JULY 2018 PUTTING A PRICE ON THE VALUE OF WELSH PLANNING // p.4 • LANDSCAPE AND CHARACTER ASSESSMENTS // p.22 • RTPI AWARDS 2018: STRONG PLANNING IN STROMNESS // p.26 • ENGLAND’S NORTH EAST IN FOCUS // p.34
T H E B U S I N ES S M O N T H LY FO R P L A N N I N G P R O F ES S IO N A LS
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CONTENTS
THE
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NEWS
4 Welsh planners face ‘three pressing issues’ 6 Can the NSIP regime deliver garden communities?
8 Councils soon ‘won’t be able to replace homes sold under Right to Buy’
OPINION
9 UCO and GPDO consolidation looms in Wales
14 Chris Shepley: Planning retail’s future – hurry now while stocks last
10 Homes for Scotland calls for better-resourced planning system
16 Ashley Hayden: How planning can slow the growth of fast food near schools 16 Jennifer Ross: It’s time to overhaul the use classes order 17 Rosie Pearson: The trouble with garden communities… 17 James Cox: How self-build can help to alleviate homelessness
15 QUOTE UNQUOTE
“THE PLANNING SYSTEM IS INTEGRAL TO BALANCING INTERESTS” LESLEY GRIFFITHS, WELSH CABINET SECRETARY FOR ENERGY, PLANNING AND RURAL AFFAIRS, AT THE RTPI CYMRU CONFERENCE
“THE DFT IS LOOKING FOR THIRD PARTIES TO INVEST IN RAIL PROJECTS AS PART OF THEIR DEVELOPMENTS”
COV E R | N E I L W E B B
INSIGHT
FEATURES
31 Career landscape: How do planners become planners? Have they mapped it out or fallen into it? What can the profession do to get more people into planning?
18 Many closed railway lines could be reinstated alongside urban and suburban regeneration. Mark Smulian reports 22 Landscape assessment adds the rigour that neighbourhood plans need to promote considered development, say Duncan Bayliss and Michael Vout 26 Francesca Perry explains how Stromness’s regeneration won the Silver Jubilee Cup at the RTPI Awards for Planning Excellence 34 Nations & Regions: The North East
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38 Cases & decisions: Development decisions, round-up and analysis 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: Now that’s what we call music – planning-themed power ballads, anyone?
26 J U LY 2 018 / THE PLA NNER
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NEWS
Report { PLANNING IN WALES
Welsh planners face ‘three pressing issues’ By Laura Edgar The RTPI Cymru annual conference saw the institute and the Welsh Government talk about the value of planning to Welsh society. A tool devised by the institute suggests that planning has contributed £2.35 billion to it in 2016/17. It captures the economic, social and environmental value of planning delivered by local planning authorities. The results are published in a new report – The Value of Planning in Wales. Research and stakeholder engagement were used to understand what should be measured for the value of planning in Wales, and how it should be measured. The report explains that relevant benchmark standards were sought to enable the tool to monetise the value of planning in areas where monetary estimations are challenging. Workshops were held to find out what other metrics could be used in the tool to measure value, such as health and cultural benefits. For 2016/17, the report suggests that public planning services brought about £122.4 million of developers’ contributions to public infrastructure and projects. Additionally, it contributed £2.47 million of recreational benefits through open spaces; at least £750,000 of community benefits in health and over £17 million of fees that helped to support local authority planning departments in a time of growing financial pressure. Granting planning permissions and enabling the completion of development lifted land values by more than £2.2
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billion, according to the tool. This in turn helped to create a positive investment environment for the economy for the delivery of homes and infrastructure. The tool estimates that 29 per cent of the homes built in 2016/17 were affordable. Piloted by a number of local planning authorities, including Brecon Beacons National Park Authority, Cardiff Council, Merthyr Tydfil Council, Monmouthshire County Council, and Snowdonia National Park Authority, the tool can be used by authorities to track its own output, or they can use it together to gain a regional perspective.
FOCUS SHOULD BE ON OUTCOMES
Launching the tool and the report, Lesley Griffiths, cabinet secretary for energy, planning and rural affairs, reflected on her speech at the 2016 conference, at which soon after being appointed in post she set out her asks of the planning system, including that it be valued (see July 2016 issue). Now, there are three “pressing issues” facing the Welsh planning system – the value of planning, the priorities for the planning system and the delivery of planning services.
£2.35 billion
The value of planning in Wales 2016/17 £0.75m health benefits from affordable housing £122.4m developers’ contributions to local infrastructure & amenities
£17.1m planning fees to fund planning services £2.47m recreational benefits from open space
£2,205m land value uplift (rise in land values as a result of planning permissions or public spending)
FIGURES ARE FROM A NEW TOOL DEVELOPED BY RTPI CYMRU AND THE WELSH GOVERNMENT TO QUANTIFY THE VALUE OF THE PLANNING
I M AG E S | G E T T Y / B E T I NA S KOV B RO P H O T O G R A P H Y
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PLAN UPFRONT
Lesley Gr Lesley Griffi iffith ths speaks spe aks ab about out th the e value val ue of pla planni nning ng planning to the people peopl pe ople e of of Wales Wal es
Wales must be a country “where people and places are put at the centre of our decisions on development”
Griffiths said the tool and report make a “significant contribution to furthering our understanding of the role planning plays in creating value”. For local politicians, she continued, it “demonstrates why you should invest in planning services as a cost-effective way to improve local prosperity”. The planning secretary went on to talk about how the quality of places of where people live and work has a direct impact on well-being. Advocating walking to work, to shops, to school and to the doctor’s, she said that with any new development, thought must be given to how the design layout will affect the residents’ daily lives. Although the number of homes and the time taken to decide an application is important, the focus must be on outcomes. “We need to act early in the local development plan process and the design of individual schemes to ensure placemaking becomes a pillar of our planning system.” Griffiths concluded by insisting everyone must work together to ensure that Wales is a country “where people and places are put at the centre of our decisions on development”.
approaches to involving people and of Future Generations (Wales) Act 2015, thinking about doing things in a way that including how its implementation is we haven’t done before.” going. Howe spoke about the Welsh The act was the first in the world that Government’s commitment, Griffiths’ would require all decisions taken in a commitment, to recasting planning country to demonstrate how they are policy in light of the meeting the needs of today Well-being of Future without compromising “WE NEED TO Generations (Wales) Act. the ability of future ACT EARLY IN Development proposals, generations to meet their THE LOCAL she explained, should own. DEVELOPMENT bring people together and Describing her role PLAN PROCESS make people want to live, as the “guardian of TO ENSURE work and play in areas, future generations”, PLACEMAKING creating prosperity for all. Howe is responsible for BECOMES A PILLAR “That’s what the revised ensuring that the act is OF OUR PLANNING Planning Policy Wales says implemented, and she SYSTEM” and that reflects our future and her team help public – LESLEY generations act.” bodies think about the GRIFFITHS AM She went on to urge the long-term impact of their audience to think broadly. decisions. There will be burdens in the She noted that people future, but for Howe there are starting to think would also be opportunities differently and making if the right decisions are made. better decisions. Some of them are Engage with everyone, listen to them small-scale, “but I am not worried about at early stages, she told the audience, and that”. not in high-level consultation. “While the end aspiration is to change “Ensure that decisions you take take the whole system, actually some of those today... are going to improve the lives of things start from small conversations, future generations.” bringing people together, better HOW PLANNING IS DELIVERING THE WELSH GOVERNMENT’S WELLBEING GOALS – STATS FROM THE VALUE OF PLANNING IN WALES n 558 full-time jobs in local authority n
WELLBEING n
Sophie Howe, Future Generations Commissioner, spoke to the audience about well-being, and the Well-being
n n
planning services 22,569 planning applications processed 797 Listed Building Consents processed 18 local development plans adopted 175MW of renewable energy
generation constructed n 203MW of renewable energy
consented n Safeguarded 50,998ha of Special
Landscape Area in local development plans n Contributions generated for active travel provision
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NEWS
ort { SIGNIFICANT NEW SETTLEMENTS
Can the NSIP regime deliver garden communities? By Laura Edgar ⦁ Basingstoke and Dean Borough Council and Hampshire County Council Although supply isn’t a straightforward have chosen a masterplanner to deliver question, the government sees an the first phase of Manydown, a garden “increasing role” for new settlements to town comprising up to 3,200 homes. help bridge the gap in solving the nation’s housing shortage. ⦁ Braintree District Council, Colchester That’s what John McManus, deputy Borough Council , Tendring District director, land and housing delivery, at Council and Essex County Council are the Ministry of Housing Communities working together on plans for three and Local Government, told attendees at garden communities. a recent Town and Country Planning ⦁ Cherwell District Council is working Association (TCPA) conference – towards the delivery of Bicester Garden ‘Making Garden Communities Great Town, which includes an ecoCommunities’. development at Elmsbrook and a large Shortly after, housing minister self-build scheme at Graven Hill. Dominic Raab launched new powers to There are plans aplenty for them, but enable councils to seek government what is the best way to deliver new approval to establish a New Town settlements? Development Corporation. Support for the arc Despite removing the reference to the role of ‘Garden City Principles’ from the Robbie Owen, partner at law firm Speaking to The Planner, Owen said it revised draft National Planning Policy Pinsent Masons, suggested at the TCPA would be challenging for the government Framework, the government is showing conference that the Nationally and the local authorities to deliver the support for new settlements as it looks Significant Infrastructure Project (NSIP) homes in the Cambridge-Milton Keynesto deliver 300,000 new homes a year by regime could be used to provide Oxford arc if they have to rely on the mid-2020s. conventional permissions. If It announced in the 2017 the government is prepared Autumn Budget that five new to embody policy support for LOCAL KNOWLEDGE “WILL SHAPE PLACES THAT garden towns would be built, RESPOND TO LOCAL CIRCUMSTANCES, MEET LOCAL the arc in a National Policy as well as “significant” new Statement (NPS), “it will be a NEEDS AND LONGTERM SUSTAINABILITY” settlements in the Cambridgepowerful demonstration of – CHERWELL DISTRICT COUNCIL SPOKESPERSON Milton Keynes-Oxford support for the arc, given that corridor. Earlier in 2017, the it could see five garden towns locations of 14 new garden built there”. villages were announced, He said the NSIP system is including Welborne near Fareham, “faster”, “it doesn’t disregard local planning consents for large-scale Hampshire and St Cuthbert near Carlisle, views”, there is “far more engagement” housing, including garden communities. Cumbria. and “I don’t think it is undemocratic”. Delivering such developments will NHS England is working with 10 In comparison, Katy Lock, garden take a long time. “The government wants housing developments to shape them cities and new towns projects and policy to boost economic growth and my view into healthy new towns, including manage at the TCPA, explained that the is it is better to have a quick and painful Barking Riverside in Greater London, organisation is clear that a modernised process rather than a long and painful Darlington in Country Durham, and New Towns Act is the “most effective process,” he said. Ebbsfleet Garden City in Kent. dedicated regime for locating, consenting Currently the NSIP regime is limited to Councils also see new settlements and delivering new communities”. 500 dwellings per infrastructure project, as a way to deliver much-needed Although the NSIP regime may speed and this depends on geographical housing: up the consent process, she noted that it proximity or functional need.
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I M AG E | G E T T Y
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PLAN UPFRONT The NSIP regime is usually reserved for schemes such as offshore wind farms
project are wrapped in one consent, Lewis highlighted. “Some critics have commented that multiple developers bringing forward individual phases with a focus on residential creates a risk that essential services, open space and employment land may fall through the cracks. Identifying and planning new settlements as a coherent whole with a single consent covering the entire scheme (as a DCO would) could be one way to resolve this.” Lewis, like Owen, suggested an NPS. One for new settlements of 15,000-plus homes with a spatial element could account for local communities’ views, ensuring the government’s localism agenda.
In practice
was developed for specific kinds of infrastructure rather than large-scale delivery, placemaking and growing a community. “It would take great lengths to begin to make it fit for purpose, by which time it becomes clearly more efficient to instead make minor amendments to the New Towns Act, which was designed for the task.”
Politically unpopular Large-scale settlements will “generally be extremely unpopular politically,” particularly in relation to where they will be located, Roger Tustain, managing director at Nexus Planning and head of its Birmingham office, told The Planner. Once identified, though, “the private sector is perfectly capable of delivering new settlements if the local planning authority has the resources and expertise,” he said. Widening the NSIP process to include major new communities could expedite delivery, but Tustain warned that the legislation “was never intended to
bypass local decision-making for housing and could trigger a plethora of speculative applications that meet certain threshold criteria, thereby completely undermining the concept of both local decision-making and joined-up strategic planning”. On the face of it, though, Ben Lewis, infrastructure and energy director at Barton Willmore, said new settlements are “exactly” the type of development the NSIP regime was invented for. “They are hugely complex, large-scale, multifaceted development projects requiring national political direction, up-front engagement and a comprehensive masterplan.” One of the major benefits of a Development Consent Order (DCO) is that all the powers required to deliver a
“MY VIEW IS IT IS BETTER TO HAVE A QUICK AND PAINFUL PROCESS RATHER THAN A LONG AND PAINFUL PROCESS” – ROBBIE OWEN
The Planner spoke to Cherwell District Council about how it is delivering Bicester Garden Town and whether or not the NSIP regime should be a consideration for delivering large communities. A spokesperson for the council said successful developments have local support. Local knowledge “will shape places that respond to local circumstances, meet local needs and long-term sustainability”. “Good planning requires a collaborative approach with a range of disciplines and local knowledge and although this approach might be seen as taking time, the value of this should not be overlooked in creating places that will endure.” The spokesperson said the planning system can facilitate the development of garden towns and that it should be used creatively to deliver great places for people. For the council, the NSIP route “is not being pursued in Bicester because we already have allocated, consented development sites”. Although it may not work in its current guise, and it certainly won’t work for every area and every situation, “new settlements of 15,000-plus homes, identified through a NPS and delivered through the DCO regime, may well offer a nationally significant solution,” Lewis concluded.
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NEWS
News { Councils soon ‘won’t be able to replace homes sold under Right to Buy’ The Local Government Association (LGA) has warned that the ability of English councils to replace homes sold under Right to Buy “will all but be eliminated within five years”, unless the scheme undergoes major reform. Research commissioned by the LGA and undertaken by Savills considers the impact of restrictions on councils’ ability to borrow to build new homes. It suggests that two-thirds of councils will not be able to replace homes sold off under Right to Buy on a one-for-one basis in five years unless a “significant” restructuring of the scheme happens. Less than a third of councils will be able to sustain one-for-one replacement of homes in five years, according to the report. In 2017, 12,224 homes were sold under the scheme. Should these levels of sales remain consistent, with continuing borrowing restrictions, the research calculates that in 2023 councils will only be able to replace 2,000 of these homes. The LGA said councils are being hampered in replacing homes because a portion of all receipts are given to the Treasury, rather than reinvested in housing. The representative organisation for councils in England and Wales noted that
in the past six years more than 60,000 homes have been sold off at an average price of half the market rate. This means that councils can fund to build or buy just 14,000 replacement homes. Without a “fundamental re-examination” of how the Right to Buy scheme is funded, “it faces becoming a
thing of the past,” said the LGA. Earlier this year, the body warned that the scheme has become “sustainable”. Councils want to be allowed to borrow to build new homes, and to be able to keep 100 per cent of all sales receipts. They also want the ability to set Right to Buy discounts to reflect local needs.
Galway public realm strategy initiative Galway City Council has confirmed to The Planner that it wishes to appoint an urban planning or urban design/ architecture-led multidisciplinary team to prepare a public realm strategy. This initiative “will be required to be specific to
8
Galway City, userfriendly and highly visual”. “The aim of the strategy is to guide the enhancement, management, use and development of the public domain in collaboration with all stakeholders,” explained
the council. The Galway City Development Plan 20172023 commits the council to prepare such a strategy. The council has made it clear that future development and placemaking policy priorities for Galway City include public realm and urban amenity projects. The blueprint will support
the implementation of national policy and identify opportunities within the public realm for projects, which will attract funding from the National Development Plan 20182027 and other possible funding opportunities. The strategy will also complement measures in the Galway Transport Strategy 2016-2035.
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PLAN UPFRONT
UCO and GPDO consolidation looms in Wales The Welsh Government has begun consultation on the potential consolidation of the Use Classes Order (UCO) and General Permitted Development Order (GPDO) regimes as well as changes to both. Proposed revisions to the UCO would see existing use class A3 (food & drink) divided into three separate classes: A3 (café & sandwich bars subject to opening hour restrictions); A4 (drinking establishments & restaurants); and A5 (hot food takeaways including drive-through restaurants). Also on the cards is the removal of betting offices from use class A2 so they become a unique use. This will enable the effects of each new betting office to be considered through the submission of a planning application. The consultation proposes to remove the need for planning permission for some minor developments to allow the planning system to concentrate on more complex development proposals. Planned changes to permitted development rights include those affecting householder development, minor operations, houses in multiple occupation, statutory undertakers, demolition of buildings, fixed-line broadband services, renewable energy generation and smallscale hydropower. “The UCO is now over 30 years old, and the GPDO is over 21 years old. Both have been subject to multiple amendments and revocations, not all of which apply to Wales, creating confusion for all users,” says the consultation document. “To address the difficulty for the public to find up-to-date versions of the statutory instruments, and most importantly, the parts which are relevant to Wales, we propose to consolidate both the UCO and GPDO if the changes discussed in this document are made,” said the administration. n The consultation can be found here on the Welsh Government website: bit.ly/planner0718-uco
I M AG E S | I M AG E S O U RC E / I S TO C K / G E T T Y
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City deal signed for Stirling and Clackmannanshire The UK and Scottish governments have signed a £90.2 million city region deal for Stirling and Clackmannanshire, which aims to “drive economic growth across the region”. Each government will invest £45.1 million, as they work alongside Stirling Council and Clackmannanshire Council, and regional partners, to deliver the deal, including new and upskilled jobs across a range of sectors. The deal will see the creation of a new International
Environment Centre to gather academic expertise from across the world. It is expected to connect environmental research with business opportunities and training, “and will take full advantage of the natural environment and heritage of the region”. New and improved active travel routes will be supported through the deal, with Transport Scotland to work with partners to identify investments to improve regional connectivity between Stirling, Alloa
and outlying settlements. Ministry of Defence land will be released to the councils to align with their housing and business plans. Stirling Council leader Scott Farmer said: “Our aim is to bring change and innovation to the people, businesses and communities of the entire region.” All Scotland’s seven cities either have deals, or are negotiating them. Talks are also under way for growth deals for the Borderlands and Ayrshire.
An Bord Pleanála approves Cork waste plant against advice Waste company Indaver Ireland has been granted permission by An Bord Pleanála to build a controversial wasteto-energy facility in Cork Harbour. This was the third application by the company since 2001 to build an incinerator on the site. Its latest proposal is for a €160 million plant handling 240,000 tonnes of waste a year. Consent has come with 24 conditions, including that construction of the proposed development “shall not commence until such time as an Industrial Emissions licence for the
operation of the facility has been granted by the Environmental Protection Agency” and that construction shall be managed in accordance with a Construction Management Plan. The inspector said: “The development as proposed would constitute overdevelopment of the site, which would seriously injure the amenities of the area and of property in the vicinity, and would not be in accordance with the proper planning and sustainable development of the area.”
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NEWS
News { £30m government funding to help rough sleepers
Homes for Scotland calls for better-resourced planning system
Housing secretary James Brokenshire says £30 million will be shared between councils across England as they look to help homeless people living on the streets into accommodation. In May, Brokenshire said three Housing First pilots would take place in Greater Manchester, the Liverpool City Region and the West Midlands Combined Authority. This money is to be shared across 83 areas to provide 1,750 more bed spaces for rough sleepers and fund another 531 dedicated homelessness workers. Cash will also go towards improving the coordination of services available to those at risk. Projects that have received funding include: ⦁ Camden Council: £870,000 to expand its outreach team to deliver targeted street interventions in homelessness hotspots. It will also go to recruiting new staff to support rough sleepers to keep their own accommodation. ⦁ Cornwall Council: £430,000 for crisis hostels, cold weather provision and support for the most disengaged rough sleepers. ⦁ Manchester City Council: £418,000 will fund specialist staff to work with young rough sleepers and offenders, and provide more night shelter and hostel beds. ⦁ Leicester City Council: £265,000 to aid outreach, create a rough sleeper coordinator role and establish an innovative ‘Housing Led’ scheme.
Trade body Homes for Scotland (HfS) says the planning system needs to be better resourced and deliveryfocused to deliver homes more efficiently. In its discussion paper – Delivering More Homes for Scotland: Barriers and Solutions – HfS notes that while access to land is one reason for the “chronic” undersupply of homes, there are seven other “significant blockers”. These include a lack of mortgage availability to those who could afford the repayments because of the requirement for significant deposits, and that there is little funding for associated infrastructure, such as water systems and schools, while the planning system can’t quickly consent buildable developments. The paper comes as the Planning (Scotland) Bill is making its way through the Scottish Parliament. It proposes a number of solutions to the delivery problems identified. These include: ⦁A collaborative, better-resourced and delivery-focused planning system that quickly and efficiently delivers more new homes. ⦁More meaningful support for small-scale homebuilders to increase industry capacity. ⦁The allocation of sufficient land in places people want to live and where builders can generate a return. ⦁ An analysis of the New Town Development Corporation model of large-scale housing delivery, identifying options for a new version.
n See the full list at: bit.ly/planner0718-rough
n See the report on the HfS website: bit.ly/planner0718-resources
AMs demand tree-cover drive to curb climate change Members of the Welsh National Assembly have pilloried ministers over the Welsh Government’s failure to meet climate change targets and urged it to commit to a national target of 20 per cent urban tree cover. An assembly committee report highlights that the government has a target to create 100,000 hectares of woodland up to 2030, but so far has created only 3,500ha. In 2010 the Welsh Government set a target to reduce greenhouse gases in Wales by 3 per cent year on year, and at least a 40 per cent cut by 2020. But the assembly’s Climate Change, Environment and Rural Affairs Committee was told by the government that those targets wouldn’t be met. Ministers blamed difficulties with the European Union Emissions Trading Scheme, the economic make-up of Wales and weather patterns.
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The committee said such variables should have been considered when policies were developed and targets set. “The Welsh Government’s targets on reducing greenhouse gas emissions in Wales were ambitious, but attainable,” said committee chair Mike Hedges AM. “That the government will miss these targets by some margin is deeply disappointing. and the committee is not convinced by some of the reasoning behind the failure… there needs to be a much more coordinated approach across government departments if Wales is to be more sustainable.” The committee was sceptical of the government’s ambition to deliver zero-carbon affordable homes by 2020, and asked ministers to provide carbon assessments for the M4 relief road project. n See the committee’s report here: bit.ly/planner0718-trees I M AG E S | I STO C K / S H U T T E RSTO C K
18/06/2018 11:47
LEADER COMMENT
Opinion onn Value proposition helps to figure planning out – The word ‘value’ has been through the wringer in recent years. It’s been frequently used by supermarkets to determine between products that are cheap and unfashionable compared with branded alternatives and I’ve even seen it used to distinguish between types of potato. Surely a so-called ‘value’ potato is grown in the same rich quality of earth that other apparently more salubrious spuds are afforded? Yet there it sits – the ‘value’ potato. I ask you. Fortunately, the true meaning of the word has been making a comeback recently, with the need to determine the value of a service, be that a monetary or other determination, an ever more pressing concern for a variety of professions. This makes the RTPI’s work to produce a tool capable of ascribing a monetary value to planning all the more interesting. We reported
Martin Read seven pages ago about the launch of this tool at the RTPI Cymru annual conference. And absolutely crucial to it is the figure that has come out of the exercise. Because it turns out that the figure is £2.35 billion for the financial year 2016/17 – that’s the value of planning to Welsh society in that time period. This – the simple publication of a figure – is of itself a potentially vital development. More broadly, what’s been produced is a tool that captures the
economic, social and environmental value of planning delivered by local planning authorities, and it is one borne from a consultation process that sought to lay down buildingblock benchmarks upon which to develop a value ‘infrastructure’. Developers’ contributions and fees make up the empirical evidence, with further extrapolation based on health, cultural and other benefits. While the tool’s development has not been easy, and it is understandably complex in nature, it’s the simple fact of its publication that has so much potential:
“WHAT’S BEEN PRODUCED IS A TOOL THAT CAPTURES THE ECONOMIC, SOCIAL AND ENVIRONMENTAL VALUE OF PLANNING DELIVERED BY LOCAL PLANNING AUTHORITIES”
it sets out a figure that can be debated. Because without any kind of figure to work with, the value of planning is easy to ignore. But as soon as there’s a figure like £2.35 billion a year being bandied about, the question of whether it is right becomes just one of many welcome debating points. Commentators of all persuasions can discuss the merits of the calculations used, and may well come up with alternative numbers – but the figure, and the debate it ensures, makes the exercise worthwhile. In Wales, Lesley Griffiths, cabinet secretary for energy, planning and rural affairs, spoke of the tool offering a “significant contribution to furthering our understanding of the role planning plays in creating value”. It helps, she said, to demonstrate for local politicians “why you should invest in planning services as a cost-effective way to improve local prosperity”. That’s the message; here’s hoping the figure appended to it hits home.
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£120 – UK £175 – Overseas Average net circulation 18,373 (January-December 2016) (A further 5,700 members receive the magazine in digital form) © The Planner is published on behalf of the Royal Town Planning Institute (RTPI) by Redactive Publishing Ltd (RPL), 78 Chamber Street, London E1 8BL This magazine aims to include a broad range of opinion about planning issues and articles do not necessarily reflect the views of the RTPI nor should such opinions be relied upon as statements of fact. All rights reserved. This publication may not be reproduced, transmitted or stored in any print or electronic format, including but not limited to any online service, any database or any part of the internet, or in any other format in whole or in part in any media whatsoever, without the prior written permission of the publisher. While all due care is taken in writing and producing this magazine, neither RTPI nor RPL accept any liability for the accuracy of the contents or any opinions expressed herein. Printed by PCP Ltd.
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CORRESPONDENCE
Inbox
YOUR NEWS, VIEWS AND QUESTIONS F E E D B A C K
Steve Ellis – The general quality of The Planner remains high, but do we have to increasingly see it reported that schemes have been ‘green-lit’ (e.g. page 9, June 2018). It is a clumsy expression, of North American origin – what is wrong with plain old ‘approved’? (And you can save yourself one character by using it). Thankfully, I have yet to see any schemes being ‘red-lit’. Steve Ellis, Long Buckby, Northamptonshire
(Thanks Steve. On reflection I’ve given the go-ahead, pulled the trigger and signed off on a decision to ban this phrase – Ed)
Martin Willey – With the current lack of resources in local authorities, it is understandable if all potential policy and delivery contributions from planners, especially to corporate planning, have to give way to the preparing of local plans and managing of planning applications! However, in some authorities the potential that the planning process offers to wider local authority management is recognised. Birmingham and Plymouth provide particularly good examples. CIPFA, the local authority finance officers’ association, has a subscription website, Technical Information Service (TIS) online that includes a planning information stream. An editorial board consisting of local authority, consultant and Homes England representatives as well as a
communications company MD and senior planning lawyer, are producing pages that, as well as identifying the usual financial contributions, seek to identify other ways in which the planning service can contribute to the wider corporate management of an authority. The scope to align other public budgets through the local plan process, to address the prioritisation of public investment, risk assessment in public sector expenditure, optimising government contributions and generally providing evidence for audit and budgeting are, or will shortly, be addressed. The wider place-shaping agenda and role of planning in generating income and investment from growth underline the approach of the board. It is highly likely that, if you are a local authority planner, your finance department will subscribe to CIPFA TIS online. If they do, then signpost officers to the planning information section – and perhaps check it yourself to see if resources can be provided by or to the planning function to maximise the corporate contribution. Martin Willey Chair, CIPFA TIS Planning Information Editorial Board
Peter Monk – Rob Krzyszowski, the RTPI’s representative on CIC, writing about diversity in The Planner in April 2018, stresses how we must recognise diversity in order to strengthen our approach to it. Only last year, a
parliamentary inquiry into disability (House of Commons Report HC 631) found that planning has rather lost focus on one duty that planners, designers and developers have. This is the duty to specifically secure the anticipatory adjustments that all disabled people need if they are to enjoy full use of the built environment. As Rob points out “we all know about the Equality Act 2010” but are we all so clear that we have a duty actually to anticipate or to ensure development is accessible, and will not actually disadvantage disabled people? This is the “anticipatory adjustment duty”. It is an extra-over duty that planners must action. Ensuring balanced solutions, and that disabled and other Equality Act protected groups are not disregarded in consultation and decision-making processes, is not, on its own, enough, a High Court judge has pointed out (Goodall v Reading Borough Council (2016 EWHC (Admin) 3795)). We now have up-to-date tools we can use. The latest British Standards define all the facilities and dimensions that buildings need to offer to disabled people. BS 9266:2013 covers accessible housing, and BS 8300-2:2018, public and other buildings. In BS 8300-1:2018 there is, for the first time, a British Standard for the design of accessible external environments, which sets out the good practice to ensure all disabilities are catered for. Those who are actually disabled by inaccessible environments need to be reassured that planning as
a profession is not blind to disability; and that we are all delivering to this challenging must-do agenda and are doing it in their interests. Peter Monk MRTPI Planner with Planning Aid
Jerry Birkbeck – Victoria Hills’ appointment as RTPI CEO, with her background in engineering and membership of the Institute of Chartered Engineers, is timely. She could help environmental bodies to work together in providing clarity to the challenges affecting cities, towns and rural landscapes within the UK. She mentioned working with schoolchildren, which is an excellent concept. However, this needs a coordinated approach that brings together the key professional institutions. This must commence at school level through proper representation in the national curriculum and has to continue through a shared undergraduate teaching. Over many years as both planner and landscape architect, I saw just how poorly aware the key professions are of one another. It’s about education, awareness and a positive approach by professional bodies to move out of their silos and truly work together. Action is critical if we are ever to see the principles of all disciplines put in place at that early stage of learning. So, over to you Victoria – and the best of luck! Jerry Birkbeck Planner and landscape architect (rtd)
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18/06/2018 09:55
CHRIS SHEPLEY
O Opinion Planning retail’s future hurry now while stocks last Here’s one of many unsolicited emails from people offering me work: “Hello! I’m a retail analyst. “I’ve been quoted in the finance pages of our top broadsheet newspapers talking about the future (or lack of it!!!) of shopping. Since nobody even looks back to check whether I was right, this is a doddle. Being apocalyptic always goes down well with journalists, and I’ve been predicting the end of town centres as we know them for over 30 years now. “Observing the decline of reputable and muchloved firms such as Toys R Us and Maplins, the closure of my local Jamie’s, and the imminent loss of vital bookmakers, I have predicted that within a few years all goods will be delivered by drone and that tumbleweed will be blowing down your local high street. “This is good publicity for my firm, Footfall & Turnover, and as you are yourself a purveyor of high-class comment to a respected journal, where again nobody ever checks whether you were right, I wondered if you would like me to include a quote from you in my next comment, to help in your career? My fee for this is minimal of course. I look forward to hearing from you…” I declined his offer, while noting that it is a shame nobody ever looks back at my earlier columns since they have always proved to be uncannily accurate. But I thought I might venture a couple of thoughts regarding town centres.
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Mr Turnover is right that there is a bit of bother in the retail sector. Many still blame the ‘Beast from the East’, and other weather events, although I am in a position to warn retailers that there is very likely to be bad weather at some point next winter and they should build this into their business plans. But due to internet shopping, declining disposable income since Brexit, maybe high business rates and similar factors, we have a problem. Chapter 7 of the draft NPPF does not, sadly, go so far as to say that the nation is overshopped – but it is, and you might expect it to ponder this issue. This is going to mean declining rents and a reduction in floor space in many areas. So we need, as the NPPF implies but does not sufficiently stress, to look at town centres holistically,
“WE NEED A MORE POSITIVE VISION FROM MHCLG ABOUT THE CHANGING NATURE OF TOWN CENTRES” and to row back on retail, especially outside centres. In this context, proposals like the expansion of the Cribbs Causeway regional shopping centre on the M5 by 50 per cent seem odd to me. At the time of writing the decision is awaited, but from this distance the idea of expanding retail substantially in such places and adding a hotel, ‘event space’, and other leisure facilities seems at odds with present trends. We need a more positive vision from MHCLG about the changing nature of town
centres, and a clearer idea of where, for example, office and leisure, ‘event spaces’, and healthcare facilities should be. Where I live both the council and the police have moved much of their activity elsewhere, and health facilities are still being been shifted to the suburbs (where they cause mighty traffic problems). Office space is threatened by the drive to turn every building residential under the permitted development freedoms. Some people want to remove a major sporting facility. So there must be policies in the NPPF about hanging on to existing uses, especially offices and major leisure facilities, as well as generating new activity, for obvious reasons of accessibility, sustainability and social cohesion. This is not incompatible with encouraging residential uses in suitable locations, but that is not a panacea for the ills of any town centre I know. If Mr Turnover wants to beef up these thoughts for the broadsheets, my fee is minimal of course.
Chris Shepley is the principal of Chris Shepley Planning and former Chief Planning Inspector I L L U S T R AT I O N | O I V I N D H O V L A N D
15/06/2018 16:07
Quote unquote FROM THE RTPI AND THE WEB “Nature reserves are becoming natural art installations”
“The housing market is broken at every level”
CHRIS PACKHAM WARNS IN THE GUARDIAN ABOUT BRITAIN HEADING FOR AN ‘ECOLOGICAL APOCALYPSE’
PAULA HIGGINS, CHIEF EXECUTIVE OF THE HOMEOWNERS ALLIANCE, OFFERS A DOWNBEAT ASSESSMENT ON RESEARCH SUGGESTING THAT 7.5 MILLION BRITONS ARE ‘LOCKED OUT’ OF HOME OWNERSHIP
“Can we honestly say that our policy system and services currently work for future generations?” SOPHIE HOWE, FUTURE GENERATIONS COMMISSIONER, QUESTIONING THE AUDIENCE AT THE RTPI CYMRU ANNUAL CONFERENCE
“Government reforms of apprenticeships were intended to put employers in the driving seat – this decision shows that we are still passengers!” PHILIP RIDLEY, CO CHAIR OF THE CHARTERED TOWN PLANNER APPRENTICESHIP TRAILBLAZER EMPLOYER GROUP, FOLLOWING THE IFA’S DECISION TO REJECT THE ASSESSMENT PLAN FOR A DEGREE LEVEL APPRENTICESHIP
“The planning system is integral to balancing interests” LESLEY GRIFFITHS, WELSH CABINET SECRETARY FOR ENERGY, PLANNING AND RURAL AFFAIRS, AT THE RTPI CYMRU CONFERENCE
“The heady days of double-digit house price growth are truly behind us” ED FOWKES, DEVELOPMENT DIRECTOR AT PROSPERITY CAPITAL PARTNERS, ON THE LATEST ONS FIGURES. A REBALANCING AWAY FROM OWNERSHIP AT ALL COSTS TO A MORE MIXED TENURE APPROACH IS HIS SUGGESTED SOLUTION.
I M AG E S | I STO C K / S H U T T E RSTO C K / A L A M Y
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“Intelligent use of property data could be the silver bullet for the UK’s housing crisis” ANDY SOMMERVILLE OF LAND SEARCH FIRM SEARCH ACUMEN EXPLAINS HOW THE PROPERTY INDUSTRY CAN BE SMARTER AT FINDING, PLANNING AND PREPARING DEVELOPMENTS
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B E S T O F T H E B LO G S
O Opinion
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Dr Ashley Hayden is a planning officer for Milton Keynes Council
How planning can slow the growth of fast food near schools
The UK h has an obesity crisis. The governm government’s guidance Child Obesity: a Plan for Action (January 2017) states that about a third of children aged two to 15 are overweight or obese. More worryingly, younger generations are becoming obese at earlier ages and staying obese for longer. The levels of obesity are placing a further burden on economic development. It is estimated that it costs the economy about £27 billion each year and this is expected to increase to £49.9 billion by 2050. The importance of promoting healthy communities is also acknowledged in the revised NPPF (see section 8). As such, planning is seen as an essential ingredient in the fight against obesity. Planners have long striven to enable a reduction in obesity levels, although it is recognised that there is no magic bullet and there are a wide range of measures that need to be evaluated. In 2010, Barking and Dagenham became the first UK council to try to limit the number of fast-food outlets. Now, about 20 local authorities in England have adopted similar policies. Despite this, in September 2017 on average 2.6 takeaways were located 400 metres from a school in England, compared with 2.3 in June 2014. This has resulted in about a quarter of the UK’s
Jennifer Ross MRTPI is a director of Tibbalds Planning and Urban Design
It’s time to overhaul the use classes order
takeaways being located within a five-minute walk of a school, and deprived areas are exposed to five times as many takeaways when compared with affluent areas. In spite of the broad acceptance that communities need to become healthier, many local authorities frequently lose appeals to restrict hot food takeaways. This is often because planners measure the distance from school to the proposed takeaway as the crow flies. Appellants typically argue this is illogical, as a typical walking distance should be considered. But change is on the horizon. The emerging local plan for Milton Keynes (Plan:MK) proposes a policy that will restrict hot food takeaways opening near schools. Its novelty is that it informs planners how to measure the distance between a school and a potential takeaway. This will be based on the most logical walking distance from the main school entrance to the proposed site. The council accepts this as one solution in a range of packages to fight obesity, albeit limiting the number of fast-food shops near schools seems a logical strategy and one which must be evaluated. But alternative policies must not be discounted. Planners should continue to innovate and implement bold policies to challenge the status quo to create new spatial environments.
“IN SPITE OF THE BROAD ACCEPTANCE THAT COMMUNITIES NEED TO BECOME HEALTHIER, MANY LOCAL AUTHORITIES FREQUENTLY LOSE APPEALS TO RESTRICT HOT FOOD TAKEAWAYS”
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Cast you your mind back to 1987. The Channe Tunnel was given the Channel go-ahead and the pop phenomenon that is Kylie entered the UK charts for the first time. It’s also when our Use Classes Order was last properly updated, following a 1985 review. That system replaced the 1972 order, which contained fabulous reminders of a bygone industrial age. Blood boiling, bone burning and maggot breeding were all removed and amalgamated into a far less evocative B1 class (even if planning authorities still uphold distinctions between respective sub-classes). This 1987 order has seen 14 revisions, but not yet been subject to a full review. Just as we no longer need Dickensian industries, so a snapshot of society from 30 years ago is not helping to tackle today’s challenges. The gig economy has changed everything; boundaries between living and working have blurred. We need to widen the scope of use classes to better cover these areas and the many ways they cross over. Over 18 months my colleagues and I have come up against: • Co-working including living accommodation – C1 or C3 or B1 with ancillary living or sui generis? • Warehouses on an industrial estate being used by groups to live, work and create – not quite C3, not quite B1, a sort of co-living
model. The process is ongoing and through discussion we are settling on a new concept – warehouse living – a sui generis use? • An extra care facility with selfcontained housing, a health spa, a restaurant and an element of extra care – C2, C3 or sui generis? • Co-housing models with more than six individuals – not quite hostels or HMOs, but not C3 either. Default sui generis? Couple this with debates on other Class C uses, including student housing, aparthotels/ serviced flats and the growth of AirBnBtype short lets and the time is right to reassess the way to categorise property. We are open to new forms of housing and have a pressing need for more, so let’s reduce uncertainty when it comes to deciding whether changes should engage with the planning system and how policies should be applied. And this should not be done in isolation. A complementary set of building, fire and amenity rules should ensure the delivery of appropriate living and working accommodation. To avoid the confusion that arose in relation to live/work in the 1980s, a review of related taxation rates and mortgage lending criteria would help. And viability assessments need more flexibility. This could effect a shift that brings planning back to its key principles: creating good places for the people who need them.
“JUST AS WE NO LONGER NEED DICKENSIAN INDUSTRIES, A SNAPSHOT OF SOCIETY FROM 30 YEARS AGO IS NOT HELPING TO TACKLE TODAY’S CHALLENGES”
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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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Rosie Pearson is a planning campaigner and chair of CAUSE, The Campaign Against Urban Sprawl in Essex
The trouble with garden communities…
Garden c communities: a promise of genu genuinely affordable homes, sustainable transport and plenty of green space. Why would anyone oppose them? Unfortunately, the reality has been brought starkly into focus through the North Essex Garden Communities project. Three problems leap out. • Where should you put a garden community? • How big should it be? • How do you fund it? All development should be considered in relation to its surroundings. It will have wider impacts on transport i n f r a s t r u c t u r e, communities and the environment. Instead of site selection based on willing landowners, a convincing planning narrative is needed. What existing infrastructure can be used? Where are the jobs? How is it funded and who will bear the risks? Size matters, but has not been debated, yet larger proposals bring complexity, risk and an increasing requirement for infrastructure. Delivery of larger projects is slow (think Ebbsfleet and Northstowe). Our Small is Beautiful paper [bit.ly/planner0718-garden] suggests that viability decreases at more than 2,000 homes. A garden city has a far bigger impact than a garden village, and the economics are radically different. Extrapolating the economics of 100 houses to 10,000-plus just doesn’t work (and
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James Cox is a planner with Lichfields UK
How self-build can help to alleviate homelessness
nor does residual value methodology work for a new town). For large new schemes, particularly where public money is at stake, financial appraisal needs to play a proper role. The economic dimension of sustainability needs proper attention or the planning profession will fail to deliver. In North Essex the only viability study contains a basic error – the funding cost of land acquisition is ignored. Locations have been chosen with no regard to the financial implications, and the central government subsidy needed will be greater as a result. ‘Land value capture’ is often used to explain away viability problems, as in north Essex. Here, the authorities wish to borrow from government to buy land at belowmarket value. The landowners seem uninterested so far. CPO is not the answer. It would require the authorities, through a long and complex negotiation process, to traverse human rights issues, to pay ‘hope value’. Thus the project has limited means of capturing the value required to fund the promised infrastructure. CAUSE says ‘small is beautiful’ and transit-oriented development, sustainable urban extensions and intensification are better than standalone settlements. Councils should ensure collection of CIL and s.106 contributions instead of borrowing for risky garden cities.
“TRANSIT ORIENTED DEVELOPMENT, SUSTAINABLE URBAN EXTENSIONS AND INTENSIFICATION ARE BETTER THAN STANDALONE SETTLEMENTS”
A lack of affordable, good-quality housing is affecting thousands of peopl people, with many being priced out of their homes every year. A common misconception of homelessness is that chaotic lifestyle choices are the fundamental cause. But the rise in homelessness reflects structural changes relating to housing provision and welfare reforms by successive governments, including the end of assured tenancies, the benefits cap. and changes to housing allowances. As professionals in the built environment, we should use our expertise to build cities that are inclusive for all. This was the main driver behind my recently completed post-graduate research project, Forgotten Land, Forgotten People. It proposes an alternative solution for ending homelessness through new technology and the provision of self-build housing on small, underused sites. In partnership with Trident Group, a Midlands-based housing association, I explored how they could better use their underused land to address the issues of homelessness and a lack of affordable homes. The project promotes the regeneration of three garage courts on a Birmingham estate as self-build sites for groups of ‘self-build ready’ homeless individuals and
families. Similar initiatives are already integrating homeless people back into their communities and wider society. A self-build scheme in Bristol by the Community Self Build Agency and funded by the Homes England (formerly the Homes and Communities Agency), has helped eight homeless veterans back into work or further training, gaining them new skills, while creating somewhere to live. New technologies and systems such as WikiHouse can help support such an initiative, by lowering the skills thresholds needed and the costs involved in building homes. This self-building process holds the potential to alleviate many of the consequences of homelessness, by equipping participants with the skills and confidence they need to reintegrate into society. It is not a short-term quick win, but the benefits would be felt widely by transforming rundown sites and providing new homes and job opportunities. In England 78,000 households live in temporary housing; many more are on the street, with an estimated £1 billion annual cost to the public purse. The All Party Parliamentary Group for Ending Homelessness says its aim is achievable. As planners, we must be involved in creating solutions.
“THE BENEFITS WOULD BE FELT WIDELY BY TRANSFORMING RUNDOWN SITES AND PROVIDING NEW HOMES AND JOB OPPORTUNITIES”
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R A I L W A Y R E I N S TAT E M E N T
HALF A CENTURY AGO LORD BEECHING TOOK AN AXE TO BRITAIN’S RAILWAYS. NOW MANY CLOSED LINES COULD BE REINSTATED ALONGSIDE URBAN AND SUBURBAN REGENERATION. MARK SMULIAN CONSIDERS HOW WHAT GOES AROUND COMES AROUND I L L U S T R AT I O N | N E I L W E B B
Talk to any rail enthusiast and before long the words ‘Doctor Beeching’ will be spoken. Beeching closed about a quarter of Great Britain’s rail services in the mid-1960s, when he chaired British Railways, and has since been reviled by supporters of rail. His cuts, though, left the country crisscrossed by former railways and some still in use only for freight. Some have become paths for walkers, some of have been built over and some still have no economic use. Others, though, have been resurrected in regeneration projects where planners have spotted an opportunity to make a scheme work – or work better – by reinstating a rail service. These can be substantial engineering projects if they involve reinstating track and bridges, or more straightforward if the track remains and what’s required is a station building and a train operator convinced to serve it. Even then, things are rarely simple in rail. A train serving a new station has to go somewhere and if there are no vacant platforms – ‘train paths’ – at major termini the service cannot be provided. Anything involving rail will see a local authority talking to Network Rail, train operators and probably the Department for Transport (DfT) to assemble a workable business case. Although the rail industry is rather opaque from the outside, as of last January Network Rail has appointed staff to help councils and developers through this process of bringing railrelated projects to fruition. A Network Rail spokesman says: “We now have eight business development managers in place in the English regions, Wales and Scotland
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who act as a single point of contact for anyone with an idea for how to grow the railway. “The idea is they will bring together developers, local authorities, train operators and funders with Network Rail to work out how a scheme can be delivered.” This might, though, mean that investment goes to places that already perform relatively well. Paul Beaty Pownall, managing director of BPR Architects, who has worked on both the reopening of Lea Bridge and its subsequent expansion, says: “The DfT is looking for third parties to invest in rail projects as part of their developments, but of course that can mean that investment goes to places that will generate the highest returns and not necessarily those that most need it.” The newly positive attitude towards rail expansion has some political pressure driving it. For example, in May the Campaign for Better Transport called on transport secretary Chris Grayling to introduce a network development fund to pay for additional lines and stations “to give more communities access to the railway, improve public transport and tackle overcrowding and congestion”. Reopening a rail line or station might look daunting, but with planners being urged to devise ways to reduce car traffic and improve air quality, rail could be a winner. Obviously not every line can or should be reopened, but what follows are examples of what some local authorities are doing. n Mark Smulian is a freelance journalist specialising in the built environment
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BIRMINGHAM CAMP HILL
The Camp Hill line runs from Birmingham New Street through the suburbs of Camp Hill and Moseley to King’s Norton. Passenger services ended in 1946, but it remains in use for freight and non-stopping Cross Country trains. Bringing it back into use is not strictly speaking a regeneration project so much as a way to better serve an established commuting area, stresses Toby Rackliff, strategic lead for rail policy at West Midlands Rail, which co-franchises rail services with the DfT across 14 council areas. “One of the greatest problems is to find the train paths into central Birmingham as there are only a limited number at New Street and if you do not have those there is no point to reopening the stations. “We are looking at how we could create train paths into the other central Birmingham stations at Moor Street and Snow Hill to carry the Camp Hill line to those but they would be on viaducts so that is not cheap, although it’s cheaper than tunnelling under central Birmingham.” He continues: “In the meantime we are working with the operators to see if we could make use of the limited train paths at New Street.” The area along the line is “natural rail commuter territory, quite affluent and on a train you’d be in Birmingham quickly whereas a peakhour bus will take half an hour at least. “It might open up some sites, but it’s not primarily a regeneration project. It’s to serve a customer base that is already there.” West Midlands Rail is also looking at restoring passenger services to the Wolverhampton to Walsall line, and using an old rail alignment from Wednesbury to Dudley Merry Hill and Brierley Hill for light rail. Rackliff says: “The beauty of light rail is that you can leave the rail alignment. For example, this could go through Dudley town centre and serve the bus station and it would
connect with the existing Midland Metro line.” The problem with train paths has been illustrated with the reopening in April of a station at Kenilworth, Warwickshire, designed in partnership between Warwickshire County Council and the train operator. “This is a new station on a line served by Cross Country trains which are inter-city and not going to call there, so they had to look for train paths to run a service just from Coventry to Leamington. “It’s there, but on Sundays there are more Cross Country expresses, so they cannot run a local service.”
“One of the greatest problems is to find the train paths into central Birmingham as there are only a limited number at New Street ”
The Edinburgh-Tweedbank line has helped to boost the Borders’ economy
“Some of the bridges had deteriorated and had to be restored but there was only about 10 per cent of the line where it had to get round obstacles”
SCOTTISH BORDERS
Steven Renwick, projects manager at Scottish Borders Council, was involved from the feasibility study onwards in developing a business case to Transport Scotland and Network Rail to reopen the line from Edinburgh to Tweedbank, just south of Galashiels. “The track bed was there from when the line closed in 1969 but the track had been lifted, though the bridges had been left intact,” he recalls. “It needed 40 kilometres of new track so in that sense it was simple – it just had to be relaid. Some of the bridges had deteriorated and had to be restored but there was only about 10 per cent of the line where it had to get round obstacles.” Five of the nine stations beyond Edinburgh are on the sites of previous ones. The line was intended to help the economy of the isolated Borders region and has exceeded expectations. Renwick says: “The economic case we put to Transport Scotland was that it was feasible to reinstate the line, and they wanted a business case which forecast some 500,000 journeys a year, but that has already been easily surpassed in usage to about one million.” Scottish Borders hopes to see a more complex extension to restore services from Tweedbank through to Carlisle. I M A G E S | S C O T R A I L / G R E AT E R A N G L I A / A L A M Y / G E T T Y
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LEA BRIDGE
Lea Bridge was on an obscure branch line in East London when services ended in 1985. It stayed open for freight and it was brought back to life in 2016 to help deliver a major growth area designated by the London Borough of Waltham Forest. Jonathan Martin, the council’s director of investment and delivery, says: “We have quite big programmes in place around Lea Bridge – it’s been a great success. “The original business case was for 352,000 passengers a year by 2020 and it’s already at 539,000. So the business case has been thoroughly met, driven by the regeneration there.” Good relations with operator Greater Anglia helped the project and it will soon double the service to four trains an hour between Stratford and Cambridge or Hertfordshire. Meanwhile, the council is looking at another new station between Lea Bridge and Stratford. Martin says: “Once you get the right people in the rail industry things move well. They will want to see that the political commitment is there for a project and the finance and that the authority concerned has the expertise to see it through.”
“The project is Devon County Council’s longterm aspiration for a network of train services connecting market towns with local services”
“The original business case was for 352,000 passengers a year by 2020 and it ’s already at 539,000”
OKEHAMPTON
Devon County Council paid for a feasibility study for restoring services to a line used for freight and occasional summer services, with a heritage railway running from the Okehampton terminus. This found a £9 million investment to create a double platform on a single track was the best option. A council spokesman says: “The Devon Metro project is Devon County Council’s long-term aspiration for a comprehensive network of train services connecting the market towns into Exeter with local services. “Rail services from Okehampton would be part of this project and should complement existing bus services by providing an alternative choice, reducing the dependency on the private car and enabling non-car owning people to access Exeter city centre and national rail services. “An [additional] Okehampton Parkway Station would serve a wider catchment area and would complement the emerging employment site.”
“There is now a far greater emphasis on the major centres of Peterborough, Cambridge and other strategic, higher value, sites as hubs of economic activity” Lea Bridge is facilitating major growth in the Waltham Forest area
WISBECH TO MARCH
This line lost services in 1968, when most people worked locally and drove anywhere they needed to get. A study by consulting engineer Mott Macdonald for Cambridgeshire County Council in 2015 said: “The sub-regional economy has undergone a significant transformation since [then]. There is now a far greater emphasis on the major centres of Peterborough, Cambridge and other strategic, higher value sites as hubs of
economic activity, and their continued growth necessitates drawing on a wider travel-to-work area. “Towns… brought within these areas are expected to see benefits from higher-value employment, and increases in incomes and prosperity.” The preferred option is for two trains an hour from Wisbech to Cambridge, although there is a local dispute about whether Wisbech’s station should be in the town centre or on a cheaper peripheral site, which would avoid needing a bridge to take the A47 over the line. Cambridgeshire is separately working with Network Rail to reopen by 2022 a station at Soham, which was closed in 1965 but is on a line used by non-stopping expresses. J U LY 2 0 18 / THE PLA NNER
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The view across open country from Edgmond Parish church with Harper Adams University in the distance
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A LANDSCAPE AND CHARACTER ASSESSMENT CAN ADD THE RIGOUR THAT NEIGHBOURHOOD PLANS NEED TO PROMOTE CONSIDERED – AND CONSIDERATE – DEVELOPMENT, SAY DUNCAN BAYLISS MRTPI AND MICHAEL VOUT MRTPI town and has Harper Adams University (a leading It can be relatively easy for local communities to identify agricultural and land-based college) at its north-west edge. what they value most in their area, but much harder to While the settlement retains much of its rural character, articulate this in a way that both captures the total development pressure has been considerable. From 2015 character of an area and is helpful to the planning system. to 2017, Edgmond received three applications for When it comes to neighbourhood planning, this is a developments within the conservation area next to problem. Not everyone who lives in a rural area wants to be important listed buildings and one for a new housing a ‘Nimby’, but Nimbyism is often the reflex response to a estate in open countryside between Edgmond and Harper system that doesn’t provide adequate or consistent support Adams University. All experienced sustained community to non-professionals who simply want to protect the opposition; at the time of writing they had all been either character of the places they love. withdrawn or refused. Faced with development threats, real and imagined, and The Telford & Wrekin Local Plan 2011-2031 was adopted a system that seems to favour those who have the in February 2018 and identifies 80 new dwellings for the resources to work through its various layers of hearings and whole rural area of the district over the plan period. These appeals, it is no wonder that communities adopt a are directed towards five rural settlements, one of which is defensive approach to planning. Edgmond. By the end of 2017, Edgmond parish alone But it doesn’t have to be like this. already had permissions for more than 30 new homes and How do you retain a positive approach to development 26 student units in converted barns within the parish, as while reconciling that with protection of the built well as accommodation blocks for 220 environment and landscape quality? students and other major buildings at As it happens, Duncan is both a “THE CHALLENGE… Harper Adams University (see Under professional planner and a resident in a WAS TO DEVELOP pressure, overleaf). village that was confronting this dilemma. It A NEIGHBOURHOOD The parish was sympathetic to the NPPF seemed the perfect opportunity to try PLAN THAT WOULD pressure on the district council to “boost something different – to use the ARTICULATE WHAT significantly the supply of housing”, as neighbourhood planning process to create RESIDENTS FELT well as the university’s aspirations for robust assessments that guarantee that any WAS SPECIAL growth. But it wished to influence the development will preserve the essential ABOUT THE PARISH location, scale, distribution and design character of a place. OF EDGMOND” quality of development in the area so that The approach taken with Edgmond’s the qualities that made Edgmond neighbourhood plan meant commissioning attractive would not be compromised, and a professional landscape and character would even be enhanced. assessment to support the plan policies and To begin, Duncan undertook a to evaluate the plan area in more detail than photographic study of the built and was possible in the local plan. landscape features of value in Edgmond and published We think it offers a helpful approach – even a blueprint these as a book and online study (bit.ly/planner0718– for other communities developing neighbourhood plans. edgmond). Through this, it became clear that the But first, Edgmond. parishioners needed to understand the character of the area in a more structured, objective way. This would mean Community challenge not just recognising individual features of value, but also Edgmond is a rural parish (and village) in the borough of considering the interplay between buildings, the built Telford & Wrekin, Shropshire. After two years of work, environment and landscape. Edgmond’s neighbourhood plan went to referendum on Duncan hoped that this might then be used to inform 19th April 2018. It was secured with a 92.4 per cent vote in the development of the neighbourhood plan and to support on a turnout of 45.2 per cent. support its policies by providing direction on design. But As with other neighbourhood plans, Edgmond sought to such an assessment would need to be methodical, produce a document that provided meaningful assistance objective and to look at the totality of what comprised the for planning decision-making, was a genuine expression of character of the village and parish of Edgmond. community aspirations, and was complementary to the The challenge, therefore, was to develop a local plan by bringing a more precise understanding of the neighbourhood plan that would articulate what residents local area. felt was special about the parish in a way that would The village of Edgmond contains a conservation area enable developers to come forward with appropriate and many listed buildings. It is located within two miles of applications while respecting community aspirations. the market town of Newport, three miles of Telford new
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Understanding Edgmond Following commissioning planning advice from a consultant and discussions with Duncan around the development issues the parish faces, the parish council took the unusual step of commissioning a landscape and character assessment. Michael was commissioned in spring 2017. Michael’s initial meetings with the parish council explored the aim and scope of the assessment. He established the importance of the idea of viewing the parish as an overall experience – such as the need to understand the interactions and realtionships between landscape and buildings, rather than A grade II listed viewing them as a collection of individual features half-timbered cottage in such as listed buildings or open spaces. the village of The assessment methodology drew from a number Edgmond of sources, including The Urban Design Compendium, Kevin Lynch’s The Image of the City, Historic England’s assessment guidance, and the Landscape Institute’s Landscape and Visual Impact broad design guidance in relation to built form and landscape. Assessment Guidance. This design guidance supports the neighbourhood plan The study thus blended urban design and landscape policies on housing and Harper Adams University by making it assessment. In doing so, it revealed the importance of open clearer how they may be achieved (see Design principles). space and green infrastructure to the setting of key buildings, We didn’t have long to wait for the then emerging local plan and the particular way in which the countryside penetrated to (which was adopted in February 2018), the neighbourhood the heart of the village. It was this that gave Edgmond its strong plan and our character assessment to be put to the test. In 2017 and defining rural character. Gladman Developments appealed against a council refusal of But the assessment also provided a detailed understanding 85 homes in open countryside between Harper Adams of the village structure, bringing to light that Edgmond University and Edgmond. comprised a series of distinct sub-areas, as well as a variety of As reported on The Planner website in late September 2017 different street and road types (see Understanding Edgmond). [bit.ly/planner0718-harper-adams], “Inspector G D Grindey It brought together the visions of different parties with a ruled that allowing the scheme would close the only gap stake in the village, including the local community, the local between the university’s large campus and the village of authority and community organisations. And it developed Edgmond, completely altering its rural character and causing
DESIGN PRINCIPLES Extract from the design guidance from the landscape and character assessment relating to Edgmond village, as featured in the Edgmond Neighbourhood Plan. SUBJECT
FEATURE
QUALITY
GUIDANCE NOTE
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Natural landscape
Morphology (the overall form and grain of the settlement)
Varied landscape types and views
The overall spatial (buildings, roads and spaces) layout and development pattern of the settlement
Open views towards Edgmond from level landscapes from the north Views towards Edgmond from the elevated landscape from the east ⦁ Views to Edgmond from the south across the Strine Brook Valley ⦁ The elevated position of Edgmond ⦁ Separate distinct settlement within the landscape ⦁
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Avoid skylines and prominent spurs Avoid open slopes ⦁ Be in harmony with the landscape when considered from all views ⦁ Work with the site and make maximum use of existing trees, hedges and landscape features ⦁ Help to maintain local distinction by maintaining clear separation from nearby development – Newport and Harper Adams University
The overall linear form of the settlement The erosion of village character by existing suburban layouts
Respect the overall linear nature of the settlement Respect the nature and pattern of development within the settlement ⦁ Protect features which contribute to the character of the settlement and especially those buildings and settings which have been identified in this assessment and/or are Listed or recorded as being of Local interest ⦁ Resist the location of development in open spaces within the settlement which help create the rural character of the settlement
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‘severe harm’ to the setting of both.” Having a methodical assessment and understanding local character, including the landscape context for Harper Adams University and Edgmond village, was central to this judgment.
Ahead of the curve What are the implications of the proposed revision of the NPPF for a neighbourhood plan character and design assessment? Paragraph 124 deals with design and comes in two distinct parts. The first part is an expected, though possibly unnecessary, commitment to good design. After all, would anyone suggest the contrary? The second part contains three elements: the value of a design vision, the need to have a good understanding of local character, and the importance of guidance in explaining the way in which development can positively respond to and enhance local character. The paragraph goes on to explain that neighbourhood plans are a key way in which to provide this material, saying: “Neighbourhood plans can play an important role in identifying the special qualities of each area and explaining how this should be reflected in development.” The landscape character assessment, together with Edgmond neighbourhood plan, addresses each of these elements systematically. The neighbourhood plan has provided an indication of the overall qualities of the place; it is then supported by a methodical assessment of its built and natural character; and this in turn has provided the basis of a set of broad development ‘codes’ or design guidance to help preserve local distinctiveness. In a sense, it is ahead of the curve in anticipating the revised NPPF. There is an essential ‘takeaway’ from this exercise, and one that can be applied in other location, settings and contexts. The Edgmond character assessment methodically and objectively builds on the community’s aspiration to protect and enhance the landscape and built form of the parish. By understanding the character of the area, it becomes possible to prevent serious loss of its defining characteristics It also reinforces the parameters of a positive approach to development, in which the parish itself has sought to be clear on what form, scale and design of development is appropriate. Finally, it appears to resonate well with paragraph 124 of the proposed revision of the NPPF. We think our work in Edgmond opens the way to resolving the tension between development and conservation at the neighbourhood level. n Duncan Bayliss MRTPI is a senior lecturer in the Faculty of Environment and Technology at the University of the West of England; Michael Vout MRTPI is a planner, urban designer and landscape architect, and regional secretary of RTPI West Midlands n Further Reading: Edgmond neighbourhood plan: bit.ly/ planner0718-np Edgmond Landscape and Character Assessment: bit.ly/planner0718-telford Telford and Wrekin local plan: bit.ly/planner0718-wrekin
UNDERSTANDING EDGMOND: FIVE KINDS OF CHARACTER Edgmond’s landscape and character assessment identified five types of character area within the parish, in addition to the specific characteristics of Harper Adams University: ⦁ Urban
village village ⦁ Rural village ⦁ Residential village ⦁ Suburban ⦁ Historic
The names give an indication of the character of each area. For example, the ‘urban village’ has scale, layout, views, type and quantity of green infrastructure that is related to a village, while some of the building types include those that couid be found in a small town.
SAMPLE POLICY Policies in the neighbourhood plan such as this illustrate the practical impact of the landscape and character assessment, leading to detail not present in the local plan.
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RTPI AWARDS 2018
HOW STROMNESS GOT STRONGER A 10YEAR, COMMUNITYDRIVEN REGENERATION OF AN OVERLOOKED TOWN IN THE ORKNEY ISLANDS WON THIS YEAR’S SILVER JUBILEE CUP AT THE RTPI AWARDS FOR PLANNING EXCELLENCE. FRANCESCA PERRY LOOKS AT THE FACTORS INVOLVED IN THE PROJECT'S SUCCESS The harbour town of Stromness, on the mainland of Scotland’s Orkney Islands, has undergone a transformation over the past 10 years or so. Team Stromness – an innovative cross-council, place-focused task force – has led the changes with a comprehensive regeneration project that involving improved public realm, the restoration of the town’s historic built environment, new community and educational facilities and new housing. The work has proved so effective that, despite the remote location of Stromness, it has captured the attention of planners across the UK as a model of engaged, locally sensitive, economic regeneration. This May, Team Stromness took home the RTPI’s Silver Jubilee Cup at the 2018 Awards for Planning Excellence. “This remarkable ‘placebased’ approach could be used as a blueprint to revive declining towns across the country,” said Craig McLaren FRTPI, the RTPI’s Scotland director and an adviser to the RTPI awards.
A need for change Stromness has a population of little more than 2,200 people, but is still the second-most populous town across the Orkney archipelago. Once a major port for wartime vessels, the town was also a centre for shipbuilding and maritime trade. The herring boom brought success to the town in the 19th century, but its decline – coupled with larger industrial shifts and
urbanisation – saw Stromness struggling by the late 20th century. By the 2000s, residents and community leaders were warning the council that Stromness had been ‘left behind’ – investment was needed to help business and community thrive again. “I recall that the loss of the Lerwick/Aberdeen ferry call to Stromness (in 2002) was seen by many as being the final nail in the coffin,” says James Green MRTPI, senior policy planner at Orkney Islands Council (OIC). In 2002, the Stromness Community Council, Stromness Community Business Forum, and OIC joined forces to create the Stromness Town Centre Partnership (TCP). “The passion and enthusiasm showed by those community leaders who were involved in the TCP, and their challenge to the council to come up with solutions to ensure the survival and regeneration of Stromness, should not be underestimated,” adds Green. “The success of the last 10 years has shown that all parties have risen to the challenge.” The TCP ran public consultations to understand what the community’s biggest priorities for improvement were. Repair and restoration of the historic town centre, locally sensitive development and new community facilities were put forward as key ambitions. OIC commissioned the Stromness Urban Design Framework (SUDF), translating community aspirations – alongside detailed
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What the judges said urban design and economic appraisals – into a concrete plan and set of development briefs for the town. Once a draft plan was drawn up in 2008, it was shaped further by community engagement, which has continued long after the SUDF was adopted in 2009. Team Stromness, a cross-departmental planningled task force, was established by OIC in 2010. “It was recognised at an early stage that to deliver the ambitious range of projects in the SUDF, the local authority planners, built conservation specialists, engineers, economic development officers, as well as culture and education teams, would need to work in partnership to deliver good outcomes,” says Green. “The ambition within the UDF was to implement a design-led, place-focused strategy with projects that responded to the very special character of the town. To deliver this, the OIC team would have to break out of the traditional silos of engineering, planning, education, etc, and work through a multidisciplinary team.”
Transformative impacts The regeneration process led by this diverse team has been a long-term, cumulative one. As improvements began to take place, so the town’s attractiveness to outside investment grew, which in turn supported the ambitions of the project. All council-funded schemes resulted in a total of £6.5 million of public/private investment, of which £4.8 million was spent with local building contractors. Over the past 10 years, the major aspects of the project have included: • improved public realm and new public spaces; • new retail provision; • a relocated and improved public library as part of the new Warehouse Buildings community and business hub; • a new primary school; • new affordable housing; • grants for the restoration of historic buildings; • redevelopment of former hotel and library buildings; and • a new renewables and fishing pier. In 2017 the council, together with Highlands and Islands Enterprise (HIE), secured funding for the Orkney Research Campus, a centre for international university research and collaboration on tidal and wave energy generation.
Graham Place before
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Improvements in the built environment and local facilities have been good for business, as well as community life. Revitalisation of the town centre encouraged Co-operative Food to invest in a new store in Stromness, and this has helped to retain more retail business in the town. Cultural venues, too, are seeing the benefit of additional infrastructure in the town to support a growing creative community. “The improvements have encouraged many creative people and organisations to set up in Stromness, including WASPS Stromness Studios and Soulisquoy Printmakers Workshop in the former library building,” says Isla Holloway, visitor services and communications officer at the town’s Pier Arts Centre. “Culture is at the heart of activity in Stromness… The arts-led regeneration of Stromness continues to unfold with many exciting projects on the horizon.” That Stromness has become a more attractive place to live, visit and work has not gone unnoticed. The work of the Townscape Heritage Initiative won national awards in 2012 and 2013. In 2017 – the year that the Orkney Islands was voted the best place to live in the UK in Bank of Scotland’s Rural Quality of Life Survey – Team Stromness won the top prize in the Scottish Awards for Quality in Planning. This year, Stromness was voted one of the top 20 most charming towns in Scotland by TravelMag.com. Now the town has scooped two RTPI awards for its outstanding planning: Excellence in Planning for a Successful Economy and the Silver Jubilee Cup, for overall winner. “The regeneration project has now received the recognition it deserves,” announced The Orkney News. The number of visitors to the town has grown, in part because more cruise ships are choosing to stop at the improved Stromness. This influx of people has caused some split opinion locally, but the boost to the town’s economy has been undeniable. By embedding enhanced education, culture, and cuttingedge research in the town, the regeneration project hopes to build in long-term social and economic sustainability for the community. Graeme Harrison, Highlands and Islands Enterprise area manager in Orkney, said in 2017 of the Orkney Research Campus: “This will support the growth of existing
“The plan demonstrates strong planning and political leadership over several electoral cycles to ensure the vision for Stromness became a reality. They have focused on highquality outcomes and placemaking. This is impressive given the challenges of sustaining investment in remote rural communities. The before and after photos clearly show it’s had a huge impact. The approach is highly transferable and could be used in other parts of the UK. We thought it was brilliant.”
…and after
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Three faces of Stromness, from the turn of the 20th century to today
businesses and the creation of new enterprises. Crucially, it will provide more opportunities to attract and retain young people looking to live, work and study in the islands.” The project has also instigated a new integrated way of working within the council, and a design-led approach to planning. Its lessons are now being applied elsewhere in Orkney. The current ‘Your Kirkwall’ project is an extensive planning consultation the council has undertaken for Stromness’s neighbouring town. The collaborative project has resulted in a new urban development framework for Kirkwall, which will inform the planning strategy for the town. Such a wide-reaching, long-term regeneration had its challenges, too. Works associated with the transformation were carefully managed to mitigate any impacts on daily life and commerce, but, as Green notes, “construction projects in a town centre environment inevitably have a visual and operational impact”. Keeping the community on board for the whole journey was a challenge, admits Green, but one that has clearly paid off.
Looking ahead The Orkney Research Campus is the next “major milestone” for the town, says Green, and it is hoped that it will enhance Stromness’s prominence at the forefront of marine energy technology innovation. The town’s urban development framework is due to be reviewed and redrafted in 2019. “This will provide a timely opportunity to take stock, engage the community afresh and identify future priorities,” notes Green. “The development of Stromness as a place, as a community and as an important economy in the islands context is a continuing process.” As this island town looks to the future, the key will be to pursue opportunity and support the local economy and community, while retaining the character of the town. But for now, the town’s regeneration demonstrates that long-term, locally rooted strategies work. Stromness was in dire need of investment, and positive change has emerged from locally sensitive investment based on community priorities that supported, rather than supplanted, local life. n Francesca Perry is founder and editor of Thinking City
WHAT’S NEW IN STROMNESS? The new Warehouse Buildings complex – featuring the library, a council community service point, commercial units, civic space, public art and the Stromness Community Stage – formed part of the wider Stromness Pierhead redevelopment and was completed in 2014. A key driver for the library’s relocation was that the old library was not fully accessible; the community requested a more central location with better access throughout the building. Local residents also influenced the public realm, with initial draft plans adapted to take account of community feedback. A Townscape Heritage Initiative (THI) was set up to drive repair and restoration, steered by a Conservation Area Management Plan. This included repaving the town’s main street in local stone, restoring the derelict former Commercial Hotel and turning it into flexible office space, and awarding grants to private households and businesses to repair their historic buildings in Stromness’s conservation area. I M AG E S | COL I N K E L DI E / OR K N E Y I S L A N D S COU N C I L
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The former library building was converted into affordable artists’ studios, run by Wasps (Workshop & Artists Studio Provision Scotland). Ness Battery, a Second World War coastal defence battery and accommodation camp, was also restored. The new Stromness Primary School, completed in 2012, was developed on a former marshalling yard on the waterfront, while two new developments of council housing were delivered at Knockhall Drive and Garson, sites that had been identified through the UDF. The new fishing and renewables pier at Copland’s Dock, not anticipated as part of the original UDF, came about through the unexpected securing of investment from the European Regional Development Fund. Further external funding was secured from Highlands and Islands Enterprise (HIE) for the Orkney Research Campus, which it is hoped will attract students to live and work in Stromness, as well as making the town a hub of innovation in the marine renewable energy sector.
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HOW TO BE A LEADER
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How do planners become planners? Have they mapped it out or fallen into it? What can the profession do to get more people into planning? Serena Ralston speaks to four planners about their career paths LIANE HARTLEY Liane Hartley is founder of Urbanistas and director of both Mend, a placemaking consultancy, and Source, an ethical employment and recruitment agency
Geography was my passion at school. Luckily, my teachers saw my potential and encouraged me to apply for Oxford University. I got lost en route to the interview at St Anne’s College – not a great “I STARTED MEND start for a geography student! But I got in and TO PROMOTE COLLABORATIVE loved it, and I developed a passion for AND CREATIVE APPROACHES TO cities. PLANNING, WHICH My first job was in ARE VITAL FOR Enfield Council’s SOCIAL JUSTICE planning department, but I decided I wanted AND THE RIGHT TO THE CITY” to work for Arup because I admired the founder’s vision for sustainability. After randomly turning up there with my CV one day, I was offered a filing clerk job in their economics and planning team. They recognised my potential, involved me in projects, and kindly sponsored my town planning MPhil at the Bartlett School. I subsequently spent three years at Thames Gateway London Partnership lobbying for the London 2012 Olympics. Then I started Mend to promote collaborative and creative approaches to planning, which are vital for social justice and the right to the city.
P51 ACTIVITY
CHRIS JESSON Chris Jesson MRTPI is chair of East Midlands Young Planners and an associate town planner with Planning and Design Group
In 1999 I was diagnosed with Asperger Syndrome. I was nervous about it when I was younger but now embrace the positive qualities it brings to a career as a town planner. I’m a visual learner, with a photographic memory, a bit literal but with an eye for detail. From the age of six, I have loved drawing maps. At 12, I did a careers test and the results were conclusive; town planner or tram driver. So, town planning it was. Following a tumultuous time at school, I blossomed in the sixth form and at the University of Sheffield, where I studied urban studies and planning. While there, I also worked for North “I LOVE PLANNING East Lincolnshire FOR ITS WIDE Council on its RANGING IMPACTS environmental AND HOW IT internship scheme. After UNLOCKS THE graduation, I joined RPS, POTENTIAL OF gaining significant OUR PLACES private sector AND SPACES” experience. In April 2014 I moved to P&DG and I’ve been progressing with the company ever since. I’m grateful for successive employers’ understanding of my abilities and for their knowledge, which informs my professional development. I love planning for its wide-ranging impacts and how it unlocks the potential of our places and spaces, engaging with people in the process. The profession is a great fit for me.
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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
ANNA ROSE
GETTING INTO PLANNING
Anna Rose MRTPI is head of the Planning Advisory Service
I went to a comprehensive school in Daventry, where the careers advice wasn’t exactly aspirational. I originally wanted to be a fashion designer as I was arty, but teachers looked at me as if to say, “You realise that’s never going to happen, don’t you?” I moved to sixth-form college to do A-levels in English, art and “I ORIGINALLY WANTED TO BE A geography. Human geography formed a real social conscience FASHION DESIGNER AS I WAS ARTY, BUT in me. Neither of my parents TEACHERS LOOKED worked – I’m from a disadvantaged background. My AT ME AS IF TO SAY, ‘YOU REALISE dad had progressive MS and THAT’S NEVER there was no money. If I was GOING TO HAPPEN, going to succeed, it had to be DON'T YOU?’ ” through my own efforts. Any degree needed to be practical and lead to a job afterwards. Town planning combined my love of design with a desire to improve life for others, so I studied planning at Sheffield Hallam. My first job was in the National Farmers Union planning team. I did my master’s while I was there – I was eight months’ pregnant when I wrote my thesis. My light-bulb moment came when I started working in local government. I made the connection between planning and improving people’s lives. It was then I knew that it was the right career for me.
It’s not necessarily a career goal that someone might have as a 13-year-old. It's likely that even at 18, most undergraduates are unaware of planning as a potential profession. What can be done to increase awareness of planning as a career? The RTPI offers several initiatives. It has recently launched a radio show on the Fun Kids channel featuring a character called Agent Plan-It to introduce primary schoolchildren to planning. At secondary level, RTPI Ambassadors visit schools to talk about planning as a career. For university students, the RTPI offers two bursary schemes – the RTPI Trust Bursary for students with a disability or from a BAME background; and the Future Planners Bursary for postgraduates. Beyond academia, there are two competencybased routes to chartered RTPI membership: apprenticeships and Experienced Practitioner Assessment of Professional Competence. But Abraham Laker says planning must capture imaginations early. “From primary school onwards, planning needs to be presented as an exciting career choice.” Serena Ralston is a freelance journalist specialising in planning and the built environment ⦁ Find out more about RTPI career support at:
bit.ly/planner0718-support ⦁ Find out about volunteering as an RTPI
ambassador: bit.ly/planner0718-ambassador
ABRAHAM LAKER Abraham Laker MRTPI is an associate director at RPS Built & Natural Environment
I wouldn’t have gone into planning had I not chatted by chance to a great supply design and technology teacher during my GCSEs. At secondary school in West London, the career choices were very traditional. I loved design and social issues, so my teacher asked if I had thought of urban design and planning – I hadn’t even heard of them. But it was a perfect career choice.
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After studying business studies, sociology and politics at A-level, I went to the University of Manchester to study town and country planning. I graduated during the 2008 downturn. Being an ambitious young planner, I applied for a senior planner role at the Royal Borough of Kensington and Chelsea. The head of planning gave me seven months’ work experience in the
“MY TEACHER ASKED IF I HAD THOUGHT OF URBAN DESIGN AND PLANNING – I HADN’T EVEN HEARD OF THEM”
policy team instead. It was a great time to work there – the council was producing its local development framework and I got involved. After gaining a master’s in urban and regional planning from Westminster University, I worked as a land referencer for Mouchel for two years and then moved to Capita in Chelmsford as a senior planner, where I passed my APC first time. I moved back to London to work with Ingleton Wood as a senior planner. I’m now at RPS.
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Nations & Regions focus { Ancient and modern The North East presents a diverse and changing picture. Its varied landscapes and places display pronounced contrasts in economic growth. Overall, the region is journeying from an industrial economy to one based on technological and manufacturing innovation that can offer a high quality of life. The joint winners of 2017’s North East region RTPI Awards showcase the diversity of built environment projects accompanying this shift. The North Morpeth Sewer is an ambitious infrastructure project; The Word is a culture-led regeneration in South Shields. Indeed, culture is becoming a key growth area, alongside healthcare, biotechnology and digital technology. Economic and employment growth will, it is hoped, be further fuelled by a range
FACTFILE 2018 2018 2018
of infrastructure projects in the pipeline. Changes to governance are also influencing growth patterns. The region is now largely covered by the North East and Tees Valley Combined Authorities, both with ambitious growth plans. Beneath these, local planning authorities are also displaying determination to meet housing and economic growth goals. There is positivity, but also uncertainty. The North East is predominantly rural, and is seeing growth in farm diversification and rural businesses; yet changes to funding of agriculture and countryside stewardship signalled by the government’s 25 Year Environment Plan, alongside the impending exit from the European Union, are clouding the immediate outlook. It may take a while for clear air to return.
Area: 3,317 square miles Population: 2,64 million Major population centres: County Durham (521,800) Darlington (106,300) Hartlepool (92,800) Middlesbrough (140,300) Northumberland (317,400) Redcar and Cleveland (135,500) Stockton (196,000) Tyne and Wear (1,126,400): • Newcastle (293,700) • Sunderland (277,300) • North Tyneside (203,600) • Gateshead (202,600) • South Tyneside (149,200) Parliamentary constituencies: 29 (26 Labour, 3 Conservative)
PLANWATCH
As with most of England, the North East’s local plans are a mixed bag of adopted, submitted, in process and out-of-date plans. One authority, Northumberland, was among the 15 threatened with intervention by then-communities secretary Sajid Javid but has since demonstrated progress in planning to meet its housing numbers. Stockton-on-Tees has submitted its plan for inspection, and Redcar’s has been found sound. Darlington, Middlesbrough and Durham are in
consultation. North Tyneside’s plan is recently adopted and Newcastle’s was adopted in 2015. Many councils have ambitious plans for housing and economic growth. But viability remains an issue, with the inevitable squeeze on Section 106 contributions, particularly in terms of affordable housing. Also notable is the joint Area Action Plan for the International Advanced Manufacturing Park, close to the Nissan car plant in Sunderland (see opposite).
Governance: 2 combined authorities, 2 nonmetropolitan counties (and part of a third), 1 metropolitan county with 5 metropolitan districts, 7 unitary authorities Planning authorities: 12 single tier/unitary authorities, 1 national park
IN THE PIPELINE
1. SSI Redcar Masterplan, The South Tees Development Corporation, founded after the closure of the SSI Steel Plant, has ambitious plans for Tees Valley, which include 20,000 skilled jobs in advanced technologies, and a lowcarbon economy. n bit.ly/planner0718-southtees
2. National Horizons Centre, Darlington Central Park The National Horizons Centre will be the national training and education
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provider for the biomanufacturing industry, and a hub for applying digital technologies to improve performance in advanced manufacturing. n bit.ly/planner0718-horizons
3. Science Central/Newcastle National Innovation Centre Science Central is becoming a major UK hub for scientific research and technology business in Newcastle city centre. The National Innovation Centre was granted permission in late 2017 n bit.ly/planner0718-science
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The North East INSIGHT: MANUFACTURING ADVANCE
Jan Bessell FRTPI is a strategic planning advisor with Pinsent Masons The International Advanced Manufacturing Park (IAMP) is a nationally significant infrastructure project close to the established Nissan car plant. It’s facilitated by an Area Action Plan prepared jointly by Sunderland and South Tyneside Councils. “It’s 150 hectares of advanced manufacturing with supporting facilities. It’ll create a capacity for an advanced, local supply chain for Nissan, the automotive sector as well as other advanced manufacturing occupiers. “This is about becoming the best place to go in Europe for this sort of advanced automotive supply chain and innovation in advanced manufacturing.” “The councils’ delivery vehicle, IAMP LLP, is all about delivering quickly to meet the needs of the sector. The LLP’s development partner, Henry Boot, has just secured planning consent for the first phase. They’re going to deliver 60 hectares – 1.6 million square
feet of development – initially for Nissan suppliers making parts for new models.” “The next phase is being delivered with a Development Consent Order (DCO). It’s the first business and commercial project to go through the Development Consent Order process. This creates a consenting framework that draws together planning, the land interests and establishes design parameters for onestop delivery.” “IAMP is building on the North East’s advanced manufacturing credentials and its engineering and technical skills in the region. We’re one of the few net exporters in the UK. That’s extraordinary, and it’s down to our manufacturing business. But we also have a very strong knowledge hub in the North East which provides a catalyst and focus for innovation and strengthening skills base.” “There’s such capacity in the regional heartlands, and a proven ability to deliver with proactive forward planning, investment and support.”
RECENT SUCCESSES
1. Seaham Harbour Marina Watersports Centre, Durham Winner of the national RTPI Award for Health and Wellbeing 2018, the watersports centre was developed with the local community, and provides a changing and storage facility, showers, kayak store and office space to marina users. The entre also provides a base for sports coaching. n bit.ly/planner0718-seaham
2. The Word, South Shields Joint winner of the North East RTPI Award, The National Centre for the Written Word is
a significant, modern cultural venue that is functioning as a catalyst for regeneration of South Shields town centre. n bit.ly/planner0718-word
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3. North Morpeth Strategic Sewer Also joint winner of the North East RTPI Award, the sewer responds to the identification of the town of Morpeth as a location for growth in the emerging Northumberland Core Strategy by facilitating the delivery of a sustainable foul drainage strategy for multiple sites.
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The North East COMING UP
1 A brave new world: Delivering housing with the new National Planning Framework 12 September 2018, Newcastle One-day conference exploring how anticipated changes to the NPPF are taking hold and their eect on housing delivery and plan progress. bit.ly/planner0718-housing
2. Autumn Planning Law 8 October 2018, Newcastle Seminar hosted by Ward Hadaway analysing important developments in planning law and practice in 2017-18. bit.ly/planner0718-law
3. Infrastructure and Major Project Delivery 8 November 2018, Newcastle Full-day seminar exploring the latest procedures in securing major infrastructure investment and its delivery through the planning system. bit.ly/planner0718-infrastructurene
4. Technicalities of Planning 28 November 2018, Newcastle One-day conference covering a range of topics associated with decision taking and plan making, including ecology, ood risk and drainage, noise assessment, green infrastructure/landscaping, community consultation, and legal agreements. bit.ly/planner0718-planningne SIGNPOSTS n Regional chair: Ian Cansfield MRTPI n Regional web address: http://www.rtpi.org.uk/the-rtpi-near-you/rtpinorth-east n Annual report/business plan: http://www.rtpi.org.uk/the-rtpi-near-you/rtpinorth-east/annual-report-and-business-plan/ n Awards: http://www.rtpi.org.uk/the-rtpi-near-you/rtpinorth-east/north-east-regional-awards/ n North East Young Planners: http://www.rtpi.org.uk/the-rtpi-near-you/rtpinorth-east/young-planners-in-the-north-east/ n Email address: northeast@rtpi.org.uk n Twitter: @RTPINorthEast NEXT MONTH:
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Working in...
ADVERTISER CONTENT
The North East
5 REASONS TO LIVE AND WORK IN THE NORTH EAST
1 2 3 4 5 The North East is a more affordable place to live than many parts of the UK. Land Registry figures show that the average house price is £130,489, compared with a UK average of £226,906. According to Numbeo.com, the cost of living in Newcastle is around 20 per cent lower than London – and Newcastle compares well with other British cities, too.
It’s a beautiful place to live, with easy access to national parks, areas of outstanding natural beauty, two World Heritage Sites and a coastline full of expansive beaches, picturesque towns and wildlife. The isle of Lindisfarne is easy to get to, and the Durham Heritage Coast between Sunderland and Hartlepool is one of the finest coastlines in England.
The North East is renowned for its strong sense of identity, its industrial history and its rich cultural heritage. History abounds in its landscapes, cityscapes and museums. There’s a vibrant living heritage, too, with a growing list of venues for music, theatre, dance and art. Rough Guides even chose Newcastle as the best place in the world to visit in 2018.
It has a proud industrial history in mining, shipbuilding, steel and chemicals. Industrial decline hit the region hard, but it’s fighting back: the North East has high numbers of start-ups and a burgeoning digital industry. Advanced manufacturing and renewables are in the ascendant — 21st century industries with highly specialised education and skills requirements.
Opportunities for planners are manifold and the North East is home to a wide variety of planning organisations, from national parks and city planning authorities to boutique private practices and international multidisciplinary set-ups. Work ranges from local planning to regeneration schemes and nationally important hubs for science and manufacturing.
Planner Jobs has an average of jobs posted every month!
280 The PERFECT PLACE to find the latest town planning vacancies Planner Jobs is the official jobs board for the Royal Town Planning Institute
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C&D { C
CASES &DECISIONS
Brokenshire turns down scheme for 1,000-home garden village In determining his first recovered appeal as housing secretary, James Brokenshire has rejected plans for a major new 50 per cent affordable ‘garden village’ in Surrey, despite the council’s housing land supply of only 2.65 years.
EXPERT ANALYSIS ( Dr Ashley Bowes, of Cornerstone Barristers, helped represent the case for Elmbridge Borough Council
( “On housing need, the secretary
of state agreed that a worsening trend in prices and rents justified a market signals uplift to the OAN by 20 per cent. This argument is likely to become redundant if the standardised housing methodology is introduced in the revised NPPF, however.
( “He afforded ‘significant weight’ to
The appeal site comprised just under 60 hectares of mostly undeveloped land between the settlements of Walton-on-Thames and Molesey, within the Metropolitan Green Belt. The appellant proposed a garden village on the site, comprising 1,024 homes – of which 50 per cent would be affordable – as well as facilities and infrastructure including a primary school, medical centre, local supermarket, pub and offices. At the inquiry, the council acknowledged that it could demonstrate a housing land supply of no more than 3.2 years. Inspector Prentis found in favour of raising the council’s objectively assessed housing need by 20 per cent in light of market signals. Brokenshire agreed, finding a supply of 2.65
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LOCATION: WaltononThames AUTHORITY: Elmbridge Borough Council
INSPECTOR: David Prentis PROCEDURE: Recovered appeal DECISION: Dismissed REFERENCE: APP/K3605/W/17/3172429
years and “little prospect of significant improvement in the short term”. Turning to the green belt, Brokenshire agreed that the introduction of the proposed large-scale development into a largely undeveloped site would be inappropriate development.
It would also have a major impact on openness, he found, in terms of “footprint, height and volume of built environment“. Although he acknowledged that only half of the total site area would be developed, Brokenshire considered that the proposed park area would have an “urban setting”, and would not have the same feeling of wide open space as it does presently. Assessing the scheme against the five purposes of the green belt listed in paragraph 80 of the NPPF, the housing secretary found that the scheme would “fragment a narrow band of green belt land” and erode the sense of separation between Walton-on-Thames and Esher. He agreed with Prentis’s opinion that the site should be considered
the benefits of housing delivery and economic benefits, but made it clear that those matters did not amount to ‘very special circumstances’ in the circumstances of the appeal. This approach demonstrates that notwithstanding a shortfall in housing need, the provision of housing is highly unlikely to ever justify development in the green belt.
( “Interestingly, he did not reject
the appellant’s argument that not all green belt amounts to ‘countryside’, despite finding the appeal site to be countryside in this case.”
as “countryside”, and that the scheme would therefore represent encroachment into the countryside. In the planning balance, Brokenshire noted that in the absence of a fiveyear housing supply, NPPF paragraph 14 indicates that the tilted balance should be applied unless there are specific policies in the NPPF that indicate development should be restricted. Noting that green belt policy is a “restrictive” policy, he did not apply the tilted balance. Affording very substantial weight to the green belt harm he had found, he dismissed the appeal.
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These are just a few of the 40 or so appeal reports that we post each month on our website: www.theplanner.co.uk/decisions
Social effects of gambling are ‘a national government matter’ An inspector has approved an ‘adult gaming centre’ in Willesden Green despite strong opposition, saying it is up to the government to address gambling’s social ills.
‘De-recovered’ appeal won after High Court quashes neighbourhood plan An inspector has approved 70 homes near Asfordby, Leicestershire, three months after the High Court quashed the village’s neighbourhood plan, leading then-communities secretary Sajid Javid to reverse his recovery of the appeal. Inspector Nicholson led an inquiry into the application in August 2017. A month later, a referendum was held on the Asfordby neighbourhood plan (NP), producing an “overwhelmingly positive” result. On this basis, former communities secretary Sajid Javid recovered the appeal. In February, the NP was revoked by the High Court, which found that during the examination process, “the submission of the examiner’s report for fact-checking was unlawfully used to reopen key issues”. Javid consequently “de-recovered” the application, and it was returned to Nicholson for determination. Notwithstanding the quashed NP, the local development plan consists of saved policies from the Melton local plan (LP), adopted in 1999. A new emerging local plan (eLP) had, at the time of the inquiry, reached only the pre-submission draft consultation stage, and was afforded little weight. Before the inquiry, the council reported a housing land supply of between 1.9 and 2.5 years. More recently, it published a substantially increased supply based on a large number of draft allocations in the eLP. But Nicholson was not persuaded that a five-year supply was now in place, observing the council’s intention to “backload” housing delivery towards LOCATION: Asfordby the end of the plan period, whereas the appellant gave AUTHORITY: Melton Borough Council persuasive evidence that its scheme could be delivered INSPECTOR: David Nicholson “well within five years”. At the inquiry, Nicholson PROCEDURE: Inquiry had found the scheme would moderately harm the DECISION: Allowed landscape’s character. . But engaging the REFERENCE: tilted balance of NPPF APP/Y2430/3167407 paragraph 14, he ruled that the scheme’s benefits outweighed its deficits, and allowed the appeal.
The appeal concerned a vacant ground-floor unit in Willesden Green, North London, last used as a payday loan establishment in 2015. The appellant sought permission for a change of use to an ‘adult gaming centre’ (AGC), comprising gaming machines and ancillary catering facilities. The plan was met with strong local opposition, including the Willesden Green Town Team (WGTT), a local community group aiming to preserve the area’s high street. Referring to a “lack of diversity” on the high street, the group suggested that AGCs cause long-term damage to the vitality of town centres. Brent Police said the scheme could pose a risk to vulnerable people and children through its proximity to facilities providing support to those groups. Inspector Tudor disagreed, ruling that a hostel 900 metres away and a homeless centre 1,200m away are not “in immediate proximity”. In response to generalised concerns over the impact of betting and gambling facilities on vulnerable people, Tudor observed that “local and
LOCATION: Willesden Green AUTHORITY: Brent Borough Council
INSPECTOR: J P Tudor PROCEDURE: Written submissions DECISION: Allowed REFERENCE: APP/T5150/W/17/3189944
national policies allow ‘uses’ such as betting shops, subject to regulatory control”, which are “common features of high streets”. While links between gambling, alcohol abuse and mental health disorders may exist, he added, “it is ultimately for national government to consider appropriate policy in relation to such major social issues”. He said national policy “does not proscribe these uses”. He said the council had failed to explain how the plan failed to meet policy requirements. and so allowed the appeal.
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C&D { C Green belt prevents 280-home scheme despite housing shortfall
LOCATION: Grays, Essex AUTHORITY: Thurrock Council INSPECTOR: Christina Downes PROCEDURE: Inquiry DECISION: Dismissed REFERENCE: APP/M1595/W/17/3188665
The appeal concerned a parcel of land “wrapped around” an existing residential development on the edge of Grays, and within the Metropolitan Green Belt. The land is currently undeveloped. The appellant sought outline consent to build 280 homes, a health centre, and 1,810 square metres of commercial floor space, and contended that the plan’s layout would include a gap between residential and employment areas to preserve green belt openness.
But Downes disagreed, ruling that this gap would have “little meaningful function in terms of retaining openness”. Downes found conflict with three of the five green belt purposes. The scheme would represent a “not insignificant extension to Grays”, she noted, which would lead to urban sprawl, contribute to the coalescence of Grays with nearby Tilbury, and harmfully encroach into the countryside. At the inquiry, the council indicated that it could only
Applying draft NPPF’s housing delivery test is premature, rules inspector An inspector has allowed 123 homes in Lancashire after deciding that the local council’s attempt to refuse the scheme by using the ‘housing delivery test’ contained in the draft revised NPPF would be ‘premature’.
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The appeal concerned a group of fields in agricultural use near the built-up area of Longridge in the Ribble Valley. Although an ongoing housing scheme to the south of the site would “provide some scope to absorb” the proposal and its impact, inspector Wildgoose said the scheme would inevitably result in built
development on undeveloped greenfield land, in conflict with the Ribble Valley core strategy. Wildgoose then considered the council’s housing land supply. The council argued that only a 5 per cent buffer should be applied to its supply, citing the housing delivery test in the draft revised NPPF. It states that a 20 per cent buffer will not be applied when the number of houses completed over the past three years exceeds the identified requirement. With a 5 per cent buffer applied, the council could prove a housing land supply of 5.4 years. Although he acknowledged that the housing delivery test “indicates the government’s intent”, Wildgoose noted that in several recent appeal decisions, inspectors have held that “the
prove a housing land supply of 2.5 to 2.7 years. Downes acknowledged that the council could not meet its housing requirement solely through brownfield development, and agreed that the scheme would provide a significant boost to the area’s housing supply. But Downes cited planning practice guidance which says unmet housing need is unlikely to outweigh green belt harm. Finding no other “very special circumstances”, she dismissed the appeal.
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Plans for 280 homes near Grays, Essex, have been blocked despite the council’s severe housing supply shortfall, after an inspector decided that its benefits could not outweigh harm to the green belt.
application of methodologies still subject to consultation is premature”. Wildgoose applied a 20 per cent buffer to the council’s supply, yielding a figure of 4.5 years. Finding a shortfall of 0.5 years, he used the tilted balance of NPPF paragraph 14 to show that the benefits of housing outweighed conflict with the development plan, and allowed the appeal.
LOCATION: Longridge AUTHORITY: Ribble Valley Council
INSPECTOR: Gareth Wildgoose PROCEDURE: Hearing DECISION: Allowed REFERENCE: APP/T2350/W/17/3186969
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DECISIONS DIGEST{
SUBSCRIBE to our appeals digest:
https://subs.theplanner. co.uk/register
Scottish Government approves 1,400 homes near Edinburgh Airport Scottish Government reporters have signalled their intention to allow an appeal over a 1,400-home development near Edinburgh Airport, rejected a year ago by city councillors on the advice of officers. bit.ly/planner0718-airport
Subterranean home not isolated enough for paragraph 55 exception
Prior approval refused for GPDO conversion of ‘abandoned’ office
An inspector has blocked an award-winning proposal for a partially underground home on green belt land near Bolton, ruling that it could not be considered under NPPF paragraph 55 because the site is not ‘isolated’. bit.ly/planner0718-subterranean
After assessing contradicting evidence, an inspector has refused prior approval to turn an office building near Colchester into 28 flats under GPDO rules as its office use had been “abandoned”. bit.ly/planner0718-gpdo
Beach huts would harm setting of Dorset World Heritage Site
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Amended neighbourhood plan precludes Passivhaus scheme
An inspector has refused plans for 45 beach huts on a Dorset cliffside despite the appellant’s similar fallback scheme, noting that the local council “may have been generous” granting the earlier permission. bit.ly/ planner0718-beachhut
Plans for four Passivhaus homes in Herefordshire have been blocked, after a policy in the area’s emerging neighbourhood plan was amended. bit.ly/planner0718-passivhaus
Micropub would be ‘sustainable modernisation’ of community facility An inspector has approved plans to replace a large pub in Essex with two houses and a micropub, ruling that the scheme would “reconfigure the pub into a more financially attractive format”. bit.ly/planner0718-micropub
Noisy neighbour does not justify yearround Airbnb permission A South London flat cannot be let year-round on Airbnb, an inspector has ruled, dismissing the appellant’s claim that a ‘civil dispute’ with a noisy neighbour has rendered the flat unsuitable for permanent residential use. bit.ly/planner0718-airbnb
Developer’s profit requirement not justified for pub conversion scheme
Ministerial statement ‘not to be interpreted literally’, rules inspector
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In refusing plans for a wind turbine in Yorkshire, an inspector has attached “very significant weight” to objections raised by local residents in line with his interpretation of a 2016 ministerial statement. bit.ly/planner0718-minister
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The target profit - and thus the scale – of a residential scheme that would enable the restoration of an historic Manchester pub cannot be justified, an inspector has ruled, notwithstanding guidance in the draft PPG on viability. bit.ly/planner0718-pub
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INSIGHT
LLegal landscape VIABILITY – DRAWING THE BATTLE LINES The High Court seems to have drawn a line under a long-running dispute between Islington Council and developer Parkhurst Road – with serious ramifications for viability calculations, as Philip Robson explains It is becoming a frequent story in the national and local press: developers promoting schemes with affordable housing provision at below policy levels. The viability assessments that justify such schemes were brought to light in a recent case. A High Court judge ruled in favour of Islington Council during a legal battle with the developer Parkhurst Road Limited (PRL), over who must prove what as part of a viability argument. PRL had bought the former Territorial Army Centre in Islington for £13.25m from the MoD with plans to develop the site. PRL’s 96-home scheme included 10 per cent affordable homes, way below the council’s policy requirement of 50 per cent of all new housing across the borough, or the maximum reasonably possible. The council’s calculations produced a maximum reasonable amount of 34 per cent affordable homes. The principal difference between the parties was the Benchmark Land Value (BLV) that each chose to input to their calculations. The BLV is defined as the price needed to incentivise a landowner
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Philip Robson to sell, taking into account the requirements of relevant policies and obligations. To assess whether a scheme is viable, the Residual Land Value (RLV) is measured against the BLV. In crude terms, the RLV is calculated from the value of the land post development, minus the cost of development (including build costs, affordable homes, CIL and other planning obligations). If the RLV is greater than the BLV, the scheme is viable. But if the BLV is greater than the RLV, then planning authorities are encouraged to be flexible in seeking planning obligations and may have to rethink their suggested affordable housing contributions. The inquiry inspector heard
“THIS IS AN IMPORTANT CONFIRMATION BY THE COURTS THAT POLICY CONSIDERATIONS HAVE A KEY ROLE TO PLAY IN ASSESSING BENCHMARK LAND VALUE”
two competing arguments on BLV and on the maximum reasonable amount of affordable housing that this scheme could include. As Mr Justice Holgate’s judgment makes clear, it is the developer’s responsibility to show why the level of affordable housing isn’t viable. Parkhurst Road argued for a market value approach to determine the BLV, in which affordable housing provision plays no part. The council called for an existing use value plus (EUV Plus) method in accordance with the RICS guidance, which includes consideration of local affordable housing policies on land value. The inspector preferred the council’s approach and the judge found no inconsistency in his reasoning for preferring the EUV Plus method. The judgment emphasised the inspector’s conclusions on why the “EUV Plus method, in the manner applied here”, was an appropriate method in this case and preferable “to a purely market value approach, allowing for a value to have regard to the market as a consideration, rather than
the determining factor”. The judgment supported Islington’s submissions that assessments of land value must respect all three of the considerations in Planning Practice Guidance (PPG) 023: • reflect policy requirements and planning obligations; • provide a competitive return to willing developers and landowners; and • be informed by comparable, market-based evidence. This is an important confirmation by the courts that policy considerations have a key role to play in assessing BLV, including affordable housing requirements. Specific to this appeal, Islington Council’s planning guidance on development viability is clear and specifically cautions developers against overpaying for land and using the purchase price as a justification for providing little or no affordable housing. The judgment reinforces Mr Justice Holgate’s point that it’s the responsibility of the developer pleading viability to satisfy the decision-maker of his viability calculations supporting a scheme that brings forward below-policy numbers of affordable homes. The judge was critical of the inconsistencies in PPG and professional guidance on viability assessments. With proposed changes to the National Planning Policy Framework (NPPF) and PPG on the horizon, he has provided a timely reminder of the need for professional bodies to update guidance and for PPG and NPPF revisions to be clear. Philip Robson is a barrister with Kings Chambers, specialising in planning, environmental, local government and public law
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LATEST POSTS FROM THEPLANNER.CO.UK/BLOGS
B LO G S The EU's highest court has ruled that mitigation should not be considered at habitats screening stage, which is likely to add to the burden on applicants, nature conservation bodies and planning authorities
LEG I S L AT I O N S H O R T S Judge backs Khan’s affordable homes route
Mitigation measures must be ignored when carrying out screening assessments under the Habitats Directive Emma Dring In an important judgment that will have ramifications for all involved with proposed development near to European sites, the Court of Justice of the European Union (CJEU) has ruled that mitigation measures cannot be taken into account when carrying out a screening assessment to determine whether a full Article 6(3) Habitats Directive ‘appropriate assessment’ is required. The issue was settled in domestic law 10 years ago, when the High Court held that mitigation measures could and should be taken into account in screening assessments for the purposes of the Habitats Directive (R (Hart DC) v SSCLG (2008 EWHC 1204 (Admin)). Here, Sullivan J could see no sensible reason for ignoring mitigation measures that had been incorporated within a planning application. He thought it would be “ludicrous” to disaggregate the component parts of the proposal. The Hart judgment has been endorsed in many subsequent cases. Most notably, the inclusion of mitigation measures at the screening stage was accepted by the Supreme Court in Champion v North Norfolk DC (2015 UKSC 52 (para 42)). The CJEU’s judgment in People Over Wind v Coillte Teoranta (Case C-323/17) runs directly contrary to that settled position. The judgment is short and to the point. In the CJEU’s view, having regard to mitigation measures at the screening stage “presupposes that it is likely that the site is affected significantly and that, consequently, such an assessment should be carried out” (para 35). A full analysis of mitigation measures was needed (whether the measures were intended to avoid or reduce the harmful effects of the plan or project), but it had to be done as part of the full “appropriate assessment”. Otherwise, there would be a risk of compromising the Habitats Directive in general “and the assessment stage in particular, as the latter stage would be deprived of its purpose and there would be a risk of circumvention of that stage” (para 37). The judgment is lacking in detailed reasoning and analysis, and it fails to acknowledge the practical problems associated with carving out elements of a comprehensively designed proposal for the purposes of screening. However, it is inevitable that the domestic courts will follow the CJEU’s line, and those involved with plans or projects with the potential to affect European sites would be well advised to adopt a cautious approach, and to exclude mitigation measures from any Habitats Directive screening assessments going forward. It is clear that a full ‘appropriate assessment’ will be required much more often than at present. In many cases it will be sensible to proceed with a full Article 6(3) appropriate assessment where there is any scope for an impact on a European site. Emma Dring is a barrister with Cornerstone Barristers and specialises in planning, housing and licensing
A High Court judge has ruled in favour of Mayor of London Sadiq Khan’s threshold approach to delivering affordable housing in the capital. Khan’s policy allows developments to be fast-tracked through the planning system if they provide at least 35 per cent affordable housing. Four retirement home developers – McCarthy & Stone, Churchill Retirement Living, Renaissance Retirement and PegasusLife – launched a judicial review of the threshold approach in late 2017. The group was initially refused permission for this, but won the right for a High Court hearing in March. Mr Justice Ouseley ruled that the policy is consistent with the adopted local plan. But he did support part of the claimants’ challenge: Ouseley said Khan’s Supplementary Planning Guidance “represents a substantive new policy, which should have been subject to an independent examination”. He said the guidance is “not consistent” with the London Plan. The claimants contended that the higher build costs for retirement housing makes it harder to provide as much affordable housing as a standard development, but the judge supported the mayor because the approach doesn’t discriminate against the elderly.
HGV business owner pleads guilty A landowner and business owner have pleaded guilty to breaching planning regulations for running a vehicle sales business from a farm without permission. North West Leicestershire District Council (NWLDC) prosecuted Ian Evans, who owns Roecliffe Farm in New Packington, for carrying on a heavy goods vehicles (HGV) sales business that was required to stop under the terms of an enforcement notice. Evans and namesake Ben Evans, owners of the HGV business, pleaded guilty at Leicester Magistrates Court. Planning permission to change the use of the farm was refused in January 2005, in part because of road safety concerns. NWLDC started an investigation into the farm after a report of a “near-miss” incident on the road outside the farm involving a HGV last August. They found the business to be running from the farm. The case has been transferred to the Crown Court for sentencing.
Park authority challenges A27 decision Highways England’s preferred route for the A27 Arundel Scheme is the subject of a judicial review challenge by The South Downs National Park Authority (SDNPA). Highways England’s choice of route would pass through ancient woodland. But SDNPA has pointed out that even Highways England’s own environmental experts said the route would cause “significant damage”. The SDNPA believes that Highways England did not set out, to the same level of detail, all of the options covering suggestions running both inside and outside of the national park. In so doing, says the SDNPA, Highways England discounted options outside of the national park too early in the process, and has not provided any detail on mitigation and compensation for any of the routes. The SDNPA cites paragraph 5.15 of the National Policy Statement on National Networks, which says planning permission should be refused for major developments in national parks except in exceptional circumstances and where it can be proved they are in the public interest.
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RTPI {
RTPI news pages are edited by Josh Rule at the RTPI, 41 Botolph Lane, London EC3R 8DL
Why planning for transport and housing must go hand in hand JAMES HARRIS, POLICY AND NETWORKS MANAGER public transport, walking and cycling. This means directing transport investment away from individual road schemes and towards integrated projects that unlock land for development, encourage urban regeneration, tackle air pollution and promote healthy, inclusive and low-carbon modes of travel. It means strengthening planning policy so that most housing is located in and around larger towns and cities in the form of dense, compact, mixeduse developments. It means driving collaboration between planners, developers and transport operators to ensure that new developments include high-quality bus, pedestrian and cycle infrastructure, and plenty of green space.
A move away from road schemes to public transport, walking and cycling would reduce air pollution
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In last year’s Autumn Budget, Chancellor of the Exchequer Philip Hammond pledged to tackle the rising cost of housing by overseeing the construction of 300,000 new homes a year in England. To help meet this objective, the government has carried out another major overhaul of national planning policy and set ambitious housing targets for many councils. So what impact will these changes have on the ground? The government has stressed that it wants to see housing “in the right places”. But planning departments are under pressure to find sufficient land to meet short-term housing targets, and constrained by local opposition, a lack of resources and protected areas like floodplains and green belt land. House builders often prefer greenfield sites in peripheral locations that are cheaper and quicker to develop. The high cost of land in desirable areas reduces the amount that can be invested into infrastructure. These factors can direct development to locations that are far from jobs and services, and poorly served by transport.
Over time, this creates more sprawling and dispersed patterns of development. Our research shows that these increase infrastructure costs, undermine the economic productivity of towns and cities, and make it much harder to tackle the challenges of climate change, air pollution and public health. An absence of proper monitoring makes it difficult to see how an emphasis on housing delivery affects the sustainability of our towns and cities. To show why this is important, the RTPI has been mapping the location of major housing developments in 12 fast-growing city regions since 2012. Our analysis shows that most new homes are located near major employment clusters, but only 17 per cent are within easy access of a railway station. With declining bus coverage across much of the country, these patterns of housing growth risk adding to problems of congestion, air pollution and physically inactive travel. The solution is transit-oriented development: patterns of settlement growth that maximise accessibility by
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Recent changes are making this easier to achieve. New metro-mayors have the powers to create integrated strategies for housing and transport at the city-region scale, and are exploring innovative ways to fund infrastructure through land value capture. Councils are playing a greater role in coordinating bus networks, while smart ticketing and real-time information makes them a more attractive option. New modelling and appraisal tools are illuminating the wider costs and benefits of transport options, helping to direct investment towards sustainable, resilient infrastructure. And the government’s National Infrastructure Commission is considering how big infrastructure schemes can unlock housing and employment growth between Oxford and Cambridge. n The RTPI is championing these positive stories through our project on smart city regions. To find out more visit: bit.ly/planner0718-smartcityregions This article first appeared in the New Statesman, Spotlight, Transport: Building Speed, June 2018
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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 English planning system
Deborah Baker Barnett MRTPI ASSOCIATE, PLANNING AND HERITAGE ICENI PROJECTS The world is moving quickly, and the development industry must move with it. The ageing population, innovations in technology, more child-free households and millennial expectations all mean that life is going to be lived differently. Planners should support those promoting ‘alternative’ development schemes. This must be complemented by big-picture strategic spatial planning. Land supply is an infrastructure requirement and should be approached as such. The lack of a long-term pipeline of identified land for development undermines efforts to increase housing and employment provision. Strategic allocation documents at the local level are required, facilitated by an independent, nationwide review of existing green belt and a national spatial plan. Planners should seek to understand the diverse ways our spaces are experienced and bring this knowledge to the table. Minor choices can have big impacts for those with sensory impairments. Black flooring can look like voids to those with dementia, busy patterns can be disorienting, and street furniture can present barriers.
COMMITTEE PRIORITIES: RTPI EAST MIDLANDS John Scott MRTPI, East Midlands Region chair, outlines the committee’s priorities for the next 6-12 months: Support and assist our Young Planners committee to deliver an outstanding YP conference on 2-3 November Work to engage and involve more members in the activities in the region Increase the profile of Planning Aid and identify opportunities for volunteers to support communities We have 1,318 members in the region working in local authorities, private practice and other companies and organisations with a broad range of expertise ranging from minerals and waste planning to heritage conservation and enhancement. We are delighted to be hosting this year’s Young Planners conference at Albert Hall in Nottingham’s city centre. The event will raise the profile of both young planners and the region. We are currently working on the details of the programme, which will be released soon. See website: bit.ly/planner0718-ypc We will ensure that this conference and other events and activities in the region are meeting local needs and that more members attend. We aim to be more representative of the views and needs of the membership across the region. We currently have 42 Planning Aid England volunteers who are able to assist in both casework and projects.
1 Reclaim innovation by actively supporting people who want to do things differently, be it modular housing, coliving or smart technologies
2 Prioritise land supply as an infrastructure necessity including a national spatial plan and independent green belt review
3 Planners must upskill on the requirements of those with sensory or other impairments
POSITION POINTS
INTERIM RAYNSFORD REVIEW REPORT The Interim Raynsford Review Report says deregulation is leading to poor-quality outcomes for people. The report rightly recognises that planners in England are working in a less than optimal system – too complex, underfunded and struggling with economic forces outside its control. The RTPI welcomes the opportunity to take a thorough look at things and feed in our ideas on how to improve the system. But ultimately we should not pretend that there is a foolproof planning system, and starting afresh does no one any good. That is why the success of UK planners needs to be celebrated more and that investing in the people who are in the front line shaping this success is a key priority.
n Read the report: bit.ly/planner0718-raynsford
PLANNING FOR CLIMATE CHANGE The RTPI has released a new guide jointly with the Town and Country Planning Association, called Planning for Climate Change – a guide for local authorities. It provides an overview of policy and legislation that can be used to address climate change at a local level, overcoming the barriers faced by many local authorities in England. The National Planning Policy Framework contains ambitious policies on climate change but on-the-ground delivery remains slow, largely because of a lack of practical advice and support for local councils. Planners have a leading role in joining up the dots, from housing and transport to flood-risk mitigation and energy, to ensure that communities benefit from a holistic approach to tackling climate change. These guidelines should prompt more concerted efforts to tackle this vital issue.
n Read the guidelines: bit.ly/planner0718-climate
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RTPI { RT PIW IN AC TIEON : PIN L AN N I N G RTPI MEMBERS INTERNATIONAL FOCUS: N E M E M B R S REFORM D LEG I S LTHE ATI ON WORKINGA NAROUND WORLD
Alice May MRTPI Urban Planner, ATKINS DUBAI I’m currently working in the masterplanning and urban design team at Atkins. Among other projects, I’m working to deliver the Oman National Spatial Strategy (ONSS), which is the framework to guide development of the country – which borders the United Arab Emirates (UAE) – to 2040. The client is the Supreme Council for Planning. Following extensive stakeholder engagement, we are preparing four spatial alternatives for the development of the country. At present, there is little in the way of a national strategy to direct development so this project will be of immense value. I’ve also been working on a range of masterplanning projects, coordinating a variety of inputs and in particular balancing urban design objectives and infrastructure requirements. In Dubai one of the biggest issues for planning is car dependency and the need to integrate sustainable transport modes such as walking, clicking and public transport. The metro extension for Expo 2020 is a positive step, expanding the current network, but there are still issues with connecting existing residential areas to a metro station. In addition, environmental issues such as air pollution, noise pollution and waste
recycling need to be addressed. I’d like to see the planning system better involve communities in planning their local area and neighbourhoods. It also needs a greater focus on national and regional planning rather than at the plot/building level to address wider spatial planning issues. Finally, an enhanced enforcement system to control construction activities would help give the planning system greater integrity. Being an RTPI member, the RTPI has provided me with invaluable support and advice whilst working outside theUK, from accessing CPD resources to putting me in touch with other members. I’m currently working with the institute to establish a UAE Planners Network to facilitate networking in the UAE and the wider Gulf region, enabling planners to connect across the region and share knowledge and resources.
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The link between transport and the planning system should be strengthened, says RTPI Cymru. In its response to the review of Planning Policy Wales (PPW), it has said this could be achieved by ensuring that provision for active travel through the development process is made a central and essential requirement of new developments rather than something that is regarded as optional. The institute’s response on PPW urged the Welsh Government to push the boundaries further on Active Travel. Surprisingly, Wales’s Active Travel Act makes no direct reference to the planning system and requires no specific contribution to the delivery of the act by local planning authorities – despite the influence of the planning system upon the design and use of the built environment. RTPI Cymru believes that the latest review of PPW is a major opportunity to achieve the stronger linkage between the Active Travel Act and the planning system, particularly as local authorities in Wales gear up to implement routes in their Active Travel Integrated Network Maps. This revision of Welsh national planning policy has been reorganised around themes that align with Wales’s Well-being of Future Generations Act – an ambitious act that requires public bodies in Wales to think about the long-term impact of their decisions, to address problems such as poverty, health inequalities and climate change. The revision of PPW provides a most timely opportunity to strengthen planning policy in relation to active travel. RTPI Cymru urges the Welsh Government to take this opportunity. n Read RTPI Cymru’s full response: bit.ly/planner0718-wales
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RTPI Y ACTIVIT E PIPELIN
Current RTPI work – what the Institute is doing and how you can help us ENGLAND’S BEST ENTER YOUR REGIONAL AWARDS THIS YEAR If you are in England now is the time to enter your project for your 2018 Regional Awards for Planning Excellence. Showcasing positive planning across England, the English Regional Awards for Planning Excellence highlight the impact planners’ work has on their communities. RTPI Awards raise the profile of your schemes, your team and the significance of your work within your organisation throughout your region and beyond. Prestigious ceremonies will take place throughout the autumn of 2018 in each English region to announce the winners. Get your entry in before 23 July. For details of how to enter: bit.ly/planner0718-regionalawards
YOUNG PLANNERS’ CONFERENCE 2018: BOOK NOW This year’s Young Planners’ Conference will take place at the Albert Hall, Nottingham, on 2-3 November and tickets are now on sale. The 2018 conference is hosted by the East Midlands Young Planners and offers networking opportunities with more than 200 other young planners across the UK. This year’s topic is ‘Celebrating Planning for the Greater Good: how the profession responds to issues that affect places and makes them better’. Secure your place now – early-bird tickets are £105 plus VAT. If you plan to attend the event, don’t forget to book your dinner ticket too, or get together a group of 10 to reserve a table at a discounted rate. Book online at www.rtpi.org.uk/ypc2018 and follow the discussion on Twitter @RTPIPlanners, #YPConf2018
RTPI TRAINING: BOOK NOW FOR LOCAL PLANS: FUTURE DIRECTION IN BIRMINGHAM Do you have a local plan in place? Are you in the process of putting one together? Then come to this timely briefing on 6 September and hear about the latest key delivery issues for local development plans. This is your chance to keep up to date on guidance for local plan preparation and review, learn how to ensure that local plans are deliverable, and explore how to meet housing targets. For more information: bit.ly/planner0718-local
ARE YOU AN INDEPENDENT CONSULTANT ‘MAKING A DIFFERENCE’? THIS CONFERENCE IS FOR YOU. This year the annual Independent Consultants’ Conference takes place in the beautiful city of York in Kings Manor. This year’s theme ‘ICN members making a difference’ builds on the momentum from an incredibly successful event last year. Graham Gover, a highly experienced planning lawyer, will look at the scope of Section 73 applications, accompanied by a legal update from Richard Wald of 39 Essex Chambers, and a representative from MHCLG taking a look at the new NPPF. A hard-hitting line-up of industry leaders will be complemented by afternoon workshops and plentiful networking opportunities including a drinks’ evening and a special walking tour on the previous day. Save the date now.
RTPI NEWS
RTPI TRUST BURSARY WINNERS CHOSEN FOR 20172018 Recipients of a bursary designed to widen the diversity of the planning profession have been announced. Four undergraduate students – Sarah, Elina, Mark and Brittany – who come from across England, will each receive £2,000 to support them to study planning during 2017-2018. • Sarah Bannister said: “I am really pleased to have received the bursary and excited to use the money towards taking an environmental planning and design module at university. Studying planning is exciting as it touches on many areas of our day-to-day life. Knowing that you could potentially improve a community or improve someone’s quality of life through good planning is rewarding.” • Elina Mieme said: “As a first-year student, I am becoming familiar with the main ideas and concept of planning and this has led me to change my perception of the space around me. The RTPI bursary has given me an additional boost and motivation to pursue planning, be more active in my community, and, with no doubt, it will help me to find better job opportunities.” • Mark Boyd said: “Studying urban studies and planning is not only equipping me with the skills to pursue a career in the planning world, but it has also changed the way that I view cities and, most importantly, people. Learning to understand the synergies between planning and other disciplines has increased my awareness of how planning shapes the way we live and, as a result, I feel like a more well-rounded individual, both professionally and personally.” • Brittany Hirst said: “Planning is an industry that provides the opportunity to influence society worldwide. As I am about to embark on a six-month study period in Brisbane, Australia, receiving the RTPI Trust Bursary will contribute towards furthering my knowledge of planning on an international scale and will aid the advancement of my future career.” The RTPI Trust Bursary was set up in 2016 to help high-achieving students from diverse backgrounds or those living with a disability to study planning and gain Chartered membership. Nominations for the bursary are provided by RTPI-accredited planning schools. Recipients are selected by an external panel of independent judges based on their performance of a planning-related task.
Contact icn@rtpi.org.uk for more information
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Senior Planners and Planners – exciting career opportunities Are you looking for a unique opportunity to work at the heart of planning? Do you want to experience how Ministerial priorities are translated into national policy and legislation? Do you strive by working on fast-paced, varied and high-profile work? Then read on! Housing and Planning are key Government priorities and the planning system is one of the key tools the Government has to deliver sustainable growth including new housing. The Department is responsible for developing planning legislation, National policy and guidance and supporting the Secretary of State and Ministers in their role of deciding key planning appeals and call in planning applications. We are looking for professional planners to join the Planning Directorate at Planner and Senior Planner grades; these are exciting and challenging roles at the heart of the Government’s growth agenda. The roles will involve opportunities to work on overseeing national planning policy, infrastructure, planning applications process, development plans and Secretary of State casework. You will work with senior officials across Whitehall, as well as engaging with a wide range of external partners including business and local government. Detailed information on the roles available is provided in the adverts. Closing date for applications 1st July 2018. Further details on vacancies and how to apply can also be found at: https://www.civilservicejobs.service.gov.uk/
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You will work alongside a small team of planning and design professionals on a variety of projects, primarily for private clients based in the Southern Countries. We work in the industrial, agricultural, equestrian, renewable and residential sectors. Our planning services include appraisals, applications, appeals, evidence and strategic planning. This post is an excellent opportunity to develop experience, and to receive mentoring. We apply a Àexible approach to recruitment, so applications from candidates wishing to take up either a part-time or full-time post would be welcomed. The job requires • A Town Planning degree and/or other quali¿cation accredited by the Royal Town Planning Institute; • Membership of RTPI or working towards your RTPI membership is desirable; • A minimum of 2 years Planning experience in either the Private or Public sector; • Good verbal communication and interpersonal skills • Con¿dence and enthusiasm. Key duties for the role include:• Preparation, processing and monitoring of planning and listed building applications; • Attendance at committee meetings; • Attendance at pre-application meetings at local Councils; • Site visits, and liaison with clients, planning authorities, and professionals in allied disciplines. The reward 1. Competitive starting salary £25,000 - £28,000 p/a equivalent, dependent on experience. (The company may consider either a part time or a full-time role, potentially leading to a full-time role in the future.) 2. A varied and challenging role with opportunities for professional development; 3. Ongoing support and mentorship; 4. Joining an established and respected consultancy in South of England COMMUTABLE LOCATIONS: Marlborough, Swindon, Chippenham, Devizes, Andover, Newbury, Salisbury, Winchester, Romsey. For an informal discussion, call either Andrew Watton or Roger Prescott on 01264 850159. To apply, please send a CV and covering letter to info@bournevalley.co.uk, outlining your suitability for the role. Please clearly demonstrate in your supporting statement how you meet the requirements of the role. Closing date: 2nd July 2018. Bourne Valley Associates operates an equal opportunities policy and we welcome applications from all parts of the community.
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We are seeking self-motivated and enthusiastic planning officers to join our high performing team, which is at the heart of delivering high quality development in Cheshire East. Our unique geography and heritage provides an unrivalled variety of planning experience, ranging from small scale rural schemes to major urban regeneration and housing developments and strategic infrastructure projects including HS2. Our Development Management team is expanding and we have opportunities available at Principal, Senior and Planning Officer level. If you are an experienced planning professional or at the early stages of your career this is an ideal opportunity to take your development to the next level. We offer flexible working, a range of staff benefits and can accommodate working bases from town centre locations in Macclesfield or Crewe. A competitive market supplement is offered for the Principal and Senior roles. Closing Date Friday 6th July 2018 For an informal discussion on any one of these posts, please contact Peter Hooley on 01625 383705. For any enquiries please email jobenquiries@cheshireeast.gov.uk or call 0300 123 5500. Alternatively please see our FAQs for candidates
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Plan B Tim Hamilton-Miller writes: Dear Sir, Planners have a reputation of being a little ‘dry’. I’d like to dispel this myth by asking members to suggest popular planningbased songs. I can kick off with: “Old McDonald had an Enviromental Impact Assessment, EIEIO (EIA)”. Looking forward to seeing others. By the most remarkable coincidence, Plan B was browsing the unwanted vinyl in a local charity shop just the other day and encountered this long-forgotten classic. No, we did. Really. We did.
n Start me up… Tweet us - @ThePlanner_RTPI 50-51_Plan B_mon__The Planner 50
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THE MONTH IN PLANNING The best and most interesting reads, websites, films and events that we’ve encountered this month WHAT WE'RE READING...PART 1 20/20 Visions: Collaborative Planning and Placemaking In this book, Charles Campion considers the history and potential of the charrette, using by example a series of 20 international case studies to present the strengths of the charrette process and detail how they can be delivered on a variety of scales, sectors and sites. bit.ly/planner0718-charrettes
WHAT WE'RE READING...PART 2 Designed to Perform: An Illustrated Guide to Delivering Energy Efficient Homes Architect Tom Dollard introduces readers to the idea of the performance gap, highlighting issues and solutions to help architects improve their detailing at design stage. Examples are presented with photos annotated with details taken from live construction sites. bit.ly/planner0718-dollard
WHAT WE'RE WATCHING... How do we solve the problem of the suburbs? American urbanist Jeff Speck’s TED Talk is great if you have 15 minutes to spare. It focuses on how we can free ourselves from dependence on the car – “a gas-belching, time-wasting, life-threatening prosthetic device” – by making cities more walkable and pleasant for more people. bit.ly/planner0718-speck
WHERE WE'RE GOING... Each month the RTPI runs a range of free or low-cost events up and down the UK. Here’s our pick for the next few weeks. See the full calendar here: bit.ly/planner0718-calendar The Importance of Collaborative Design 10 July, Chelmsford This conference will look at both architects’ and planners’ experiences of the planning process and will explore how better collaboration can help improve design outcomes. bit.ly/planner0718-design
Planning for water management 12 July, Sheffield This conference will focus on the latest best practice in planning and water management
and its creative potential in placemaking. The event is organised by RTPI Yorkshire on behalf of the RTPI Yorkshire Conference Series Partnership. bit.ly/planner0718-waterman
Retail & Town Centres NW 19 July, Manchester This seminar will consider current and emerging trends in retail and leisure development, and how the planning system can help regenerate our town centres. bit.ly/planner0718-retail
A-APC & EP-APC Briefing: A Guide to Successful Submissions 23 July, Cardiff
WHAT WE'RE PLANNING... Our August edition sees us reporting on, and Au adding further comment to, the presentations at this year’s RTPI convention, while September sees the beginning of our ‘future Septem of hou housing’ feature stream. editorial@theplanner.co.uk editor
A briefing for those applying for Chartered Membership through the Associate or Experienced Practitioner APC routes (A-APC or EP-APC). bit.ly/planner0718-apc
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Boost your career High quality expert training across the UK @RTPIPlanners RoyalTownPlanningInstitute Royal Town Planning Institute @RTPIPlanners
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Book today rtpi.org.uk/training +44(0)20 929 8400 training@rtpi.org.uk
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