The Planner February 2017

FEBRUARY 2017 RESTORING THE PUBLIC IMAGE OF PLANNERS AND PLANNING // p.24 • SMARTER URBANISATION AND RAPID GROWTH // p.28 • WHAT DOES IT TAKE TO BE A LEADER // p.40 • INFORMAL HEARINGS: THE WAY FORWARD? // p.42

O N A LS LS 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 IIO

INTO ALIGNMENT HOW SCOTLAND’S CHIEF PLANNER JOHN MCNAIRNEY IS OVERSEEING THE RESHAPING OF THE SCOTTISH SYSTEM

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Young Planners’ Conference 3-4 November 2017

Museum of Science and Industry, Manchester Healthy, Happy Places and People: Planning for Well-being

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PLANNER 06 20

CONTENTS

THE

FEBRU ARY

20 17 “NOT ALL THE DRIVERS OF HIGH PERFORMANCE ARE OWNED BY PLANNING AUTHORITIES. IF WE WANT TO GET THE BEST FROM THE SYSTEM, IT’S ABOUT EVERYONE.”

NEWS

6 Aligning community and spatial planning

8 An undemocratic planning system?

9 Key report backs Swansea tidal lagoon as ‘pathfinder project’

OPINION

10 Government revives garden city model

14 Chris Shepley: Housing delivery hung out to dry by NPPF updates

11 NI chief planner backs joint working by councils on cross-boundary affairs 12 Helping SME builders could boost housing 13 Stephen Wilkinson inaugurated as RTPI president

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16 Bernie Foulkes: Garden villages – the start of a home-grown revolution 16 Nicola Rigby: Greater Manchester Spatial Framework – is green belt release the answer?

17 J Brian Wilson: Under pressure planning won’t resolve housing woes 17 Tom Bridges: Let’s regain our confidence as a profession

20 Simon Wicks discusses the review of Scotland’s planning system with Scotland’s chief planner John McNairney 24 It’s time to make planners and planning cool again for the sake of our cities. David Blackman reports 28 URBED’s founding d director Dr Nicholas F Falk looks at what the U can learn from UK E Europe’s smartest cities

QUOTE UNQUOTE

“IT’S WORRYING THAT COUNCILLORS FEEL [THE GOVERNMENT’S PLANNING FRAMEWORK] HASN’T DELIVERED THE LOCALISM THAT WAS PROMISED” INGRID SAMUEL OF THE NATIONAL TRUST

COV E R I M AG E | J O H A N L E Y

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INSIGHT

FEATURES

32 Decisions in focus: Development decisions, round-up and analysis 40 Career development: What does it take to be a leader in planning?

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42 Legal landscape: Opinions, blogs and news from the legal side of planning 44 RTPI round-up: News and interviews from the institute 50 Plan B: Anyone for ‘starter’ sheds or even tents? The possibilities are endless

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19/01/2017 11:03

PLAN UPFRONT

Leaderr Much delayed housing white paper is a defining moment for 2017 – In the end, Monday 23rd January turned out to be a particularly frustrating time for us to go to press, with the government’s much-anticipated housing white paper due in the days immediately followed our print deadline. Delayed (again) as a result of the Prime Minister’s big speech on Brexit, the much anticipated white paper has now been on the edge of publication since last autumn. Here’s hoping the announcement of Theresa May’s meeting with President Trump – scheduled as I write for Friday 27th January - did not delay it further.

And so, in what I’ll concede is an unusual thing for an editor to say in a magazine’s introductory comment, you may want to consider going straight over to our web site where we’ll be covering all of the details

Martin Read comprehensively.

One positive effect of the government’s decision to delay the white paper until this side of the new year is the focus it is likely to attract from the national media. Rather than fighting for visibility amongst all the other hoopla surrounding the autumn statement, at least now there is a chance that the government’s plans will command national headlines unopposed (Trump’s teething troubles notwithstanding).

And should it arrive, a front-page national debate will be not a moment too soon. Just last week we reported National Audit Office figures showing that while housing has become more affordable for existing home owners, first-time buyers have never had it so bad. And it’s the increasing divisiveness that stands out: Since 2008, the proportion of owneroccupiers in England who spend at least a quarter of their disposable income on housing has halved, meanwhile first-time buyers today pay deposits of 21 per

“WHAT WE'LL BE LOOKING FOR IS WHETHER MORE RESOURCES FOR LOCAL PLANNING AUTHORITIES ARE PART OF THE PROPOSALS. WELL, BY NOW YOU’LL PROBABLY KNOW THE ANSWER TO THAT QUESTION.”

cent on average compared with 13 per cent in 1990.

The amount that first-time buyers have to borrow to buy their first home has risen from 2.3 times the average income in 2000 to 3.2 times in 2014.

These, of course, are symptoms. The cause lies in construction figures which show that between 2001 and 2010, an average 144,000 new homes were completed annually in England – 100,000 fewer than back in the 1970s.

We know that London has the biggest supply and demand problem, but the capital’s specific problems should not be picked out when the need for house building is countrywide.

No, what we’ll be looking for is whether more resources for local planning authorities are addressed.

Surely the resourcing of planning departments has to be a key focus of the white paper’s proposals?

Well, by now you’ll probably know the answer to that question.

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PRODUCT ION

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RT P I C O N TA C T S

Average net circulation 19,072 (January-December 2014) © 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 partww 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 Southernprint

Membership membership@rtpi.org.uk 020 7929 9462 Education education@rtpi.org.uk 020 7929 9451 Planning Aid England advice@planningaid.rtpi.org.uk 41 Botolph Lane London EC3R 8DL Media enquiries Rebecca Hildreth rebecca.hildreth@rtpi.org.uk 020 7929 9477 The Planner is produced using paper that is elemental chlorine free and is sourced from sustainable managed forest.

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NEWS

Report { SCOTTISH PLANNING REFORM

Aligning community and spatial planning

By Laura Edgar The Scottish Government’s consultation on the country’s planning system includes proposals to align community and spatial planning, and better coordinate infrastructure planning locally and nationally.

The proposals build on recommendations published last year following an independent review of the planning system in Scotland.

Housing and planning minister Kevin Stewart said the proposals would mean “we are better placed to make highquality development happen sooner and in the right places”.

Places, People And Planning: A Consultation on the Future of the Scottish Planning System states that Scotland’s economy needs a planning system that is “open for business, innovative and internationally respected” while the people living there need one that helps to improve their lives.

Key changes proposed in Places, People and Planning include: • Aligning community planning and spatial planning: To do this, the Scottish Government suggests introducing a requirement for development plans to take account of wider community planning.

• Improving national spatial planning and policy: Develop the NPF so it better reflects regional priorities.

National planning policies can be used to make local development planning simple and more consistent.

• Stronger local development plans: The plan period should be extended to 10 years and supplementary guidance should be removed to make plans more accessible.

• Keeping decisions local – rights of appeal: The Scottish Government believes more review decisions

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should be made by local authorities rather than centrally.

• Embedding an infrastructure-first approach: There is a need for better coordination of infrastructure planning at a national and regional level.

This will require a stronger commitment to delivering development from all infrastructure providers.

• Releasing more ‘development-ready’ land: Plans should take a more strategic and flexible approach to identifying land for housing. Consents could be put in place for zoned housing land through greater use of simplified planning zones.

• Making better use of resources – efficient decision-making: The Scottish Government proposes to remove the need for planning consent from a wider range of developments.

Planning should be at the decision-making table Stefano Smith, convenor of RTPI Scotland, said the announcement of the consultation recognises the “huge potential of good planning to help Scotland face the daunting challenges of today, such as the housing crisis and climate change”.

“It echoes many of the game-changing ideas that RTPI Scotland has been championing.”

Smith said RTPI Scotland agrees that “careful exploration of zoning for high-quality and sustainable housing development” could free up resources.

This, he said, would give planners more time to invest in delivering the

high-quality sustainable places the country needs.

“The ambitions outlined will not be realised without making sure that planning expertise is at the decisionmaking table at all levels of government,” said Smith.

“We would like the reforms to take a step further to guarantee a more corporate approach to planning, so that place is always taken into account, from conversations about education and inequality to health and the environment.”

Detail needed on how proposals would work in practice The proposals have been positively received by home builders in Scotland, according to industry body Homes for Scotland.

Nicola Barclay, chief executive at Homes for Scotland, said that builders are finding it “harder than ever” to make a start on new sites and get houses on the ground.

Therefore, she said, Homes for Scotland is pleased to see some of the

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PLAN UPFRONT

Many communities in Scotland need a better understanding about why development is needed, argues Nicola Woodward of Nathaniel Lichfield & Partners

that enabled the increased supply of affordable housing and promotes an infrastructure-first approach to land, with essential services funded up front.

Increased access to affordable land for the development of social housing was also on the wish list.

Stewart said the SFHA is pleased that the consultation contains a “strong focus” on building more homes, a commitment to an infrastructure-first approach to development and promotion of zoned housing land, with simplified planning zones for identified areas where housing should be developed.

Greater emphasis on delivery and enablement

recommendations the company put forward during the independent review in the consultation, such as the introduction of clear national and regional aspirations for national housing delivery and embedding an infrastructure-first approach.

However, said Barclay: “More detail is needed on how other proposals, such as ‘giving people an opportunity to plan their own place’, would work in practice so we will be listening closely to the views of our members as we review the consultation document in depth and develop our submission.

“Ensuring that we have the homes we need to deliver Scotland’s future economic success and social well-being must be the golden thread running through this transformation.”

SFHA welcomes ‘strong focus’ on house building David Stewart, policy lead at the Scottish Federation of Housing Associations (SFHA), said that the association’s response called for a planning system I M AG E | G E T T Y

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Homes provided by the private sector would not be built just anywhere, said Nicola Woodward, planning director at Nathaniel Lichfield & Partners.

They need a “strong market” in an area where people want to buy and the developer can sell a house for more than it costs.

“Housing delivery is currently being constrained in this regard,” she said.

Woodward added that too many housing allocations are in weak market areas, which require subsidy and as the consultation sets out, “a greater emphasis on delivery and enablement”.

She also told The Planner that the consultation goes some way to recognising that a greater focus on the deliverability and viability of the land that is identified for housing delivery is needed.

“But, as with all these things, the application of this approach at a local level will be critical and the government will need to hold local planning authorities properly to account if the homes that Scotland needs to support its existing population and future generations – as well as Scotland’s

economic growth ambitions – are to be delivered,” said Woodward.

Planning needs a proper place in council structure Margaret Bochel, director at Burness Paull LLP, told The Planner that the delivery of infrastructure has been one of the “biggest constraints” to development in the recent past, therefore any proposals that aim to help improve this are welcomed.

“It will, however, be important to ensure that infrastructure investment is fairly distributed and focused on areas of growth.

“It also needs to be recognised that major infrastructure can take a number of years to deliver and development cannot continue to be constrained until such projects are completed.”

Bochel said she agreed with the principle of aligning community planning and spatial planning. Planning needs to be given its “proper place” in council structure and “perhaps a statutory link between planning and community planning will finally achieve that”.

Although she supports the need to ensure that sites allocated in local development plans are deliverable, a simplified planning zone (or equivalent) won’t, according to Bochel, in itself achieve that.

“It’s not clear what the benefits of them will be over and above what a more efficient development management system could achieve given the time and resources required.”

When asked if there was anything missing from the consultation, Bochel said more clarity on much of the detail is still needed. n RTPI Scotland has launched a blog that will be updated throughout the consultation: tinyurl.com/planner0217-consultation

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NEWS

Analysis { LOCAL PLANNING IN ENGLAND

An undemocratic planning system?

By Laura Edgar Seventy-two per cent of councillors in England resource planning departments so that they can think that the planning system works in the help deliver the houses and economic growth interests of developers over councils and local this country needs.” communities. That was the conclusion of a There are hopes that the housing white paper recent survey of 1,200 ward councillors. will address resourcing issues which, at the It was carried out by think tank Local time The Planner went to press, had not been Government Information Unit (LGiU) and published. Blyth added that through its Politicians commissioned by the National Trust. in Planning Network, the RTPI supports Half of the councillors who took part in the councillors by providing them with practical tools survey suggested that sites not in line with the and skills to navigate the planning system. local plan are being approved for housing. The Andrew Whitaker, planning director at the same number think planning departments are Home Builders Federation, said that while there is inadequately resourced while 36 per cent think some merit in the findings of the survey, they are that they are. not “backed up by actual evidence”.

Forty-five per cent said the number of “With only 50 per cent of respondents decisions that were overturned at believing that their authority appeal had increased. When asked had sufficient land to meet their “THE PLANNING if the increase in decisions being housing needs, it is little wonder SYSTEM IS overturned has made their local that they perceive more decisions ONE OF THE authority more likely to approve are being made by the government FUNDAMENTAL subsequent planning applications, or ‘top-down’,” said Whitaker.

PILLARS 53 per cent it had, while 22 per said OF LOCAL “This is why it is key to ensure it had not. that local plans are kept up to date DEMOCRACY” Areas with a high demand for and continue to provide a five-year JONATHAN CARR WEST, LGIU housing, such as London, the housing land supply.”

South-East, and the South-West, Whitaker also referred to the were more likely than other suggestion that some LPAs are regions to say their authority local approving more applications was not adequately resourced. because they might be overturned Jonathan Carr-West, chief executive at the at appeal. This, he said, is “precisely” what the LGiU, said the planning system is one of the government envisaged when it encouraged “fundamental pillars of local democracy,” councils to keep local plans current to avoid the allowing communities to help the places presumption in favour of development. they live in.

Whitaker said the system is not weighted too “Councillors are the most important link much in favour of developers, but is “weighted in between communities and that system. Our favour of up-to-date development plans which survey with the National Trust shows that provide for housing needs”. many councillors feel that this democratic tool “If LPAs provide this, then decisions can be is at risk of being undermined.” made (and defended) in line with such plans.”

Richard Blyth, head of policy at the RTPI, He concluded that, in general, the planning said councillors are right to think planning system is “fair, inclusive and has enough internal departments are inadequately resourced. Blyth checks and balances to ensure that neither local cited RTPI research from the north-west of planning authorities, communities nor developers England which suggested that there have been are unduly ‘favoured’”. average cuts in planning staff of more than 30 per cent in local planning authorities (LPA) over the past five years. He said: “We have n The LGiU survey can be found here (pdf): tinyurl.com/planner0217-survey consistently called on government to properly

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A top-down system

63%

of respondents strongly agreed or agreed with the statement: “The current planning system is too top-down”

58%

disagreed with the statement: “It is easy for residents in my ward to influence the planning process”

58%

of councillors with green belt in their area think that their council will allocate green belt land for housing within the next five years

12%

think the loosening of planning restrictions has had a positive effect

Local plan involvement

48% agreed or strongly agreed with: “My authority has sufficient suitable land to meet local housing need”. 38% disagreed or strongly disagreed with this statement

62% said they felt partly involved or very involved in the local plan-making process

27% felt they were not at all involved or not very involved in producing a local plan

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23/01/2017 09:50

PLAN UPFRONT The 320MW Tidal Lagoon Swansea Bay would power 155,000 Welsh homes and sustain 2,200 construction and manufacturing jobs

Key report backs Swansea tidal lagoon as ‘pathfinder project’ Swansea Council leader Rob Stewart has welcomed the publication of an independent review by former energy minister Charles Hendry, backing proposals for a £1.3 billion tidal lagoon in Swansea Bay. Hendry’s report into the viability of the technology recommended that the UK Government should back the 320-megawatt (MW) Swansea proposal as a pathfinder project.

He insisted that “the evidence is clear that tidal lagoons can play a cost-effective role in the UK’s energy mix and there is considerable value in a small (less than 500MW) pathfinder project”.

“I conclude that tidal lagoons would help deliver security of supply; they would assist in delivering our decarbonisation commitments; and

they would bring real and substantial opportunities for the UK supply chain.”

He said the aim now is to secure that pathfinder project swiftly so learning opportunities are maximised, and he added that a smaller pathfinder project needs to be operational before moving to larger-scale projects.

The report makes more than 30 recommendations, including a call for a National Policy Statement for tidal lagoons and the establishment of a new body at arm’s length from the government, whose goal would be to maximise UK advantage from a tidal lagoon programme.

Stewart said: “This is a game-changing

moment for Swansea because the tidal lagoon project has the power to improve lives and significantly boost the city’s economic prosperity. This project, combined with the Swansea Bay City Region’s City Deal bid to the UK Government, would be worth close to £3 billion to the regional economy.”

The UK Government still needs to agree a deal on the price paid for electricity generated by the Swansea scheme and the project will require a marine licence from Natural Resources Wales, covering the scheme’s environmental impact. n Hendry’s review can be found here: https://hendryreview.wordpress.com/

Annual air pollution limit for 2017 already breached in London Brixton Road in Lambeth, South London, has become the first place in the capital to breach the objectives for nitrogen dioxide for 2017 – something that has been described as ‘scandalous’ by green campaigners.

It took only five days for the limit to be breached, which is quicker than last year.

In 2016, it took eight days for Putney High Street, also in South London, to hit the limit.

UK objectives and European Union limits stipulate than a maximum nitrogen dioxide concentration must not be exceeded for more than I M AG E | T I DA L L AG O ON P OW E R. COM

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18 hours over the whole year.

According to King’s College London, which runs the air quality monitoring stations in the city, pollution conditions since the beginning of the year have been normal for winter.

“While press and public attention will focus on the result from Brixton Road, it is important to note that the majority of main roads in London regularly breach legal values for nitrogen dioxide.”

Jenny Bates, air pollution campaigner, Friends of the Earth, said: “With the new year only days old, it’s scandalous that air pollution limits for the entire year have already been breached.

“Air pollution is a major health threat, particularly to children and other vulnerable people, contributing to around 40,000 early deaths across the UK every year.

“Road traffic is the biggest culprit – and diesel is the worst.

“This is why the government must take much bolder and quicker action including planning to phase out diesel by 2025.”

The recording follows a ruling last November by the High Court, which found the UK Government’s plans for tackling the UK’s air pollution to be illegally poor.

FE B R U AR Y 2 01 7 / THE PLA NNER

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NEWS

Analysis { GARDEN VILLAGES

Government revives garden city model

By Huw Morris The government’s first announcement of 2017 unleashed a wave of garden villages and towns.

Nearly 120 years after Ebenezer Howard pioneered highly planned, well-designed and self-contained settlements surrounded by countryside, the government made the concept a key feature of its housing policy.

For most of last year ministers had pushed the agenda for large-scale housing growth. In the autumn, communities secretary Sajid Javid told a parliamentary briefing for the Town and Country Planning Association’s new communities group that “it’s about time we did

NEW SETTLEMENT LOCATIONS

Garden villages and towns: Long Marston, Stratford-on-Avon Oxfordshire Cotswold, West Oxfordshire Deenethorpe, East Northants Culm, Mid Devon Welborne, Hampshire West Carclaze, Cornwall Dunton Hills, Essex Spitalgate Heath, Lincolnshire Halsnead, Merseyside Longcross, Runnymede and Surrey Heath Bailrigg, Lancaster Infinity Garden Village. South Derbyshire St Cuthberts, Cumbria North Cheshire, Cheshire East

The three new garden towns are: Aylesbury, Buckinghamshire Taunton, Somerset Harlow & Gilston, Essex and Hertfordshire

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Welwyn Garden City –

something much more radical”. the prototype?

The government’s statement stressed housing as one of the main priorities for the next 12 months, unveiling a wave of garden facilities” rather than extensions to urban villages and towns. Proposals for 14 areas to alleviate concerns about largegarden villages (see box) – settlements scale schemes swamping existing towns. of between 1,500 and 10,000 homes – Yet most of the sites are on green belt have been accepted. There will be access or greenfield land – a potential point of to a £6 million fund to unlock the full controversy. capacity of the sites, providing funding for additional resources and expertise to An Everest altitude accelerate development and avoid delays.

“Done well with genuine local consent, The government will also support three garden villages and garden towns can garden towns at Aylesbury, Taunton, and be part of the solution and certainly Harlow and Gilston with £1.4 million to preferable to what is currently happening help their delivery. in too many parts of the country – poorThe high level of expressions of interest quality new estates plonked down on in garden city-style development mean the edge of villages and market towns, an additional £1 million is available this in the teeth of local opposition and in year for further proposals. defiance of good planning principles,” said Campaign to Protect Rural England (CPRE) chief executive Shaun Spiers.

Planning freedoms The proposal for Harlow and Gilston, on On top of the funding, the government the border of Hertfordshire and Essex, has says it will provide support in “expertise, already incited outrage that the scheme brokerage and offer of new planning would overwhelm two small hamlets with freedoms”. a population of 228 by adding 10,000 new While welcoming Whitehall’s promise homes. to help local authorities with resources, “These plans herald the death knell of RTPI chief executive Trudi Elliott had an the rural character of whole swathes of important caveat.

Hertfordshire,” said CPRE Hertfordshire “We would like to see more detail honorary director Kevin FitzGerald. about the kinds of ‘planning freedoms’ “Beautiful villages, supposedly protected the government intends to allow, given by green belt, look set to be swallowed the importance afforded to heavily up by the urban sprawl of neighbouring scrutinised local and neighbourhood towns. Housing targets are putting plans, and the current drive by immense pressure on our area, and government for all councils to have marginalising the basic purposes of the adopted local plans this year.” green belt which the government has The government hopes that together pledged to protect.” with the seven garden towns already A bold start to 2017, then. But delivering announced, these 17 new garden garden city-style developments takes settlements have the combined potential decades. Agreeing the schemes, winning to provide almost 200,000 new homes. planning permission, securing finance and The garden villages, which would finally building them mean the bar is not total 48,000 homes, will be “distinct merely set high, but of an Everest altitude. new places with their own community

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23/01/2017 09:51

PLAN UPFRONT

NI chief planner backs joint working by councils on cross-boundary affairs Northern Ireland’s chief planner has published guidance on Department of Infrastructure expectations that councils should work together to deliver the regional and sub-regional objectives set out in the Regional Development Strategy.

In her first chief planner’s update, Fiona McCandless (pictured) stressed

that “engagement between councils provides an opportunity to integrate local development plan (LDP) aims and objectives with those of neighbouring plans and other strategies and promotes a more coherent, joined-up approach to regional planning issues”.

“Such cross-boundary working

also ensures that LDPs are compatible with one another and that areas of potential conflict are resolved prior to a development plan document being submitted to the department to cause an independent examination.

“Evidence of engagement and collaboration is important to demonstrate how a plan has had regard to other relevant plans and is an important aspect of plan soundness,” she insisted.

McCandless urged councils to develop protocols for working together on crossboundary matters.

The chief planner reminded councils that development plans would have to demonstrate how the RDS had been taken into account and how crossboundary subjects had been addressed. n McCandless’s update can be found here: tinyurl.com/planner0217-update

The EIA Regulations are changing – what does this mean for you? Register for our webinar What do you need to know about the forthcoming revised EIA regulations and how the stages of the development planning project process are likely to be affected? From 1:00pm to 2:00pm on Wednesday 8th March, you can find out what the experts think – and get involved yourself – in an hour-long online event.

When they come into effect in May 2017, the revised EIA regulations will introduce a number of changes to the screening, scoping, decision-making and enforcement of EIA developments. In our webinar broadcast, we’ll be asking: • What is the role of an environmental impact assessment and how is that changing?

• What will changes to the screening and scoping requirements mean to you?

I M A G E S | A L A M Y / R I C H A R D WAT S O N

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• How can the need for an EIA be avoided, and what are the benefits and risks of doing this?

• How is mitigation to be viewed in the new process?

• What do local authorities need to consider?

• How do planning consultancies need to adapt?

Three specialists in the EIA field will discuss the topic, and you can submit questions for them to answer.

Presenters include a representative of the RTPI who will present a summary of the revised EIA regulations. We’ll then hear from Alison Carroll, an associate environmental planner with Nicholas Pearson Associates, who will share her experience from the perspective of

an environmental coordinator working within multi-disciplinary teams on both EIA and non-EIA developments, discussing the benefits of the EIA process.

Finally, Alex Ground – partner in the real estate team at law firm Russell Cooke – will discuss opportunities for effectively appealing screening opinions from a LPA to the Secretary of State and possible new challenges to EIA development (and pitfalls to therefore avoid) as a result of the new EIA Regulations.

Sign up to watch online and ask questions of our presenters To take part, you’ll need to register – so visit www.theplanner.co.uk/news/eiawebinar. We look forward to having you as part of the audience on the day.

F EB R U AR Y 2 0 1 7 / THE PLA NNER

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NEWS

Analysis { SME builders are, according to the National House Building Council, companies that build fewer than 500 properties a year

HOUSING DELIVERY

Helping SME builders could boost housing delivery

By Laura Edgar The number of SME builders has fallen by about 80 per cent over the past 25 years, but if their numbers were to return to 2007 levels, 25,000 additional homes could be built a year.

So says a report by the Home Builders Federation (HBF), which represents house builders in England and Wales.

Based on interviews with smaller HBF members, Reversing the decline of small housebuilders shows the challenges faced

by SME builders trying to increase output.

It notes that throughout the 1960s and 1970s, small companies could set up, grow quickly and establish themselves as “significant” contributors to local economies. By 1988, more than 12,000 SMEs were building new homes. However, the number is much lower now. Between 2007 and 2009, a third of small companies ceased building homes.

Indeed, Steve Morgan CBE, chairman of house builder Redrow, founded in 1974, writes in the foreword that establishing a home building company from scratch today “would be almost inconceivable”.

The report says barriers to entry and growth in the industry are many and varied, with small and medium-sized firms sharing many of the frustrations experienced by larger national companies.

Others are more specific to SME builders.

The availability of suitable housing

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sites and the “constant struggle” to secure a planning consent that can be implemented through a planning process “beset by delays and bureaucracy” creates delays and costs that impact on the ability for SME builders to grow, says the report.

Despite banks increasing lending to SMEs generally, Reversing the decline suggests “little has improved” since the recovery from the financial crash in 2008.

Collapsing small builders Stewart Baseley executive chairman at the HBF, said: “While housing output has increased significantly in recent years, the vast majority of the increases have come from larger companies. The number of smaller builders has collapsed over recent decades with few new entrants to the market able to grow to any size.

“If government wants to see continued increases in supply it is imperative it enables SME builders to play their part.

Removing the barriers for SME builders could result in tens of thousands of desperately needed additional homes.”

The report sets out recommendations for the government, including: • Introducing a presumption in favour of residential development on appropriate brownfield sites rather than a continued reliance on public sector-led solutions through brownfield registers or overly

restrictive planning use regulation.

• Increasing the ‘buffer’ required in five-year land supplies: Local plans effectively set an upper limit on housing supply in an area through fiveyear land supplies. By planning for a buffer of 20 per cent additional homes over the minimum it is far more likely that housing need will be met.

• Planning for a wider range of sites within local plans.

• A new phased planning application fee schedule: This would in total, see revenues for local planning authorities increase, which would incentivise good performance and timely decision-making and discharge of conditions.

• Lifting the barrier for builders to access government support enjoyed

by SMEs in other sectors.

• Earlier participation of highways authorities in pre-planning talks.

Richard Blyth, head of policy at the RTPI, said: “There are a number of ways we can support SMEs, including breaking up large sites so that a wide range of providers can deliver on them, and direct commissioning of building from housing associations and councils. On planning conditions, a balance needs to be struck between providing the right level of quality assurance and not unnecessarily stalling good development. The sharing of best practice is the best way to achieve this.”

To get house building to the point that the UK’s housing needs are being met, every policy lever available needs to be used, said Greg Hill, deputy managing director at house builder Hill.

“The government, to its credit, has started making capital available through the Home Building Fund, however, it is yet to address the biggest barrier that SMEs face – the planning system.”

“The recommendation to open up local plans is one way to encourage a greater mix of small, medium and large sites. It would go a long way to speeding up the delivery of housing and also invite a greater mix of developers to come into an area.” n The report can be found here (pdf): tinyurl.com/planner0217-housing-policy

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PLAN UPFRONT A pothole-spotting system and a new motorway junction on the M11, near Harlow, are included in the funds allocation

Stephen Wilkinson inaugurated as RTPI president Stephen Wilkinson, the head of planning and strategic partnership at Lee Valley Regional Park Authority, took over from Phil Williams as 2017 RTPI president on 18th January.

Speaking at the annual inauguration ceremony, outgoing president Phil Williams spoke of travelling 78,000 air miles over the course of his year as president, with attendance at October’s UN Habitat III conference and the launch of the UK Built Environment Advisory Group (UKBEAG) as particular highlights.

In his first address in the role, Wilkinson said that among the professions involved in the development process, only planning allows the public a voice on the future shape of their environment. Planners, said Wilkinson, are “the guardians of this process. We contribute to the efficient working of local democracies.”

More than that, “we are idealists – and we should make no excuses for that.”

Great civilisations are defined by their town planning, said Wilkinson. Reflecting on the UK’s devolved and national planning systems, the new president spoke of “the rich mosaic of our geographies and priorities”.

Planning, said Wilkinson, is “very much a ‘creature’ of statute – but we should be no ‘pet’ of government. We need to continually challenge our governments as a ‘critical friend’ and sometimes more as critic than friend, to require an evidence base and clear rationale for policy changes.”

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Government allocates £1.2 billion to English roads Transport minister Andrew Jones has announced the allocation of £1.2 billion of roads funding in England.

The Department for Transport (DfT) says councils will receive the money to help them improve roads, cut congestion and improve journey times.

The funding includes money from the new National Productivity Investment Fund (£185 million for 2017/18), announced in November’s Autumn Statement, and the Pothole Action Fund.

In addition, it includes £75 million that councils can bid for to repair and maintain local infrastructure, including rural roads.

The government said the funding would be spent on the latest step in its economic plan, including putting in place improved transport links. Jones said: “Roads play a significant

part in everyday life, linking people with jobs and businesses with customers, which is why this government is investing record amounts improving and maintaining highways across the country to help motorists.

“The funding we have allocated is focused on relieving congestion and providing important upgrades to ensure our roads are fit for the future – helping to build an economy that works for everyone.”

A new junction will be installed on the M11, junction 7A, near Harlow in Essex. It is expected to cut journey times to Stansted and Cambridge and ensure the delivery of 15,000 homes. The project will be part-funded by Essex County Council. n The funding allocations can be found here (pdf): tinyurl.com/planner0217-roads-funds

Khan takes authority over two planning applications Mayor of London Sadiq Khan has stepped in to take responsibility for two planning applications in the capital in a bid to secure more affordable housing.

Haringey Council rejected an application for 505 homes, including a 21-storey tower block at Hale Wharf in Tottenham over concerns about it being too tall and that it would adversely affect green belt land.

Harrow Council rejected a 186-home application in Palmerston Road, Wealdstone, because the 17-storey development was considered too high.

Khan said his interventions on the applications would allow City Hall to help create “more suitable proposals and secure hundreds of genuinely affordable homes”.

Both sites sit within designated Opportunity Areas and Housing Zones, which are areas of land considered suitable for development.

City Hall planners will now work with the developers on each application to “protect the green belt from development” at Hale Wharf and look to secure as much affordable house as possible.

Khan said: “These developments have the potential to bring real benefits as part of the wider regeneration of Tottenham Hale and Wealdstone, including hundreds of genuinely affordable new homes. However, each proposal needs work if they are to realise that potential.

“I have asked my planning team to work with both local authorities to bring forward revised proposals that could produce better schemes that will protect the green belt from development and will deliver much-needed affordable housing.”

Khan added that he will consider both schemes at hearings later in the year.

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23/01/2017 09:52

CHRIS SHEPLEY

O Opinion Housing delivery hung out to dry by NPPF updates Since we met them last, our trio of amateur planning experts in the launderette have kept a low profile.

Associated Wash Houses had apparently eschewed the opportunity provided by changes to some rule or other to throw out the machines and create a tiny bedsit smelling of Persil; but it seemed best to lie doggo and not draw attention.

The bedsit would have been useful to ministers. Mrs McTavish had noticed that the usual response to reports from people like Shelter, proving by means of shedloads of the government’s own figures that much of the population was now sleeping rough in drainpipes, was to point to some minor success of this sort and conclude that policies were working swimmingly.

The team were assumed to have voted for Brexit. They were getting on a bit, and were probably not part of the Metropolitan Liberal Elite. The membership criteria for this group were vague, but being poor and northern might disqualify them. But they were part of the 48 per cent who’d been tarred with this brush – firm remainers – and there had been gloomy debates amid the spin dryers as the cost of powder exploded.

Zbigniew (who serviced the machines) was preparing to return to Poland.

There was a silver lining, though: an unintended consequence of the vote had been a slowdown in changes to planning during the second half of the year.

There had been one week where no alterations at all had been made to the process,

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“THEY’VE ENMESHED THEMSELVES IN A TANGLED WEB OF COMPLEXITY OF THEIR OWN CREATION” as efforts turned with frantic befuddlement to finding some credible way of Brexiting.

But the team gathered just before Christmas, knowing that this was the time when effusions from the department began to flow more rapidly, in the hope that other priorities like opening doors on the advent calendar would divert attention.

They grabbed some wet towels just out of rinse, and studied the Christmas crop of announcements, including some stuff about precommencement conditions that were unlikely to make

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a dent in the housing crisis, and some changes to the New Homes Bonus.

“We will… reduce the number of years for which payments are made from 6 years to 5 years in 2017 to 2018 and to 4 years from 2018 to 2019”, intoned Mr Javid, while also confirming that he would introduce a national baseline for housing growth of 0.4 per cent, below which the bonus would not be paid, and promising to consider whether to withhold the payment from houses which were allowed on appeal.

Mr Khan suspected firstly that the progenitors of the 1947 Planning Act would be bitterly disappointed to find that their vision of a better future had been reduced to such tedious detritus; and second that this was in reality a way of denying some cash to local councils.

Mr Javid went on to pronounce

that this would be diverted to adult social care. They agreed it would be unlikely to solve that problem at a stroke.

They turned to a dense statement on neighbourhood plans, which casually but complicatedly amended the NPPF. They read that “… relevant policies for the supply of housing in a neighbourhood plan… should not be deemed to be ‘out of date’ under paragraph 49 of the NPPF where all of the following circumstances arise…: This written ministerial statement is less than 2 years old, or the neighbourhood plan has been part of the development plan for 2 years or less; the neighbourhood plan allocates sites for housing; and the local planning authority can demonstrate a three-year supply of deliverable housing sites”.

This seemed to these neighbourhood planning enthusiasts to raise the incomprehensibility indicator another notch. “They’ve enmeshed themselves in a tangled web of complexity of their own creation,” said Mrs Braithwaite. “Put me in the washer and switch it on.”

Chris Shepley is the principal of Chris Shepley Planning and former Chief Planning Inspector

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Quote unquote FROM THE RTPI AND THE WEB

“ “With the death of public housing and p local authorities, the private house builders have had to carry that weight – and they can’t” “It’s now almost five years after the government’s planning framework was adopted, so it’s worrying that councillors feel it hasn’t delivered the localism that was promised” INGRID SAMUEL, HISTORIC ENVIRONMENT DIRECTOR AT NATIONAL TRUST, AFTER A SURVEY SHOWED 58 PER CENT OF COUNCILLORS THINK THEIR AUTHORITY WILL ALLOCATE GREEN BELT LAND FOR HOUSING IN THE NEXT FIVE YEARS

“Our natural world is forced into competition with the unnatural world ld we humans create – and it is losing. It iss losing badly and this destructive tructive competition will e as inevitably continue mbers long as human numbers are growing” NATURALIST AND TV PRESENTER CHRIS PACKHAM COMMENTING ON RESEARCH BY CAMPAIGNERS ERS POPULATION MATTERS INTO NTO THE PROJECTED GROWTH H OF UK RESIDENTS TO 10 MILLION IN THE NEXT 25 YEARS

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DEPARTING SHELTER CHIEF EXECUTIVE CAMERON ROBB’S EXPLANATION FOR THE COUNTRY’S HOUSING CRISIS IN AN ONLINE INTERVIEW WITH THE TELEGRAPH ON 8/1/17

“Drones, driverless cars, autonomous domestic machines talking to each other… what about their impact on the design of our buildings and open space and the cities themselves?”

SIMON PAYNE OF LAMBSQUAY CONSULTING LOOKS TO THE PLANNING IMPACT OF AUTOMATION ON HIS BRITISH ACADEMY BLOG

Establishing a home building company from scratch today “would be almost inconceivable” STUART MORGAN CBE, CHAIRMAN AT REDROW, WRITING IN REVERSING THE DECLINE OF SMALL HOUSEBUILDERS, A HOME BUILDERS FEDERATION REPORT

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

O Opinion

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Bernie Foulkes is a board director of LDA Design

Garden villages – the start of a home-grown revolution

England England’s first garden villages have th the potential to change the way development is delivered, and change public attitudes to new housing development. They promise a distinct kind of place, designed for 21st century living and at a scale where people feel connected to each other.

The danger is that instead we get dormitory housing estates built from corporate pattern books, silenced by mass commuting, and isolated in the countryside but with no heartbeat of their own.

For the 14 garden villages to deliver on their promise, planning needs to start with people rather than buildings, and with a clear vision for the community that will live there.

At the heart of what you could call ‘enterprising communities’ is self-reliance.

This requires a variety of land uses and space for start-ups, such as a carpenter building a workshop and taking on an apprentice.

You need new-build community barns or market buildings; contemporary yards; and a work hub.

A vibrant working economy promotes vibrant streets, with busy shops and cafés and popular community facilities.

The local economy can be jump-started with a communityowned company to manage commercial assets, including retail units and renewable energy.

In time, it can manage green space assets: Milton Keynes gifted district centres to the MK

Parks Trust, and Letchworth Heritage Foundation funds community activities from its property portfolio.

Current development processes are predicated against the enterprising community because it requires investment and active management. Garden villages need a different business model, whereby developers, landowners and investors come together to raise finance to pay for upfront infrastructure and design quality against the future uplifts in value.

This model is about ‘patient capital’. Its returns include substantially reduced planning risk, in response to the practical measures being taken to promote a thriving community.

Some short-term returns are exchanged for longerterm rental/revenue streams from the assets created. Property and land values rise through the creation of a desirable and sustainable place. This approach has worked for large rural estates and is promoted by the public sector, and chimes with the investment culture of London’s family estates.

Finally, 21st century communities can thrive in social media long before they become a reality.

The offer is about buying into a lively community, not just buying a house off plan. From Cornwall to Cumbria, people with the right skills and trades can be attracted, and with the help of crowdfunding, networks could be running from day one.

“A VIBRANT WORKING ECONOMY PROMOTES VIBRANT STREETS”

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2 BLOG

BLOG

Nicola Rigby is director of planning, development and regeneration for GVA in Manchester

Greater Manchester Spatial Framework – is green belt release the answer?

The inau inaugural Greater Manchester Spatial Framework (GMSF) continues to be a hot topic of conversation in the market. The deadline extension for representations into the New Year has only increased its draw.

But views on the GMSF appear to be focused on concerns with identified housing requirements and their phasing, and the resulting assumed need for green belt release. The industry’s position is that the framework doesn’t go far enough, while the general community takes the opposing view.

I am neither for nor against green belt release to meet housing and job needs. I am for a proportionate and sustainable forward planning approach relative to need and opportunity.

I believe that this represents a real chance for Greater Manchester to get green belt release right, to fully reflect its growth potential.

I don’t believe that all green belt is sacrosanct, nor that in its entirety it should continue to be protected out of principle, without regard to its function or quality. I am though, firmly for the full use of brownfield land first.

It is this last point that I’m most concerned about in the context of the framework. The GMSF is progressing, at pace, as one of the requirements of the devolution deal signed by the government

last year. But what of the commitment to establish a Greater Manchester Land Commission?

Why so relevant? Public sector assets have huge potential to realise both housing delivery and financial return – both of which are critical considerations for our local authorities. This is the consideration of assets in their own right, but also when considered in terms of their marriage value potential (i.e. collectively and alongside each other).

Nevertheless, we do not yet fully understand the potential across our public sector estates – something that the Land Commission should be responsible for. We do not know fully what the public sector owns, and how much is surplus to requirement.

We don’t know how much of this estate has the potential to yield development, when it may be available and whether it is brownfield, greenfield, and/or green belt.

The concern is twofold. First, that the framework is missing a trick by not reflecting the full potential of our public estate and maximising this to strengthen the case for green belt release.

Second, that surplus public land is not being promoted appropriately through a critical process that will influence the pattern of development across Greater Manchester for the next 15 years.

“PUBLIC SECTOR ASSETS HAVE HUGE POTENTIAL TO REALISE BOTH HOUSING DELIVERY AND FINANCIAL RETURN – CRITICAL CONSIDERATIONS FOR LOCAL AUTHORITIES”

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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

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J Brian Wilson is former chief planning adviser to the Secretary of State for the Environment and director of Serplan. He is now retired

Under pressure planning will not resolve our housing woes

David Blackman’s Bl article ‘Under Pressur Pressure’, in December’s The Planner, has finally stimulated me to come out of the twilight of retirement and express my exasperation at the renewed attacks on the planning system.

The think tanks to which he refers must have files on the shelf marked ‘Take down every 10 years and renew demands to get rid of the green belt and planning in a bid to free the economy, which then of course is bound to surge forward’.

For those of us in planning back in the 1980s the sense of déjà vu is overwhelming, as the same tired arguments are dusted down. The Adam Smith Institute, which takes the great man’s name in vain, is one of the most guilty of tired and lazy thinking.

Much is made of solving the ‘housing crisis’ as being the key to galvanising the economy. Apparently, if chunks of the green belt are released for development that will really get things going.

The problem is that the housing crisis is a symptom of a much deeper problem which has to do with our increasingly dysfunctional economy, both by sector and geographically. The pressure on housing supply in London and the South-East is not replicated in most places north.

What is required is not less, but more planning, particularly at the regional level, where planning

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BLOG

Tom Bridges is chief officer, economy and regeneration, for Leeds City Council. He writes in a personal capacity

Let’s regain our confidence as a profession

has been more or less reduced to setting housing targets.

And the need for more housing in London will not be solved by using up the green belt. Such locations are of course mouth-watering to developers – upmarket housing with fewer costs is a virtual gift.

The development cartel – incidentally Adam Smith warned against the formation of cartels – is pressing its case on the back of concerns about housing. The need, however, is not for more upmarket housing, but for affordable homes for those on middle to low incomes who keep our cities running.

Young singles and couples do not want houses in the green belt with the resulting long commutes. They need to be close to jobs and the life that towns and cities can provide. The pressure for urban renewal must be maintained. It is not just a question of brownfield sites.

Urban sprawl is the enemy of healthy city life; like middle-aged spread, it stresses the vital organs and imposes too great a burden on infrastructure. The case for intelligent land use planning grows stronger not weaker.

Announcements in favour of new settlements are to be welcomed as showing that the government is concerned, but badly located developments could end up being part of the problem. We need to get it right this time.

“WHAT IS REQUIRED IS NOT LESS, BUT MORE PLANNING, PARTICULARLY AT THE REGIONAL LEVEL”

The ‘Plan ‘Planning Under Pressure’ article in December’s The Plann Planner reflected how downtrodden many in the profession feel. The finger of blame is pointed at government for perpetual changes to the system, at politicians who see planning as a barrier to growth, at an increasingly adversarial culture, and at funding cuts.

The RTPI has its Proud of Planning campaign, but we need to avoid an ‘us-against-the-world’ mentality. It is time for the planning profession to look at itself honestly and take action on what it can do to change.

First, we should halt the “woeis-me” narrative.

Yes, resources are tight, and the political narrative can be unhelpful, but these issues are not unique to planning.

Now is the time for innovation and a forward-looking mindset.

Second, we should stop using jargon, and communicate in a way people understand. We should embrace social media.

Look at Jen Keesmaat, the Chief Planner of Toronto with more than 34,000 Twitter followers.

Too many local plans are long, boring documents that could apply to anywhere. Instead, they should set out a clear, compelling and distinctive vision for how a place will develop and change.

Third, we should respond constructively to criticisms about

commercial awareness and attitudes to growth. We must challenge the jaundiced views of developers that some planners still hold. Sufficient weight must be given to the economic benefits of development as well as negative environmental impacts.

Fourth, we need to be more politically aware. Local planning authorities are politically led organisations. Planners need to listen better to what councillors or ministers want to achieve and to seek a way to do so. Developers and consultants could do more to understand political priorities. All of us have a responsibility to build a less adversarial culture.

Fifth, we must reduce the costs and complexities that businesses and people face in navigating the planning system. These often result from statutory requirements, but we should look locally at what can be simplified.

Finally, we need to be more pragmatic and confident. I once asked a council chief planner how they had put a local plan in place quickly when so many others have failed to produce up-to-date plans. He said: “Well, we just got on with it”.

Let’s regain our confidence as a profession, be politically and commercially aware, and communicate with people in new ways. Most of all we need to show the will and imagination to make a difference.

“IT IS TIME FOR THE PLANNING PROFESSION TO LOOK AT ITSELF HONESTLY AND TAKE ACTION ON WHAT IT CAN DO TO CHANGE”

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CORRESPONDENCE

I Inbox

YOUR NEWS, VIEWS AND QUESTIONS F E E D B ACK

Two minutes with… Angela Koch

Jeff Nottage – Developing a range of housing sites – be they brownfield, greenfield or within the green belt – will all have an important part to play in tackling the housing crisis and that is why the government’s recent announcement on garden villages has to be welcomed as an important piece in the house building jigsaw.

But government support for the sites should not be underestimated. All local authorities were tasked with identifying sites that had the potential to become garden villages, so there has already been a significant process to determine general suitability and commercial viability to arrive at this stage. With a supportive secretary of state onside, there is much to be optimistic about in terms of delivering these new settlements within a realistic time frame.

The failure of New Labour’s Eco-Towns initiative and the lack of traction in progressing new garden cities such as Ebbsfleet should not detract from the potential of garden villages, which offer development on a much more manageable scale with tangible results potentially within years rather than decades.

This initiative should not, however, be about trying to recreate the original garden cities such as Letchworth or Welwyn on a smaller scale or twee rural villages in the middle of the countryside.

Instead, it should be about developing new communities with easy access to employment in a well-

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ANGELA KOCH is an urban designer and founder of ImaginePlaces, a ‘bespoke’ planning service that aims to break down communication barriers between developers, communities and other stakeholders in plans.

What is ImaginePlaces?

“It’s a platform that brings the full array of local stakeholders, including landowners and external experts, together in a collaborative environment.

“Our clients are a mixture of neighbourhood forums and local authority landowners, and our practice enables stakeholders to learn from each other and explore solutions creatively in a place and project context.”

How are communities responding?

“Good conversation is at the heart of successful plan-making, and the political weight of being able to demonstrate support in numbers for policies,

planned and contemporary environment that mirrors the needs and aspirations of the UK in the 21st century. While garden villages will still only deliver a fraction of the UK’s overall needs, there is more chance than ever that these may actually happen.

Jeff Nottage is a director of Broadway Malyan

Tony Carter – The planning system is vital in the provision of affordable housing in order to achieve

visions, briefs and concepts from the public at large and landowners cannot be underestimated.

“To achieve this we always aim to support people in understanding more about the legal and financial challenges and opportunities ‘good’ landowners and developers are operating.”

Is the planning system well set up for working with people at a local level?

“If you are willing to collaborate, it is possibly better set up than ever before.

The level of uncertainty around how much weight collaborative planning and design work has in pre-application contexts, and indeed in neighbourhood

a more sustainable rural future for young adults and to maintain the vitality of rural areas for continuing economic viability. So local planning authorities should recognise the needs of young adults in rural areas, carry out assessments of their housing needs and act upon them with policies and actions.

It is often presumed that the difficulties experienced by young people in rural areas combine to make them want to leave those areas. This is not necessarily so, and many face restrictions that limit their

planning, can result in a bit of a healthy competition between promoters.

“And five years of neighbourhood planning has certainly had a mainstreaming effect here in the UK, allowing for more creative techniques and equal conversations between stakeholders. But the good work of many co-design practitioners in the field needs to be spread more widely.”

What are the recurring themes you see?

“Here in London and in other unparished areas, a hot topic is the confusion around the 25 per cent CIL local proportion and neighbourhood planning, which really needs sorting out (see our publication on NeighbourhoodPlanners.

London).

“It’s just not good enough for local authorities to say that legally they do not have to invest the funds locally even if national policy makes everybody believe that this is the case.”

How does neighbourhood planning in urban areas differ to rural plans?

“I am Soho Neighbourhood Forum’s adviser, and in Soho, the key landowners are steering group members,

choices. Most young people in rural settlements still live with their parents, forced to stay in the parental home as high house prices prevent them from being able to live independently.

There is a need to maintain balanced communities in order to create more sustainable futures for rural areas. Rather than the current national and local planning policy approach, which requires a certain percentage of affordable housing to be provided as a prerequisite of obtaining planning

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which makes that process particularly interesting and meaningful.

“Some positives of urban planning are developed civic networks, many people with diverse skills, the sheer passion residents and businesses have for their patch, a lot of good evidence already being mapped, higher levels of social media access and easy access to larger groups of local people.”

How could the neighbourhood planning process be improved?

“It’s important to realise that prioritisation is key.

Sometimes groups try to cover everything and anything, almost creating mini local plans, which puts a huge amount of pressure on participants.

“It can lead to volunteers being overwhelmed and overworked, which stunts the process.

Neighbourhood planning works best when groups commit to having a set number of really good policies, and select them against a strong evidence base, always involving the public.” n www.imagineplaces. co.uk/

permission, policies could and should be adopted which would require a certain type of property, e.g. bungalows and one or two bedroom flats, for social housing purposes, so that every rural area can be adapted to suit in terms of what they require.

Self and custom-build housing is accepted as capable of making a contribution to meeting local housing need.

Further, market housing can include a proportion of custom-build housing. In addition, custom or self-build is recognised as being able to

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deliver the affordable housing obligations for a residential application. In this way it is treated as intermediate housing for rent or sale.

As such, affordability and eligibility criteria can apply in a similar manner. Therefore, affordable self-build housing has the ability to meet an element of affordable housing requirement on a housing site.

Young adults in rural areas need to be given a real choice and opportunity in terms of affordable housing in order to retain them within their rural communities, thereby helping to enhance and retain, in cases, the vitality and viability of the those communities thereby preventing them from migrating to urban areas. ‘One size fits all’ is not an option.

Tony Carter, principal planning officer, Northumberland County Council

John Brooks – Chris Shepley’s comments on the green belt and

the Greater Manchester Spatial Framework (The Planner, January 2017) were of particular interest in “contemplating planning history” as he says.

I wonder if Chris was aware of the Regional Planning Planning Proposals Report of 1945? It makes fascinating reading in the light of contemporary planning practice.

Manchester’s concerns in respect of a need for a green belt originated in 1938.

The then chief town planning inspector, Mr GL Pepler (a president of the then Town Planning Institute in both 1919 and 1949) met at his request with the then Manchester and District joint town planning advisory committee to ascertain how far provision of a green belt had been considered, with the object of producing a definite scheme.

An interim report and green belt proposals plan was submitted in 1943 – some 44 years prior to the present

green belt! The proposals for some 20,000 acres were included in the regional planning proposals published in the 1945 report.

However, as the advisory committee acknowledged, emerging national planning policy would require amendments, the Town and Country Planning 1947 having not yet been passed. Many years would follow before green belts had statutory recognition.

So the need for regional planning was understood well before the Second World War, but has not been flavour of the month with politicians since.

One can only admire the optimism of the authorities’ vision and commitment back then to plan in an uncertain future.

(If Chris Shepley is not aware of the 1945 advisory report, I would commend it to him. He will find in it much to comment on in his own inimitable style.)

John Brooks FRTPI (ret)

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INTERVIEW JOHN MCNAIRNEY

HOW IS THE COMPREHENSIVE REVIEW OF SCOTLAND’S PLANNING SYSTEM SHAPING UP? WITH THE CONSULTATION LAUNCHED LATE LAST MONTH, SIMON WICKS SPOKE TO CHIEF PLANNER JOHN MCNAIRNEY

If you were overseeing the transformation of a country’s planning system, how would you approach it? It’s a process that John McNairney has been engaged in for much of the last decade, firstly as Scotland’s assistant chief planner during the introduction of the country’s statutory National Planning Framework (NPF) in 2006, and then, via two further iterations of the NPF, as chief planner for the launch of the Scottish Planning Policy in 2014.

Now McNairney finds himself the planner responsible for responding to a comprehensive independent review of Scotland’s planning system and ushering it through consultation and eventual implementation via a new planning bill.

If, based on our interview, one word could invoke his approach to the task, it might be ‘collaborative’. In the context of a review that stresses joined-up working, this is entirely appropriate.

The current consultation document produced

by McNairney’s team on the back of the review, Places, People and Planning: A Consultation on the Future of the Scottish Planning System, recommends 20 changes to the current system.

Change could have been wholesale, a revolution.

But, though the independent review panel talked about “game-changing” ideas, it feels more like an evolution than a dramatic transformation.

The reviewers acknowledged as much in their report: “From the outset, it was clear to us that the main structure of our planning system is not broken,” they wrote. “However, it was also clear that for the potential of planning to be realised, a strong commitment to change existing practices and culture, and to re-focus the profession’s improvement agenda, will be required.”

McNairney picks up the thread. “It wasn’t about knocking planning, it was about trying to make the system better,” he says, “particularly around development planning and the delivery of housing and infrastructure, and how planning could help

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INTERVIEW JOHN MCNAIRNEY

JOINT REGIONAL PLANNING:

“The suggestion to remove the four strategic development plans (for Glasgow, Edinburgh, Perth and Dundee, Aberdeen) was to allow greater cooperation over local development plans and that stronger alignment with city deals and other partnership working. There’s some simplification there, but it’s not a removal of strategic planning as such.

We’re probably doing more at a national level.”

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to facilitate more quality development.”

What, in his view, are the three biggest “game changers”? “Improving our approach to development planning; the whole agenda about community empowerment and how we respond to communities and help them to be more empowered and engaged in planning; and having a sharper focus on delivery.”

It’s of a piece with the overall vision of a planning system that is more integrated from top to bottom. In particular, says McNairney, the review is seeking to bring national, regional and local planning into a neater alignment.

Among the proposals to aid this are extending the delivery timescale of local development plans from five to 10 years and reducing their production period; removing strategic development plans from the four big cities to enable more joined-up operations with their wider city regions; creating simplified planning zones and beefing up local decision-making – particularly over appeals that don’t really require central government scrutiny; and introducing a statutory link between local development plans and community plans.

Critically, the consultation proposes an early “gatecheck” – a locally led quasi-examination of a developing plan – the idea being to pick up adn deal with issues long before a plan would otherwise go to examination.

Comparison is odious, but there is also much here that would be recognisable to any practitioner working in an English context: permitted development, cross boundary working, community planning, to name just three. But why introduce mechanisms that have proved prob-

C V

LOCAL DECISIONS ON APPEALS:

“In Scotland we already have local reviews of decisions introduced in 2006...

That results in a lot of minor cases not coming to ministers for appeal. We’re suggesting there’s scope for more cases to be determined at review locally instead of coming to ministers and reporters in central government.”

CONSULTING CHILDREN AND YOUNG PEOPLE:

“The review suggested there should be a legal right for children and young people to be involved in planning and decisions that affect their future.

Although there’s some good practice, the review found that it is quite sporadic and it should improve. We’re suggesting that we should ensure that the development plan process effectively engages young people.”

HIG HL IG HT S

J OHN MC NA I R NE Y

Timelline:

198 80 Planning graduate/ planner, Kirkcaldy District Council (RTPI 1982)

198 84 Planning consultant, Montgomery Forgan Associates

198 87 Senior and principal

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Scottish Office (marine, public involvement, research)

200 05

199 92­2002 200 02

Assistant chief planner, Scottish Executive (Planning Reform, eDevelopment)

Planning Aid Volunteer over 10 years to 2002

20112

199 99 Policy manager – transport and planning group,

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Resource challlen nge es

Born: East Calder, West Lothian Education: Secondary – St Mary’s Academy, Bathgate.

Bsc Degree Town and Regional Planning – Duncan of Jordanstone College of Art/Dundee University (1979) MBA Napier Business School, Edinburgh (2001) planner roles (development management), Fife Council

Constitutional Policy Unit, Scottish Office, head of Freedom of Information Implementation team

lematic in an English context? The difference perhaps is in that word ‘context’ and another word that McNairney uses more than once in our conversation – ‘alignment’.

Thus, permitted development will be restricted to developments that align with national goals around climate change adaptation and healthy town centres, for example. With regional working, the suggestion is to embed regional priorities within the NPF itself so there is an overarching goal for planning decisions at all levels.

Chief planner, Scottish Government (head of Planning and Architecture)

The topic we dwell on the longest, though, is resourcing of the planning system. As with the rest of the UK, Scotland’s public services have been battered by spending cuts. Planning teams can charge application fees, but these are capped at a much lower rate than in England, Wales and Northern Ireland (about a 12th of England’s).

One proposal in the review is to raise this cap.

The consultation document also puts forward suggestions around discretionary charging, payments to agencies involved in the planning system, and a variety of other ways of leading to ‘cost recovery’.

“At the extremes, when you are dealing with major applications, it’s quite a significant issue,” says McNairney. “Resources have reduced right across the public sector. It’s hard to provide the service that ministers and planners want.”

McNairney says that industry is willing to go along with higher payments, but adamant that it I M AG E S | J O H A N L E Y

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INTERVIEW JOHN MCNAIRNEY

LOOKING EAST Born and raised a few miles to the west of Edinburgh, McNairney’s work and education has been concentrated in the relatively small geographic region of East Scotland between Edinburgh and Dundee.

The chief planner studied planning at Dundee University before working in the Kirkcaldy district council and in the larger Fife Council. Though geographically concentrated, his work has spanned government at all levels, as well as the private sector. Devolution inspired him to move into national government in 1999.

Not all his roles have been planning – McNairney also oversaw the implementation of Scotland’s new Freedom of Information Act. “I wanted to work in a more corporate central part of government; it was a brilliant job in terms of working right across the public sector.”

In 2005 he became assistant chief planner (“my focus was on helping to complete the white paper just before the planning bill went to Parliament”) and then, in 2012, chief planner.

“The key element is to lead the teams that provide ministers with advice on planning matters, and on promoting planning both within the government and externally.

“It’s good that ministers have all been positive about planning. One of the big rewards is around engaging with stakeholders and getting people to work together.”

must be linked to improved performance. What the review envisages, however, is not an extension of the kind of numerical analysis that has become a feature of public service management in the UK. Rather, there is talk of quality.

“I think the review panel recognises that speed is important, but it’s an element of quality. Not all the drivers in high performance are owned by planning authorities. If we want to get the best from the system, it’s about everyone.”

And it is around this issue of quality where we get to the nub of the consultation and the planning system it envisages. Leading the consultation’s discussion on leadership and resourcing is this statement: “We want planning to re-establish itself as a visionary profession [our italics], rather than the micro-management of the built environment the panel referred to. We need to avoid planning activities that do not add value. Now, more than ever, we must focus properly on how cost-effective the planning service is, and ensure that future changes make processes simpler and more efficient wherever possible.”

The use of “visionary”, in particular, feels almost revolutionary here. McNairney himself is typically understated: “That thinking reflects the direction of travel that we have had since we published Scottish Planning Policy in 2014. It embeds the qualities of good placemaking in it. Good places are adaptable, easy to move around, resilient.”

McNairney ties these firmly to the RTPI’s own work on the value of planning and now he sounds

THE LOCAL DEVELOPMENT PLAN ‘GATECHECK’:

“We have an independent examination of the plan at the end of the process. Our experience after the first generation of plans is that it’s very difficult for ministers at that point to propose changes that are really required.

“For example, you might see a plan started its life with a shortfall of housing land – we want to bring some of that evidence more up front. It’s important that if plans are going to stay on track that that work is done with some integrity at the start.”

more idealistic. “It’s how can we reposition planning… into a space where it can become more visionary again.”

What’s nex xt?

We’re back to collaboration, engagement, consultation, process. “What we now have is a process of managing our stakeholders,” the chief planner explains. There will be “external events”, “online discussions”, “working groups”.

“We expect there to be a planning bill towards the end of this year. There’s a lot of work to do between now and then, and we would have to focus on the things that really need legislative change.”

Some might be intimidated by the scale of the project, but McNairney takes it in his stride. Is this his biggest challenge so far? He demurs. Ushering the National Planning Framework through Parliament and implementing it in the midnoughties was bigger.

But in a sense, that was just the beginning of a project that continues with this review. It’s an evolutionary process, and one that appears to be in the safest of hands.

“I think that planning is on the right course,” McNairney concludes. “There are things we need to improve, but I think we are looking at targeted changes. It’s important to say that we and our ministers are positive about planning. I see this review as being really positive about planning and I think it will be good for the country as well.”

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EXPRESSION OF INTEREST PLANNING AND PLANNERS HAVE ARGUABLY FALLEN IN THE PUBLIC’S ESTEEM IN RECENT DECADES, BUT THEIR ROLE IS CRUCIAL TO OUR URBAN FUTURE. IT’S TIME TO MAKE PLANNING COOL AGAIN FOR THE SAKE OF OUR CITIES. DAVID BLACKMAN REPORTS

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ne mention – that’s how many times the phrase ‘public interest’ appears in the National Planning Policy Framework (NPPF).

By contrast, the term is used seven times in the far shorter PPG (Planning Policy Guidance) 1, which was replaced by the NPPF in 2013. That reflects how far many see that the notion of the public interest has slipped down the planning agenda during recent years.

It’s a far cry from the post-war heyday of the planning system, says Cliff Hague, emeritus professor of planning at Edinburgh’s Heriot-Watt University.

“Planning was about clearing the slums, modernising the cities, building new towns and protecting the green belt. There was a lot of consensus, so the notion that that represented the public interest was quite unproblematic.”

This societal agreement began to erode during the 1950s, says Hague, with the publication of a landmark study by US academic Edmund Banfield about public housing policy in Chicago. Planning, Politics And The Public Interest described, says Hague, “many different groups interacting and bargaining, but no overarching public interest.”

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The idea of a homogenous public interest further broke down during the Sixties’ backlash against the post-war vision of urban development.

“The idea of comprehensive redevelopment, which had been seen 20 years before as something that everybody wanted, began to be opposed,” says Hague.

“Planners were increasingly viewed as ‘faceless bureaucrats’ forcing things on people they didn’t want.”

Academics like Anthony Sorenson developed a neoliberal view of planning that saw it as only valuable as a response to private sector failure. Thanks partly to this analysis, planning became increasingly viewed by politicians as an obstruction.

This viewpoint was most enthusiastically embraced by arch-Thatcherites like former environment secretary Sir Nicholas Ridley, but also won favour with Gordon Brown when he was Chancellor of the Exchequer.

The Conservative government of the early 1980s instigated a process of deregulation, which for many reached its climax in last year’s Housing and Planning Act. Illustrating for many how far the current government had drifted from any notion that planning exists to promote a wider public good, the act included controversial measures to make

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local authorities tender out the processing of applications.

Now fewer RTPI members work in the public rather than in the private sector – mainly working these days for developer and landowner clients.

“Increasingly access to proper, high-quality advice is concentrated in the hands of one of those parties,” says Paul Barnard, assistant director for strategic planning and infrastructure at Plymouth City Council.

“WE HAVE BECOME TOO FOCUSED ON THE NARROW TARGET AND NOT WHAT THE TARGET IS MEANT TO ACHIEVE”

Leadership vacuum This imbalance has been exacerbated by the widespread cuts planning department budgets have experienced since 2010. These cuts have included the loss of a swathe of experienced staff, which has left a leadership vacuum in many local authority planning departments, says Dr Mike Harris, deputy head of policy and research at the RTPI. “Those senior planners often had strong relationships that they had built up with developers over time which more junior officers are far less likely to have,” he says, adding that this erosion of expertise has helped to breed a more knee-jerk approach to planning.

And within councils, former RTPI president Kevin Murray has seen a private sector mentality become prevalent, typified by what he sees as the widespread use of the term planning ‘industry’.

“Planners increasingly see themselves as guns for hire,” he says.

The erosion of this public service ethos isn’t just a question of money. Reflecting New Public Management theories of public service delivery, the past three decades have seen the performance of planning departments become subject to an increasingly stringent targets regime. Harris says: “We have become too focused on the narrow target and not what the target is meant to achieve.

“With a narrow focus on efficiency and delivery, it’s less justifiable to raise broader matters of the public interest.”

And even if the government goes ahead with plans to allow higher application fees, councils will be incentivised to process applications rather than invest in non-income generating areas like enforcement, says Matt Thomson, head of planning at the Campaign to Protect Rural England.

The reason this all matters is that the notion of the public interest is central to the very discipline of planning, says Richard Simmons, visiting lecturer at the University College of London’s Bartlett School. The creation of the planning system was driven by the need to reconcile private and public interests, he says.

“The whole basis of the planning system is the public interest.

The planning system should be there to act in the public interest because the only valid reason to stop you from using your land the

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way that you want is because it might have a bad effect on somebody else, or it might not be the best use of that land for the community.”

The flaw with the neoliberal view of planning, as championed by Sorenson, is that the built environment is by its very nature a public good, contends Simmons.

“Everybody consumes the built environment.

You can avoid the NHS if you want by going private, but you can’t avoid walking down your street. It is clear that the management, development and planning of the built environment are matters that need to be conducted in the public realm.”

As academics have been pointing out since the 1950s though, the public interest is an inherently contested concept.

For Nick Raynsford, these philosophical conundrums created real world headaches when he was a planning minister in the early Noughties.

“The problem with articulating the public interest is that different people will have different interpretations,” he says, pointing as an example to the dilemmas thrown up by wind farm applications, which can leave environmentalists finding themselves on opposite sides of the fence, depending on whether protecting the landscape or cutting carbon emissions is their prime concern.

But the RTPI’s Harris insists that it is possible to agree on a broad definition of what constitutes the public interest in planning.

“There are competing views of the public interest, but most people broadly want the same things from the places where they live,” he says, citing a healthy environment and access to open space. “In most cases, we aren’t arguing over outcomes. The discussion will be about how they are best achieved.”

And although few would quibble with the NPPF’s emphasis on delivering growth, too narrow a focus on this aspect of planning can undermine the broader public interest, says Harris.

“The danger is ending up with forms of development that undermine the public interest or interpret the public interest very narrowly to disadvantage some groups over others,” he says, pointing at poorly planned urban sprawl containing little or no public space.

“The public interest is not being served by those kind of developments because you are failing to maximise the benefits through better planned development.”

Raynsford, who is about to begin a review of the planning system for the Town and Country Planning Association, acknowledges that getting

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RTPI must defend the public interest

this balance right is hard. “Tilt it too far in favour of the developer and you end up with pretty poorquality development that reflects the short-term interests of the developer. Tilt it too strongly in favour of the local authority and the developer is stifled and there is no incentive to come up with a better solution that will satisfy the community as well as the developer.”

But the NPPF’s presumption in favour of development wherever a local plan is not adopted is not contributing to the public interest, he says: “Too many cases are being determined by appeal or in the courts.”

For the CPRE’s Thomson, the modern consensus around housing delivery being what he describes as the “sum total of the public interest” is “potentially short-sighted”. This is especially the case if wider goals like affordable homes are set aside in the rush to meet headline numbers.

“Councils are under such pressure to deliver housing that they are not in a position to insist on quality of development and the social and physical infrastructure that must go along with it. It is much more about allowing developers and landowners to maximise their profits rather than ensuring that the right kind of housing is provided.”

Vehicles for Nimbyism Plymouth’s Barnard says it is important for public planners to work closely with developers, given that the vast majority of investment is now generated by the private sector. But there are risks that priorities will be skewed.

He warns: “If they (planning processes) are stacked towards a particular actor in the system, i.e. landowners or developers as opposed to citizens, the process inevitably focuses on the outputs that they are seeking to deliver.”

But Harris thinks setting planning against the market is the “wrong way to frame the debate”.

Referring to the recent RTPI report, he says: “The Value Of Planning argues that you get better markets for development and produce better outcomes through planning. The danger is seeing the whole debate being for or against the market.”

Murray agrees that making allowances for features like public spaces can prove a win-win for the developer and the community. “If you are making the town or village better that is likely to attract more investment. You can make great places and make a return – it’s not an either/or.”

Promoting public participation is one mechanism for enabling the broader public interest to be articulated.

The erosion of the public service ethos within planning inevitably raises issues for the RTPI as a professional institution.

Of course, all RTPI members are bound by the institution’s code of ethics, which lays out the standards planners must meet.

The CPRE’s Matt Thomson says the RTPI should go further by making a “very strong stand” in defence of the public interest.

“The development industry shouldn’t be demanding that their profits come before the wider public interest. Any RTPI member who makes the case that the development industry’s profits are more important than the public interest should be struck off.”

Most acknowledge that it would be very difficult to take such a draconian approach on an issue as contestable as the public interest.

Nevertheless, the RTPI’s Mike Harris acknowledges that the planning profession needs to work hard to maintain the integrity of the system that it serves.

“Planners have to hold onto that and promote it even in a context that is not hospitable.”

Ex-president Kevin Murray believes that the public interest should have a much higher profile in continuous professional development. It shouldn’t just be an issue that planners are taught about at university, but a topic of active and continuing debate within the profession.

“People get sucked in and by the time they are in their 30s or 40s they just accept that this is how the world is. There is scope for dialogue and debate beyond university.”

Of course, the risk with such exercises is that the voices of well-heeled homeowners, who tend to be mainly interested in protecting the value of what is usually their biggest asset, drown out those of the homeless and poorly housed.

“Nobody is representing the people who don’t have homes. Politicians should be the people who represent the people who don’t yet live there, but local politicians can’t really do that because they are elected at ward level,” says Simmons, who encountered many of these dilemmas when he was a local planning authority director.

These concerns have been brought into sharp focus by the emergence of neighbourhood planning, which many see as vehicles for Nimbyism.

Simmons says: “It might not be in the public interest if there is a substantial need for new housing and a neighbourhood plan is used to block that and slow down delivery of housing.”

Barnard says that the way the public interest is articulated will vary depending on the level it is viewed from. “The public interest of a neighbourhood will be different to Plymouth as a whole.”

Responding with the case for neighbourhood planning, the CPRE’s Thomson says grassroots knowledge can be used to defend the public interest.

“There are different perceptions of public interest on different levels. At the very local level, you will know exactly the issues of concern to people,” he says, pointing out that a neighbourhood group may be better able than a city-regional authority to distinguish whether a brownfield site is a haven for antisocial behaviour or a valuable patch of land for dog walking.

But Barnard says planners need to rediscover the big picture.

“People have been dragged into the process, which is inevitable with any regulatory system, but lost sight of the vision that planning had to create a better society. There is a need to reconnect the profession back to the fundamental conception of what planning is about.”

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HISTORIC TOWNS

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WE MIGHT BE LEAVING THE EU AS AN INSTITUTION, BUT AS FAR AS CITY PLANNING GOES WE HAVE MUCH TO LEARN FROM OUR EUROPEAN NEIGHBOURS – HENCE THE CONCEPT OF ‘SMARTER URBANISATION AND RAPID GROWTH’, SAYS ECONOMIST AND URBANIST DR NICHOLAS FALK

H

ow can the UK gear up for the challenges of rapid growth in a post-Brexit world? The population will continue to grow, as will the numbers of ageing households, while house prices are for the most part unaffordable to those on average incomes.

Pollution and inequalities are also growing fast, and funding will be even harder to attract for the infrastructure needed to fix our worn-out energy and transport systems.

Such a situation calls for radical change, and for learning from cities that have made faster progress as far as ‘smarter’ or sustainable urbanisation is concerned. This means looking to the Continent for inspiration, but drawing lessons that could be applied throughout the world.

For decades villages and peripheral suburbs in the UK have been expanding faster than medium-sized cities, which is stupid, given the resulting stress on overloaded roads and people. Surely it is time, as David Rudlin and I argued in the submission that won the 2014 Wolfson Economics Prize, for extending the places where people most want to live and work? Could we not share the costs of funding local infrastructure out of the uplift in land values when green fields are turned into housing? Could we not apply the lessons from cities such as Cambridge that have achieved a step change in putting design quality principles into practice through their Quality Charter for Growth?

H E A

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GOOD CITIES MEAN BETTER LIVES

Visits to continental cities that have been recognised in awards by the Academy of Urbanism,1 or that featured for their transformation in Good Cities Better Lives reveal some crucial common features.2 Local authorities play a more proactive role, and assemble strategic sites on the edge of their cities, and ensure they are linked by good public transport and cycleways. This produces new neighbourhoods that are just as attractive as the older ones. Sustained high levels of house building through a multiplicity of builders keep prices in check. Housing associations, custom builders and co-housing play much greater roles, and add to diversity. Government now recognises that France has been building twice as many new homes as the UK for several decades, and that German labour is a fifth more productive. The results

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CONNECTED CITIES The first priority is to grow cities that are already well connected by rail by building neighbourhoods where people can be encouraged to cycle and walk for shorter trips. Brian Love, in the video that supports his new book (www.connectedcities. co.uk), usefully shows how Ebenezer Howard’s principles can be applied in Hertfordshire by extending existing towns. We need to incentivise modal shift away from cars, as Freiburg in south-west Germany has done so well, where car journeys now form only a third of trips, while other modes have increased their share over three decades. Paradoxically, cost-benefit analysis used to assess transport projects in the UK counts modal shift from roads as a cost because the Treasury may lose fuel tax revenue!

The contrast between the twin cities of Grenoble and Oxford brings out the importance of investing in local transport. France has built 10 times as many tram lines in the past couple of decades, and even Paris, the city that pioneered public transport, is continually extending its tram and metro systems. Good planning is helped by the Versement Transport, a charge on organisations employing more than

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are places that look and work much better, with balanced communities rather than a preponderance of young families, and much better infrastructure.

Of course, not everyone agrees on what counts as success, so let me put forward three basic principles and show how they have been applied in different mediumsized cities – Grenoble, twinned with Oxford, Amersfoort in the Netherlands, which is a little like Cambridge, and Freiburg, the most environmentally progressive city in Germany, which has similarities with Brighton and other historic cities. The principles are essentially those set out in the Cities Foresight final report, which are that cities should be judged as environmental beacons and social hubs as well as economic assets, or the three E’s of environment, equity, and economy.3

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10 staff. The best indicator of success should be modal shift, or failing that, levels of car use.

GRENOBLE: HISTORIC UNIVERSITY CITY AND LEADING TECHNOPOLIS Grenoble has transformed its position as the leading centre for science-based industry into an attractive metropolis over the past three decades. It now attracts more students than either Oxford or Cambridge, and 22,000 are working on research. Growth has been focused on the extensive tramway system, using the idea of ZACs or Zones d’Aménagement Concerté. The city council works with other members of the agglomeration (equivalent to our counties), and the wider transport authority, with a mission of being ‘sustainable, frugal and inclusive’. The lessons learned from regeneration projects are fed into subsequent ones.

Today, the aim is to strengthen the links between the various parts of the city. Public transport, in particular the tramways, has been key to the city’s success, and car use has been held constant.

HEALTHIER CITIES The second priority is to tackle the many factors that give Britain the unhappiest and some of the fattest children in Europe, and that lead on to excessive

demands on the NHS from diabetes, smoking and excessive drinking. As Professor Michael Marmot and others have proved, the problems are bound up with social inequalities, which the high price of housing intensifies. Dutch cities show how to build attractive new suburbs where cycling and walking predominate over cars, as in the case of Houten new town near Utrecht, for example, or Vathorst on the edge of Amersfoort.

Ample allotments complement areas given over to commercial flower growing, and people of all ages and incomes choose to live there.

By planning new housing so that it rebalances the demographic profiles of a city, much greater impact can be secured; for example, making it easier for ‘empty nesters’ to move to more manageable homes and release houses with large gardens for young families or sub-division. As a result cities are not so divided into rich and poor sides.

Astonishingly, our system of council charges does little to promote social justice or minimisation of waste. Sterile green belts reinforce inequalities in terms of life expectancies and educational attainment. The best indicators of healthier cities are probably variations in population and mortality rates in the absence of detailed enough information

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on happiness or wellbeing, or educational disparities, as skills determine life chances.

DYNAMIC CITIES The final factor follows on from the first two, as cities that are better connected and healthier also have higher economic growth rates, with less time and stress wasted in commuting long distances to work by car. This in turn helps to attract and retain the most talented people, who boost productivity and gross value added (GVA), which are the conventional indicators of successful growth. Innovation is the natural by-product of places where talented people most want to live, and it is not surprising that medium-sized cities like Eindhoven or Heidelberg outperform much larger cities in terms of patents, and are also more resilient.4 So in Freiburg, which we called ‘The City that did it all’, Wulf Daseking, the head of development – working with a socialist mayor town – turned an old university town into the Solar Capital of Europe. Groups of people commissioning their own homes (baugruppen) build better homes at lower cost. Closer working relationships between the public and private sectors I M AG E S | G E T T Y / I STO C K

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governments have tended to fiddle, while leaving the big questions, such as land assembly and valuation unresolved. So how can current crises be used to transform the system rather than paper over the cracks? Here are three solutions I am working on: • Swift Rail: We need to exploit underused capacity on the railways running through suburban conurbations, drawing on the model of the German “THE FIRST StadtShnellbahnen.

PRIORITY IS TO Positive planning briefs GROW CITIES would ensure that local THAT ARE infrastructure is funded ALREADY WELL by sharing in the uplift CONNECTED BY in land values following lead to rapid RAIL BY BUILDING development. growth rather NEIGHBOURHOODS • Infrastructure than time-wasting WHERE PEOPLE bonds: Institutional conflicts. The results also CAN BE long-term funding can look much better too, ENCOURAGED TO be tapped to support with less domineering CYCLE AND WALK local infrastructure, using roads, as development is FOR SHORTER the uplift in land values concentrated in extensions TRIPS” to underpin loans, and to the existing city rather then selling off sites for than spread around development over time. sprawling suburbs or This requires a body that villages. can assess projects, and help to package funding.5 • Community development corporations: Lack of expertise and capacity can be overcome by local authorities joining together to set So what should a ‘manifesto’ for smarter up agencies to assemble strategic urbanisation look like? Adapting the sites, and install the infrastructure five C’s of the Cambridgeshire Quality needed for a multiplicity of builders Charter for Growth the basic principles to get going. New open space and might be: social housing can then be provided • Connectivity: Tame the car and put through Community Land Trusts, pedestrians and cyclists by making making use of powers in the New full use of rapid transit.

Towns Act. • Character: Enhance fine buildings and places, and exploit natural capital such as waterways, woods and n Dr Nicholas Falk, economist and urbanist, hills. is the founder of URBED, and chair of the new • Community: Narrow social URBED Trust. www.urbedtrust.org differences, and use new housing to close demographic gaps.

1 David Rudlin, Rob Thompson and Sarah • Climate-proofing: Join up town and Jarvis, Urbanism, Routledge 2016 2 Peter country and save natural resources Hall with Nicholas Falk, Good Cities Better through careful design.

Lives, Routledge 2014 3 Future of Cities: An • Collaboration: Work in partnership to Overview Of The Evidence, Government Office for Science, March 2016 4 Hugo generate innovation and good jobs.

Bessis, Competing With The Continent: How • This assumes more proactive local UK Cities Compare With Their European authorities that exercise leadership Counterparts, Centre for Cities, 2016 rather than simply administer 5 Nicholas Falk, Funding Housing and Local government programmes. Past Growth: The Smith Institute, 2014

MAKING CHANGE HAPPEN

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DiF { D

DECISIONS IN FOCUS

Decisions in Focus is where we put the spotlight on some of the more significant planning appeals and court cases 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 from Aviagen Turkeys Ltd, one of “only two primary turkey breeding companies in the world”, about the impact of the proposal on their stock.

As one of its sites is about a kilometre from the appeal site, it posited that there would be a “significant increased risk of infections and diseases breaching biosecurity at the farm” as a result of the proposal. But Hellier argued that in the absence of any statutory control or independent authoritative guidance on this matter, it was not a determinative consideration.

An inspector has given the go-ahead for a ‘significant’ poultry scheme at Dodleston, Chester

AGRICULTURAL

‘Significant’ chicken farm allowed for Chester ( SUMMARY An inspector has allowed the erection of two poultry sheds to house 100,000 broiler chickens for an area of green belt in Dodleston, Chester, despite noting the potential impact on an adjacent pedigree turkey business.

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( CASE DETAILS Inspector Bern Hellier noted that the proposal is of a “significant scale”, but that as an agricultural use, the proposal was not unsuitable for the green belt. He judged that should there be no mitigation, there would be a significant adverse effect on the character and appearance of the local landscape, but that the “substantial tree planting” proposed would eventually prove a positive and effective landscape feature.

Hellier accepted concerns

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( CONCLUSION REACHED Hellier gave positive weight to the scheme’s contribution to the rural economy and assistance in maintaining a viable business at Dodleston Hall Farm, and allowed the appeal.

Appeal Ref: APP/A0665/W/16/3147467

HOUSING

98 homes approved for Essex green gap ( SUMMARY An inspector has approved 98 homes for a designated green

gap in Little Clacton, Essex, after deciding that the social and economic benefits of the scheme outweighed the “moderate” environmental harm. ( CASE DETAILS Inspector DM Young noted that Tendring District Council accepted its inability to demonstrate a five-year supply of housing land. The site is designated in the local plan as a ‘local green gap’, intending to conserve the open rural setting of this edge of Little Clacton.

But as this policy in part has the effect of restraining housing land, Young considered it to be out of date in light of the council’s housing supply position. He also considered it “significant” that the emerging local plan has recommended the removal of the green gap and allocation for housing development.

Young also noted that an existing public footpath would be retained on the site, and that the scheme would reserve 23 per cent of the site as open space, which would “go some way to addressing the current deficit in the village for such facilities”. ( CONCLUSION REACHED Making a judgement that the development would “contribute significantly to the economic and social

I M AG E S | I STO C K / G E T T Y / A L A M Y

23/01/2017 09:59

An application to turn a shop into an estate agency has been rejected because of a lack of retail units in Largs town centre

dimensions of sustainability”, Young allowed the appeal.

Appeal Ref: APP/P1560/W/16/3156070

COMMERCIAL

Change of use would spark decline in town centre retail function ( SUMMARY Permission has been refused for the change of use of a retail unit in Largs, Ayrshire, to class 2 (financial and professional), premises after a reporter concluded that approval of the appeal would be detrimental to the wider retail function of the town centre. ( CASE DETAILS Reporter Sue Bell noted that there were few vacant units in the relatively small core shopping area, which houses both retail and non-retail premises.

But she agreed that there were numerous financial institutions, and that the proposed use of the appeal unit as an estate agency was

not an underrepresented use in the area. To allow the appeal would be to create a “substantial block of mainly class 2 use within the core shopping area”, said Bell. ( CONCLUSION REACHED Bell argued that while the use would be complementary to adjacent retail uses, “any increase in the numbers of financial institutions at the expense of retail outlets will lead to a decline in the retail function of the centre”, contributing to a decline in vitality and viability.

Appeal Refs: PPA-310-2023

HOUSING

Javid approves 26 Derbyshire homes ( SUMMARY Communities secretary Sajid Javid has approved 26 homes in Ashover, despite an inspector recommending the appeal be dismissed. ( CASE DETAILS The scheme includes 10

Communities secretary Sajid Javid has approved a proposal for 26 affordable homes in Ashover, Derbyshire

affordable units and public open space, and will be served by a single access road. North East Derbyshire District Council refused outline permission for the development on landscape and visual impact grounds.

Inspector Jonathan Clarke said the appeal site is in a visually sensitive location and while it is not subject to any national landscape designation, it “is part of a valued landscape”.

Despite concluding that if “suitably designed and laid out” the development could “read as an extension to the dispersed character of Ashover”, Clarke recommended that the appeal

by Marsh Green Estates Ltd should be dismissed.

The inspector and the secretary of state agreed that the emerging new local plan could not be given any weight and the draft Ashover Parish Neighbourhood Plan could only be given limited weight.

Javid said the council had identified sites that could deliver only a 1.79-year supply of housing and that although the development is “fairly modest in scale”, it would boost the supply of market and affordable homes, particularly considering the “extremely low rates” at which housing has been delivered across the district. ( CONCLUSION REACHED The adverse impacts of the scheme, Javid concluded, do not “significantly and

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DiF { D demonstrably” outweigh the benefits. He therefore allowed the appeal and granted outline planning permission.

Appeal Refs: APP/R1038/W/15/3133527

HOUSING

Javid approves 800 homes in Leeds to boost supply ( SUMMARY Communities secretary Sajid Javid has approved permission for three schemes amounting to 829 homes in East Ardsley, Bramhope and Collingham after deciding that Leeds City

DECISIONS IN FOCUS Council was unable to show a robust five-year housing land supply. ( CASE DETAILS In all three cases, Javid noted that the emerging Leeds Site Allocations Plan (SAP) is far from adoption, arguing that the failure to produce an adopted SAP until “at least December 2017” means that there is no policy to show how delivery of any houses, “never mind the magnitude required” owing to a persistent shortfall, will be achieved. He agreed that the council had failed to demonstrate a robust housing supply and that the presumption in favour of sustainable development was therefore invoked.

Javid found that the East Ardsley, Bramhope and

Collingham schemes – for 299 homes and land for a primary school; 380 homes, a convenience store and public open space; and 150 homes respectively – were broadly in compliance with the council’s core strategy and would not undermine its implementation. ( CONCLUSION REACHED Although each site had been designated as a Protected Area of Search (PAS), that being land removed from the green belt and safeguarded for later development, Javid ruled that this status could not be considered up to date in light of the lack of robust housing supply, and that the benefits to housing supply of the schemes would outweigh any policy conflict.

Appeal Refs: APP/N4720/W/15/3004034 / APP/4720/W/15/3004106 / APP/ N4720/W/14/3001559

HOUSING

Replacement home allowed despite building mystery ( SUMMARY A replacement dwelling has been allowed in place of an existing building in Downpatrick in County Down, Northern Ireland, despite some contention over whether or not the building was formerly in use as a dwelling.

The secretary of state has approved 829 homes in three villages in West Yorkshire to reduce the housing shortfall around Leeds

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Permission for two 800 kilowatt wind turbines in Inverurie has been refused because of the unacceptable impact on nearby residents

( CASE DETAILS Commissioner Brigid McGlinchey argued that it appeared substantial internal and external structural works had previously taken place on the building, citing a 2006 report from an enforcement officer which concluded that the physical appearance of the building had been altered to “create by deception a residential unit”. But while these works were deemed unauthorised, the case was closed as it was found that planning permission for a residential conversion would have been granted.

Despite a lack of official deeds or documentation to corroborate the building’s former use as a home, McGlinchey was persuaded by testimonial evidence that this use had occurred and found it to be in line with council policy regarding acceptable forms of development in the countryside, being a suitable location for a replacement home. ( CONCLUSION REACHED After concluding that allowing access to the site off of a protected route would not prejudice the flow of traffic, McGlinchey allowed the appeal.

Appeal Refs: 2016/A0084

HOUSING

Policy conflict sees Stafford homes refused ( SUMMARY Communities secretary Sajid Javid has refused plans for 6065 homes in Little Haywood, Stafford, after agreeing with an inspector that the

benefits of the scheme were outweighed by conflicts with the Plan for Stafford Borough (PSB) and the newly ‘made’ Colwich Neighbourhood Plan. ( CASE DETAILS The inspector noted that the PSB sets out a settlement hierarchy for development in Stafford that demarcates the majority of development for Stafford, then Stone, then Key Service Villages (KSVs), which includes Little Haywood and Colwich.

While only marginally over the housing supply target for KSVs, the proposal would threaten the successful achievement of the planned broad distribution of housing growth given the historically disproportionate amount of development in lower order settlements in Stafford, said the inspector.

Javid agreed that this, and the site’s use of greenfield land meant that the proposal conflicted with the PSB, and given the appeal site’s location outside of the settlement limit for Little Haywood, it also conflicted with the Colwich NP, and the emerging development plan. ( CONCLUSION REACHED Although the council could show a five-year housing land supply, Javid agreed that housing targets set out in the PSB should not be considered a ceiling to development, and noted the benefits of the scheme’s provision of 30 per cent affordable housing.

But ultimately he judged that the level to which the scheme conflicted with the development plan meant the scheme should be refused.

Appeal Refs: APP/Y3425/W/16/3149840

RENEWABLE ENERGY

Wind farm refused on cultural heritage and residential amenity grounds ( SUMMARY A reporter has refused permission for two 800 kilowatt wind turbines in Inverurie, Aberdeenshire, after deciding that they would have an unacceptable impact on the living conditions of nearby residents and the appreciation of several scheduled ancient monuments. ( CASE DETAILS Reporter Lorna McCallum noted that the appellant’s environmental statements acknowledged that there would be potential breaches of council-required noise limits at three nearby residential properties. The council argued that a greater number of properties would be affected, and also disputed mitigation

measures suggested by the appellant concerning the turbines being switched off at certain wind speeds.

McCallum agreed that there was reasonable potential for a condition setting noise limits to be breached, and that the avoidance of significant adverse effects on residential amenity could not be assured. ( CONCLUSION REACHED McCallum also noted the presence of a number of scheduled ancient monuments in the vicinity, including a number of cairns. Despite revisions to the scheme since a previous appeal, the reporter agreed that the turbines would be likely to dominate views in the immediate surroundings of a number of monuments, having an unacceptable impact. Therefore, she refused the appeal.

Appeal Refs: PPA-110-2298

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Tech { L A N D S C A P E

P37 TECH P40 CAREER P42 LEGAL P51 EVENTS

Welcome to a new section of The Planner.

Tech landscape is a monthly column where we’ll be taking a look at the relationship between planning and technology.

As we see it, there are three dimensions to this: • Tech-based tools designed to help planners do their job better – such as 3D visualisations and searchable databases of planning applications.

• Technology that affects the work that planners do and can improve it. This could be, for example, data capture technologies that enhance the planning evidence base.

• Technological impacts on society that are of relevance to planners. This could be artificial intelligence and its impact on the workplace.

How will these change employment patterns and thus the towns and cities that you plan for?

We’re completely open about the content of these pages and we’re happy to carry news, case studies, insight, analysis, interviews, infographics and comment. n We’re also open to your suggestions. If there’s anything tech-related that you’d like to see us cover, please drop us a line at editorial@theplanner.co.uk

FUTURE PLANNER STEFAN WEBB, HEAD OF PROJECTS AT THE FUTURE CITIES CATAPULT, TELLS SIMON WICKS WHY IT’S IMPORTANT TO BRING MORE TECHNOLOGY INTO PLANNING “Planning produces tons of data,” declares Stefan Webb, head of projects at the Future Cities Catapult (FCC). “Even at a local authority level. Historic planning applications – the data is huge. How do you make sense of it? How can we use different data science techniques?”

It is, as Webb points out, one of the great challenges of planning. As a profession, it is driven by data collected in the process of assembling evidence. But what happens to it once it’s been assembled for a local plan, strategy or masterplan? Who else uses it?

What if all data relevant to planners were available in one place?

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And not only that, what if it were updated in real time, easy to access, completely searchable and simple to integrate into projections and models?

How would this change the planning process and the way that planners do their jobs?

For Webb, planning represents a huge opportunity to introduce new technologies and ways of working.

But there are obstacles – not least a working culture of paper and PDFs. “Part of that challenge [of transformation] is getting over the idea that planning has to be about paper and maps that are drawn,” he explains. “I’m not saying get rid of

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TTech { L A N D S C A P E course of a just a few weeks, the FCC the maps and paper and PDFs, but created a mapping system that use the technology that’s available. contained all the information and, “One of the challenges we have is furthermore, rated areas according to how do we ensure that we don’t their infrastructure provision so that simply ‘digitise the Bible’. Digital can planners could map the best and should be a new way of doing locations for future growth. things. You shouldn’t necessarily The low-cost, quick prototype bake in what we did before.” approach provides a model for how His point is that we don’t maximise other organisations can approach the potential gains of technology if tech development. It doesn’t have to we just continue to work in the same be time consuming or costly. What old ways. Tech offers a chance to matters is attitude. rethink entire systems and working “Planning needs the confidence to practices. For example, if routine but try this out in a cheap way,” says time-consuming tasks could be fully Webb. “‘Let’s prototype this. Let’s do automated, wouldn’t that free up a cheap version of what this might planners to spend more time actually be.’” planning?

The FCC is one of 12 ‘catapults’ How can planning, for example, supporting growth in promising benefit from emerging technologies sectors. It’s supporting such as 3D printing, this process itself by machine learning, “DIGITAL CAN incubating two building information AND SHOULD BE businesses dedicated to modelling and virtual A NEW WAY OF using technology to reality? It would be easy DOING THINGS. improve planning – for Webb to have his YOU SHOULDN'T Urban Intelligence and head in the clouds, but NECESSARILY Land Insight. he is surprisingly tuned BAKE IN WHAT WE In December, it also into the everyday DID BEFORE." launched an ‘open call’ practicalities of inviting individuals and planning. start-ups to bid for a He’s particularly share of £100,000 to interested in the prototype ideas to “information improve planning (see asymmetries” – for box). As it happens, example, between Webb has worked closely with developers and planners – that can planners and diagnosed a sector in create disadvantage and inefficiency. need of modernisation.

How can better, more open use of A career that began in Dartford’s data correct these? corporate policy team took him via He cites work done by the FCC economic development and with the Greater Manchester regeneration into Newham where he Infrastructure Advisory Group on worked alongside planners on the utilities mapping. Hitherto hidden, London Olympics site, the Thames information about utilities, their Gateway and the setting up of the locations and ownership created a London Legacy Development “Byzantine” research process every Corporation. time a developer wanted to submit Planning is ripe for innovation, he an application. What of all the feels. “If you’re not getting good data information were available in one about what’s being delivered, and place? about the outcomes, you won’t know It seems blindingly obvious, but how good your planning is. You won’t much of the data that underpins the have the nuanced understanding of built environments similarly the challenges you face.” shrouded in darkness. Over the

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Future of Planning programme The Future Cities Catapult’s Future of Planning programme has a remit to look at how better use of design, data and digital innovation can improve the UK planning system.

The overall aim is, according to the FCC website, to “build a picture of a faster, more transparent and equitable planning system that delivers the kinds of homes, communities and cities we want”.

For more information about the programme visit the Future Cities Catapult website at http://futurecities.catapult.org.uk/ project/future-of-planning/ To get involved, contact Stefan Webb on swebb@futurecities.catapult.org.uk or follow him on Twitter at @twitter.com/ Stef_W

STATE OF THE ART INNOVATIONS In December, the FCC published a report about the extent to which digital technology is infiltrating (or not) the UK planning system.

State of the Art Innovations in Digital Planning is available for download at http://futurecities. catapult.org.uk/2016/12/01/ future-planning-state-artinnovations-digital-planning/

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23/01/2017 15:36

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Career { D E V E L O P M E N T C HOW TO BE A LEADER

What does it take to be a leader in planning?

Martha Harris talks to some prominent planning professionals about the qualities of good leaders and why planning needs good leadership more than ever EMMA LANCASTER

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STEPHEN TUCKER

Emma Lancaster is an associate at Quod and Young Planner of the Year 2016

Stephen Tucker is partner at Barton Willmore Scotland and former convenor for RTPI Scotland

“Charisma is a key quality for a leader – it’s about creating something new, but also being able to map out a journey explaining how we get to the end result as a team.

“I am a great believer in leading by example, and I think enthusiasm is really contagious. I’m in a really fortunate position at Quod in that I’m getting the opportunity to mentor others and share in my experiences, providing tips and tricks. That coaching style is my approach to leadership, but “ENCOURAGING ultimately you need YOUNG PEOPLE to find what works TO TAKE UP best for you.

LEADERSHIP ROLES “Leaders are the IS SO IMPORTANT voice of their BECAUSE THE profession, so you PROFESSION CAN need someone that BENEFIT MASSIVELY can articulate a FROM THE FRESH shared vision clearly. PERSPECTIVE THAT Often planners can’t THEY BRING” seem to do right for doing wrong [in the public’s eyes], so its important to have people to shout about our successes. This is also needed internally in terms of keeping morale up – planners sometimes need people to remind them what it is that we stand for.

“Encouraging young people to take up leadership roles is so important because the profession can benefit massively from the fresh perspective that they bring. They have new ideas about how to tackle key problems, and how to engage with other built environment professions.”

“As a leader, the ability to see things in the round is key because it helps you not to get too obsessive about the day to day. It’s important for planners to realise that what they do has a genuine impact on people lives, and sometimes the sacrifices we make are worthwhile for more than just monetary and commercial reasons.

“It is my job to clear the way for the highly skilled people I work with to do what they love doing – and to know when to rely on better people in my team to deliver on my behalf. A leader also has to shield their people from some of the pressures that land on them, either from clients or politics, and let them do what they do best – let them plan.

“We need to keep our gaze focused on the big things that will make a difference to a large number of people’s lives. The more we work on visionary, large-scale, long-term projects, the more exciting planning will become, and interested people will become in what we do, and therefore the more influence planners will have. If you keep focusing on the small things, the profession is only going to go one way.

“We also need to be conscious of where our talent is going. It is an issue for local authorities that some of our brightest talent is being attracted to where they think the rewards might be greatest – i.e. in the private sector – and we see this most keenly at the top level. Planning is “SOMETIMES fundamental to the THE SACRIFICES operation of good local WE MAKE ARE government, so we need WORTHWHILE to reward and protect the FOR MORE THAN people that are in JUST MONETARY positions of leadership in AND COMMERCIAL local authorities.”

REASONS”

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JOBS

Make Planner Jobs your first port of call for town planning jobs, careers advice and the latest people news from across the sector.

Visit jobs.theplanner.co.uk

PAUL BARNARD Plan] over a long period of time, we’ve recognised the important role of politicians in this inherently democratic planning process, but “Management and leadership often we’ve then brought our professional get confused: where the former is skills as planners to the table. more about managing processes, “Aside from this, local planning leadership is about setting a vision, authorities need to build a new and creating an environment for relationship with the citizen. individuals to flourish.

Previous reforms haven’t “Learning from really gotten to the heart of shared good practice “I’VE OFTEN the fundamental question is important, and of ‘Who are we planning available through the FOUND… THAT THE CREATION OF for?’. Ultimately we are Planning Advisory PLACES IS MOST planning for a place, what Service. There’s also that place wants in terms of support from the RTPI SUCCESSFUL its vision for the locality, for the development WHEN POLITICAL AND PLANNING and what the people want. of leadership and managers. But part of LEADERSHIP WORK It’s about getting back to TOGETHER” that visionary social being a leader is the planning which was very crucial issue of much part of the post-war era. managing with political awareness.

“Planning is in a kind of existential “I’ve often found in my career in crisis, partly because it has long been local government that the creation of used as a scapegoat for the nonplaces is most successful when delivery of various government political and planning leadership initiatives, and partly because it’s had work together and think outside of the biggest reductions in local the box – and that’s what we’ve done government of any single here in Plymouth. We’ve built crossgovernment department. Yet party consensus [for the Plymouth Paul Barnard is assistant director for strategic planning and infrastructure at Plymouth City Council

planning for the delivery of jobs, homes and good quality places has never been more important. It is an incredibly challenging environment, and it requires leaders across the private and public sector to respond to these challenges.”

LEADERSHIP QUALITIES We asked our interviewees what qualities were needed to be a leader in the planning profession.

Vision: Forward-looking, keeping your eyes on the wider goal Communication: Able to share your vision effectively and communicate the worth of planning to those outside the profession Inspiration: Providing a positive working environment and motivating colleagues to think innovatively Confidence: Confidence in the validity of your decisions, and inspiring confidence in others Patience: Recognising that strong stakeholder relationships take time to build

KIM BOAL Kim Boal is a planner at Mid & East Antrim Borough Council, and chair of the RTPI Northern Ireland Young Planners Network

“A leader is able to focus on major goals and deliver a strong vision, but is also needed to bring together multiple levels of governance across society in identifying issues and priorities, and driving forward responsive action.

“I feel that as chair of the Northern Ireland Young Planners Network I’m setting an example for other young planners, and by achieving this position I’ve shown that an initial interest in the profession as a student member can grow in to a greater role.

“I really encourage all young planners to join their local network (tinyurl.com/ planner0217-YPN) and take advantage of potential leadership roles where views and opinions can be expressed to

wider audiences and the RTPI. The planning profession is continually evolving and responding to socioeconomic and environmental trends. So strong leadership is essential to guide and direct the profession through these changes.”

“I REALLY ENCOURAGE ALL YOUNG PLANNERS TO JOIN THEIR LOCAL NETWORK”

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LLegal landscape INFORMAL HEARINGS: THE WAY FORWARD? Informal hearings offer a faster alternative to long appeals, and planning inspectors are increasingly adept at dealing with complex issues in these settings, says Stuart Andrews Inquiries have been the mainstay of the planning appeals process for 50 years.

But they are increasingly the most costly and timeconsuming option at appeal.

The procedural changes delivered by the Development Management Procedure Order 2015 mean that, by necessity, appellants are taking earlier decisions as to issues they will agree and what will be the focus of their case. The early appointment of the consultant team means that weaknesses will be identified much earlier and there is far better reaction time to narrow the case.

Inquiries are taking about four weeks to be formally started, some 36 weeks for the case to open and a further six weeks before a decision.

This is circa 46 weeks from submission of the appeal to obtaining a decision. Hearings take the same time to formally start, some 12 weeks to the hearing date and about three weeks before a decision. This is circa 19 weeks to obtaining a decision.

Where a scheme has vociferous third-party objections against it, the ‘safest’ option is to pursue an inquiry to avoid disruption, limit distraction from the issues and

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to minimise risk. However, it is increasingly clear that hearings have come a long way over the years, as can be seen by the way in which Development Consent Orders and Local Plan Examinations have been conducted successfully and efficiently.

The Local Plans Expert Group’s report to the communities secretary in March 2016 reviewed the role of the Planning Inspectorate and acknowledged that inspectors “are often called upon to mediate complex issues where opinions are strongly held on either side”.

This reflects the capacity of inspectors at hearing appeals to deal with complex issues, even where there may be emphatic views voiced from either end of the table.

Stuart Andrews There are numerous examples of hearings being an effective method for determination, as shown in: • APP/E2001/A/13/2193302: Where the Inspectorate took the view that the case should be heard by hearing on the basis of “the complex and technical nature of a matter, air safety, that is the subject of a reason for refusal of the application and about which the Inspector will wish to ask questions of the evidence presented”.

• APP/D2510/A/14/2228085: Where the Inspectorate indicated that “other matters relating to housing supply, layout, access etc. can all be dealt with in a

“IT IS CLEAR THAT HEARINGS HAVE COME A LONG WAY, AS CAN BE SEEN BY THE WAY IN WHICH DEVELOPMENT CONSENT ORDERS AND LOCAL PLAN EXAMINATIONS HAVE BEEN CONDUCTED SUCCESSFULLY”

Statement of Common Ground to accompany the appeal documents at a Hearing. It would seem to me a disproportionate use of the Councils [sic] time and resources, and indeed the inspectorates [sic], would be taken up by holding an Inquiry in this case”.

• APP/U3100/A/13/2210015/ • APP/U3100/A/13/2210018: Where the Inspectorate took the view that matters relating to traffic noise did need to be discussed but that they could be “satisfactorily explored through the inquisitorial approach followed by an Inspector leading a discussion at a hearing”.

Inevitably, there will be a risk that an inspector could be persuaded by third parties that an inquiry would be more appropriate than a hearing.

The solution to this concern is for the Planning Inspectorate to introduce pre-hearing meetings (in the same way that they would be fixed for an inquiry) where appropriate to the scheme. This would assist in setting the scope for the hearing and reducing the objectors’ ability to claim any lack of openness or transparency in the process.

The planning appeal system has moved on in such a way that is suited to determination by way of hearing. This is because of the requirement to frontload appeals, which requires the early appointment of consultants and preparation of the case in full. It also shows that the Inspectorate has adopted a more interactive approach in dealing with contentious issues.

Stuart Andrews is a partner and leads the national planning team at Eversheds LLP

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LATEST POSTS FROM THEPLANNER.CO.UK/BLOGS

B LO G S The recent ruling by the Upper Tribunal's Land Chamber poses a blow to AirBnB, as it means thousands of its ‘hosts’ could be renting out their homes in breach of the conditions of their mortgage or lease agreements

L E G I S L AT I O N S H O R T S Council fights inspector’s plan ruling

AirBnB: Room for a mortgagee?

Paul Heeley

AirBnB recently found itself at the centre of litigation in which a host was found to be in breach of her lease.

The AirBnB website allows users to list a property for people to rent on a short-term basis. It is now a vast global business with over two million listings worldwide, including over 40,000 in London.

Background Unfortunately the ‘simplicity' of AirBnB is far from being without its risks. Most residential mortgages prohibit commercial use and/or subletting without the lender’s consent.

Renting out might also be in breach of the lease, potentially threatening a mortgagee’s security and the leaseholder's home. Such risks were recently highlighted in the case of Nemcova v Fairfield Rents Ltd. Iveta Nemcova owned the lease of a one-bedroom flat in Enfield, Middlesex. Under the lease, she had agreed not to use or permit the use of the flat for any purpose other than as a ‘private residence’.

On discovering that Ms Nemcova was letting out the flat on AirBnB, the freeholder and landlord Fairfield Rents Ltd brought an action against her, alleging breach of the terms of her lease and seeking forfeiture of it – despite the fact that the property remained Ms Nemcova’s main residence and that she paid all utility and council tax bills for it.

While the lease contained clauses requiring Ms Nemcova not to assign or underlet any part of the property without the landlord’s prior consent, there were no other specific restrictions on the use of the property, such as prohibiting use for holiday lets.

So the key issue was whether, on the 90 days or so a year when the flat was let out (mostly to holiday-makers and business travellers), it was being used as a ‘private residence’. The First Tier Tribunal held that it was not.

On appeal, this decision was

upheld, with the judge concluding that for a property to be occupied as a private residence there needed to be an element of permanence (i.e. more than just at weekends or several nights during the week).

Where a property was being occupied in a transient manner, there was insufficient permanence for the tribunal to regard the property as being a private residence.

It was not relevant that the occupier might have another more permanent residence, as there was no specific requirement in the lease that the occupier must use the property as their only, main residence. It was a matter of whether the occupation was for such a short duration that the occupier would regard it as equivalent to a hotel room.

Somewhat unhelpfully to those seeking clear guidance, the tribunal noted that its decision in this case was sensitive to the particular facts.

But it does provide clarification of the meaning of a private residence where that is relevant to determining whether the terms in a lease had been breached.

Commercial risks So what are the implications? In terms of the practical effect of the decision, impairment of mortgage security (where the property is leasehold) is now a significant risk.

If a mortgagor owns the leasehold title to a property and the lease requires use as a private residence, this case may assist the landlord or freeholder in arguing that the terms of the lease have been breached if it is let out on a similar short-term basis, and subsequently apply to forfeit the lease, putting the security of the leasehold title and the lessee’s occupation at risk.

While a mortgagee can apply for relief from forfeiture to preserve its security over a leasehold title, this is potentially a significant drain on resources, with no guarantee as to outcome.

Paul Heeley is a partner at TLT Solicitors. Further commercial risks and recommendations are discussed in the full article: bit.ly/2iDlr7w

St Albans City and District Council has challenged an inspector’s conclusion that it has not met its duty to cooperate while drawing up its local plan.

The local plan was submitted last year. Inspector David Hogger examined it and held an initial hearing on 26 October. The council received his conclusions on 28 November.

Hogger said the council had not met its duty to cooperate with neighbouring planning authorities, which is set out in section 33A of the Planning and Compulsory Purchase 2004 Act. The council has applied to the High Court for permission to seek a judicial review of the decision, saying that it is unlawful. The council is challenging on five grounds, including that the inspector wrongly interpreted parts of the National Planning Policy Framework and that he failed to take into account the issues that were engaged with in the planmaking process when reaching his decision on the duty to cooperate.

FoE appeals on Lough Neagh verdict Friends of the Earth (FoE) has announced that it is appealing against a court decision over unregulated sand extraction from Lough Neagh.

In November, the environmental group lost a case about how the issue was enforced. It said the former Department of the Environment should have issued a stop notice for an immediate cessation.

A judge ruled that former environment minister Mark H Durkan had not been “turning a blind eye”.

He issued an enforcement notice rather than a stop notice.

Planning permission has not been sought for the extraction at the lake, which is a designated Special Protection Area owing to its winter bird population.

FoE said this placed a legal requirement on the department to protect it.

Private landowner in wind farm protest A Danish billionaire has launched a judicial review into a decision by the Scottish Government to allow a 22-turbine wind farm to be installed in the Highlands at Sutherland.

Anders Povlsen has a property empire comprising 218,364 acres and is believed to be the second-largest private landowner in Scotland. Povlsen’s Wildland Ltd has lodged the appeal with the Court of Session.

He disagrees with the government’s decision to approved the wind farm, which will be located on the Altnaharra estate, owned by Jim Gray, founder of the Gray & Adams transport company in Fraserburgh, as well as wild land.

A petition used in support of the wind farm was said to have been hijacked by people from Doncaster, Dunfermline and Fraserburgh.

Opposition politicians have asked the government to reconsider its decision to approve the development.

Thomas MacDonell, director of conservation for Wildland Ltd, said: “We are concerned about the proliferation of wind farms in the area.

“The turbines are definitely in the wrong place. We think there are contradictions with the Scottish Government (policies) over this. There are contradictions to other decisions. We feel it’s an industrialisation of our precious land.”

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NEWS

RTPI {

RTPI news pages are edited

by Josh Rule at the RTPI, 41 Botolph Lane, London EC3R 8DL

Planning for the future: Educating the next generation of planners ANDREW CLOSE, HEAD OF CAREERS, EDUCATION AND PROFESSIONAL DEVELOPMENT

Looking to expand your experience this year? Keen to see the planning profession thrive? More volunteering and CPD is a new year’s resolution?

Addressing the pipeline of professionals can be a key part of the picture.

The data the RTPI collects shows that currently about 1,300 students graduate with RTPI-accredited planning degrees each year. Numbers have been growing over the past few years, but of course it would benefit the industry and wider society if numbers continued to rise.

As members of a learned society, we look to educate and support the next generation of town planners. 2016 saw success with many projects under the Institute’s ‘Future Planners’ Initiative to help raise the awareness and interest in planning among those aged 11 to 18.

Another programme of work called ‘Routes to Education’ is focused on the pathways into the profession.

Routes to Education We launched this programme because we listened to students about the costs of university study. We spoke to employers to ensure that graduates have enough practical knowledge and skills to excel in a competitive workplace.

In a member-led consultation of the RTPI’s accreditation policy, the overall conclusion was that the current fouryear undergraduate pathway (e.g. BSc plus diploma), the one-year intensive

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Master’s degree and required Learning Outcomes remain fit for purpose.

However, new guidance and updates to terminology and branding will promote progression options for courses that are not fully accredited.

The government has pledged to create three million apprenticeships by 2020 from its new Apprenticeship Levy.

Close to 50 apprentices are employed in the public and private sectors on the RTPI level 3 technical scheme. In 2017 we are working with a group of employers to develop a new degreelevel apprenticeship to use levy funds to train Chartered Town Planners. Want to join up and to support and employ new talent? Email careers@rtpi.org.uk

MEMBERSHIP ROUTES FO R A C A D E M I C S New academic routes to membership launched by RTPI for those involved in teaching the next generation of planners. See www.rtpi.org.uk/membership

Bursaries 2016 saw the launch of the RTPI Trust Bursary, designed to promote and support diversity within, and widen access to, the profession. The £2,000 bursary has been awarded to six students now studying on RTPI-accredited undergraduate degrees.

The winners are either studying with a disability or specific learning difficulty or

are under-represented in the profession as BME or female.

We have awarded 90 bursaries to planning students across the UK and Ireland, through the highly successful Future Planners Bursary. This scheme is helping to attract and convert students from any discipline, including law, politics, geography or architecture to choose planning as a career and study on an accredited planning Master’s degree. We secured sponsorship from government in 2016, but need support from the industry to build on this success. Want to contribute through your corporate social responsibility? Contact careers@rtpi.org.uk

BURSARY SCHEME “I put the bursary towards the funding of my Urban Planning course – I was so grateful for the support from the RTPI. I was able to talk about the bursary in job interviews, which showed my ambition and determination to pursue this career.”

Hannah Fawdon, Heriot-Watt University graduate

Volunteering opportunities as an RTPI Ambassador for Planning This national and local outreach programme continues to grow by visiting careers fairs, colleges and schools to present an image of planning that is professional, challenging and important.

In 2016, Ambassadors visited a school or careers event across the UK and Ireland every week. Members wanting to give back and engage with future planners can count it as CPD and take advantage of the online ‘Ambassadors Toolkit’ of resources and ideas to volunteer in a way that best suits them.

n Get in touch www.rtpi.org.uk/ ambassadors

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Editorial E: rtpinews@rtpi.org.uk

RTPI (switchboard) T: 020 7929 9494

Registered charity no.

262865 Registered charity in Scotland SCO37841

3 POINT PLAN A planner explains how they would change the Scottish planning system

Sam Jackson SENIOR PLANNER, CBRE CONVENOR OF RTPI SOUTH EAST SCOTLAND CHAPTER Housing supply is struggling to meet demand and our current system is failing to deliver the homes we need. The build-to-rent sector could have significant potential for increasing the delivery of new housing, but is it being held back?

To bring these schemes forward, we need to arm ourselves with an understanding of their viability; ensuring schemes contribute what’s fair but not so that they are overburdened to the point that delivery cannot happen.

Critically, we need to think carefully and innovatively about the types of affordable provision that these schemes could provide. Where schemes offer significant regeneration potential and much-needed homes, these should weigh heavily in their favour in planning negotiations.

Thought also needs to be given to quality of design, space standards and amenity. We should be aspiring to create a decent housing legacy and renting should not be seen as an inferior housing option. Build-to-rent could help achieve this. This will be essential to creating places we can all be proud of but that also get built.

YOUR INSTITUTE, YOUR QUESTIONS How has RTPI Scotland made its ideas for planning reform heard?

DUNCAN SMART, PETER BRETT ASSOCIATES

KATE HOUGHTON, POLICY & PRACTICE OFFICER Throughout the review of planning we have sought to champion its value and ensure that reforms strengthen the ability of planners to create great places.

We sent copies of our paper, Repositioning Planning: Building a More Sustainable and Successful Scotland, to the First Minister and all cabinet secretaries, explaining how planning can contribute to achieving their portfolio ambitions, from health to culture.

We also discussed Repositioning Planning with the Chief Planner and have supported the preparation of the Planning Consultation Paper.

With ICE and RICS, we outlined our joint priorities for planning reform, including the need to deliver a truly plan-led and adequately resourced system and to improve infrastructure delivery.

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Support for build­to­rent in planning policy – specific guidance on design and planning obligations and how it differs to general housing

Flexibility on models of affordable housing.

Broadening our conversation about tenures and what could usefully/viably be provided by build­to­rent

3 Upskilling ourselves as planners in design and viability through opportunities at work, external courses and our local RTPI networks

POSITION POINTS

SMALL DEVELOPERS IN SCOTLAND The Scottish Government report Small Housing Developers In Scotland examines the challenges facing small housing developers. An optimistic response from this cohort of developers forecasts higher housing delivery in the private and public sectors. Key obstacles of the past three years included finance, infrastructure provision, skills shortages and planning delay. Whilst forecasts are encouraging, RTPI Scotland believes that integrated infrastructure provision works best when guided by well-resourced planning authorities. This allows the provision of infrastructure that meets the present and future needs of communities.

n Report: www.gov.scot/Publications/2016/11/5160

DEMAND OUTSTRIPS HOUSING SUPPLY The briefing paper Housing Supply And Household Growth, National And Local published by Civitas shows the fastest-growing English local authorities are not keeping up with housing demand. Under-supply in cities like Oxford and Brighton is being compensated for by growth in nearby areas away from key employment areas and public transport. We need to understand patterns of development at the city-region scale. The RTPI’s ‘Location of Development’ project is a first step in this direction, mapping more than 165,000 planning permissions for housing in 12 city-regions, and analysing their proximity to jobs and rail. Visit rtpi.org.uk/ locationofdevelopment for more.

n Civitas paper: tinyurl.com/planner0217-civitas

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NEWS

RTPI { INTERNATIONAL IN FOCUS: RTPI MEMBERS WORKING AROUND THE WORLD

Lagos, Nigeria CHIEF MRS CATHERINE KEHINDE GEORGE DIRECTOR/HEAD OF PLANNING DIVISION SPECTROPLAN KONSULT LTD When I was growing up, I was fascinated by my late father’s work as a land surveyor and the use of survey instruments and his dexterity in mathematical calculations.

This drew me to planning. I studied at the University of Melbourne in Australia, where I also became an RTPI member, but I’ve always worked in Nigeria. Being an RTPI member ensures I continue to get exposure to planning in foreign countries.

I currently work as the director and head of the planning division at Spectroplan Konsult Ltd, where I oversee any and all planning matters for the company. I’m also researching and producing a number of planning publications, in addition to mentoring young planners.

Planning in Nigeria has always been here from the earliest times as indicated in activities and use of space by communities: the village square, the pedestrian network, the market place, the cultural places for festivals, order and maintenance of cleanliness in the use of public spaces.

The three biggest issues in the built environment are: (a) Poor access to up-to-date statistics and data on population and development parameters; (b) Inadequate basic infrastructure for urban and rural communities; and (c) Inadequate technical expertise and equipment to monitor and control

development and ensure compliance with planning laws.

The best part about my neighbourhood is the public open space that’s a 10-minute walk from home, plus the local fried cubed plantain, risotto rice and chicken stew. But if I could I’d limit commercial development and increased vehicle traffic in what is otherwise a peaceful residential community. If I could change one thing about the profession, it would be to make it more people-friendly.

PLANNING THEORY AND PR ACTICE LATEST ISSUE OF JOURNAL OUTLINES PERSPECTIVES FROM INTERNATIONAL PRACTITIONERS VICTORIA PINONCELY, RESEARCH OFFICER The latest edition of the RTPI’s journal Planning Theory And Practice (volume 17, issue 4), is out now.

Heather Campbell writes an editorial on lessons from the Brexit vote for planning practitioners and researchers.

Maarten Markus and Federico Savini examine the problems of implementing climate change policies in Amsterdam and Boston. Ruth Fincher, Maree Pardy and Kate Shaw examine the extent to which policies of redevelopment that seek to incorporate social equity in Melbourne are realising that goal.

Inês Campos et al., focus on climate change and adaptation in the context of a vulnerable coastal area of Portugal using a participatory action research approach to scenario-building. Mhairi Aitken, Claire Haggett and David Rudolph also explore participatory practices in the context of

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‘The Bean’ in Chicago’s Loop community area

onshore wind farm developments in the UK and how to achieve community empowerment.

The final two articles concern the role of new technologies in facilitating collaborative practices in planning. Robert Goodspeed’s paper seeks to bridge the often distant worlds of planning technologies and urban modelling with participatory practice. Riina Lundman’s paper is also concerned with the role of technology in participatory practice, but in her case it investigates the use of sitespecific video in practice in Finland.

The Interface discusses the gap between academic and practitioner understandings of practice with practitioners from Belgium, Brazil, Israel, the Netherlands, South Africa, Sweden and Turkey. It suggests that practitioners

want to have input from the research community, but routine criticism that lacks insight can make collaboration difficult and reduce levels of trust and interest among practitioners in the advice offered by academics.

The Comments section looks at the meaning of culture in planning.

Finally, the Reviews section includes a discussion of Rachel Weber’s new book – Chicago, From Boom To Bubble. How Finance Built The New Chicago.

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RTPI Y ACTIVIT E PIPELIN Current RTPI work – what the Institute is doing and how you can help us BOOK YOUR TICKET FOR THE RTPI AWARDS FOR PLANNING EXCELLENCE 2017 On 7 February we will announce the shortlist for the RTPI Awards for Planning Excellence 2017. Don’t forget to book your tickets for the ceremony early to make sure you don’t miss out on this excellent networking opportunity. The ceremony will take place on 15 June 2016, at Milton Court Concert Hall in the heart of the City of London.

Join more than 400 planning professionals to celebrate the teams, projects and individuals that have made the planning profession shine.

n View the shortlist and book your tickets from 7 February at: www.rtpi.org.uk/ape2017

HOW DO WE DELIVER AN INCLUSIVE FUTURE FOR ALL? JOIN THE PLANNING CONVENTION 2017 TO DISCUSS The Planning Convention is the key planning event of the year. Taking place on 21 June 2017 in London, it will bring together more than 400 industry professionals and an exciting line-up of expert speakers to address the question ‘How can planners contribute to building a stronger, inclusive and sustainable future for all?’

From devolution and housing, to smart and sustainable planning, a packed programme will offer delegates the opportunity to hear from key influencers in the industry, learn from each other, network, discuss, debate and find creative answers to the most pressing problems facing the profession.

n The programme and tickets are now available at: www.theplanningconvention.co.uk

WHERE DOES WALES NEED NATIONAL DEVELOPMENT AND INFRASTRUCTURE PROJECTS? The Welsh Government is preparing the National Development Framework. It has been gathering evidence on projects that can help develop the national spatial framework and help deliver its objectives.

The deadline for evidence is Tuesday 7 March. RTPI Cymru has been gathering members’ views to inform its response. If you would like to contribute send your comments to walespolicy@rtpi.org.uk

n More information about the Welsh Government’s call for evidence: tinyurl.com/planner0217-ndfwales

ARE YOU A YOUNG SCOTTISH PLANNER LOOKING FOR THE SKILLS TO SUCCEED? In a crucial year for planning, the Scottish Young Planners’ Conference will help you to build the cross-cutting skills you need to succeed.

Kevin Stewart, minister for local government and housing, will introduce this wide-ranging conference. Engaging speakers who are at the vanguard of Scotland’s evolving planning system will explore themes from collaboration and project-management to international planning. Handson workshops will explore topics like networking and conflict-resolution.

The conference will be held at The Golden Lion Hotel in Stirling on 22 March. We expect high demand for tickets, so look out for the official launch in February at rtpiconferences.co.uk

RTPI SHORTS

IN MEMORY OF JOHN FINNEY RIBA FRTPI, FORMER RTPI PAST PRESIDENT 1983­1984 After studying architecture, John joined the Edinburgh School of Town and County Planning and was subsequently elected as a member in 1966.

One of John’s early career highlights was the design and implementation of information centres and interpretive work on a coastal footpath for Pembrokeshire Coast National Park. This led to the first National Trail in Wales in 1970.

After working in Hampshire and Leicestershire, John joined Leeds City Council as director of planning.

He led the establishment of the department following local government reorganisation. He was responsible for the redesign of the city centre – the first in the UK to provide pedestrian priority in existing and new circulation areas.

John was an active RTPI member and was elected as junior vice-president in 1981. During his presidency, he championed diversity and set up a working party on women in planning.

John is fondly remembered by all who knew him as thoughtful and considerate. He will be greatly missed.

Martin Bradshaw, former colleague and Past President (1993-1994) “John was a warm family man whose daughter Sian also entered the profession. He overcame serious illness to become a distinguished president. I and many others owe much to him, whose advice, judgement and friendship are something to be remembered.”

CONDUCT AND DISCIPLINE PANEL DECISION One Member of the Institute has recently been found to be in breach of the 2012 Code of Professional Conduct for their use of inappropriate language and for advising a client regarding a costs claim without the necessary expertise to do so.

The member was found to be in breach of clause 1a) in terms of competency and 1e) for bringing the RTPI or the profession into disrepute.

The Conduct and Discipline Panel agreed to reprimand the member without being named in the published article.

If members have queries concerning the Code of Professional Conduct they should contact Sandra Whitehead, the Institute’s Complaints Investigator, by email: sandra.whitehead@rtpi.org.uk

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ADVERTISEMENTS

Recruitment { YOUR NEXT CHALLENGE? SHAPE A MAJOR NEW COMMUNITY Be our Welborne Strategic Lead Salary: £51,259 – £59,111 Location: Fareham, Hampshire 8S ½ RH SYX QSVI ZMWMX www.yournextchallenge.co.uk

Harlow is an ideal location to both live and work and is only thirty minutes from London and Stansted Airport.

It is an exciting time to be involved with planning in Harlow. Large scale housing schemes are coming forward including the award winning Newhall, as well as significant investment in our Enterprise Zones and the creation of world-class public health laboratories. A new Local Plan is being prepared that will shape development in the town over the next 20 years, which involves working with adjoining districts to plan for significant growth and has been underpinned by the district being part of a successful locally led Garden Town bid.

We are looking for planning professionals who will not be afraid to challenge traditional thought. You will be a strategic thinker, have a good understanding of planning law and be sensitive to the needs and perceptions of the community.

The following opportunities are available:

Principal Planning Officer (Development Management) £37,048 – £38,640 (37.5 hours per week)

Senior Planning Officer (Forward Planning) (3 year fixed term contract) £31,266 - £32,806 (37.5 hours per week)

Further information and to apply:

www.harlow.gov.uk/jobs Closing date: Monday 13 February 2017 Interviews: 7, 8 or 9 March 2017

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We are a highly successful Architectural Practice based in Binfield, Berkshire and we are looking for a Senior Planner with an interest in Urban Design to work as part of our established architectural and Urban Design team, working on residential developments for major housebuilders and regional housing developers. The candidate will have experience of UK housing and would be looking to develop and grow a career in this field.

The right candidate will initially provide support at various stages of the design process, from advising on Local Plan and National design parameters at appraisal and feasibility stage, helping to establish the physical constraints and opportunities frameworks which guide the evolution of the design at pre-application stage, assisting with planning applications and writing (and perhaps illustrating) Design and Access Statements. Over time we would expect you to develop in the role to become more involved in design development, and in design team meetings and liaison with LPAs; and perhaps expanding the company’s remit to also provide a specific Planning service.

Some ability in DTP/graphic design would be an advantage, in particular Adobe Creative Suite and AutoCad, with the ability or aptitude to visually represent urban design parameters and concepts.

This is a genuinely varied role in a stimulating and friendly company; send your CV in confidence to; Mr David Skilton, Managing Director skilton@dhaarchitecture.co.uk

www.dhaarchitecture.co.uk

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C Countrys

ADVERTISEMENTS To advertise please email: recruitment@theplanner.co.uk or call 020 7880 7665

Exciting opportunities to fast track your career in a quality environment As one of the busiest planning authorities in the country, and with our emerging strategic plan identifying major development in the green belt and a recently announced Enterprise Zone, it’s an exciting time to join us!

We have opportunities for ambitious, enterprising and enthusiastic Planners who are keen to advance their careers. To support our growth, we have positions at various levels including:-

Deputy Planning Team Leader Salary package up to £45k Ref: PBC017

Our competitive salary package includes market supplement, car scheme and up to 16.8% employer pension contributions. Other benefits include annual leave of up to 26 days, paid RTPI fees, staff parking permit, flexible working options, including home-working, and lease car option.

Set within green belt, off the M1, A1M and M25, St Albans district includes a cathedral, historic city centre, vibrant villages and two world-leading research establishments. Our city centre offices are near to the station (London St Pancras in 20 minutes), shops and restaurants. So, come and develop your career with us and help shape our beautiful city and district.

For full details of any of these roles and to find out how to apply, please visit our website: www.futurestalbans.co.uk Closing date for all posts: Friday 17 February 2017.

Senior Planning Officer Salary package up to £40k

All posts are subject to a Basic Disclosure Check.

We are an Equal Opportunities Employer.

Planning Officers Salary package up to £34k Ref: PBC042

Graduate Planning Officer Salary package up to £27k Ref: PBC048

Planner

PLANNING MANAGER Sevenoaks, Kent

An exciting opportunity has arisen for a Planning Manager within the Southern Region of Countryside’s New Homes & Communities Division.

William Davis Ltd is one of the leading privately owned house builders in the UK with land interests predominantly in the East and West Midlands. We have been providing quality homes for sale for more than 80 years.

We are seeking to appoint a Planning Manager who will work closely with colleagues and consultants to promote sites through the planning system.

Key responsibilities of the role will include local plan promotion work, Planning Applications, site searching and appraising new potential sites for development.

Our land and planning team are looking to appoint a qualified planner to assist them in the appraisal of strategic land opportunities, managing our land interests through the development plan system and securing planning permission.

We are looking for an enthusiastic and positive thinker with a good appreciation of the planning and development process, who is keen to meet the challenges of the private sector.

The ideal candidate will be a quali½ed planner with 3-5 years post quali½cation experience, gathered in either the public or private sector, with a particular focus on Residential Development.

Chartered RTPI membership is preferred, but not essential.

The position would ideally suit a Chartered Town Planner looking for further experience in the private sector but applicants with a planning degree seeking experience to qualify for RTPI membership will also be considered.

In return, we offer a Competitive Salary, performance related Bonus, rewarding Career Path and a Market Leading Bene½ts Package.

The successful candidate will join our New Homes & Communities Southern Division, based in Sevenoaks, Kent.

The position commands an attractive remuneration package including a company car.

To apply, please send a CV to Mark Bewsey on mark.bewsey@cpplc.com The closing date for applications is Friday 17th February.

Please apply in writing by Monday 20th February enclosing a current CV to john.coleman@williamdavis.co.uk.

For an informal chat about the post please contact John Coleman on 01509 231181.

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INSIGHT

Plan B P YOUR STARTER FOR TENT Two stories with a not dissimilar theme struck a chord with us recently, each indicating the extraordinary measures that appear now to be influencing government housing policy.

First, residential property consultancy Property Partner suggested that London’s 22,000 empty garages could apparently be converted to provide 16,000 one-bedroom flats. Then the government announced a 30-city pilot to convert derelict buildings, abandoned shops and industrial premises into starter homes.

But come on, is this the limit of our ambition? We feel the government hasn’t

gone nearly far enough. What about scout huts, football changing rooms, cricket pavilions? Bandstands? Public conveniences*? Sheds? The possibilities are, frankly, endless.

And actually – why even have solid structures at all? They’re such a blight on the landscape. How about fields full of ‘starter tents’. If it was good enough for Colonel Gaddafi, it’s good enough for our young people. And they’re going to have to take whatever they can get over the next few years. (* Many public conveniences have indeed become homes and shops.)

I M AG E | I STO C K

HAVE YOU SEEN THE PLANNER FOX?

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Owl-eyed readers may have noticed a character creeping stealthily into illustrations in The Planner of late. Squint and you may well see said creature padding through the image on page 24 of this issue.

Why? Pure whimsy, mainly.

But also because a fox – a highly adaptable creature at home in both town and country and capable of quiet coexistence with us humans – is, we feel, a rather apposite symbol for planning. After all, the environments we create are not just for people.

Only one reader thus far has alerted us to the fox’s subtle presence in our pages

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(well done, Katherine Pollard of the RTPI), but we’d like to think more of you may have spotted it.

Why ‘it’? Because the Planner Fox has no name – yet. Which is where you come in. We’d like your help to name the Planner Fox. We have no idea whether it’s a dog of a vixen, but we do know it has a playful personality.

Tweet suggestions to @ThePlannerRTPI or email us at editorial@theplanner.co.uk.

Obviously wit, imagination and relevance will score points. If we receive any (haha), we’ll feature them in the next Plan B and announce a winner.

Name away, dear readers.

LIES, DAMNED LIES AND A VAGUE SENSE OF INJUSTICE This just in: 72 per cent of councillors in England think that the planning system is undemocratic. That’s what a survey of 1,200 ward councillors in England, carried out by the Local Government Information Unit (LGiU) think tank, and commissioned by the National Trust, suggests.

So, 72 per cent of councillors think that the planning system is too weighted in favour of developers, at the expense of local communities.

And OK, that’s not exactly a shock, perhaps, nor the first or last time such an opinion will be expressed by this particular audience.

But ah, if only the tables could be turned. Because Plan B reckons that any survey of planners would likely find a majority favouring the view that in fact it’s our systems of representative democracy that are undemocratic. And it would not be difficult to understand why. Let’s take just the one topical example, shall we? Despite a clear 51.9 per cent to 48.1 per cent result in the referendum itself, a mere 37 per cent of the available electorate voted for Brexit.

What’s more, Brexit was a referendum proposed by the Conservatives at the 2015 general election – at which they won just 24 per cent of the votes from those capable of making the decision.

You could also make the case that Theresa May’s administration, now making huge decisions about our nation’s future, is essentially unelected.

OK, so much so arch and spurious perhaps – but by comparison, the democracy of the planning system is small beer. Indeed, Plan B has been spurred on to take a gander at the website for the Electoral Reform Society, there to peruse the arguments for and against our current and alternative democratic arrangements.

After all, it’s all very well railing against perceived democratic injustice, but if you’re going to do so it’s probably worth being ready with your proposed alternatives.

n Be crazy like a fox: Tweet us - @ThePlanner_RTPI 23/01/2017 14:06

DIARY

LISTINGS

DON’T MISS

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

LONDON 27 February – London Planning Awards 2016/17 The London Planning Awards, now in its 14th year, is organised in partnership with the Mayor of London, London First, RTPI London, Planning Officers Society and London Councils, to recognise best practice in planning in the capital.

Venue: City Hall, The Queens Walk, London Details: tinyurl.com/ planner1216-LO-2702 28 February – Travel in Britain 2035: Exploring the future of transport, technology and land use The RTPI, TPS and CILT invite Charlene Rohr, senior researcher leader at RAND Europe and co-author of the study, to a free evening panel discussion. She will be joined by a number of other speakers to discuss the relationship between transport, technology and land use planning.

Venue: De Vere Holborn Bars, 138-142 Holborn, London, EC1N Details: tinyurl.com/ planner0217-LO-2802

SOUTH EAST 21 February – Planners’ Question Time 2017: the dynamics of housing delivery The panel will discuss the Housing and Planning Act 2016 and answer queries on the operation of the planning system, the role of house builders, national government and key tools in delivering the quantity and quality of housing needed.

Venue: Henley Business School Building, Whiteknights Campus, University of Reading Details: tinyurl.com/ planner0217-SE-2102 22 February – Kent Young Planners’ Network.

Becoming chartered: (L-APC) event

Whatever stage you are at, this event will provide you with essential guidance on achieving success in the L-APC. You will be briefed on what is involved in preparing the application, what you need to include and how to present it. It is also a chance to ask questions and hear from others preparing their submissions.

Venue: Medway Room, Sessions House, County Hall, Maidstone ME14 1XQ Details: tinyurl.com/ planner0217-SE-2202

SOUTH WEST 23 February – SW development management large-scale development & CIL/106 This event will look at aspects of allocating land for large mixed-use urban extensions, with speakers from the development industry and planning professionals. It will also examine the legal issues, in particular legal challenges, and the composition of section 106 agreements, and the difficulties with specific topic areas including education provision, affordable housing and place-making.

Venue: AFC Bournemouth, Vitality Stadium, Dean Court, Bournemouth Details: tinyurl.com/ planner0217-SW-2302

WEST MIDLANDS 16 February – Designing Accessible, Safe and Active Neighbourhoods This seminar will evaluate the linkages of planning, transport and design in delivering high-quality environments that provide access to all modes of transport to encourage healthy lifestyles. It will focus on emerging standards for walking and cycling infrastructure and the requirements of local highway authorities in assessing and appraising

London Planning Awards 2016/17

residential layout to ensure it is suitable for adoption.

Venue: The Bond Company, 180 - 182 Fazeley Street, Digbeth, Birmingham Details: tinyurl.com/ planner0217-WM-1602

YORKSHIRE 21 February – Environmental Impact Assessments (Leeds) This workshop will cover the relevant legislation, with explanatory examples, and will assist with contributing to, reviewing and submitting a successful Environmental Impact Assessment (EIA). The process ensures that significant environmental effects of developments are identified and assessed, and that mitigation is proposed and applied to the final scheme.

Venue: The Studio, Albion Place, Leeds LS1 6JL Details: tinyurl.com/ planner0217-YO-2102 23 February – Conservation: 50 years of heritage planning This event examines how innovative techniques and management of historic assets drive regeneration, quality and prosperity throughout this region and beyond. Les Sparks OBE, former CABE Commissioner and English Heritage Commissioner, will give a keynote address.

Venue: The Hospitium, Museum Gardens, York Details: tinyurl.com/ planner0217-YO-2302

NORTH WEST 9 February – Planning Support NW This event will provide non-planning colleagues with an understanding of the planning system to enable them to appreciate the context they work in. The day includes an update on the changes to the planning system over the past year,

This conference addresses the RTPI’s hot topics for planners in the year ahead.

It opens with an update from the Department for Communities and Local Government, including the implications of the Housing and Planning Act, followed by a briefing on the key developments in planning law. The RTPI will then outline its priorities for 2017, including how it will support members in a changing planning environment.

The conference will then move on to how planners can respond to resourcing challenges while improving performance and delivery, and even how to promote more proactive and positive planning.

The afternoon will cover the wider context of Brexit, what recent international agreements on climate change and urban development will mean for planners on the ground – and the possible future for planning.

Date: 23 February Venue: Prospero House (etc Venues), 241 Borough High St, London SE1 1GA Details: tinyurl.com/planner0217-LO-2302

help to understand the development plan system, the role of development management, the way decisions on planning applications are made, and the most effective way to comment on applications.

Venue: BDP, 11 Ducie St, Manchester M1 2JB Details: tinyurl.com/ planner0217-NW-0902 28 February – Environmental Impact Assessments (1) This conference covers key aspects of the EIA process to aid understanding of requirements, manage risks and help use EIAs to deliver better outcomes.

Sessions will cover the full spectrum of EIA including statutory requirements and processes, changes expected in 2017, key legal risks, experience of technical specialists and EIA for nationally significant infrastructure projects.

Venue: TLT LLP, 3 Hardman Square, Manchester M3 3EB Details: tinyurl.com/ planner0217-NW-2802

NORTH EAST 22 February – How should we think about regeneration?

This seminar will focus on

the issues around national and local investment in regeneration, the role of the planning system as well as practical regional examples of successful initiatives.

Speakers confirmed include Ciara Small, senior investment manager at NGI and David Clouston, MD, Clouston Group.

Venue: Centre for Life, Newcastle upon Tyne, Details: tinyurl.com/ planner0217-NE-2202

WALES 16 February – Solving Wales’s housing problems - from plan to action This event focuses on challenges around housing in Wales. Speakers will reflect on current policy, the evidence, and possible solutions to the issues raised. It will hear from the Welsh Government on housing policy in Wales and the Planning Inspectorate will provide an insight into dealing with housing projections at examination, along with discussion on the fiveyear land supply and the economic value of housing building.

Venue: Park Plaza, Greyfriars Road, Cardiff CF10 3AL Details: tinyurl.com/ planner0217-WA-1602

F EB R U AR Y 2 0 17 / THE PLA NNER

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2017

Delivering a strong, inclusive future 21 June 2017 | London

Attend the planning event of 2017

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Be inspired by high-profile UK and International speakers

Exchange knowledge with colleagues from both public and private sectors

New themes in our series of topical breakout sessions

Join key influencers and planning professionals from around the world to discuss and debate how planners can contribute to building a stronger, inclusive future for all.

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RTPI Members £170+VAT (quote PM17) Standard Price £270+VAT (quote PC17) Headline Sponsor for 2017

theplanningconvention.co.uk | 020 3131 6385 *Prices are normally £195 for RTPI members and £295 for the standard price. A limited number of discounted places are available for student/unemployed/retired RTPI members at £99 - please call to book. All prices exclude VAT.

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