020 7929 9494 Fax: 020 7929 9490 RTPI website: www.rtpi.org.uk

D EC EMB E R 2 0 13 / J ANU AR Y 2 01 4 • THE PLA NNER

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NEWS

Analysis { CO NF E R E N C E

Risky business Solutions for economic growth are too “safe”, planners must take more risks and Local Enterprise Partnerships need to become more visible - so said speakers at the Institute of Economic Development's annual conference By Kate Dobinson

lanners often have every right to feel put upon or scapegoated. But constructive criticism at the Institute of Economic Development’s (IED) Going for Growth conference went down as firm but fair. First, the nerve of planners was disputed by IED chair Keith Burge. “I have been wondering whether economic development too often goes for the safe option,” he began. “Maybe we should try to be more innovative.... to achieve the shift we need in some of our cities.” But creativity is harder for “bombed-out economies,” stressed government regeneration advisor Lord Heseltine. Cities struggling to bid for the £2-billion-a-year Single Local Growth Fund would benefit from funds diverted from health, education and defence budgets, to “create jewels in the crown of bombed-out economies.” The IED, chipped in Burge, was also working towards a commission to explore the future for “second tier” cities such as Blackpool and Sunderland: “They are often written off, but some research says that they are the places where growth will come from." Emma Ward, director of local growth at the Department for Business, Innovation and Skills, said the strategic economic plans that Local Enterprise Partnership (LEPs) must submit to show commitment to the growth agenda should prevent the temptation to “spread the jam too thinly”. The plans, she said, "set out priorities. Let’s not try to be everything to all people. Use them to make those tough decisions.” The economy must be a top priority, added Matthew Spry, director at Nathaniel Lichfield and Partners. “It’s a high hurdle and requires planners to be proactive, not reactive, to growth pressures,” he said. “How do you measure, capture, use and

share economic value? We’re very fond, in planning, of reshaping the system, but change is actually one of the biggest deterrents to economic growth.” Sue Baxter, deputy director of the EU programme at the Department for Business, Innovation and Skills, called for a better understanding of what makes local economies tick. Even so, most of England’s 39 LEPs had not put together a strong business case in draft strategies for spending the £5bn of European structural funding they are due from 2014. “How you argue the case for what you want to fund needs to be strong. The European Commission will be looking at LEP plans to satisfy themselves that they stand up to the kind of scrutiny they will impose at national level. They are sceptical. They think LEPs are too inexperienced.” One of the concerns is that LEPs are overloaded, said LEP Network chair David Frost: “One of the failures of the regional development agencies was that they were given a tight remit to begin with and then the default position was any problem was sent to them.” Ultimately, LEPs "will have to become far more visible. The majority of the business community has not heard of them. Secondly, they have to become far more accountable if public money is going to be flowing through them. Finally, they will have to show added value. They are capable of doing that if they are allowed to get on with the job.” Planners were asked to accept the advice with good grace. “The planning profession has a slight tendency to say, ‘This isn’t fair’,” admitted Spry. “This is what people perceive and sometimes that perception becomes a reality if we’re not careful in how we respond. Planning can be a barrier in circumstances when it’s not intended to be.” Frost was confident LEPs would take more ownership of their affairs. “We are on the cusp of a peak change in localism. I sense a change at the centre.”

Keith Burge, IED chair

"I HAVE BEEN WONDERING WHETHER ECONOMIC DEVELOPMENT ALL TOO OFTEN GOES FOR THE SAFE OPTION. MAYBE WE SHOULD TRY TO BE MORE INNOVATIVE"

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PLAN UPFRONT

Scotland bill helps communities take control of public land A new law will make it easier for communities in Scotland to take over public sector land and buildings to “determine their own futures”. The Community Empowerment (Scotland) Bill will allow community bodies to ask for ownership of any public sector land or buildings by submitting an asset transfer request setting out their plans for the property. New ownership will be granted if the applicant can prove its benefit to the wider community. It is another step towards community participation and entrepreneurship, said local government and planning minister, Derek Mackay. “Scotland’s people are its greatest asset and it is only with the confidence that comes with independence that people will be able to fully determine their own futures,” he said. The bill also proposes to build community right to buy for both urban and rural communities. Over the past ten years, half a million acres of land in rural areas have been transferred to community ownership and the government’s ambition is to reach one million acres by 2020. However, to put the community empowerment debate in perspective, it must be recognised that empowering legislation in itself does not necessarily achieve the desired objective, said Margaret Mitchell MSP. “According to the Joseph Rowntree Foundation, although that legislation has been beneficial, the take-up of the powers has been relatively low,” she said. “The major deterring factors include the complexity of the process, the resource-intensive administrative requirements and a lack of available

funding. The clear message is that empowering legislation will not be eﬀective without funding to accompany it.” Nevertheless, the Scottish government is being explicit in its commitment to local democracy, said Convention of Scottish Local Authorities president (COSLA) David O’Neill. “To this end, COSLA will be arguing that the European Charter for Local Self-Government, mentioned in the consultation, should be enacted as part of the bill, thus guaranteeing the political, administrative and ﬁnancial independence of local authorities,” he added. Legislation will also be amended to support local authorities’ provision and management of allotments, to include new powers to help councils deal with defective and dangerous buildings, and to provide local relief schemes on business rates. The government is inviting written responses to this consultation by 24 January 2014.

MSPs at Holyrood are debating a Community Empowerment Bill to allow community bodies to take over public sector land.

n Respond to the consultation at bit.ly/1b5JaWi

ONLINE APPLICATIONS: THE IMPACT

Planning Portal leaps beyond millionapplication milestone The Planning Portal has processed its millionth application after a surge in online applications. The gov.uk service, part of the Department for Communities and Local Government, launched in April 2002. It took ten years to hit one million online applications by February 2012, but only

18 months to notch up another half million by November 2013. Around 75 per cent of planning applications in England and Wales are now submitted electronically via the Planning Portal. Not only has the service made council assessments and decision-making more eﬃcient, but it has also saved 32 million pieces of paper and more than 8,000 tonnes of CO2. “Of course the number means little in itself, but it does indicate that the planning system is well on its way to becoming ‘digital by default’ and it equates to savings by

local authorities and applicants of more than £400 million,” said Planning Portal director Chris Kendall. The millionth application was submitted by a householder and will be processed by Hinckley and Bosworth Borough Council. Chris Kendall continued: “We are streamlining the planning system, cutting bureaucracy and simplifying the rules to make the whole planning process much more accessible and eﬃcient for both applicants and councils. An important part of

75% Percentage of planning applications submitted electronically

this is ensuring we have a swift, robust application process for all people to use easily.” Kendall added

32m

The number of pieces of paper the service has saved

the next step would be targeting ways of making online planning even easier and userfriendlier.

D EC E MB ER 2 0 13 / J ANU AR Y 2 01 4 • THE PLA NNER

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NEWS

Analysis { RTPI LECTURE

Mission to regenerate

Former deputy prime minister and government regeneration advisor Lord Heseltine showed unﬂinching support for HS2 at the RTPI’s Nathaniel Lichﬁeld Lecture, arguing it is of pivotal importance to planners

By Kate Dobinson

overnment regeneration advisor and a machine that is based on central provision rather former environment secretary Lord than wealth creation. As a result, government "funcHeseltine has denounced the “caricaturtion" has replaced the concept of "place". ing” of HS2 that has detracted from what “I can only remember one occasion in many, he says is the most imaginative transport many years in government in which a Cabinet comscheme for planners in his lifetime. mittee met to discuss ‘place’, in October 1981 after the riots in Liverpool. All the discussions are about “Promoters quite fail to promote the fact that HS2 the functions of Whitehall.” is about our country’s competitiveness for the next half-century or more,” he said at the Royal Town Heseltine reflected that his seminal No Stone Unturned report advised that this historic shift Planning Institute’s Nathaniel Lichfield Lecture. must be analysed and reversed. Local authorities “It is about so many more people sharing growth that has, for too long, been concentrated on London must vie for “a place-based dynamic with economic and the south-east. I find it unbelievable that what investment in the mix,” he said. should have been a vision for much of England has been caricatured as simply clipping a handful of Untapped potential of LEPs minutes off the journey time between London and This requires local enterprise partnerships (LEPs) Birmingham.” to increase their ambition and seek advice not from HS2 is of profound importance to planners, he comparatively “unambitious” local authority plansaid, and helps those cities in the ners, but international planning north and the Midlands to whom companies that have a worldwide the rest of the UK “owes a debt”. perspective. “I wanted those "THE INDUSTRIAL The UK, he said, was not only built people to be involved in saying to REVOLUTION WAS by London, but by the "buccaneers" LEPs, ‘This is not about parcelling THE BACKDROP of the Industrial Revolution in this all up in your community. The AGAINST WHICH cities such as Bristol and Leeds, world of tomorrow in which you THE DYNAMISM OF and further north in Glasgow and are now beginning to play a planBRITAIN’S LOCAL Edinburgh. ning role is operating on a very ECONOMIES STRODE “The Industrial Revolution was dramatic, fast-moving competitive INTO THE WORLD the backdrop against which the basis and you need to think like MARKETPLACE" dynamism of Britain’s local econthat’.” omies strode into the world A “SWOT analysis” of Liverpool marketplace. I doubt those people had any concept produced by Heseltine and former Tesco chief executive Sir Terry Leahy uncovered little-known of slide rules – they just did what they did to create but lucrative city projects that already exist, said growth,” he said. But 200 years on, local decision-making has Heseltine. “I didn’t know that Liverpool has a Tropshifted from the buccaneers to the government ical Diseases Institute which had just been given spending departments that allocate funds through £400 million by the Bill & Melinda Gates Founda-

HS2: Broken down

The ﬁrst phase from London to Birmingham is projected to cost

£42.6bn £7.5bn of which the cost of trains is:

Possible beneﬁts of the line:

£?

Unknown but potentially vast, according to Heseltine

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PLAN UPFRONT

tion. That’s a real international quality asset. This is what Liverpool should be talking about.” Existing city projects are a springboard for LEPs, he said. “Why not let the LEPs get access to the money that will already be spent in the public expenditure? Let them compete, give them the chance to say, if you give us ‘X’ we will give you ‘Y’ from our own resources. “An LEP with no resources and no staff must show a combined authority approach to be viable. They have to show they have a management structure that will cope with the money they want and the execution of the programme that they put forward.” Heseltine complained that the financial cost of HS2 has been continually distorted. The first phase from London to Birmingham is projected to cost £42.6 billion, plus £7.5 billion for the trains, and is due to be completed in 2026. The second phase, taking the line to north-east and north-west England, is due to be completed by 2032/33.

Faith and vision Heseltine set out two suggestions for Sir David Higgins, the incoming chairman of the project’s promoters, HS2 Ltd. First, he recommended saving money by accelerating the project and putting consulting institutions during the construction stage on a shortlist of favoured bidders for the concession. He also suggested that the government introduce urban development corporations in the appropriate areas to transfer the cost of new and impoved stations to the private sector. Heseltine urged the audience to look beyond the figures and have “faith” that the controversial £50 billion scheme will catalyse unknown investment. He implored the audience to trust his judgement: “They gave me the Docklands Light Railway – that’s not a toy railway.” The former deputy prime minister described how he overcame vehement opposition in the 1980s from those who branded him a “toffee-nosed whatsit who didn’t understand what they wanted” to regenerate 2,400 hectares of derelict land in East London, known then as the London Docklands. It was impossible as to predict that it would give rise to financial epicentre Canary Wharf, a new city airport and the ExCeL exhibition centre, he said. Heseltine said he was vindicated again in the 1990s when the unpopular HS1 scheme attracted £10 billion of private investment, Stratford was regenerated –facilitating an Olympic triumph – and the Millennium Dome became the O2 Arena, one of the UK's most popular entertainment venues. This explosion in investment was impossible to forecast, he said. “If I’d have said all those things 40 years ago, I would have been carried off by the men in white suits,” he joked.

Councils fail to spend £26 million in hardship funds English authorities could be forced to return a combined £26 million in unspent emergency housing funding to the government by the end of the year. A total of 161 of the 212 councils that responded to a freedom of information request spent less than half their discretionary housing payment (DHP) funds – which should have been granted to families that cannot aﬀord rent and other housing costs – in the ﬁrst half of the

ﬁnancial year. The government made £155 million in DHPs available to UK councils in April to mitigate the impact of welfare reforms. But 33 councils spent less than a quarter of their DHP allocation, while six spent less than 15 per cent. Authorities are not allowed to roll unspent money over at the end of the year, meaning £26 million of a total £87.5 million will be handed back by the survey respondents if their current spending

is maintained. Failure to spend has been blamed on a lack of council resources, the slow rate at which welfare reforms have been phased in, tenants not being aware that they could claim DHP and councils’ inability to make successful allocations without legal advice. “People are crying out for help and although resources may be scarce, support must be given to people where it’s available,” said chief executive of Citizens Advice, Gillian Guy.

DHP FUNDS IN NUMBERS

£150,000

is the smallest spend by Wandsworth Council which has a £1.8m pot

£26m

in combined unspent emergency housing funding

councils spent less than 15 per cent of their DHP allocation

155m

in DHPs made available to England councils in April

councils spent less than quarter of their hardship fund

161 of 212 councils responded to the FOI request

D EC EMB E R 2 0 13 / J ANU AR Y 2 01 4 • THE PLA NNER

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NEWS

Analysis {

Planning minister Nick Boles faced stiﬀ questions at the PIPA conference

G O VE RNME NT

Nick Boles and the planning power struggle The planning minister battled dissatisfaction with localism and the Highways Agency at the RTPI Politicians in Planning Association (PIPA) conference. It all boils down to the local plan, he insisted. alternative provision for growth in your local plan “We don’t want planning to be the preserve of and five-year land supply then you can say no to some professional priesthood,” said Nick Boles. anything that isn’t in your plan.” “Neighbourhood planning is opening this whole However, in the case of Uttlesford District system up to everyone.” Council, it is a government agency that has held Local politicians at the RTPI PIPA Conference up a local plan from implementation, pointed out did not appear to feel proprietorial over planning councillor Jackie Cheetham. in the first place. “We’ve been trying to crack on with our Planning inspectors always have the last say, local plan and it has taken us 15 months for the said Anne Jones, Mid Sussex District Council highways award that you need before you go to member, at the conference in Milton Keynes, the final stage. The Highways Agency has been the which was themed ‘Planning that meets the needs main delay in that – a government agency. of current and future generations’. “Nick Boles promised when “We say why a development in opposition that he would try is not suitable at a planning to disband the regional spatial committee and it goes to appeal,” "EFFECTIVE strategy figures because local she said. “Then an inspector PLANNING IS ABOUT people have input and local comes along and he grants it. He CREATING POSITIVE knowledge of where we should doesn’t have to live there. I often SUSTAINABLE build, and that has also gone out wonder if what the planning OUTCOMES FOR OUR of the window.” inspector says is acceptable is COMMUNITIES" It indicates that localism is an what they want to live in.” ineffectual buzzword, said Anita The inspector backs the council Gerard, Bedford Borough Council member. “What in 67 per cent of cases and those overturned are you’re saying to people is ‘Yes we’ll consult you’, without a local plan and five-year land supply, but if it doesn’t accord to the government’s views said Boles. “At which point, frankly, I can tell all of of the time, what’s the point?” the inspectors to go on holiday. Mike Roberts, Rushmoor Borough Council “The difficulty with Mid Sussex is this: you do member said that in large parts of the country it’s not have a local plan, you have a draft local plan," true that we have a situation in which proposed the minister continued. "The draft does not yet conflict areas are decided more and more by pass examination and examination is what invests the Secretary of State himself. “Are we going to your plan with legal power. If you have made

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LOCAL PLANS IN FIGURES

64%

64% of local planning authorities believe their local plans are uptodate

80%

80% think their economic strategies are relevant and uptodate

50%

50% have yet to update local plans postNPPF 02/12/2013 10:53

PLAN UPFRONT

have localism, which you talk about but don’t implement, or is it centralism by the back door?” he asked. Boles said there was absolutely no excuse for the Highways Agency to delay plans but acknowledged that “it’s the most stubborn agency that the government has”. It contradicted his assertion that there is a positive shift from “too much controlling or checking what other people want to do, to an approach of coming up with a plan for the future, within which people will be free to operate and develop”. Boles, sensitive to a damning Daily Telegraph article that accused him of blaming the housing crisis on elderly people and left him “gloomily eating my cake in the House of Commons afterwards”, put the ageing population at the top of his agenda. “We have completely failed to anticipate the growth of the older population who still want independence but need a bit more support. Local authorities should be thinking about this kind of development when you set your community infrastructure levy rates so that you’re not choking off this development,” he said. The second item on the agenda should be town centres, he stressed, adding that housing for older people inside town centres was a “really interesting idea”. Self-build should be the third item on councillors’ agendas, Boles added. “In the rest of Europe self-build provides more than half of all new houses built. Only in this country is it a tiny eccentric habit that involves Kevin McCloud and making a house out of yoghurt and straw. “We are never going to get public support for house building if it’s always seen to be big companies coming along and building hundreds of identical houses. Local people design something that they want to live in, not something that they want to sell quickly.” However, there must be a mechanism that allows a percentage of land to be set aside for self-building, to avoid it being snapped up immediately by developers, said Michael Arthur, Epsom and Ewell Borough Council member. Emma Hay, senior project manager at the Improvement Service, said Heads of Planning Scotland's frameworks were “a good starting point for understanding the components of a high-quality planning service and taking targeted action to continuously improve”. The Improvement Service offers a national skills development programme for staff and members. “People are at the heart of high-quality public services and with the right support a lot can be achieved,” she added. “Naturally, this needs resources, be it effective use of current resources or additional resources.”

Principles of Scottish Planning Policy under the microscope The Scottish government is considering replacing key parts of its Scottish Planning Policy (SPP). The second SPP consultation sets out proposals for a Sustainability and Planning section to supersede the original policies on sustainable economic growth and sustainable development. A presumption in favour of sustainable development has also been introduced following the initial July 2013 consultation. This means that the planning system should automatically contribute to economically, environmentally and socially sustainable places by enabling development that balances the costs and beneﬁts of a proposal over the longer term. The aim is for the right development in the right place and not at any cost. The consultation states that decisions should be guided by the following principles: b b b b b b b b b b b b

to give due weight to net economic benefit to respond to economic and financial conditions, as outlined in local economic strategies to make efficient use of existing capacities of land, buildings and infrastructure to support delivery of housing, business, retail and leisure development to support delivery of infrastructure – for example transport, education, digital and water to support climate change mitigation and adaptation to protect and enhance cultural heritage, including the historic environment to protect, enhance and promote access to natural heritage, including water, air, soil, green infrastructure, landscape and the wider environment to reduce waste and facilitate its management to have regard to the principles for sustainable land use set out in the Land Use Strategy to avoid over-development and protect the amenity of new and existing development to improve health and well-being by offering opportunities for social interaction and physical activity, including sport and recreation

Written responses are invited by 16 December 2013 and the ﬁnal SPP will be published in June 2014.

ONS predicts population will increase by 10m in 25 years Britain’s population is projected to increase by 9.6 million – which is larger than the size of London’s population – over the next quarter of a century, according to ﬁgures released by the Oﬃce for National Statistics (ONS). The ONS said that 60 per cent of the increase from an estimated 63.7 million in mid-2012 to 73.3 million in mid-2037 is

“directly attributable to future migration (43 per cent) and indirectly attributable to the eﬀect of fertility and mortality on future migrants (17 per cent)”. The projected 9.6 million rise in the population would mean an increase

greater than the current 8.3 million population of London. The ﬁgures also project an increasingly ageing population, with the average age increasing from 39.7 years old in 2012 to 42.8 by mid-2037. The number of people aged 80 or older is projected to more than double over the same period to 6.2 million. The ONS said a breakdown of the projected 9.6 million increase over this 25year period was made up of 5.4 million more births than deaths (57 per cent of the rise) and 4.2 million in net migration into the country (43 per cent).

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TONY FYSON

O Opinion Not so fast This country has a worthy record of grand transport projects, but all too often it is accompanied by intense doubt about value for money, which delays decisions while cost estimates rise. In the case of High Speed Two (HS2), the 20-year project to link London to Birmingham and thence to Manchester and Leeds with brandnew express rail lines, the two main political parties squabble unconvincingly about finance. Meanwhile, their significant political supporters – leaders of the northern cities in the case of Labour and of big commerce for the Tories – demand continued commitment to the scheme. It is nicely ironic that many of the protesters along the route of the first stage from London are apparently Tory voters and that the opposition finds itself championing affluent first class travellers at the expense of people hit hard by rising ticket prices. The doubled demand for rail journeys over the past two decades without a complementary growth in seat availability has left a great number of passengers inconvenienced and out of pocket. The response to this situation has been for HS2 planners to emphasise the increase in capacity that the new line will introduce. But it was surely a mistake to adopt the epithet "highspeed" in the first place, as no one on either side of the argument ever regarded clipping 20 minutes off the London to Birmingham run as

crucial to the case. The serious proponents never lost sight of the benefit of taking pressure off the stopping route through Milton Keynes, but they did allow the politicians and press to regale the public with the glamorous imagery of modern, high-speed trains. It took a passionate intervention by Lord Heseltine in a speech to the RTPI to re-assert that the project could “rebalance the UK” by revitalising the Midlands and North, and that the cost-counters were making restricted calculations which omitted both long-term benefits and the cost of not acting to keep the country competitive. If even a small proportion of the eye-watering billions to be spent on HS2 were to be openly committed now, and with similar publicity, to upgrading and extending the existing network, a whole new travelling public would emerge from those

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"HIGHER HOUSING OUTPUT IS VITAL OTHERWISE ECONOMIC RECOVERY WILL LEAD TO HIGHER PRICES" dispossessed since the Beeching axe fell in the 1960s. From beyond the end of the line, many must drive miles to get to a station, though some, like my town in South Devon, have a working track kept going as an attraction for tourists and steam enthusiasts. As late as 1971 you could buy a ticket from Paddington to Dartmouth, which for a century boasted the only railway station without any track, the last leg of the journey being a river ferry crossing from Kingswear at the very end of the Great Western mainline around Torbay. Our Civic Society is

investigating what it might take to link limited services on this last stretch of track back into the mainline timetable. It is an auspicious time to be investigating the reintroduction of regular services as old diesel units will become available when new, longer trains are brought on to busy lines. The case for increased rail travel is hardening as the road traffic and parking situation becomes worse and CO2 emissions threaten runaway climate change. Residents and visitors are in conflict for limited road space, and for business investment the presence of an effective rail service is a major asset. Economic regeneration targets, as well as the ideals of social inclusion, indicate that national rail services should be available to as many rural areas and country towns as possible. Support for HS2 will increase if plans for more modest rail improvements are prominently declared too.

Tony Fyson is a writer on planning matters and chair of the Dartmouth & Kingswear Society

I L L U S T R AT I O N | O I V I N D H O V L A N D

02/12/2013 10:54

Quote unquote FROM THE WEB AND THE RTPI “The LEPs model has clearly evolved.”DIRECTOR, LOCAL GROWTH, DEPARTMENT FOR BUSINESS, INNOVATION AND SKILLS EMMA WARD

“Planners will dust oﬀ old plans to deliver regeneration.” GOVERNMENT REGENERATION ADVISOR LORD HESELTINE AT THE INSTITUTE OF ECONOMIC DEVELOPMENT CONFERENCE

“Guarantees to development corporations could be essential. We cannot aﬀord to dither.”

“The bedroom tax is particularly unfair.”

SHADOW CHANCELLOR ED BALLS OUTLINES PLANS TO BUILD A WAVE OF NEW TOWNS AT THE NATIONAL HOUSE BUILDING COUNCIL

“PLANNERS MUST BE CAREFUL ABOUT HOW THEY RESPOND TO CRITICISM. PERCEPTIONS CAN TURN INTO REALITY.”

CHAIRMAN OF THE LOCHABER HOUSING ASSOCIATION DI ALEXANDER AND FATHER TO LIB DEM CHIEF SECRETARY TO THE TREASURY, DANNY

“WE’RE ON THE CUSP OF PEAK CHANGE IN LOCALISM. I DO SENSE THAT AT THE CENTRE.”

NATHANIEL LICHFIELD AND PARTNERS DIRECTOR MATTHEW SPRY DERIDES THE “IT’ S NOT FAIR” MANTRA

LEP NETWORK CHAIR DAVID FROST ON HOW LEPS WILL TAKE ON GREATER OWNERSHIP OF THEIR AFFAIRS

“It’s like putting an unpleasant medicine inside “THIS DEVELOPMENT WILL REVITALISE a sugar pill.” A SITE THAT HAS REMAINED VACANT FOR OVER 16 YEARS.” “LAISSEZ FAIRE.”

DEPUTY MAYOR FOR HOUSING RICHARD BLAKEWAY, ON A CHILDREN’ S HOSPITAL SET TO BECOME 200 HOMES

SHADOW HOUSING MINISTER EMMA REYNOLDS CRITICISES THE COALITION’ S ATTITUDE TO HOUSING

I M AG E S | R E X / S H U T T E RSTO C K

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HEAD OF RESEARCH AT JONES LANG LASALLE JON NEALE, ON DRESSING UP CITIES AS GARDEN CITIES

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B E S T O F T H E B LO G S

O Opinion

Polly Reynolds is a planning solicitor at Veale Wasbrough Vizards

Tempora Temporary amendments to the General Permitted Development Order (GPDO), allow qualifying agricultural buildings to be converted for alternative uses without planning permission. The new permitted development rights are in place for three years from May 2013 and aim to rejuvenate rural economies through re-use of redundant buildings. Planners can play an important role in guiding farmers to ensure their proposals fulfill the necessary criteria. They will also need to communicate the limitations of the new planning development rights. These only apply to the principle of use. Permission will still need to be sought where external alterations are planned and building regulations and other non-planning approvals may also be required. What do the changes allow? Planning permission will not be needed to convert agricultural buildings into shops, cafes, small hotels, leisure facilities and certain offices. The changes do not allow conversion into dwellings, schools or nurseries. However, the government has consulted on proposals to establish development rights for these which, if approved, are likely to start in April 2014. There are limitations. The new provisions cannot be relied on where a building has a cumulative floor space exceeding

Martin Millmore is director of the Mineral Planning Group

Planning authorities must transform information access

It’s time to review agricultural assets

500m2; is listed or a scheduled monument; or part of a military or storage hazard area. Nor can they be relied on if the building is in an area where an Article 4 direction removes the benefit of these provisions. Furthermore, the provisions do not apply to buildings not in agricultural use since 3 July 2012 or, if brought into use after this, had not been in agricultural use for 10 years. Where a proposal satisfies the requirements, a building with a cumulative floor space of less than 150m2 will still require written notification to the local planning authority setting out details of changes together with a plan and date for the change of use. Buildings with a floor space of 150m -500m2 require an application for prior approval with a fee of £80 so that the impact can be assessed. If the local planning authority has not responded to an application for prior approval after 56 days, development can proceed. Planners need to be alive to this timeframe and of the ramifications if the deadline passes. Given the changes are only in place for three years there will be a renewed impetus for farmers to review their assets to see whether they can take advantage of the new rights. Planners have an important role to play in ensuring farmers are clear as to the scope and limitation of the rights that apply.

“PLANNERS CAN PLAY AN IMPORTANT ROLE IN GUIDING FARMERS THROUGH THE PROCESS”

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The Mineral Min Planning Group (MPG) often o requires site informatio mation for clients contemplating acquiring or developing it. The planning status of a site is essential. It can be simple to ascertain the provisions of the development plan as they aﬀect a site, but we might also seek information relating to: planning permissions; notices and orders served on the site; surveys or assessments; responses to consultations on applications; Section 106 or 278 agreements. Planning records are universally kept on local authority websites. The information often goes beyond the statutory minimum set out in the General Development Procedure Order and typically includes correspondence between authorities and applicants, and consultations. But additional information is often deleted when an application has been determined and the record moved from part one to part two of the register. There is a relationship between information available on a planning website and that kept in the Local Land Charges Register or which can be requested under the Access to Information Act. But each has its problems. Virtually all information relating to planning applications is in the public domain and if it does not appear on the authority’s website it can be requested. But this is Stone Age technology in 2013.

It seems nonsensical to publish information then delete it simply because an application has been determined. Much is still of interest to prospective purchasers or developers. Agencies such as the Environment Agency have successfully tackled such problems and the benefits are apparent: anyone in the UK can see flood risk zones at the touch of a button, relevant to issues from property insurance to the development of major sites. In the 1970s many planning authorities developed systems enabing searchers to put a grid reference into a computer and get co mprehensive information on that location. Advances in computer technology make this task easier. What are the implications of the present system? It can take a long time to assemble even basic information about a site; it can seldom be achieved without visiting the authority’s office; and purchasers and developers face the cost of consultants travelling all over the country to obtain information that could easily be available at the touch of a button. It is 18 years since the General Development Procedure Order became law and technological advances mean systems inconceivable in 1995 are now achievable. A research project that looks at best practice on local authority websites would have immense benefits.

“IF INFORMATION IS NOT ON THE AUTHORITY’S WEBSITE IT CAN BE REQUESTED. BUT THIS IS STONE AGE TECHNOLOGY”

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Have your say Would you like to see yourself in these pages? Get in touch by email – editorial@theplanner.co.uk Topical, inspirational, angry or amusing – we consider all relevant comment.

Peter Taylor is partner head of planning at DLA Piper

Kate Henderson is chief executive of the Town and Country Planning Association (TCPA)

Development corporations will deliver new towns

Duty to co-operate – friend of foe?

The Duty to Cooperate – or DTC in the tra trade – sounds a bit like an unfort unfortunate infection doesn’t it? For many local planning authorities (LPAs) introducing their draft development plans that is precisely what the DTC is becoming. Section 110 of the Localism Act 2011 provides for LPAs, county councils and other bodies with “statutory functions” to cooperate with one another on the preparation of development plan documents. Sounds reasonable, but haven’t they always engaged with each other? To accord with the spirit of the legislation, surely some correspondence between bodies and a few officer meetings would meet this utopian ideal of all getting along famously. That 's not how it's turning out. District A to District B: “We're full up; can we put some of our housing needs in your district?” District B: “Difficult; our electorate don't want any more development on their patch. And anyway are we not allowed to decide for ourselves where development is to go in the brave new world of localism?” Sound familiar? The first real inkling of trouble was in Coventry in February 2013. The inspector found that the city council had not engaged constructively with neighbouring LPAs on the number of houses proposed in the plan and so had not sought to maximise the effectiveness of the plan-making process. It could

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proceed no further. To be fair to Coventry, it had established that its housing market area crossed boundaries and in March 2011 had sought to initiate discussions with neighbouring councils with a view to undertaking a joint Strategic Housing Market Assessment (SHMA). Unfortunately, its neighbours did not play ball. Bad luck for Coventry but as the inspector pointed out, it was Coventry’s draft plan and the DTC buck stopped with them. In August 2013 further detail was issued in the draft National Planning Practice Guidance. This is useful in emphasising the legal requirement: “The local plan examination will test whether an LPA has complied with the duty to cooperate. The inspector will recommend the local plan is not adopted if the duty has not been complied with.” This advice is timely; several emerging plans have hit the buffers because of DTC requirements, and more are no doubt in the offing. What is to be done? Clearly robust political leadership at the local level is fundamental in driving decisions in respect of housing allocations to meet SHMA requirements where they cross administrative boundaries. Such issues highlight the tension between the government’s desire for growth (particularly in terms of significantly boosting housing supply) and the localism agenda as interpreted by many.

“SURELY SOME WOULD MEET THIS UTOPIAN IDEAL OF ALL GETTING ALONG FAMOUSLY?"

It will come co as no surprise to many tha that the Town and Country Planni Planning Association should welcome the shadow chancellor’s support for development corporations in his speech to the National House Building Council in November. The TCPA, which began as the Garden Cities Association and was central to the New Towns programme, has been campaigning for a new generation of sustainable garden cities as part of the solution to the housing crisis. For the first time in over 40 years there is consensus from all three major political party leaders that large-scale new communities – garden cities specifically – are an important part of the mix in delivering future homes and jobs. However, while consensus over the scale and urgency of the housing crisis is welcome, the trickier question is how we achieve a significant upscale in house building. We need at least 240,000 new homes each year, more than double the current delivery rate. Meeting this challenge is not just about the quantity of housing, but creating high quality, beautiful places. This is why Ed Balls’ support for development corporations is so important because it begins to address the question of delivery. Large-scale development requires long-term commitment

and a dedicated delivery vehicle to see it through to completion. While there are broad lessons to learn from the successes and failures of post-war new towns, their development corporations were highly successful and delivered homes for over two million people. They were designed to deliver largescale joined-up development, and did so effectively for 40 years. The Act under which they were created still exists, but has not been used recently because some see them as agents of central government, imposed on local areas and denying local authorities their normal rights and planning powers. However, the TCPA believes this model can be strengthened to make it more democratically accountable through allowing local authorities to create, and effectively own, the development corporation, appointing their board and providing the operating brief. In early 2014, the TCPA will be publishing an amended version of the New Towns Act to demonstrate how locally-based development corporations could become the contractual partner for landowners and infrastructure providers, providing transparency, clarity and greater confidence all round and helping to deliver the homes and jobs that the nation so desperately needs.

“THE NEW TOWNS ACT STILL EXISTS BUT SOME SEE IT AS AN AGENT OF CENTRAL GOVERNMENT DENYING LOCAL AUTHORITIES THEIR PLANNING POWERS”

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LO C A LI S M

RHETORIC I L L U S T R A T I O N | A U D E VA N R YA N

AND

o some observers, it took a High Court judge to blow the lid on localism and conﬁrm what had long been predicted. Most would agree that communities should have their say on development. Yet the concept could never be reconciled with the pressure created by rising housing demand, never mind the infrastructure needed to accompany it. Fighting proposals for urban extensions, Tewkesbury Borough Council argued that the Localism Act 2011 had given much greater weight to the views of planning authorities and cited politicians’ statements about letting communities decide on development. In short, the council’s case was goodbye top-down planning, hello more power to the community. In February, Mr Justice Males threw out the argument, ruling that planning law required precision when interpreting the impact of politicians’ statements. Development plans in line with the National Planning Policy Framework (NPPF) – particularly the need for a ﬁve-year supply of housing land – are the starting point for assessing planning applications, the judge ruled.

REALI LETTING COMMUNITIES DECIDE ON DEVELOPMENT WAS ONE OF THE BIG IDEAS FOR THE BIG SOCIETY. MORE THAN HALFWAY THROUGH THE COALITION GOVERNMENT’S TENURE, WHERE IS LOCALISM NOW? HUW MORRIS REPORTS

HUW MORRIS is consultant editor of The Planner

{

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LO C A LI S M

legion. However, according to many observers across the planning profession, such rhetoric has increasingly been shown to be just that. “What was missing was the recognition or expression at the time that with the ‘privilege’ of setting housing requirements at a local level, came the responsibility of setting housing requirements at a level that ensured needs were being met, not just locally but across a wider area,” says senior partner at Barton Willmore, Ian Tant. “This is at the heart of the apparent failures of localism now – and always would have been if the gov“WHAT HAS HAPPENED WAS ernment had been more INEVITABLE: THE FACT IS forthright about the matter THAT MOST COMMUNITIES ARE in mid- and late-2010.” NEVER GOING TO WELCOME Savills head of planning SIGNIFICANT CHANGE, AND and regeneration Roger GOVERNMENT HAS TO EXERCISE Hepher agrees that localism LEADERSHIP IF IT IS TO GET had in many instances DEVELOPMENT TO HAPPEN” raised communities’ expecROGER HEPHER tations. “People are now angry when they realise how little it means in prac“I do not suppose that it would be the first time tice,” he says. “This is partly because people picked that more has been claimed for a legislative reform up the initial, appealing and simple messages about than has actually been delivered,” he added. putting local people in control, but didn’t register the later, unappealing and probably less enthusiastically The best medicine broadcast messages about conformity with the local While the Tewkesbury case is significant, it is but plan. one highlight of an increasing trend in favour of “What has happened was inevitable: the fact is development and economic growth. Several authorthat most communities are never going to welcome ities have now fallen foul of either the Secretary of significant change, and government has to exercise leadership if it is to get development to happen.” State’s intervention or inspector’s decisions (see box). But it is no surprise to Planning Officers SociConnell describes localism as “a messy affair” that ety president Mike Kiely. was never going to meet the significant demands of “As planning professionals, we should meet the development. “It takes time. It takes education about needs of our communities and help councillors the development process. People have disjointed and disparate views, often vested in personal cirthrough difficult decisions,” he says. “It’s quite right that some councils should lose their appeals as they cumstances,” he argues. “There is also a silent majority who are unable or are not doing their jobs properly. You should propunwilling to engage. You simply cannot please all of erly assess your housing and jobs needs.” the people all of the time – particularly with a limJones Lang LaSalle planning and development ited budget. Nor would you want to. Often the best director Mark Connell sees the relationship of planschemes are bold and controversial at the time.” ning and the environment in the past couple of years through the analogy of a patient-doctor relationship. “The government’s concept of localism NPPF to the rescue? was that communities could self-diagnose what was The government has introduced various incentives needed for an area,” he says. “However, rarely does for communities and councils to accept development, among them the New Homes Bonus, the the patient choose the most difficult medicine, which is best administered by someone with train“Boles Bung” and the Community Investment Levy. ing and an impartial viewpoint.” But these have so far had limited impact, forcing ministers to bring out the big guns for economic growth. But they are big guns that are sinking the Limits of localism So how did the planning system in England get to idea of the Big Society. this point? In the months before and after the last Observers point to the government’s Plan for general election, politicians’ statements about comGrowth statement, which was published alongside munities taking control of development were the 2011 Budget, and unveiled a root and branch 18

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reform of the planning system. Here, the government’s clear expectation is that the answer to development and growth should wherever possible be “yes”, except where this would compromise key sustainable development principles set out in national planning policy. Accompanying it is the increasing significance of the NPPF with its presumption in favour of sustainable development and its expectation that councils should approve applications even where plans are absent, indeterminate or out of date. In short, authorities should press ahead with development plans and ensure they meet the housing, business and other development needs of their areas. Indeed, Hepher calls it an “attitude change within the system” and points to ministers’ preparedness, “with a few exceptions”, to support the NPPF through appeal and call-in decisions. Under both initiatives, economic growth has trumped the demands of localism. “The Plan for Growth saw an effective U-turn as the Treasury got hold, localism took a back seat and Big Society was seemingly thrown off the back of the wagon,” says Nathaniel Lichfield and Partners managing director James Fennell. “But the NPPF is a game-changer on housing and may provide a framework for localism to actually work. The fact that objectively assessed needs must be met in full is now starting to take effect through examination in public in the way it was intended. Planning authorities and local communities can no longer duck the issue about need.”

Localism reborn All three major political parties, at least rhetorically, back the concept of localism. So where now for localism? Tant argues that planning authorities will continue to be under pressure to set housing provisions at the lowest level that councillors believe they can get away with. This means longer examinations of plans. And in turn this means plans are taking longer to be completed – if indeed they are completed at all. But the biggest obstacle is the Duty to Co-operate between authorities, Tant argues. “The pace of progress is aﬀected by the speed with which the slowest council or grouping of councils is prepared to move forward – and that could be at one or two steps removed from the particular plan-making council that’s trying to move forward quickly.” Meanwhile, Hepher points to neighbourhood plans, which he argues started oﬀ as local estates and streets seizing control of planning in their areas. Now they can only be prepared by parish councils or designated neighbourhood fora, are overseen by councils and could not propose less development than the planning authority’s plans. Then they have to be formally examined and pass a referendum.

The High Court’s ruling on urban extensions at Tewkesbury is not the only development to highlight the limitations of localism. Indeed, housing land supply is rapidly becoming a key feature of planning inspectors’ decisions after several interventions by communities secretary Eric Pickles. In October, the Secretary of State granted the appeals of four major applications to build 350 homes in Cherwell after concluding that the council had failed to demonstrate a proven five-year supply of land (see The Planner issue 2). This was also a key feature behind his granting permission for 350 homes in Stockton-on-Tees with a free school and sixth-form. Pickles agreed with an inspector’s recommendation that appeals against Fylde Borough Council be allowed concerning housing schemes at Kirkham, Preston, citing out-of-date local plan policies on housing land supply. However, the Secretary of State ruled against an inspector’s advice and allowed an appeal for 350 homes on a greenfield site at Burgess Farm, Salford. The scheme’s contribution to reducing a major shortfall of 4,000 homes was a significant factor.

“They are now much more part of ‘the establishment’ system than was originally envisaged,” Hepher argues, “and are doubtless less appealing to many local activists and groups than they would have been.” Ian Thorn, founding director of Meeting Place Communications, specialists in working with communities and developers on planning applications, strikes an optimistic note and sees one way forward for localism. “While the philosophy of localism has been ground into the sand, the concept of engaging communities is ﬁrmly ingrained in the planning system,” he says. “Developers have got the arguments for this and localism is a way of talking to communities, particularly those open to opportunities for development rather than stopping anything happening. “It is shifting from a mechanism for nimbyism to stop development to an opportunity for people who want things to happen, provided they act in an organised and focused way. “There are battles and skirmishes across the country for and against development, which may well reignite local democracy and give people the chance to get involved. There are opportunities for both sides of the debate to engage.” D EC E MB ER 2 0 13 / J ANU AR Y 2 0 14 • THE PLA NNER

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I N T E R V I E W C AT H R A N S O N

RTPI vice-president Cath Ranson takes up the top job next year. Kate Dobinson ﬁnds out what she’s got planned for 2014

THE RANSON BRIEF

PHOTOGRAPHY | PETER SEARLE

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he RTPI presidency is a “PAST PRESIDENTS chance to inspire the planHAVE TOLD ME: BE ning profession to come MYSELF, HAVE A BAG together in all its complexity PACKED READY, HAVE and creativity. And Cath STAMINA FOR THE Ranson, the current vice-presYEAR IT'S ABOUT ident who takes over the top spot PACING IT AND from Dr. Peter Geraghty when she is inauRECOGNISING THAT gurated in January, has the same message IT'S A MARATHON." for ministers and planners; a signal that both central and local government and public and private sectors are expected to work in tandem and share best practice to move forward. “Planning is complex, [but] when we get it right it’s wonderful," she says. "For the year ahead it’s about looking at what we’ve done well over a century of professional planning , where we need to be in the next five or ten years ahead, and what the big issues will be 50 years down the line.” In the RTPI’s Centenary year, Ranson will be the guardian of a profession that can be challenging to buoy up in times of housing crisis and slack economic growth. However, Ranson has a long list of special projects ready to tackle the major challenges. The Policy Futures project is one of them. Five Centenary ‘Policy Futures’ papers will take a long term and global view of planning. They will include: how to future proof society against climate change and demographic pressures; planning for economic growth and enterprise; urbanisation and health; spatial thinking in policy; and governance. The expectation is that these will be published in June 2014. Ranson urges the planning community - including practitioners, academics and sister organisations - to engage with the project. She also invites suggestions for UK and international case studies that demonstrate the role and value of planners in relation to these challenges. Meanwhile, the RTPI will be recruiting voluntary ambassadors to visit school children aged 11-18 to enthuse them about CV HIGHLIGHTS planning as a career and deepen their understanding of the role and impact it has in society. Despite the RTPI enjoying record membership C AT H R A N S O N numbers, Ranson sees it as her priority to imbue planners with the kind of enthusiasm that has been with her since childhood. “My mum was desperate to enthuse me with the future and [when I was young] she wrote to the planning office in Wolverhampton, who replied and said get a degree in anything and come back,” Ranson reveals. She followed the advice, graduating from Swansea University with a degree in geology and then going on to complete a town and country planning postgraduate diploma. “When I came out of college in 1976, we were at a point when a lot of Place that shaped job options where shutting down,” she says. “So I her: Wolverhampton got a job creation role in Neath Port Talbot County Interesting fact: Borough Council’s planning department.” Ranson is the fifth Ranson singles out "resilience”, as a key trait woman president that planners still require in abundance. of the RTPI. The last “If you look at my career it hasn’t all been in one woman in the post direction. It has at times been quite haphazard, was Ann Skippers in particularly when the kids were small and I 2008. needed to reduce from full-time to part-time.” Ranson, who is also the chair of RTPI’s Regions and Nations panel, clearly believes in getting 22

people interested in planning from an early stage. She is now working on an initiative for 100 planners from ﬁve nations to receive training that will enable them to go into schools to source the planners of the future. These volunteers will convey that “this is the diﬀerence you can make if you go into planning”, she explains.

Well schooled Education is also something that Ranson is keen to embed into the profession, in order to shape better planners and planning. Nowadays, there is a structured approach to career development for young planners but this was not the case for Ranson. “There was a time when performance appraisal didn’t exist in local government,” she says. “I was lucky that I had someone who took the time to point me in the right direction – Allan Archer on the Welsh General Assembly.” The Assessment of Professional Competence (APC) combines a minimum of two years’ experience with an RTPI accredited degree. It encourages planners to consider the wider context of planning beyond their immediate role and the qualiﬁcation reﬂects how the institute is developing, Ranson says. “I like to think that the requirements of the institute are changing and that we’re responding to the changing needs as well. “The APC also formalises a relationship with a mentor. If people get it right, then you like to think

1976

1978

1986

Graduated from University of Wales (Swansea) with Honours degree in Geology

Appointed planning oﬃcer, Port Talbot Borough Council,

Elected to corporate membership of the RTPI

1983

Appointed planner/senior planner, economic development: Llanelli Borough Council

First appointment in planning: West Glamorgan County Council, (temporary, "job creation" post)

Attained post graduate diploma in town and country planning – Bristol Polytechnic, (part-time study)

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that their mentor would play a role for the rest of their career. It doesn’t necessarily have to be your line manager, but somebody a bit like a guardian angel as you progress through your career.” Ranson takes pride in the concept of RTPI membership, emphasising its stringent checks and that membership is not simply “given away". “Some institutes will just let anyone in and the RTPI has never done that.” She goes on: “The focus is not on random career development, but on having a personal development plan. One thing is to sit down with groups of planners as we go around the regions and nations and look at what their bright ideas are, what are their challenges and fears for the future are, but also what kind of institute we want to have. It’s not trying to get buy-in; it’s trying to get a feel for where members really want the institute to be. “I like people to work out the components of their personal development plan themselves,” Ranson adds. “I’m a policy planner so it’s very much about where we are and how we get to where we want to be. But people actually have to take ownership of their own work early.”

Past, present and future It is a mantra that worked well for Ranson during her time at Snowdonia National Park Authority and in her current role as development plans and conservation manager at Pembrokeshire County Council. But she is careful not to mimic the bold stance that new head of the National Trust, Dame Helen Ghosh, has taken in support of fracking on protected land. “The jury’s out on fracking,” Ranson insists. “It doesn’t sit very comfortably with a low-carbon future.” When it comes to aﬀordable housing Ranson urges planners to hone their

communication skills. “It needs to be explained at the human level and it takes a huge level of eﬀort to communicate,” she says. “It is only when you talk about your children, your neighbour’s children and the needs of our increasingly ageing population that people understand. “You shouldn’t ever get to the point where the area’s aspirations are stymied by not being able to develop, not having enough land and not having land that has the right infrastructure in place.” Has Ranson received any insider tips from past presidents? “Be myself, have a bag packed ready. Have stamina for the year – it’s about pacing it and recognising it’s a marathon.”

2013

1995

2000

2004

2009

2010

2013

Appointed as RTPI nominated Millennium Marque Assessor, (voluntary)

Appointed to planning division, Welsh Assembly Government, (planning policy research/planning Delivering for Wales Agenda)

Elected Chair of RTPI Cymru (voluntary)

Appointed development plans and conservation manager: Pembrokeshire County Council, responsible for local development plan, built conservation, biodiversity rights of way and common land/ village green

Attained postgraduate diploma in leadership for collaboration (L4C) Bangor University, part time study

Delivered Pembrokeshire County Council's local development plan February 2013

1999 Delivered major collaborative mine water remediation projects for Neath Port Talbot County Borough Council

Elected as Planning Summer School Chair of Special Fund Panel, (voluntary)

Appointed head of strategic policy and plans: Snowdonia National Park Authority, with responsibility for national park management plan, local development plan and the sustainability and community agendas

2011 Elected junior vice president, RTPI

RTPI nominated member of Planning Summer School: (voluntary)

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NEW HOMES BONUS

The New Homes Bonus is a major government initiative to boost house building. But is it working? David Callaghan reports 24

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WIN I L L U S T R A T I O N | B R E T T RY D E R

BONUS

hey say money talks and often in life that is the case. If you have enough cash you can usually buy what you are looking for. However, things don’t always work out that way and there is also a saying that “money can’t buy everything”. The present government knows many more homes must be built to meet the growing demand, and it wants local communities to co-operate. A forecast need of 232,000 homes per year to 2033 is not being met, with only 115,600 built in England in 2012. Two years ago the New Homes Bonus (NHB) was introduced as a reward for local authorities seen to be proactive about building new homes. The idea was that a financial incentive for councils would encourage them to promote the case for new houses, and make it easier for developers seeking planning approval. The bonus is based on an amount calculated using the national average of the council tax banding of each new home built, with a bonus for affordable homes. Some local authorities have benefited, but others say they have lost out because of the way some money is being diverted to the NHB by recalculating formula funding. A new report from the House of Commons’ Public Accounts Committee (PAC) criticises the failure of the Department for

DAVID CALLAGHAN is a freelance journalist specialising in planning, property and the public sector

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Communities and Local Government (DCLG) to evaluate the initiative more than two years after it was launched. The PAC says that while no wholesale shake-up of the NHB is required, it is not clear whether the initiative is actually managing to facilitate more homes. Committee chair Margaret Hodge says an evaluation of the scheme is urgent: “It is disappointing that after more than two years of the scheme being up and running, no evaluation is in place and no credible data is available to show whether the scheme is working or not.” These criticisms mirror the findings of a National Audit Office (NAO) review of the NHB published in March this year. It found there were errors in the DCLG’s estimates of the new homes that may be constructed in the next few years, resulting in the projected figure of 140,000 being 25 per cent too high. The PAC is going to ask the NAO to review plans to evaluate the scheme, which are due to conclude in spring next year. But DCLG permanent secretary Sir Bob Kerslake has defended the decision not to evaluate the NHB until next year. “I am disappointed by the [PAC] report and have some significant disagreements with its findings,” he says. “We have made very clear that our review of the New Homes Bonus is under way and the groundwork will be completed by Easter 2014 as we have always promised. “The whole point of the New Homes Bonus – which the committee fails to recognise – is to recognise housing growth where it occurs, with money going where homes are needed most.” New housing minister Kris Hopkins says the report shows the PAC had a “complete misunderstanding” of how the NHB works. However, Hodge has suggested another problem with the NHB is that “so far the areas which have gained most money tend to be the areas where housing need is lowest. The areas that have lost most tend to be those where needs are greatest.” From a total government budget of £7.5 billion for the NHB, nearly £700 million has been distributed to local authorities so far in non-ring-fenced grants, and £600 million by a redistribution of formula funding. However, a proposal to give £400 million of the NHB to local enterprise partnerships (LEPs) has angered some people in local government. Malcolm Sharp, immediate past president of the Planning Officers Society, says: “We are critical of the way that the New Homes Bonus has been top-sliced and given to LEPs, which are unelected.” It is important that local authorities are given the money they need to build the necessary infrastructure to support new homes, he says. “The government wants communities to accept growth, but they don’t get the infrastructure to go with it.” 26

The impact on individual local authorities appears to be variable, with some actually claiming they are worse off financially because of the way the grant is redistributed. The PAC report says there is a north-south divide, with southern authorities generally doing better from the NHB. It states: “Local authorities that can earn only low levels of Bonus will not make up their share of the sum deducted from the formula funding. These local authorities are usually in areas where developers are less likely to want to build housing, which are more typically in deprived parts of the country or in areas where land can be more expensive to develop.” But the government believes the Regional Growth Fund mitigates this effect. Two authorities in Yorkshire support the “WE HAVE MADE VERY CLEAR claim that NHB fundTHAT OUR REVIEW OF THE NEW ing can be unfair. HOMES BONUS IS UNDER WAY Simon Wiles, director AND THE GROUNDWORK WILL BE of finance and corpoCOMPLETED BY EASTER 2014” rate cervices at SIR BOB KERSLAKE

R EI N V I G O R AT I N G Y O R K City of York Council has used the New Homes Bonus to kickstart measures to improve housing capacity in the historic city and regenerate some parts of it. In addition, an empty homes officer was appointed and the council has set about trying to bring York’s empty properties back into use. For example, a compulsory purchase order has been issued on a house that had been empty for 12 years, where the householder refused to engage with the council. A “living above shops” initiative has been relaunched, and already has its first success after planning approval was given to convert an old hotel into 18 housing units. Tracey Simpson-Laing, the cabinet member for housing, believes it is realistic to create an extra 600 one-bed flats above shops, providing accommodation for up to 1,000 people. The Reinvigorate York scheme has led to areas of the city not touched since the 1970s being enhanced, such as King’s Square and the vicinity of the Minster. York Guildhall is also

being considered for a revamp. Some work promoting the city to foreign investors has been done using the NHB. As a result of this and other improvements, international insurance specialist Hiscox has been attracted to York and is opening new offices in the city, which is now set to be the company’s largest base in the UK outside London, with 300 new jobs being created. Simpson-Laing says the city is seeing some benefits of this work, with a rise in the number of applications for new housing developments. The first two quarters of this year outstripped the whole of last year in the number of housing consents. High private sector rents in York – the highest outside London – are helping to drive demand for housing to buy. The council is also starting to build housing on land it owns, with two sites being developed. It is planning to create “pepper-potted” developments, with some housing for sale, and is in discussion over the possible use of military and health service land.

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NHB IN NUMBERS New Homes Bonus allocation to City of York Council: 2011-12 2012-13 2013-14 2014 -15 2015-16 2016-17

֍= £0.7m Ȫ= £1.8m ɦ= £2.4m ʢ= £3m ˞= £3.6m ʄ= £2.7m

The council is expecting to lose £2.5m in 2015-17 in a reallocation to the local enterprise partnership.

Key facts

115,600 homes built in 2012

232,000

new homes required each year to 2033

£7.5bn

£1.3bn

allocated to local authorities in the ﬁrst two years of scheme

total budget for New Homes Bonus over six years

Doncaster Council, says: “Doncaster Council recognises the need to build new homes. Only recently we launched work on hundreds of new homes in the Woodfield Plantation area of Doncaster and we have hundreds more planned over the next two years. As well as the fact that we have a large waiting list and growing population, the NHB is an added incentive for us to build new developments. “However, the way the government funds the Bonus is very unfair. In effect, it takes money from high-need areas such as Doncaster and gives it to those who have the most housing development. The council loses out by millions of pounds overall as the government takes far more money off us than we could ever hope to get back from the bonus. “Far from being a ‘bonus’ the NHB is in reality a further cut by the government on Doncaster’s finances.” Tracey Simpson-Laing, City of York Council’s deputy leader and cabinet member for housing, agrees that the NHB is less of a bonus and more a case of losing money and being compelled to build new homes to win it back. “What concerned us from the outset was that it [NHB] was sliced off the top of our budget, and we have to encourage building to get it back," she says. “When the NHB was announced we were told it was for six years, and then told the last two years were top-sliced and we could lose £2.5 million. That doesn’t seem fair, really.” But she adds that the NHB “will start to increase the number of homes”, and its effect is already being seen in cities such as York (see Reinvigorating York, page 26). In the south, Eastleigh Borough Council speaks highly of the NHB. Some of the money it has received is being spent on partially funding the Lowford Centre, a community facility which includes a GP surgery and the first ever library for the Bursledon area. A spokesman says: “The NHB has enabled Eastleigh Borough Council to maintain a significant programme of capital expenditure on local facilities, including libraries, community halls, arts facilities, public open space and environmental improvements for the benefit of the existing community and new residents. “Provision of new housing imposes burdens on local infrastructure and services, and the NHB is a welcome source of funding to incentivise housing growth, at a time of constraints on public sector finances. The assurance that new development will be accompanied by investment in community infrastructure is vital to the acceptance of development by local residents.” The regional divide is all too clear. If not addressed, could the NHB be writing a whole new chapter for the housing crisis? D EC EMB E R 2 0 13 / J ANU AR Y 2 0 1 4 • THE PLA NNER

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H E A LT H Y H I G H S T R E E T S

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I M AG E S | A L A M Y/ M E N E L I K S I M P S ON

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THE

GOO D CONCERNED AT THE IMPACT THAT BETTING SHOPS AND HOT FOOD TAKEAWAYS CAN HAVE ON THE SOCIAL VALUES AND HEALTH OF THEIR COMMUNITIES, LOCAL AUTHORITIES HAVE STARTED TO FIGHT BACK. MARK SMULIAN REPORTS

MARK SMULIAN is a freelance journalist specialising in planning and regeneration

FIGHT

or some people, putting £20 on a horse and then nipping next door for a bucket of chicken nuggets and chips is one of life’s simpler pleasures. If they lose, it’s their own money, and while the food may not be haute cuisine, they will consider what they eat their own business, too. So it may be a brave local authority that intervenes to restrict either pursuit. However, many are doing so thanks to the potential social dangers of a new innovation in betting shops, and growing concern about the health eﬀects of hot food takeaways – particularly on children. Concerns about hot food takeaways are fairly readily understood. If they open near schools they provide an attractive alternative for children to the fare served in school, but may also contribute to childhood obesity and other health problems. Even when distant from schools, takeaways may become a noise nuisance by being open late at night. They can also be the source of unsightly litter and often have a jarring appearance, their garish frontages sticking out brassily in shopping streets.

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H E A LT H Y H I G H S T R E E T S

For betting shops, the concerns are newer. Few were worried by bookies in which regular patrons pored over racing results, but the Gambling Act 2005 allowed the installation of up to four ﬁxed odds betting terminals (FOBTs). These electronic machines allow huge stakes to be gambled; £100 every 20 seconds is possible. FOBTs have proven a goldmine for the gaming industry, which has responded to the four-machine limit by opening outlets in close proximity to each other. Where once one betting shop stood there can now be half a dozen within a small area, all boasting four FOBTs at which people can spend huge amounts of money. FOBTs have clustered in low-income areas, where the supposed promise of instant riches is perhaps most attractive, and are now worrying local authorities as residents begin to sink into debt after spending money in these machines.

Taking action against takeaways’ presence and their proliferation means that planners must work with a number of other local authority departments – public health, education, licensing and trading standards – which all have a role to play. The council's head of planning policy and regeneration Gordon Glenday explains: “When we were drawing up our sustainable communities strategy we got back a lot of concern from the public about hot food takeaways. “That was partly over obesity and health but also litter and the appearance of town centres with garish frontages dominating them. “People had noticed that nice areas had very few of them while lower-income areas had a lot “WHEN WE WERE DRAWING UP and many were near to schools.” OUR SUSTAINABLE COMMUNITIES The strategy consultaSTRATEGY WE GOT BACK A LOT tion showed 80-90 per OF CONCERN FROM THE PUBLIC cent public support for ABOUT HOT FOOD TAKEAWAYS” GORDON GLENDAY exerting more control over hot food takeaways. This prompted a policy decision to take account of whether applications were at least 400 metres from schools or met policy on over-concentration, clustering, highway safety and residential amenity.

Forest vs food The London Borough of Waltham Forest led the way in tackling the spread of hot food takeaways four years ago. In the wake of its successful crusade, the council says it has received enquires from councils around the country, and even from the USA.

W H AT I S A FO B T ?

Taste of victory

1 2 3 Fixed Odds Betting Terminals are touchscreen electronic gaming machines. Up to four may be installed in any betting shop.

They oﬀer various versions of roulette, and sometimes also conventional slot machine games.

Stakes of up to £100 may be placed on casino games per play, about every 20 seconds if one is playing continuously, though on non-casino games stakes are limited to £2.

The council now has a supplementary planning document and a refusal rate of 81 per cent for new takeaways; it has successfully defended numerous appeals, including one brought by the international chain Domino’s Pizza (see box). “Our appeal success is based on having a policy that is well-evidenced and enjoys public support,” Glenday says. “There is evidence in there about health factors and everyone involved in the council has got together, so it goes beyond planning and we see the bigger picture, too.” One conundrum came when Waltham Forest was poised to spend £9 million on regenerating town centres, including shop fronts. Should it regenerate takeaways when it didn’t want them there in the ﬁrst place? “We decided they had to sign up to a healthier eating code before money was spent on them, – for example, using lower-fat oils,” Glenday says. “The programme improved frontages, so if you have a KFC it still has its bright red fascia but it’s less garish.” Success on child obesity is harder to demonstrate as so many other factors are in play, but Glenday says: “I can’t honestly say I can prove that it is related to our planning policies, but it’s reducing locally against the trend.”

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KNOCKING OVER DOMINO'S Against all odds Numerous other councils have followed Waltham Forest’s lead with relatively little controversy, but it is betting shops that are fast becoming the new flashpoint. In November, correspondence emerged in which betting firm Ladbrokes complained to planning minister Nick Boles that planners were improperly rejecting or delaying its applications. Ladbrokes wrote that there were “some rather alarming actions by unelected officials in local authorities which are challenging our ability to invest and create jobs locally”. These were alleged to include some councils “now placing whatever obstacles they can in the way of our ability to obtain planning permission”, and a specific complaint that Manchester City Council planners had “recently taken to delaying the registration of our applications by seeking an entirely unwarranted level of information at pre-application stage”. Manchester hit back with a spokesperson saying: “Any accusation that some planning applications are processed with bias against an applicant in an attempt to either thwart or delay a development is completely unfounded.” Boles replied that he did “recognise this could be a problem” and pointed to clause 5 of the Growth and Infrastructure Bill as the solution. Now clause 6 of the Growth and Infrastructure Act, which became law in the summer, this puts a limit on the power of local authorities to request information with planning applications, stating that it must be “reasonable”.

Waltham Forest’s policy of using a supplementary planning document to thwart the spread of hot food takeaways has proved successful, not least in helping it to defend appeals. In January 2012, the council won an appeal against refusal of planning permission brought by the Domino’s Pizza chain. The appeal was dismissed on the grounds that the pizza takeaway would have an adverse impact on the viability and vitality of the area, an unacceptable eﬀect on highway safety and parking and lead to a likely increase in crime and antisocial behaviour. Cabinet member for environment Clyde Loakes says: “It’s reassuring that the inspectorate hasn’t allowed big business to throw its weight around and get what it wants.” He adds: “We know that some establishments can be a magnet for crime and anti-social behaviour and takeaways often fall into that category.” Waltham Forest’s other recent successes have included prosecution of a pizza takeaway of a diﬀerent company that opened without planning permission and continued trading after a temporary stop notice was served. Fines and costs totalled £4,350.

BE F ORE

A diﬀerent class Councils are now trying to use the Sustainable Communities Act to repel the FOBTs, with a number backing an initiative by the London Borough of Hackney to use this mechanism to give councils wider powers over betting shops. Liverpool City Council has signed up to this and cabinet member for employment, enterprise and skills Nick Small says: “We’ve also agreed to review our planning and licensing powers to see if we can do an Article 4 direction against betting shops. “We estimate that 80 per cent of their turnover comes from FOBTs and now they are moving into prime retail sites right in the city centre.” He wants to see betting shops given their own use class so they cannot be converted from banks and estate agents without needing planning permission. Small would also like licensing powers to control the cumulative impact of betting shops in the same way councils have for alcohol outlets. “We’d also like licensing power to deal with stakes and frequency,” he says. “At the moment people can bet £100 every 20 seconds and we’d like a maximum stake of £2.

AF TE R

Waltham Forest is smartening up garish takeaways with regeneration money – but only if they sign up to a healthy eating code

“We are getting problems from people getting into ﬁnancial diﬃculty through spending on these machines. It leads to family breakdown and encourages loan sharks.” At the other end of England, Bournemouth Borough Council has endorsed the idea of using the Sustainable Communities Act. David Smith, cabinet member for planning and the environment, says: “We have not got the problem they have in some London boroughs but I can see what could potentially happen here. “They should be in their own use class as you don’t want a town centre full of betting shops. There are eight within the space of a mile as it is and we may have another about to open. “The FOBTs are like the crack cocaine of gambling, and we don’t want that here.” Planners have some powers they can use creatively where betting shops and hot food takeaways are proving a nuisance and it seems that councils have the political will to tackle them. But while the return of public health to local government will help put obesity prevention at the forefront of council activity, the looming clash between the gambling industry and a well-resourced anti-FOBT Campaign for Fairer Gambling is likely to see planners lobbied hard by both sides over an issue that has reached critical mass. D EC E MB ER 2 0 13 / J ANU AR Y 2 0 14 • THE PLA NNER

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NORTHERN IRELAND

BACK TO

WHAT DOES A SCRAPPED PLANNING BILL REALLY MEAN FOR NORTHERN IRELAND? KATE DOBINSON REPORTS INVESTIGATES

DURKAN’S DRAWING BOARD

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ark H Durkan’s decision to withdraw Northern Ireland’s putative planning bill in October has been dramatised by the media as a bombshell at best and a catastrophe at worst. But does tearing up a bill four years in the making put the future of Northern Irish planning in jeopardy? The bill, temporary legislation intended to speed up implementation of parts of the Planning Act 2011, was, said the environment minister, “derailed” by eleventh-hour amendments introduced by the DUP and Sinn Fein in June against the advice of then environment minister Alex Attwood. Acting on the advice of one of the UK’s top planning barristers David Elvin QC concluded that an amendment to restrict judicial review powers would be a breach of the European Convention of Human Rights and the UN’s Aarhus Treaty – a law that governs access to justice in environmental decision-making – and was therefore illegal. Under the amendments, objectors to planning decisions would only have been able to seek a judicial review when there was an alleged conflict with European law. It would remove the court’s ability to review the legality, rationality and reasonableness of planning decisions and drastically cut the time limit for judicial review from three months to just six weeks. The “toxic piece of legislation” included another amendment that would have transferred economic zoning powers to the Office of the First Minister and Deputy First Minister (OFMDM) from the Department of the Environment. This would effectively make the OFMDM a new planning authority and give them, critics said, a disproportionate and unprecedented amount of power. Prolific congratulations for the about-turn suggest planning is better off. Alliance South Belfast MLA Anna Lo praised the minister for his “courage to stand up to others who want to take away civil liberties”. The leader of the Ulster Unionist party Mike Nesbitt MLA scorned the “proposed power grab by OFMDM [that] was so ill conceived, badly thought through, so arrogant, that it was in fact illegal”.

Peter Robinson DUP leader accused Durkan of breaking “ministerial code”

“IT’S NOT VERY OFTEN THAT A GOVERNMENT PULLS ITS OWN LEGISLATION, AND I CAN’T REMEMBER IT HAPPENING ONCE IN THE 13 YEARS OF LABOUR GOVERNMENT OR THE 18 PREVIOUS YEARS OF CONSERVATIVE GOVERNMENT” ALAN JOHNSON

Stormont: home of the Northern Ireland Assembly

Rare decision There is no questioning the unusual nature of Durkan’s decision. Former Labour home secretary Alan Johnson MP drew attention to its rarity on the BBC’s This Week programme in October, saying: “It’s not very often that a government pulls its own legislation as it’s trundling through the process, and I can’t remember it happening once in 13 years [of Labour government] or the 18 years of previous Conservative government,” he said.

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Mark H Durkan Northern Ireland’s environment minister withdrew controversial planning bill PHOTOGRAPHS | ALAMY/CORBIS/PRESS EYE

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NORTHERN IRELAND

Martin McGuiness Sinn Fein leader’s “eleventh-hour” amendment led to scrapping of planning bill

Though previously unheard of, Johnson went on to note that in the same week that Durkan pulled the planning bill, the British coalition government paused its “much derided” lobbying bill. “Lightning does strike twice,” he observed. The purpose of the planning bill was to accelerate the introduction of a number of reforms to the planning system contained within the already passed Planning Act 2011. Chief among these is the transfer of planning powers from central to local government in 2015, which will happen regardless of the fate of the abandoned bill. The brave new world ushered in by the Act will see councillors deciding on applications for the first time and will be the most radical reform in Northern Ireland since the 1970s, says Gavan Rafferty, lecturer in spatial planning and development at the University of Ulster’s Built Environment Research Institute. This, he says, is what we should all focus on. Aspects of the abandoned bill that will pave the way for the 2015 changes will now be incorporated into a Single Strategic Planning Policy Statement (SSPPS), which is expected in the New Year. The result, says Roisin Willmott, RTPI director of Wales and Northern Ireland, is that while local authorities are not fearful of their new duties, they do face a race against time. “It’s not disastrous in terms of planning reform in Northern Ireland. They’ve got all the legislation in place for local government reform. Now they need to focus on putting in place the secondary legislation. We need to be positive and move forward. “However, no one currently knows what the purpose, structure and content of the SSPPS is,” she continues. “Some of it may need to be amended to get it knitted together. We urged them to get the documents in place and to then look at reviewing the policy. Time is against them. “We need to gear up these new local council systems. Councillors are to move from commenting to decision-making on applications,” adds Willmott. “This is a big difference. They need this strategy document to be in place for day one so that they can work on it for their local development plans.”

Chaotic governance Michael Corr, director of PLACE, Northern Ireland’s Centre for the Built Environment, says it will take time for the system to realign itself. “The intention 34

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“THE INTENTION TO PROVIDE A SSPPS IS POTENTIALLY A VERY POSITIVE MOVE, AS THE HOPE IS THAT IT WILL MAKE THE SYSTEM MORE EFFICIENT AND RESPONSIVE” MICHAEL CORR

to provide a SSPPS is potentially a very positive move, as the hope is that it will make the system more eﬃcient and responsive. “It will of course take time for the system to adjust. It is very diﬃcult at this stage to say what the SSPPS will look like, as the decision to withdraw the planning bill has since been taken and parts of this legislation will likely be included within it. But I think it’s important to move forward and I am optimistic that this will happen.” Diana Fitzsimons, planner and development surveyor, agrees that the long-term consequences are not as controversial as the headlines scream. “I don’t think it is disastrous as the Planning Act 2011 is on the statute book and it includes most of the provisions for planning reform, albeit this act can’t be implemented in full until April 2015 when planning powers return to local government. “It’s just chaotic governance and not a good advertisement for inward investment to Northern Ireland. Investors require certainty about how planning decisions are made and how timely these decisions will be,” she says. “I doubt that the demise of the planning bill will prompt more radical change to the system than already envisaged in the Planning Act.”

Revival of the bill? As The Planner went to press, the three key figures – Durkan, Sinn Fein leader Martin McGuinness and DUP leader Peter Robinson – were preparing to discuss the revival of the planning bill. But the talks will take place amid bad blood, with Robinson accusing Durkan of breaching the ministerial code and threatening to “force” the bill through the Assembly. All are concerned about major projects that hang in the balance while “chaotic governance” continues. Everyone acknowledges that Northern Ireland’s planning system needs reform, not least to attract investment. They even broadly agree on how, with the Assembly having passed the Planning Act. For Rafferty, whatever the outcome of the talks, what everybody needs is a robust system of “checks and balances” to 2015 and beyond. “The new planning decision makers and the public need to have confidence that fair and appropriate decisions are made at every level of governance,” he says. “And that the availability of challenging planning decisions is a citizen’s right in a democratic society.” PHOTOGRAPH | REUTERS

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INSIGHT D E C IS IO N S IN F O C U S ..................................................... P .36 L E GAL L AN D S C A P E ............................................................. P .4 0 C ARE E R D E VE L O P ME NT ................................................... P .4 2 C O RRE S P O N D E N C E ............................................................ P .4 4 P L AN AH E AD . . . . . . ........................................................................ P .4 5 RT P I N E W S. . . . . . . . . . . ........................................................................ P .4 6 P L AN B . . . . . . . . . . . . . . . . . . . . ........................................................................ P .5 0

2014: THE YEAR OF THE TREE Imagine London without its tree cover: the Mall without leaf or shade, the Embankment laid bare, our beautiful Georgian squares without their protecting canopy. Far-fetched? Not when you consider the multitude of threats that London’s trees face. Whether pests, disease or climate change, our tree population faces an unremitting attack, according to a study by the City of London. But 2014 is going to be a special year for the trees in our cities and urban areas, says Jago Keen, chairman of the Arboricultural Association. As part of the Association’s 50th anniversary celebrations, a number of conferences, seminars and debates are planned throughout the year to discuss how trees can shape our urban spaces. You’re welcome to contribute to, or comment on any of our Insight pages – email at editorial@theplanner.co.uk

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D EC E MB ER 2 0 13 / J ANU AR Y 2 0 14 • THE PLA NNER

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INSIGHT

DiF { D

DECISIONS IN FOCUS

Decisions in Focus is where we put the spotlight on some of the more interesting, oﬀbeat and signiﬁcant planning appeals of the last month – alongside your comments. If you'd like to contribute your insights and analyses to future issues of The Planner, email DiF at editorial@theplanner.co.uk Cows allowed: Mega dairy permitted in Powys

A G R I C U LT U R A L

Sargeant overrules inspector on Powys mega-dairy scheme (1 S U M M A R Y Welsh planning minister Carl Sargeant has overturned an inspector’s recommendation to refuse plans for a 1,000cow dairy in Powys and granted planning permission. (2 C A S E D E T A I L S The application by Fraser Jones to extend a dairy unit at Lower Leighton Farm, Welshpool, included a proposed milking parlour, livestock cubicles, fodder storage buildings, slurry stores and a water storage tower, together with associated landscaping, highways improvements and land to be given to the local community. The main considerations in the application concerned its eﬀect on the character and appearance of the landscape as well as local heritage assets, slurry spreading and waste water disposal, the amenities and health of residents including children at a primary school, animal welfare and human rights. The inspector, Katie

Peerless, recommended refusal after concluding that the application would conﬂict with the adopted unitary development plan by harming the landscape quality and heritage assets. (3 C O N C L U S I O N R E A C H E D Sargeant agreed that the main considerations were “relevant issues”, but ruled that economic beneﬁts outweighed social and environmental objections. He found that the proposal would create new jobs and increase milk yield. It would also accord with the requirement in Planning Policy Wales to support economic growth.

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Decision letter reference: http://oﬄinehbpl.hbpl.co.uk/ NewsAttachments/RLP/ LeightonDecisionLetter.pdf

(4 A N A LY S I S [1] MARK ROBERTS National planning policy guidance in Wales has been revised to place greater emphasis on supporting economic development in determining planning applications. This appeal is one of the ﬁrst in which the Welsh planning minister has taken the opportunity to give priority to the creation of around 13 jobs which he ruled would outweigh the social and environmental objections. It remains to be seen whether

this sets a benchmark for future appeals are determined, given the relatively modest number of jobs and the fact that the social and environmental objections were sustained by the inspector. MARK ROBERTS, planning director, Barton Willmore

[2] PETER WALDREN This decision will be of interest as an example of fairly minor economic considerations overcoming fairly signiﬁcant environmental considerations. The fact that this was a ministerial determination will add yet further interest. The economic beneﬁts of the dairy comprised just eight or nine permanent jobs and

I M AG E | S H U T T E RSTO C K

02/12/2013 11:17

Bazaar decision: Bradford indoor market rejected

a “seven figure” investment sum. Notwithstanding the requirement in Planning Policy Wales (PPW) to give economic issues equal consideration to social and environmental issues, the inspector did not consider that the economic benefits outweighed harm to the setting of heritage assets and character and appearance of the surroundings. The minister disagreed, concluding that the weight attributed to the jobs created by the proposal should be “far more substantial” and that “great weight” should be attached to the seven figure investment sum. While the minister was at pains to agree with the inspector that the “equal consideration” requirement of PPW does not override the statutory duty to have special regard to the protection of listed buildings and their settings (s66 of the LBCA Act), there will be those that see this decision as a counterweight to the East Northamptonshire High Court case. Readers will recall that the Court overturned permission for a wind turbine on the basis of the special statutory protection afforded to listed buildings and their settings and noted that “a decision-maker should accord considerable importance and weight to the ‘desirability of preserving the setting’ of listed buildings when weighing this factor in the balance with other ‘material considerations’ which have not been given this special statutory status”. It would appear that, in the minister’s opinion, “considerable importance” can be outweighed by nine jobs and a million pound investment. PETER WALDREN Director

RETAIL

Bradford bazaar loses on impact and sequential grounds (1 S U M M A R Y The appeal was against the refusal of planning permission and a subsequent enforcement notice on the use of out-of-centre premises in Bradford as a “bazaar”. The appeal was dismissed on impact and sequential grounds. (2 C A S E D E T A I L S The appeal premises comprise a large former industrial building of about I M AG E | G E T T Y

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25,000 square metres set within a site of about four hectares. It is currently used for a mixture of industrial and storage purposes, with significant areas of vacant floorspace. This includes the eastern end of the building which has a gross internal floor area of about 4,500 square metres, which was being used as an indoor market – an “Asian Bazaar”. (3 C O N C L U S I O N R E A C H E D The inspector considered the definition of “edge of centre” for retail purposes – up to 300 metres of a primary shopping area – and found a significantly greater distance of 500 metres. He therefore found the site was out-of-centre.

He noted that an impact assessment should be applied where the floorspace of the retail offer exceeds a default threshold of 2,500 square metres and that the proposal was well above this threshold. The proposal would have a significant adverse impact on other district and local centres. The applicant should also have considered splitting its intended stalls over two or more premises if no single premises in a sequentially preferable location can be found.

Appeal reference: APP/ W4705/A/12/2182046

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INSIGHT

DiF { D

DECISIONS IN FOCUS Windmilling in: Turbine appeal overturned in Ribble

ENERGY

Wind turbine appeal allowed in Ribble Valley Green Belt (1 S U M M A R Y The application to Ribble Valley Borough Council was to install three 50kw wind turbines, each 46m high in the Green Belt. The National Planning Policy Framework (NPPF) states that substantial weight should be given to any harm to the Green Belt. The Local Plan says permission will not be given for inappropriate development in the Green Belt except in very special circumstances. The appeal was allowed. (2 C A S E D E T A I L S The inspector considered whether the proposal was inappropriate development in the Green Belt and whether any harm was clearly outweighed by other considerations amounting to “very special circumstances” that would allow the development. The turbines’ impact on the character and appearance of the area, on users of nearby footpaths and their effect on protected species were other main issues. (3 C O N C L U S I O N R E A C H E D The inspector found the turbines would have an adverse impact on openness and represent a visual encroachment, but did not consider these to be significant. The NPPF says the “very special circumstances” may include wider environmental benefits associated with increased production of energy from renewable sources. The NPPF also says planning policies

should support economic growth in rural areas. The inspector said the proposal would provide some renewable energy and help create local jobs.

Appeal reference: APP/ T2350/A/13/2193882

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[1] STUART NATKUS The appeal decision at Carr Hall Garden Centre is signiﬁcant in that it demonstrates a clear support for providing renewable energy and supporting employment in rural areas within the Green Belt. The proposalsis acknowledged as inappropriate development in the Green Belt; however, by supplying renewable energy to the

existing business to provide for existing and future expansion, the inspector concludes that this constitutes “very special circumstances”. The ﬁndings by the inspector show a positive attitude at a national level to commit to increasing renewable energy and supporting the rural economy. STUART NATKUS, planning associate, Barton Willmore

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+ We’d like to incorporate your comment, insight and analysis into Decisions in Focus each month. Whether you can oﬀer a brief obversation on a matter of interest within an inspector’s judgement or an informed interpretation of a decision, please let us know by emailing DiF at editorial@theplanner.co.uk

ROUNDUP Here are 13 more decisions that we think are worth a look this month. All the details and inspector’s letters can be found on the Planning Portal website: www.pcs.planningportal.gov.uk

SECRETARY OF STATE DECISIONS

accommodation provided. Appeal reference: APP/ C1055/A/13/2196876

HOUSING NEW BUILD HOUSING NEW BUILD

(1) Application: Building of a free school and sixth form plus the development of 350 houses in Stockton-on-Tees. Decision: Secretary of state agrees with inspector’s recommendation to grant planning permission. Main issues: Whether any harmful impacts on the green weed, the character and appearance of the area and recreational opportunities. Secretary of state also noted the council could not demonstrate a ﬁveyear supply of housing sites. Appeal reference: APP/ H0738/A/13/219538

(4) Application: Construction of 10 holiday chalets plus oﬃce and caretaker’s ﬂat with environmental city garden in Greenwich. Decision: Appeal dismissed. Main issues: Character and appearance of the local area, living conditions of future occupiers with regard to natural lighting, outlook and accessible accommodation. Appeal reference: APP/ E5330/A/13/2195797

HOUSING CONVERSION

(5) Application: Two-storey ENERGY

(2) Application: Six wind turbines at Treading Field, South Holland. Decision: Secretary of state agreed with inspector to dismiss appeal and refuse permission. Main issues: Impact on nearby homes. Appeal references: F/ YR11/0113/F and H19-0081-11

extension to existing building in Tintern, Chepstow. Decision: Permission granted. Main issues: The eﬀect of on the existing building, its surroundings and an area of outstanding natural beauty. Appeal reference: APP/ E6840/A/13/2201413

COMMERCIAL

(6) Application: Change PLANNING APPEALS

HOUSING NEW BUILD

(3) Application: Change of use to high standard house in multiple occupation in Derby. Decision: Permission granted. Main issues: The living conditions of future residents in the standard of

of use of former plant hire depot to Class B1 (c) in Winchester. Decision: Permission granted. Main issues: Impact of noise and disturbance on nearby residents. Appeal reference: APP/ L1765/A/13/2195914

HOUSING NEW BUILD

(7) Application: Construction

of two four-bedroom homes with access and parking in Malvern. Decision: Permission granted. Main issues: The character or appearance of conservation area, impact on adjoining residents and eﬀects on trees. Appeal reference: APP/ J1860/A/13/2194469

character and appearance of the countryside, justiﬁcation for the development in its location and required conditions. Appeal reference: APP/ X2220/A/13/2196124

HOUSING NEW BUILD

(11) Application: Change HOUSING CONVERSION

(8) Application: Extension of attic bedrooms. removal and replacement of hipped roof and provision of dormer windows on a property in Sheﬃeld. Decision: Permission granted. Main issues: Eﬀect of the dormer on the surrounding area and the property’s character and appearance. Appeal reference: APP/ J4423/A/13/2199451

HOUSEHOLDER

(9) Application: Installation of railing and decking to upper terrace on villa in Camden. Decision: Permission granted. Main issues: Character and appearance of the building and conservation area. Appeal reference: APP/ X5210/A/13/2194177

AGRICULTURAL

(10) Application: Change of use of land for the siting of six mobile homes for seasonal agricultural workers in Canterbury. Decision: Permission granted. Main issues: Eﬀect on the

of use of open space to residential land enclosed with a 1.8 metre high fence in Tadley, Hampshire. Decision: Permission granted. Main issues: Eﬀect on character and appearance of area. Appeal reference: APP/ H1705/A/13/2197401

HOUSING NEW BUILD

(12) Application: Use of land for building three homes outside of Wigton, Cumbria. Decision: Permission granted. Main issues: Whether residential development in the countryside is acceptable and impact on character and appearance of the area. Appeal reference: APP/ G0908/A/13/2190954 AGRICULTURAL

(13) Application: A home for an agricultural worker at a nursery in Cheshunt, Hertfordshire. Decision: Permission granted. Main issues: Appeal site is within the green belt. Functional need for the development that could not be accommodated in another way. Appeal reference: APP/ W1905/A/13/2196268

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INSIGHT

LLegal landscape 21ST CENTURY VILLAGE GREENS Under the Localism Act communities have been able to put forward buildings to be listed as “assets of community value” (ACVs). This mechanism was part of an attempt by the Coalition to “disperse power more widely in Britain today”. The Act requires local authorities to maintain a list of ACVs nominated by the local community where a principal use of the asset furthers (or has “in the recent past” furthered) the community’s social wellbeing or interests. There is no national guidance as to what the terms in the definition mean, although “recent past” has been interpreted by some authorities as a period of five years. “Local communities” who can nominate possible assets include parishes and community organisations with a membership of at least 21 local people, but not individuals. After nomination the authority has eight weeks to decide whether to list it. The listing will last for five years, during which time the owner must inform the local authority of any intention to sell and they must not do so without giving interested community groups the chance to put a bid together. The community group must give the local authority notice of their intention to bid within six weeks of the listing, in which case a sixmonth moratorium on listing will apply. If there is no such

buying the property”. In this case that the applicant had agreed to purchase the pub before it was listed. However, in London, Brent Council considered its listing of Kensal Rise Library to be a “material consideration” in its decision to refuse planning permission in September for conversion to residential use.

Stopping the clock

Anne Williams expression of interest the owner is free to sell.

Change of use There is a right of appeal against the listing by way of internal review by the council and a further right of appeal to the First Tier Tribunal. Appeals may be both on points of law and ﬁndings of fact. In October, in the ﬁrst hearing of its kind, Judge Nicholas Warner dismissed a challenge against the London Borough of Hackney’s decision to list a pub – the disused Chesham Arms – as an ACV. The judgment

"ARE ASSETS OF COMMUNITY VALUE THE NEW VILLAGE GREENS, USED TO DELAY DEVELOPMENT?"

published on 7 November 2013 found that the Tribunal’s jurisdiction was to rehear the case completely and that “realistic” in section 88 of the Act – referring to future use of the asset in a way that furthers community well-being or social interests – does not make it essential to demonstrate “on the balance of probabilities” that the Chesham would reopen as a pub. Once a building has been listed, it is likely this will be a material consideration if a change of use application is submitted. The weight that councils decide to attach to listing has diﬀered markedly. For example, plans to convert an historic pub in Farnborough which had been vacant since 2008 to a McDonald’s drivethrough were approved by Rushmoor Borough Council, despite the building being listed as an ACV. The oﬃcer’s report concluded that “little weight should be given to the listing as it does not appear that there is any ‘immediate prospect’ of the community

How meaningful listing is in practice may well depend on funding. For example, Traﬀord Council has listed Manchester United’s ground, which means that the supporters who nominated it for ACV status would have the right to bid for it. Supporters of Oxford United, Blackburn Rovers and Liverpool FC have succeeded in getting their grounds listed, too. The procedure has also been used to list the Southbank Undercroft skate park in the capital. At the very least what listing can achieve is to stop the clock. Are ACVs the new village greens, used as a tool by objectors to delay development proposals? What is clear is that landowners should be fully aware of the ACV process in their plans to dispose of assets and authorities mindful of the increasing likelihood of challenge to their procedures for listing. ACV listing is such a powerful tool in terms of delay that those procedures are likely to come under much more scrutiny in the future.

– ANNE WILLIAMS Planning barrister, 6 Pump Court Anne advises private and public sector clients on all aspects of planning.

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LATEST POSTS FROM LEGAL BLOGGERS

B LO G S Christine de Ferrars Green wonders how to remove the fear from housing. Angus Walker critiques the improved PINS website.

L E G I S L AT I O N S H O R T S Changing a mindset – Christine de Ferrars Green I was reminded at the Town and Country Planning Association’s annual conference that the housing strategy is two years old. What’s changed in the intervening period? We’ve seen the NPPF, the NPPG and some settling down of the new planning system. We’ve seen a return to a signiﬁcant degree of planning by appeal, or “planning by surrender” with planning authorities throwing in the towel at appeal. There’s the new neighbourhood planning process. And, of course, CIL. Planning minister Nick Boles believes the planning process should be capable of delivering the largescale development required to address the housing shortage. He is an advocate of the garden cities principles of development and understands the need for good stewardship to ensure the creation and maintenance of high quality places. He also wants to see if neighbourhood planning-light can be introduced with reforms to the current system to speed it up. Labour’s shadow planning minister Emma Reynolds has proposed new towns and garden cities to achieve Ed Milliband’s ambition of 200,000 houses a year by 2020.

But Boles and his colleagues, and those who come after him, have to address how to change the mindset of middle England that is so often ﬁrmly against new development. We have to take the fear out of new development by ensuring that, according to the old spelling rule “i” before “e”, infrastructure is delivered before expansion. And then we must be committed not to building new housing estates, but to the creation of high quality new communities, creating beautiful and long lasting places. Christine de Ferrars Green is a partner at Mills & Reeve. Blog: www.plan-itlaw.com/

A pat on the back for PINS – Angus Walker At a recent meeting of the National Infrastructure Planning Association Legislation and Guidance Working Group, one of the topics was the amount of written information that accompanies applications under the Planning Act 2008, and how this is accessible by local communities. It is good for openness and accountability that all written material on an application is made available to everyone. This has not been the case with previous regimes.

The Planning Inspectorate (PINS) has a tough job to present large amounts of information in a way that makes it easy to find. At the last count, the Thames Tideway Tunnel page contained 2,387 documents. A large application, it is bound to generate a large amount of material. There’ll be a yottabyte of information there by the time we’re finished. The PINS website has improved a lot since a year ago, when finding new documents was like playing ‘Where’s Wally?’ The best new feature is the ‘date loaded’ column and the right-hand ‘search’ tab is your new best friend, effectively solving the new document finding problem. But there is still work to do. When loading a series of new documents, load them in a logical order or include a ‘display order’ attribute to show them nicely. Secondly, when a large document is split up, there needs to be some sort of index. Thirdly, please check spelling: it’s harder to find things when there are typos. I appreciate that massive amounts of material are being loaded and time is probably more important than accuracy in the first instance, but a later check would be worthwhile. Angus Walker is a partner at Bircham Dyson Bell. Blog: www.bdb-law.co.uk/ blog

Suffolk solar farm refusal faces judicial challenge Lark Energy has applied for a judicial review of communities secretary Eric Pickles’ decision not to allow an appeal for a solar farm at Ellough in Suffolk. The application was for a 24MW solar farm covering 46ha on land adjacent to Ellough Airfield near Beccles. Waveney District Council had granted permission to a 14MW solar farm on the northern part of the site earlier this year. Pickles overruled an inspector’s recommendation on the basis that “the limited harm caused by the appeal scheme is greater than the very limited harm that would be caused by the permitted scheme”. He also ruled that the increase in the amount of renewable energy generated by the appeal scheme did not outweigh the additional harm caused to the character and appearance of the area. The application for a judicial review of the decision is on the grounds that he made a decision which is contrary to the principles enshrined in national planning law and the National Planning Policy Framework.

MP launches bill to limit basement excavations Labour MP Karen Buck has introduced a private members’ bill to give local authorities stronger powers to block subterranean extensions. The Permitted Development (Basements) Bill aims to limit excavations to one storey, prevent them under listed buildings and ensure they not take up more than 50 per cent of gardens. The bill would also ensure traffic management plans are in place and require pumps to prevent flooding from sewers. Buck told the Commons that 518 basement applications have been made in Westminster in the past four years with only one in seven being refused. “Current planning policy does provide case officers with robust grounds for refusal which can be successfully upheld on appeal,” she said. “Not only do these works take a long time to carry out, several schemes are being developed either simultaneously or consecutively and the situation has become intolerable for an ever increasing number of residents.”

Hybrid bill unveiled for high-speed rail link The government has published a hybrid bill to pave the way for the high-speed rail line between London and Birmingham. The bill, eﬀectively the planning application for the scheme, allows those aﬀected by the proposed line to petition Parliament both for and against the proposals and have their case heard by a committee of MPs. An environmental statement for phase one of the scheme has also been published. The bill and supporting material stretches to nearly 50,000 pages. The Department for Transport said that the bill should achieve Royal Assent by the end of the current Parliament in 2015, allowing construction of phase one to begin in 2016 or 2017. This initial London to Birmingham section of the route is currently scheduled for completion in 2026.

D EC EMB E R 2 0 13 / J ANU AR Y 2 0 1 4 • THE PLA NNER

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02/12/2013 14:43

INSIGHT

Career { D E V E L O P M E N T C I ND E P E ND ENT

C O N S U LT A N T

Consultancy is an attractive proposition. You can set your own deadlines, focus on your specialism and pick the children up from school. But the reality is long hours and a foggy financial climate. Kate Dobinson offers 10 steps for planners pondering going into private practice. 1. Answer the questions There are five critical questions to consider before you go into private practice, according to guidance from the Royal Town Planning Institute (RTPI):

(1) Do you have the correct attitude? Some planners are used to a reactive local government work culture. Consultants need to be proactive, as clients expect continuous updates. (2) What will give you a distinctive edge in the market? Make an honest appraisal of your strengths and credentials and decide what your unique selling point is. Confide in a trusted individual who knows you professionally and ask them for honest feedback. (3) Do you have a sufficient contacts book? Build a database of your contacts in the planning profession and related sectors. (4) Can you afford it? Look at your existing financial commitments and work out what the change is likely to cost you. You are likely to exchange a regular salary for a less predictable pattern of earnings; will you have the means to sustain yourself if work is scarce? (5) How much autonomy do you want? It is possible to act as a subcontractor or advisor to consultancies rather than work directly with clients.

2. Think like a business If you are still convinced that consultancy is the path for you, here are the essential starting points: b b b

Prepare a business plan. You can find a template at www.gov.uk/write-business-plan Consult an accountant if you lack the requisite skills to manage your finances. Set up an office. Home working is a practicable option but you may want to consider the extent to which you are likely to grow and the facilities you may need to receive clients. Manage your time. Expect to approach many more people than you would ever receive as clients. Decide how many you will be able to take on realistically, especially if you combine work with childcare. Continue professional development. The RTPI requires members to continually review their skill sets. Find out how at bit.ly/1dveqBM

3. Promote yourself Let the world know that you are in business. ✓ Remember: You are marketing your personal strengths and experience. The most important client question is, "What can this consultant do to help me achieve my objectives?" Be clear in response. The indirect client question is, "Why should I engage you, not someone else?" ✓ Don’t forget: The most inﬂuential form of promotion is a satisﬁed client. They are able to

T H E PL AN N E R • D EC E M B E R 2 0 1 3 / J A N U A R Y 2 0 14

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I M AG E | G E T T Y

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M O R E I N FO

Brain drain: Now is the time to set up Keith Evans is director of Town and Country Planning Consultancy in Conwy, North Wales. With many consultants retiring, there is a drain of skills from the sector, he says, so there are opportunities for new consultants entering the market. “In Wales, planning consultancy advice must remain flexible enough to deal with a diverse range of fast-changing economic situations in both rural and urban spaces." [1] Immerse yourself in a business culture before setting up alone. [2] Gain financial and managerial qualifications – you will need them early on. [3] Develop IT and graphic presentation skills – to sell the ideas in 3D, not just in words. [4] In time, aim to be an exclusive expert in your chosen specific field. [5] Word-of-mouth is still a powerful recommendation, even with social media.

open doors for you within the market. ✓ Clients won’t come to you: Raise your proﬁle through conferences, meetings and seminars, writing for business publications and oﬀering comment to the press. A website of your own is an asset and contributions to online forums and blogs can forge new connections.

4. Target clients Identify organisations in your area that may require the services you offer. Be aware of their immediate, medium or long-term potential. Build up a profile of your targets. Who are the key personnel involved in engaging consultants? Do departments have discretion in the way they procure consultants? Is there one individual to who you should direct your marketing efforts?

5. Look the part Be sure to produce separate and carefully focused forms of advertising for each sector of your target market. Some planners will already retain consultant-chartered planners, so take care not to blatantly poach work and refer to the RTPI Code of Professional Conduct if you are uncertain.

the way the client would like the work managed. It is customary to follow up with a proposal letter that outlines how and when the work will be carried out and a detailed cost estimate.

7. Set your price Your rates must be competitive, represent valuefor-money and provide a reasonable proﬁt. There are three types: Time-based fees Beware: new consultants typically undercharge, either from fear of losing opportunities or lack of information about market rates. They are also prone to omit charging for time spent on research. b Lump-sum contracts b Ad valorem contracts. You may agree a fee formula that takes account of the value of the work to the client: for example, a percentage of the increase in development value of the site. Beware: There are evident risks on a speculative fee that does not cover costs and new consultants will ﬁnd it easier to keep to time-based fees. b

8. Set out a detailed estimate of fees The RTPI’s experience is that most complaints about consultants’ fees occur where no agreement has been formalised between consultant and client. There should be no ambiguity. It is advisable to cover the following items: a) Summary table of estimated costs b) Detailed tables of time costs c) Detailed tables of reimbursable expenses d) Subsistence and daily allowances e) Local authority fees for planning applications f) Terms and schedule of payment.

9. Note the RTPI must-dos:

Going it alone: Five top tips Ryan Fuller and James Long set up Fuller Long Property Network when they became disillusioned with what they saw as a “restrictive” consultancy model. They wanted control over wages, time and creativity, and to offer flexible working to staff.

(1) Identify your most

important reason for working for yourself and develop your business plan around that. If you enjoy it, you are more likely to succeed.

(2) Think about the people you know and how to turn them into opportunities.

(3) Surround yourself with

good people who provide a supportive network. They may be family or fellow professionals you can call on to discuss intricate planning matters. Sometimes it’s the talking that allows you to come up with an innovative solution.

(4) Become an expert in marketing, accounting, time management and self-motivation.

(5) A true understanding of the processes, people and pressures of being a planning oﬃcer will equip you to give your clients the very best advice.

b Keep your clients well-informed b Don’t try to do your own tax returns b Never underestimate how long it takes to ﬁll in an application form b Never say that planning permission will be granted just to get the job b Don’t rely too much on a handful of clients b Work at an hourly rate if possible b Keep in touch with your RTPI region and the Independent Consultants Network to prevent isolation and raise your proﬁle: bit.ly/18iVdkL

6. Win the work There are several basic points to deﬁne in initial discussions. Namely, the scope of the advice required; the client’s objectives; the timetable available; outputs required by the client; budgetary constraints and speciﬁc requirements about

10. Read the expert guidance The RTPI has created a Starting in Private Practice guide designed for new consultants. You can download the document in PDF format by visiting bit.ly/1eto7he

KATE DOBINSON is news and content editor of The Planner

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CORRESPONDENCE

I Inbox

Send feedback to editorial@theplanner.co.uk

YOUR NEWS, VIEWS AND QUESTIONS FEEDBACK

Jim Claydon The ﬁrst two editions of The Planner have been very encouraging and it is good to get greater in-depth analysis and reporting. Jim Claydon, former president of the Royal Town Planning Institute (2007-08)

Stuart Wiltshire It is often much easier to criticise, but I thought I’d congratulate you on the ﬁrst edition of The Planner. The range of content, layout and design and quality of articles are excellent. I look forward to future editions. Stuart Wiltshire, Urban Design Oﬃcer, Tameside Metropolitan Borough Council

having a well-organised and motivated head of service and professional and administrative staff working in partnership with councillors, businesses and communities of interest to develop a vision for the area, that is compatible with those of neighbouring authorities. This is what makes for a clear, logical and sustainable development plan. Staff need sufficient time to do their job properly, enabling them to give sound advice on development management and enforcement, and they need the confidence to hold out for quality and to defend their authority’s decisions on appeal – the number of appeals doesn’t always signal failure. Kay Powell, Secretary, National Planning Forum

Kay Powell

Charles Willis

I felt that Richard Crawley’s ‘How to deﬁne a good planning service” [The Planner October 2013] missed the vital point that the planning system was created to manage the development and use of land in the public interest. Surely the two key tests are the quality of outcomes of the service, and its value for money? Quality outcomes at a reasonable cost depend on

As a long retired planner I have been out of touch with planning for many years and the articles in your ﬁrst edition were a refreshing reminder of the important role it has to play in our society, which has become increasingly obsessed with marketing and consumption. Tony Fyson rightly draws attention to the shortcomings of government policy and you refer to the short-termism and

lack of vision of all current politicians. It is evident that the latter problems are as acute today as they were in the 1980s. Finally, having witnessed the gradual decline of Weston-Super-Mare, I was interested in your article on seaside resorts – another diﬃcult to solve problem.

P R O B L E M S O LV E R

No certiﬁcate? – Jane Scott

We’ve just launched two fantastic new online planning tools, which we think everyone will find very useful. http://CIL.quod.com is the only place online where you can quickly check the full detail of every local authority’s Community Infrastructure Levy charging schedule (not just status and headline rate). http://officetoresi.quod. com is the only place where you can see all the Permitted Development exclusion zones fitted together conveniently on one map. Add that to Quod’s existing searchable, indexed NPPF tool: http://nppf.quod.com to find anything in the National Planning Policy Framework, and we reckon it adds up to one of the most useful pages out there.

My attempt to apply for a Certificate of Lawful Development for an extension to a domestic dwelling has raised issues of interpretation. The application was for a single storey extension to a detached property with a stepped rear wall. The extension extends up to eight metres from each rear wall, following DCLG Technical Guidance. The dwelling is on a farm with no neighbours so the new prior notification procedure brought in with Class A.1(ea) of Schedule 2, Part 1 of the Town and Country Planning (General Permitted Development)(Amendment) (No.2)(England) Order 2008 (GPDO) did not seem appropriate. The local authority said the incorrect procedure has been used; that prior notification should be used in this case and that a Certificate of Lawful Development cannot be applied for. I have found no legislative changes saying it cannot be sought in such a case. Such applications have been a ‘preferred option’ among most authorities I have dealt with, as a definitive way to determine whether planning permission is required for domestic extensions, within permitted rules. The local authority has been unable to advise where in the legislation it states that a certificate cannot be applied for where it relates to development permitted by the 2013 GPDO changes. We have reached an impasse. Have other Members come across this situation?

Barney Stringer, Director, Quod

Jane Scott, Senior Planning Consultant

Charles Willis, retired planner

Michael Clark I am a retired Fellow of the RTPI and have been reading the old Journal of the RTPI and the Planning Newspaper since 1965. The new style of magazine is by far the most interesting, well-written and professionally produced journal of the planning profession that I have ever read. It is a credit to the profession, so please keep up the good work. Michael Clark, retired RTPI Fellow

Barney Stringer

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DIARY

LISTINGS Talks, conferences, training, master classes – everything you need to keep on top of the latest thinking and developments in the planning world.

NORTH EAST 5 February – Recreation, Sport and the Olympic Legacy A major objective of the 2012 Olympic Games in London was to provide a legacy for sport and recreation across the country. This half-day event will look at the extent to which this has been achieved in the North East together with the challenges in planning for sport and recreation. Venue: International Centre for Life, Times Square, Newcastle upon Tyne NE1 4EP Details: rtpi.org.uk/events

NORTH WEST 16-17 January – Confronting Urban Planning and Design with Complexity Event exploring the parallels between the processes of planning and urban spatial design. It will suggest approaches and tools to work with ongoing and inevitable urban transformation. Venue: Manchester School of Architecture, Cavendish Street, M15 6BR Details: bit.ly/1gp9SNn 10 February – Planning Support Event to help planning support staﬀ navigate the new streamlined system. There will be detailed guidance on appeals, judicial review and legal challenges and discussion on the NPPF, community infrastructure levy and section 106 agreements. Venue: BDP, 11 Ducie Street, Manchester, M1 2JB Details: bit.ly/1b2W0To 25 February – How to Prepare for and Manage Public Inquiries Event to help those preparing to give evidence at an inquiry and the managers of the inquiry case and team, including a mock inquiry and tricks of

the trade used by barristers. Venue: Pinsent Masons, 3 Hardman Street, Manchester M3 3AU Details: bit.ly/17JCY5G 3 March – Planning Law Update It’s hard to keep up with planning when the government issues legislative changes, policy announcements and consultation documents on a weekly basis. This event will bring you up to date on the legal issues and predict where planning is heading on key themes. Venue: Halliwell Jones Stadium, Winwick Road Warrington WA2 7NE Details: bit.ly/1aoKb7o 13 March – Development Economics Event taking you through the principles of viability from local authority level to site speciﬁc by specialist advisers. It will teach you how to undertake a viability appraisal and how to review one. Venue: Gateley, Ship Canal House, 98 King Street, Manchester M2 4WU Details: bit.ly/HDSVke 29 April – Minerals and Waste This event will consider the implications of post-NPPF reforms on minerals and waste planning using a case study approach to highlight examples of best and innovative practice. Venue: Bredbury Parkway, Stockport SK6 2SN Details: bit.ly/1b17ubZ

YORKSHIRE 30 January – Planning on the doorstep: Flooding and Fracking Free Planning Advisory Service training for councillors and oﬃcers, looking at the role of planning in key issues they encounter on the doorstep Venue: Holiday Inn Royal Victoria, Victoria Station Road, Sheﬃeld S4 7YE Details: bit.ly/17ZkmAE

DON’T MISS RTPI Centenary Concert The Exeter Symphony Orchestra and Exeter Philharmonic Choir will be performing a concert to celebrate the RTPI’s centenary in Exeter’s stunning cathedral. The evening's programme will include Wagner's Overture to Die Meistersinger, Parry's Blessed Pair of Sirens and Symphony No 9 in D minor (The Choral). Date: 8 March Venue: Exeter Cathedral, 1 The Cloisters, Exeter EX1 1HS Contact: Members can book tickets in person at The Visitor’s Oﬃce, Exeter cathedral, via the phone 01392 285983 or online at www.exeter-cathedral.org.uk/ boxoﬃce

EAST 16 January – Planning on the doorstep: Wind farms and Rural housing Free Planning Advisory Service training for councillors and oﬃcers, looking at the role of planning in key issues they encounter on the doorstep Venue: Doubletree by Hilton, Granta Place Cambridge CB2 1RT Details: bit.ly/17ZkmAE 19 February – East Midlands APC Seminar Seminar covering key points of the submissions process and providing information and advice. Venue: East Northamptonshire Council, Thrapston NN14 4LZ Details: bit.ly/1cPxJAH 3 March – Preparing for Public Inquiries and Public Examinations Full day seminar led by Barristers from No 5 Chambers, exploring all the procedures and practices to prepare you for a Public Inquiry or Examination. Venue: Ipswich Town Football Club, Portman Road, Ipswich IP1 2DA Details: bit.ly/17Y7ybq

WEST MIDLANDS 23 January – Planning on the doorstep: Green Belt Review and Population Growth Free Planning Advisory Service training for councillors and oﬃcers, looking at the role of planning in key issues they encounter on the doorstep

enforcement and other issues facing development management staﬀ. This is always a popular conference that needs to be booked early to avoid disappointment. Venue: Somerset County Cricket Club, Taunton, Somerset TA1 1JT Details: bit.ly/HDTcUm

LONDON Venue: The Studio, 7 Cannon Street, Birmingham B2 5EP Details: bit.ly/17ZkmAE 26–27 March – Future High Street Summit Two-day conference focusing on sharing innovation and success stories proven to have had a positive impact on the high street. Venue: National Space Centre, Leicester Details: bit.ly/1iiEbXY

SOUTH WEST 31 January – Neighbourhood Planning and Local Plans Session focusing on the evolving and critical relationship of neighbourhood plans with the new local plan landscape. Venue: Somerset County Cricket Club, Taunton, Somerset TA1 1JT Details: bit.ly/18PwYbo 12 February – Stakeholder Innovation Session exploring the innovative ways that planners achieve meaningful input to the planning process, from consultation and engagement with stakeholders and the community. Venue: Steam Museum, Kemble Drive, Swindon SN2 2EY Details: bit.ly/1hJyQGA 12 March – Development Management This session is an update on planning law and

28 January – Planning on the doorstep: Money and Housing Workshop Free Planning Advisory Service training for councillors and oﬃcers, looking at the role of planning in key issues they encounter on the doorstep Venue: EEF Venues, Broadway House Tothill Street SW1H 9NQ Details: bit.ly/17ZkmAE 4-6 March – Ecobuild 2014 Ecobuild is the UK’s largest exhibition of sustainable construction products. Venue: ExCeL Centre, London Details: ecobuild.co.uk

WALES 12 December – North Wales Chapter Planning Law Update Planning barrister Meyric Lewis leads the Chapter's annual legal update from 2-5pm. Venue: The Interchange, Old Colwyn, Conwy LL29 9YF Details: bit.ly/18qjipV 29 January – Towards a Welsh Planning Act Seminar for key oplicymakers and stakeholders to discuss Welsh Government's Planning White Paper and consolidation. Guests include Carl Sargeant and Chief Planner Rosemary Thomas,. Venue: Cardiﬀ Details: bit.ly/IuE0Z9

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NEWS

RTPI {

RTPI news pages are edited by Tino Hernandez at the RTPI, 40 Botolph Lane, London EC3R 8DL

Planning education: the future GAVIN PARKER, RTPI DIRECTOR OF PROFESSIONAL STANDARDS AND CHAIR OF PLANNING STUDIES AT THE UNIVERSITY OF READING, LOOKS AT THE KEY ISSUES FACING PLANNING EDUCATION AT A CRITICAL TIME

The impact of the recession, along with other factors such as tuition fees, has hit some university courses hard. The built environment disciplines – already historically susceptible to economic slumps – generally have suffered over the past five years. Overall numbers of students on RTPI-accredited planning courses have dropped by around a third from the high point of 2006, with some Planning Schools struggling to recruit. To their credit, the universities have been working with the RTPI to diversify and innovate in these circumstances. There has been some notable success in new course development and reorganisation internally. Yet more needs to be done. Planning education has some enduring challenges to face – over and above the current economic squeeze. How teenagers and their parents make decisions about study is very important and communication with potential and prospective students is therefore critical. The tendency of the UK government, at times, to lambast the planning profession for all manner of ills continues with “too little development” and is not helpful in encouraging planning as a career. These types of issues require the RTPI and its partners to respond vigorously and through campaigns, on an ongoing basis, in a way that sets out clearly the benefits of good planning. By association, the benefits of good planning education will need to speak to parents, youngsters and politicians. Last year I wrote in defence of planning education in the Times Higher Education Supplement pointing out the export value of planning and how planning education needs to

GAVIN PARKER Director of Professional Standards

be recognised in this light. Future planners come from all around the world to study in accredited schools in the UK and Ireland, reflecting the For information on Future status of planning and planning education here Planners/Ambassadors in the eyes of many abroad. In fact, the RTPI has and the RTPI’s careers work, visit www.rtpi. also been working with a number of universities org.uk/education-andin other countries to ensure that such quality is careers/rtpi-ambassadorsdeveloped and maintained internationally. programme/ The subject status of planning also needs The biannual RTPI to be defended. Planning has been regarded Education newsletter is as strategically important (ie, accorded SIV – available on request, or contact us to be added to strategically important and vulnerable subject the mailing list: stephen. status) and received a funding settlement for court@rtpi.org.uk postgraduate provision that helped university HEFCE explanation of SIV decision-makers to maintain their offer. This has subject support: www. been reviewed and the funding model altered. I hefce.ac.uk/whatwedo/ crosscutting/sivs/ urge anyone with an interest to write to the Higher Education Funding Council for England to support planning. Without such expressions of support, the position of planning education will be further eroded. Given the above, the other key strand to be highlighted here is the coordination role that the RTPI clearly has in promoting not only planning education and planning as a set of socially important activities, but planning as a career. This needs to assist in communicating the roles and the need for planners in society, and this work is now recognised as a priority for the RTPI. A new careers lead has been appointed and the Future Planners project, using trained ambassadors, brings RTPI members into schools with highquality materials and messages. This is already underway as the first part of the new work to ensure that young people at school gain an awareness of planning and the challenges that planners worldwide are necessarily involved in addressing. This has the express aim of supporting the flow of interested teenagers into universities. The future of planning education is at a critical moment. Therefore, the profession needs to get behind the universities and the RTPI in seeking to press home the importance of producing our future planners.

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Editorial E: rtpinews@rtpi.org.uk

RTPI (switchboard) T: 020 7929 9494 F: 020 7929 9490

Registered charity no. 262865 Registered charity in Scotland SCO37841

RTPI SHORTS

Joe Ridgeon Planning consultant GEORGE F WHITE

RTPI PLANNING CONVENTION 2014

Meeting the challenge: How will planners shape the future? TUESDAY 24 JUNE LONDON

(Want to tell your story? Please get in touch)

(1) What do you currently do? I am a planning consultant with George F White, a leading firm of chartered surveyors and chartered town planners based in the north of England. I deal with a range of planning issues and am currently promoting a number of strategic development sites across the northeast. I work out of our Wolsingham office in County Durham and have an enjoyable commute to work every day, going in the opposite direction to all the traffic. (2) If I wasn’t in planning, I’d probably be…. A musician, but I’m not sure I would manage to pay the bills! I currently play the euphonium for the NASUWT Riverside Band. We played in the national finals at the Royal Albert Hall in October 2013 as North-East Regional Champions – for the first time in the band’s 136-year history!

Taking place in Central Hall, Westminster, the historic conference centre in central London, Planning Convention 2014 will ask: what are the big challenges on the horizon that will shape the next 50 years? We will address major issues, including how to deliver quality as well as quantity in housing, how we build healthier communities and how to overcome the real constraints upon

economic growth, such as infrastructure and market failure. Informed by key RTPI policy papers prepared for the Centenary year, Planning Convention 2014 will examine the contribution every planner should and can make to the solutions we need. Join the convention debate about how to make planning ﬁt for purpose in shaping the future of our communities.

(3) What has been your biggest career challenge to date? Joining George F White as the second town planner and helping build the planning team into what it is today, with eight professionals across four oﬃces.

(4) What attracted you to the profession? I was a geography geek at university and planning was an opportunity to put into practice the urban theory that fascinated me. Who wouldn’t be interested in the built environment in which everyone lives?

(5) What single piece of advice would you give to someone thinking of taking on a secondment opportunity as you have done? Do it! Taking a secondment is a fantastic opportunity to get a new perspective on planning. This allows you to appreciate where other planning professionals are coming from, which I have found to be invaluable in my career. It is also a great way of building contacts with a wide range of professionals.

(6) If you could change one thing about the planning profession, what would it be? I would like to see design become a more integral part of the planning profession. Good design is fundamental to good planning and should be higher up the agenda. I would also like the profession to have more say in the planning system: there have been major changes nearly every year in the six years I have been a planner. Planners should be given the opportunity to implement a change before having to start again.

n To receive details when bookings are open please email: Ellie.green@rtpi.org.uk

PRESIDENT JUDGES SPACE INVADERS EVENT A competition to come up with a conceptual plan to transform Thomas Street in Dublin, using a site adjacent to the iconic St James’ Gate, has been won by two former planning students from University College Dublin, Seamus Donnelly and Thomas Bradley. The competition was judged by an expert panel, including RTPI president, Dr Peter Geraghty, during his recent visit to Ireland. The winning entry included proposals for a mixed-use development with a large digital

wall at the centre of an open space on the site as a showcase for companies using it. Dr Geraghty said: “It was great to see the commitment from young planning professionals from across Ireland. The Space Invaders competition was a great success and I was very impressed by the professionalism and quality of the work produced by all the entrants. They are a credit to the profession and their academic institutions. It would be great if it could become an annual event.”

n For further information visit www.dublinspaceinvaders.co.uk

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NEWS

RTPI { How to empower neighbourhood planning TINO HERNANDEZ, RTPI HEAD OF COMMUNICATIONS, SPEAKS TO THREE PLANNING AID STAFF ABOUT WHAT IT’S LIKE TO WORK FOR ONE OF EUROPE’S LEADING COMMUNITY ENGAGEMENT ORGANISATIONS.

JOHN ROMANSKI In March, a consortium led by Locality, which AND CATHERINE included the RTPI, was contracted to provide MIDDLETON neighbourhood planning support as part of the Planning Aid England new Supporting Communities in Neighbourhood For further information Planning programme. This marked the latest chapter about working for in the development of Planning Aid celebrating its Planning Aid England, contact recruit@rtpi.org.uk 40th anniversary this year. Over the past six months, Planning Aid England (PAE), run by the RTPI, has helped more than 170 local groups get to grips with the new neighbourhood planning process. Planning minister Nick Boles recently told a reception at the House of Commons that “without Planning Aid, there would be no neighbourhood planning”. John Romanski is PAE’s senior Planning Advisor, manages ten staff and is recognised as an authority on the new neighbourhood planning process. A former senior planner at Savills with a background in local authority development management, John now uses his expertise to ensure communities have an effective voice through first class support, information and training. “Different communities need different types of support. Some only need light touch support. Others, especially at the start, need a lot more assistance.”

Through his previous roles John built up a strong knowledge of the application of planning policy. Having handled hundreds of planning applications and appeals, he now uses his experience to advise communities. One of John’s key roles is to allocate groups who have successfully applied for support. He reports directly to PAE director Professor Gavin Parker, who is responsible for overall strategy. “Perhaps the most diﬃcult part of my role is managing expectations of the groups we work with and to ensure they get the most appropriate level of support,” he explains. Catherine Middleton is Quality Assurance advisor for PAE, a varied role that involves managing the system for PAE volunteers and ensuring there are systems in place to support them, such as the database and webbased platforms. With “DIFFERENT almost 900 volunteers COMMUNITIES it’s a busy job. Crucially, NEED DIFFERENT volunteers' skills and TYPES OF HELP preferences need to AND SUPPORT. be matched up with EVERY GROUP IS the volunteering DIFFERENT.” opportunities available. Catherine’s background is in housing and regeneration and she is currently on secondment to PAE. She coordinates the most popular neighbourhood planning information bulletin – with over 1,400 subscribers – which she developed from scratch, as well as the authoritative Neighbourhood Planning Forum. Catherine is also responsible for ensuring there is shared learning and compiles case studies to publicise best practice. “Our volunteers are our most valuable resource. We need to support them in the best way possible. It is also vital that the community groups have access to information about what is happening in other parts of the country.” PAE Advisor Chris Anderson (see opposite) helps community groups to prepare neighbourhood plans. Chris has worked in local government and began his career in transport planning policy. “The advisors, who mainly work regionally, are the ones with direct contact with the groups, along with the RTPI volunteers. All groups are at diﬀerent stages. and I could be giving a simple talk or running a workshop. Sometimes the groups just need answers to questions. You are often there as a sounding board and my job is not to do the work for a group but empower them. A key part of my role is to build up relationships with the groups. I love seeing people empowered. The ideal situation is to work with a group and then to step aside and let them get on with it.”

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STEP CHANGE

RTPI members discuss their big career-changing decisions HIGHLIGHT – CELEBRATE – INSPIRE: ENTRY OPENS FOR AWARDS FOR PLANNING EXCELLENCE Submissions are open in the following project categories: • Outstanding planning to deliver growth and employment; Leading the way in planning for community • Excellence in planning and design for the public realm • Best planning for natural and built heritage • Exemplary planning to deliver housing • Innovative planning practice in plan making • Innovative planning practice in decision making. Entering is a low cost (£95 + VAT), high impact way to highlight your achievements to potential clients, peers and stakeholders. There is no requirement to be a member of the RTPI to enter the awards and entries for a project or a plan can be submitted by the planner, architect, planning authority, developer, or client. n The deadline for entries is 4.30pm on Friday 31 January 2014. OBITUARIES

NOTICE OF MEMBERS’ DEATHS The Institute notes with very deep regret the deaths of the following members and oﬀer their families and friends our condolences: c Kenneth Webb (South East)

c Morris Robinson (Yorkshire)

c Alan Bishop (South East)

c Alan Way (East of England)

c Brian Pople (West Midlands)

c Michael Whitbread (East of England)

c Brian Poole (South East)

c Francis Stanley (South East)

c Anthony Walker (South East)

c Harold Alston (Yorkshire)

c William Duncan (Scotland)

c Edmund Hilton (North West)

c Oliver Bott (North West)

c Gerald King (South East)

c John Lodge (North East)

c John Daldry (East of England)

c Jennifer Scott (North East)

c James Armistead (North West)

c Frank Standing (West Midlands)

c Neville Hawker (South West)

“I ABSOLUTELY LOVE BEING OUT AND ABOUT, WORKING DIRECTLY WITH SO MANY DIFFERENT PEOPLE”

Chris Anderson Advisor PLANNING AID ENGLAND “My biggest career decision so far was making the move four years ago from being largely a 9-5 office-based worker to a completely different way of working, from home, on very flexible hours and spending most of my time out in and among local communities. It was a huge change and took me some time to adjust, but it has led me down a different and extremely rewarding career path. “How did this come about? I was working for the passenger transport authority in Tyne and Wear and was asked to become involved in a project looking at better access to health, leisure, education and employment. This meant I was required to spend a great deal of time out of the office and often in isolated communities. I enjoyed it so much that after a short period of travelling, I joined Planning Aid as a community planner and I now work as Planning Aid England Advisor. “Working from home gives me many advantages over the office. I can certainly work quietly and uninterrupted. But you do need to be very disciplined in how you use your time and essentially you have to become your own manager. Setting boundaries is very important. I will admit that I do miss the office banter! However, I absolutely love being out and about, working directly with so many different people in such a wide variety of different communities. No two days are the same and I often have to work evenings when community groups are free. The ‘office’ is often someone’s front room. I spend a lot of time in classrooms, libraries and community centres. “For the first six months I questioned whether the change was right for me. The physical changes were easier to make. It took longer mentally to get used to the new way of working." If you are interested in opportunities with Planning Aid England or are interested in volunteering with us please get in touch by emailing info@planningaid.rtpi.org.uk

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INSIGHT

Plan B P D ATA D A Z E

THE BUCK METHOD D IS BORN thatched cottage ottage is We all know that Britain has a housing crisis, but Plan B believes the solution lies at the end of our gardens. In late November, the Daily Mail reported on the impressive achievement of Oxfordshire smallholder Michael Buck, who built a house at the end of his garden for the princely sum of £150. The 28 square metre

made of cob (clay, sand, straw, water and earth), sheep’s wool and various found materials. It’s a charming construction and perfectly habitable (in spite of a lack of electricity and a water supply that comes from a spring). The former art teacher reportedly says he built the cottage because he wanted to prove that it’s possible to own a house without

spending our lives paying for it. Thus he is said to be displeased with the cost, complaining that the £150 expenditure only occurred because “some things went wrong”. But it’s only a matter of time before he recoups his investment – the resourceful Mr Buck is renting the cottage to a tenant who pays in milk. To save you stretching your brains unduly,

You may scoﬀ at Plan B’s innovative proposal BOLED OVER to solve Britain’s housing crisis, but we have BY BOVINES support in high places. No less a personage than Nick Boles also favours the self-build solution AND he sees the value of milk as a supplementary material in helping us achieve a more harmonious society. The planning minister told the Politicians in Planning Association this month: “Only in this country is self-build a tiny eccentric habit that involves Kevin McCloud and making a house out of yoghurt and straw.” From this we can either surmise that Mr Boles is a Daily Mail reader or perhaps that he is, in fact, Plan B. In any case, it gives rise to a range of planning gains based on the presumption that tenants will provide the milk that makes the yoghurt that glues the straw houses together. It’s a virtuous circle and could even be a nice little earner for a nation of pioneering self-builders. Cows, that’s what we need.

TONGUETIED: THE PLANNING LEXICON The language of planning can be baﬄing to outsiders and even to members of the profession. To aid clear communication, we’re creating the Planning Lexicon, an alternative guide to terminology that will help you get a grip on what’s really being said in meetings, inquiries and inspector’s reports.

Rural character. A ﬁgure in a Thomas Hardy novel. Quite possibly called Abel. Community engagement. A young man proposes to his girlfriend on the village green. Growth agenda. A topic that enables British people to avoid awkward silence when they have nothing more to say (c/f “the weather”). Business case. The bag in which the planning inspector keeps his professional papers, as opposed to his sandwiches and Filofax.

Plan B has made all the necessary calculations. As reported on page 27 of this month’s The Planner, the UK’s projected new homes requirement is 232,000 per year until 2033. We reckon that, using the Buck Method, Britain’s housing crisis could be solved for the extremely reasonable ﬁgure of just £34.8m a year, or a grand total of £696m over 20 years. It would, in fact, be entirely free, but obviously we’ll need a contingency fund in the event that “some things go wrong”. If we were to pay for this from the £7.5bn set aside for the New Homes Bonus, that would leave approx £6.8bn to buy everyone a cow so they can pay their rent.

We’d love your contributions to the Lexicon – please feel free to tweet them to us at @ThePlanner_ RTPI or email us at editorial@ theplanner.co.uk For next month, we’d love to hear your definitions for “Material consideration”, “Spatial thinking” and “Implementation” – or anything else that comes to mind. For truly definitive definitions of common terminology associated with urban life, follow The Planner contributor and urbanist Rob Cowan on Twitter at @ cowanrob

Top ﬁve cities to live in, according to the PwC/ Demos Good Growth for Cities Index 2013: (1) Reading & Bracknell (2) Aberdeen (3) Edinburgh (4) Southampton (5) Cambridge

Bottom ﬁve, according to the same index: (35) Swansea Bay (36) Newcastle & Durham (37) London (38) Wakeﬁeld & Castleford (39) Middlesbrough & Stockton

The 39 locations were measured against ten economic wellbeing criteria selected by the public and business: (1) Jobs (2) Health (3) Income (4) Skills (5) Housing (6) Transport (7) Sector

balance

(8) Income

distribution

(9) Work-life

balance

(10) Environment

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Recognising Welsh innovation in planning RTPI Cymru would like to thank all the entrants, judges and sponsors of the Wales Planning Awards 2013.

Winner: Maes Yr Onn Farm off grid living (Caerphilly County Borough Council)

Highly commended

Commended

Bodnant Welsh Food Centre (Capita Symonds) Plas Hydro (Snowdonia National Park Authority)

Blaenau Ffestiniog Physical Regeneration Project (Cyngor Gwynedd Council) Denbigh Townscape Initiative Phase II (Denbighshire County Council)

The Wales Planning Awards are an important part of RTPI Cymruâ&#x20AC;&#x2122;s annual programme of activities. The awards provide an excellent opportunity to showcase the planning work taking place across the nation. These awards give our planners the recognition that their projects deserve.

Entry for the next Wales Planning Awards opens in March 2014. For more information please visit the RTPI website at rtpi.org.uk/rtpi near you/rtpi cymru