The Progressiveness of ‘As of Right’ Zoning

Thank for this Andrew. It helps sweep away some of the hysteria and replaces it with fact, knowledges and experience. Something desperately needed by us amateurs in respect of these proposals. I have major concerns at the references to comments from, what I assume is Policy Exchange. Such as, the suggestion that excluding the public from the consultation process on new style Local Plans, will help in meeting the 30 month deadline.

Decisions, Decisions, Decisions

As I have written on here many times in the last few weeks the government only has itself to blame in terms of importance and mistrust for creating a climate of opposition to the planning white paper.

Chief amongst the complaint is that the reforms are ‘anti democratic’ in reducing the chances to ‘object’ to a proposal from two to one.

The irony is that most progressive opinion in the world is that ‘existing’ zoning systems give too much of an opportunity to resist densification through site specific objection and this is excluding groups in terms of race and income.

This illustrates a number of fundmanetal misinderstandings of what zoning is and is not.

  1. Zoning is not Planning Control

The first modern planning controls – such as in Prussia, were controls over street alignments, subdivision, build to lines and infrastructure. Zoning – in terms of control over land use, came…

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How not to Package and Sell Planning Reforms

Curate’s egg, curate’s egg.

Decisions, Decisions, Decisions

Planoraks Blog Interview with Kit Kat

How do you view the media’s reaction to the White Paper so far and (another bonus question!), what’s your answer to those who’ve painted the White Paper as a charter for the next generation of slums

I spent much of launch day shouting at the radio as commentator after commentator said ridiculous things about the proposals – I’m very sad to see the big ideas so mischaracterised, in many cases by people saying that the proposals are the exact opposite of what we’ve put forward; for example, one of the big themes of the critics has been that the proposals would remove the power of councils to decide what to build where, and deny local people the opportunity to object whereas in fact the proposals would give far more power to councillors and to local people and communities not only over what to…

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How to Qualify as a Government Planning ‘Expert’

This seems to be the way the DHCLG views the planning process in this country. It doesn’t really need real experts to involved, it just needs them at the end of the process to do the translation. Their job is to turn the woolly head thinking and anything goes ambitions of others, into words that planners can use to approve applications with. Now having become frustrated with the legal system finding ways to reduce the level of that free for all, DHCLG has decided not bother with the planning process at all.

Decisions, Decisions, Decisions

MCHLG

Membership of the Planning Taskforce

Details of the taskforce of experts who have offered their time and expert advice as we have developed our proposals for reform.Published 6 August 2020 From:Ministry of Housing, Communities & Local Government

Planning For The Future, published today, sets out how we will reform the planning system to realise that vision and make it more efficient, effective and equitable.

Our approach has been informed by discussions with the planning and development sectors, and by research and reports published by leading commentators – including, most recently, reports from the Royal Town Planning Institute, Centre for Cities and Policy Exchange.

As part of this work, we are also extremely grateful to the taskforce of experts who have generously offered their time and expert advice as we have developed our proposals for reform.

The task force is chaired by the Minister of State for Housing, the…

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Well they would wouldn’t they – quality is already a distant memory

Reforms outlined by housing secretary Robert Jenrick have been broadly welcomed by the built environment industry, but they warn that quality must not be compromised.

Writing in the The Telegraph, Jenrick says England’s “outdated and cumbersome” planning system has contributed to a “generational divide” between those who own property and those who don’t.

Later this week, a policy paper will be published comprising “radical and necessary reforms” to the planning system. 

“Our reforms seek a more diverse and competitive housing industry, in which smaller builders can thrive alongside the big players and where planning permissions are turned into homes faster than they are today,” he explains. “Creating a new planning system isn’t a task we undertake lightly, but it is both an overdue and a timely reform.” 

Responding on Twitter, the RTPI said the government appears to have recognised its “tests” and in particular its four tests for zoning.

“As part of these reforms, we’re pleased that government seems to be making a commitment to maintaining local democracy, use of locally agreed design codes, increased focus on strategic planning and clear direction on meeting net-zero carbon targets.

“We are also interested to see an intention to move away from ‘notices on lamp posts’ to a more interactive, accessible online system – by focusing more on digital, planners will be freed up to do more proactive, strategic work, focused on delivery.

“We await the full policy paper due later this week. The RTPI looks forward to leading the discussion on any reform to the planning system in England by convening a series of round tables across its nine English regions to discuss the reforms in detail.”

‘Gross oversimplification’

Tom Fyans, director of campaigns and policy at countryside charity CPRE said: “The government’s intended reforms sound like a gross oversimplification of the planning system. First and foremost, our planning process must respond to the needs of communities, both in terms of providing much-needed affordable homes and other vital infrastructure, and green spaces for our health and wellbeing. 

“The planning process as it stands may not be perfect, but instead of deregulating planning, the government must invest in planning. Quality development needs a quality planning system with community participation at its heart.

“The secretary of state has claimed that these planning reforms will still be very much ‘people-focused’ but that flies in the face of what has been outlined today by the government. We eagerly await more details and will be joining forces with a range of other housing, planning and environmental campaigning bodies to push back hard on the deregulation agenda, which has never been the answer to the question of how best to boost economic growth.”

‘So far so good’

Jenrick’s plans to “strip bureaucracy and delay” from the planning system are a case of “so far so good” for Peter Hogg, UK cities director at Arcadis.

“The new approach may make it easier to get a consent, but how will it make the all-important financial viability – without proof of which housebuilders won’t build – more certain? Unless the policy addresses this we will have more planning consents but not more homes.

“Perhaps most of all though, where is the voice of the community in this new approach? Vibrant, sustainable liveable places take root and succeed where interests are balanced and the community is at the heart of shaping and defining a place. It will be important to make sure that ‘permission in principle’ doesn’t equate to ‘ignoring communities’ in fact.”

Acknowledgement of social infrastructure encouraging

Ken Dytor, founder and executive chairman of Urban Catalyst, said: “It’s encouraging that the government has put social infrastructure such as schools and hospitals alongside housing in its plans to speed up development.

“While the housing secretary is right that the uninspiring design of some developments fuels Nimbyism, concerns over additional pressure on existing public services are typically another major driver behind local opposition to new development.

“Similarly encouraging is the drive to harness greater community participation in the planning process by embracing a more 21st century tech-savvy approach. This should hopefully lead to a wider range of voices being heard, resulting in more inclusive, balanced developments.

“However, if the government’s ‘build, build, build’ agenda is to align with its ‘levelling up’ promise, we need to see regionally driven infrastructure linked to housing delivery to kick-start both national and local growth.”

Many measures already possible

Bernadette Hillman, partner in the planning team at London-based law firm, Sharpe Pritchard, commented: “Much of what the government proposes is possible under the current system and we should be building on the existing regime. Permission in principle already exists and there really is no need for major reform: just some technical adjustments and properly resourced local planning departments.

“We’ve seen permissions for millions of homes in the last 10 years not being implemented: we need delivery.

“There’s so much we don’t know yet – the devil will be in the detail, of course, and it will be an interesting few days ahead.”

Can’t be limited to housing

Mike Derbyshire, head of planning at property consultancy Bidwells, one of the key protagonists in the property industry’s Radical Regeneration Manifesto campaign, is on board with reforms.

“Our regeneration think tank has been calling for exactly this to happen – a radical overhaul of an antiquated system that has not evolved alongside modern real estate, communities and social systems; a fairer planning system that is inclusive and that prioritises environmentally friendly practices, and designated areas where planning can be fast-tracked.

“We are pleased to see the government taking action to ensure that, on paper, the right sort of regeneration and development happens. We now need to see how this works in practice; for example, it cannot be limited to housing as mixed-use development is just as important to the success of modern communities and well-designed cultural neighbourhoods are crucial to a more positive and united society. But it is a step in the right direction and one which we will watch unfold with great interest and will to succeed.”

Cannot compromise on quality

Mark Crane, the District Councils Network’s lead member for stronger economies, said:

“Getting the country building desperately needed homes again will be a vital part of the national recovery from coronavirus, and district councils stand shovel-ready to deliver.

“But we cannot compromise on the quality of new homes and places and sideline public consultation, which we fear will be the consequence of the government’s planning reforms.

“District councils and their local communities continue to grant nine in 10 planning permissions, while tens of thousands of homes with planning permission remain unbuilt – the housing delivery system is broken, not the planning system.

“To tackle the housing crisis, councils need to be given the funding to invest in infrastructure and the powers to build homes that are green, high quality, and affordable.”

Brian Berry, chief executive of the Federation of Master Builders (FMB), said: “The prime minister has said we need to ‘build, build, build’ our way to recovery and a flexible and responsive planning system is essential to deliver this aim. Local small builders have an important role to play in delivering the high-quality homes the country needs but 42 per cent of small builders have difficulty engaging with the planning system. New measures that make the planning system quicker and more affordable are welcome but it is vital that high standards in design and build are not compromised as a result, and that any overhaul doesn’t in fact add further delays.”

3 August 2020
Laura Edgar, The Planner

Districts declare high street emergency as retail applications plummet

So what exactly is the government willing to take responsibility for? Councils have to do more to deliver the housing people need, councils need to do more to make the houses that are built, better quality and prettier, councils need to do more to promote and sustain the high street.

Let’s not forget that councils need to do all this with less funding from central government, despite being given an ever increasing list of burdens by Whitehall. The Homelessness Act being the latest financial black hole into which cash is pouring like a Las Vegas casino.

The funding deficit is now replaced by, in part, non-domestic rates such as those paid by the high street shops that have been decimated by successive government policy decisions and illogical increases in those rates.

Now in a lovely twist of the knife in local government’s back, we hear ever increasing calls from various parties for councils to do more to reduce the burden of business rates on the high street.

The number of applications by retailers to England’s district councils have nearly halved in the past four years, contributing to the high street crisis.

An analysis by the District Councils’ Network (DCN) reveals that members received 1,258 applications in the year ending June 2019, down from 2,216 since June 2015.

The DCN, which represents 191 district councils, says the figures show that high streets are in a state of “emergency”.

The analysis of government figures for England also shows that planning applications for new housing have slumped to a four-year low.

District councils received 31,073 applications for new homes in 2019 – the lowest since 2015.

DCN says the figures reflect the ongoing economic uncertainty and falling confidence from developers in the housing market.

It is calling on the government to give all districts the long-term funding they need to revive high streets, and to give them flexibility to raise finance locally, for instance, to set business rates relief.

Districts also want the government to guarantee the continuation of the New Homes Bonus to ensure that councils have the funding to deliver services and attract the new investment critical to thriving communities.

“These figures paint a worrying picture about the future of our high streets and town centres, and highlight the uphill battle we face tackling the housing crisis,” said DCN leader for stronger economics Mark Crane.

“There are huge opportunities to reshape places into thriving community, cultural and employment hubs – by investing in new housing, infrastructure, services and events.

“However, district councils, which are responsible for delivering housing and improving high streets, need the funding certainty and powers to transform town centres, to attract investment into infrastructure, and to build new homes.

“While there is a growing amount of energy and schemes invested in tackling these issues from Whitehall, the national complexity and focus on short-term results risks underutilising the ambitions of district councils to deliver change over the long term.”

1 November 2019
Huw Morris, The Planner

The Coronimbys – Lets Quarantine them Forever

Forward thinking and longterm planning appears to be a lost skill in this country.

Decisions, Decisions, Decisions

A new breed has come forth on twitter in recent days.  The coronimbys.  They never really liked human beings anyway, seeing them as a resource consuming, pollution creating blight (except for them of course), with this misanthropy used to resist housing, HS2, new airports, new anything all in a pseudo environmental anti development brand of eco-fascism why denies all hope of human ingenuity to fix, mend and restore the environment.

Oh how they now welcome Covid, it gives them the perfect excuse to say aha we now no longer need the housing.  It has all gone away because of recession.  Hang on I havnt noticed a mortality rate, like the Black Death, of 30% (which byu the way led to the biggest wave of new settlement building in history in the 14th Century as the economy recovered.)   Of course if we can create trillions at teh stroke of a bankers…

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This month’s big idea, from this month’s Housing Secretary

Taking the Easy Way Out: Developers Warned on Poor Quality Homes

Housing Secretary Robert Jenrick has warned developers building poor-quality homes that they will have to “change their practices” as he called for a “systematic change” in Britain’s approach to planning and design – as reported in on 24/10/19 in the Times: https://www.thetimes.co.uk/article/housing-secretary-robert-jenrick-warns-developers-over-poor-homes-p2326f92x

The Government is tackling poorly designed homes – not poorly constructed homes with the launch of a National Design Guide.  This reminds planning authority that planning permission should be refused for developments that failed to take the opportunities available for improving the character and quality of an area and the way it functions.

The guide specifically discourages features that create barriers or segregation within a development.  So poor doors and exclusive playgrounds are out (see “Poor doors: the Segregation of London” & “Too Poor to Play”.

It encourages well-designed building which are functional and sustainable.  Things such as simple electrics, lighting and water systems which are discreet, well-maintained and easy to access to maintain.  It is a sign of the bad design and bad quality housing that the Guide needs to state these obvious facts.

Good design also means that places are robust, durable and easy to look after.  Regrettably, again, this is a feature which is all too often missing from new housing.

Addressing bad design is positive but it seems like the easy way out for the government.  It doesn’t touch on the bigger and more difficult issues of poor construction and appalling workmanship that we see on a day to day basis.  None of these issues will be addressed by the new design guidelines.

It is time for the government to focus on the problems buyers of new build homes are facing which stem from workmanship not design.  Missing insulation, defective floors, leaks, crumbling mortar, badly constructed brick walls and other serious structural problems.It’s time the government took action to make sure builders get these basics right.

New Zealand Tackles Nimby Defence of Property Interests Head in in New National Policy Statement

Lessons in spatial planning policy from the other side of the world – is ANYBODY on this side listening? In fact, will anybody stay in the job long enough to even understand it enough to try?

Decisions, Decisions, Decisions

A very interesting read

Of course the New Zealand System is based on resource management which the draft statement says has not been focussed enough around spatial planning, or social and economic considerations.

Current processes for public participation tend to favour wealthier property owners over others (in particular younger, non-English speakers, ethnic minorities, the less educated and renters)….

Some planning decisions on urban development appear to consider only the effects on the natural environment or specific amenity considerations, and not how the urban environment meets the social, economic and cultural needs of people and communities. Many decisions
focus on the adverse effects of development, and do not adequately address its benefits (including for future generations). This can have a local and national impact…

The Government intends to introduce objectives and
policies in the NPS-UD that would:
• emphasise that amenity values can change over time, with changes in communities and…

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The Strategic Tradeoff in New Style Strategic Plans

Decisions, Decisions, Decisions

The story of strategic planning since the 2004 Act has been in large part an innovation of new styles of plan facing the harsh reality of  contact with the Planning Inspectorate.

Now the results of the NEGC and West of England examinations into new style joint strategic plans offers an opportunity reflection similar to that following the unsoundness fining of the first core strategy for Stafford.

Although strategic planning has seen an inevitable revival the reason why it has not been welcomed with open arms is that in England we have never got the structure or geographical level of strategic planning right.  Numerous messing around with local government structures always short of a comprehensive form has led to a messy combination of strategic plan structures covering districts, unitaries, counties and combined authorities.  Though we have moved beyond the weak duty to cooperate to an effective duty to plan strategically there…

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How can we allow this to be happening in this day and age?

Windowless permitted development flats approved at appeal

A plan to convert a light industrial building into 15 flats under permitted development rights has won permission at appeal, despite seven of the units lacking windows and the inspector commenting that they “would not be a positive living environment”.

So why would a supposedly intelligent and well trained planning inspector, having made such a statement, still permit such a sub-standard form of development to go ahead?

Unfortunately, this summary is from a subscription site, so I am unable to get any further details.