ArchitectureconservAtionPlAnning regenerAtion urbAn Design

nAvigAting the PlAnning system

the planning system is going through a period of significant transition, with the major changes including the passing of the Localism Act, revocation of Regional Spatial Strategies, the National Planning Policy Framework (NPPF), the Community Infrastructure Levy, an anticipated review of use classes and potential streamlining of outline planning applications. These things are all intended to simplify the system and enable sustainable development. However, the extent to which this is achieved will take some time to become apparent. For the immediate future, the changes themselves introduce added challenges and a need for new approaches.

our team of professional planners has established an approach that is responsive to the changing statutory context in taking clients through the system to successful planning outcomes. It is an approach that is also able to provide added value by drawing on the expertise of our other teams within the multi-disciplinary set-up at Nash Partnership.

Our Services include:

• Feasibility Studies• Planning Risk Asessments and Strategy• Planning Applications• Discharge of Planning Conditions• S106 and CIL assessment / negotiation• Planning Appeals• Listed Building and Conservation Area Consent Applications• Heritage Statements• Advertisement Consent Applications• Certificates of Lawfulness for Existing Use or Development Applications• Advice on Permitted Development• Sequential Tests• Impact Assessments• EIA co-ordination

Our methodology is tailored to each project but broadly covers the following elements:

Project TeamsWe put together the project team on the basis of a careful understanding of client and project requirements. A fundamental principle is ensuring that we provide value for money and the right level of project leadership. Where projects require senior level leadership we will ensure that this is central to the project team, supported by input from our other planning staff.

Project Brief and BaselineWe listen very carefully to our clients from the outset to ensure a shared understanding of the brief. The brief is also informed by an early review of the baseline position. We have well developed tools to identify the planning policy context, the planning issues and risks, key stakeholders and procedural and information requirements.

Working with the Local Planning AuthorityDialogue with the local planning authority from an early stage and throughout the project is a routine component of our work and is advocated by the NPPF. Planning officers face a variety of pressures and we are always conscious that it is our responsibility to make it as easy as possible for them to process and approve the planning application. This includes demonstrating that their views have been listened to, even if not always agreed with, and confirming:

• The planning issues• Information requirements• Process and programme

Stakeholder Engagement and ConsultationPre-application consultation can help avert delay and additional costs. The Localism Act requires pre-application consultation on major development proposals. However, we will often advise that pre-application consultation is undertaken for projects that fall outside the formal definition of major development. Early one to one engagement with key stakeholders and influencers is also part of our approach, often in advance of broader consultation, in order to bring people into the emerging rationale for development, especially where projects face particular hurdles such as local controversy, out of date or overly prescriptive policy provisions or a history of previously unsuccessful proposals.

Our approach includes systems for planning and tracking the engagement process in order to monitor progress, identify issues and risks arising and to enable the preparation of a statement of community engagement and consultation.

The Planning Rationale and StrategyThe elements outlined above all contribute to establishing a strong planning rationale for the development proposal. In a plan-led system (NPPF) it is essential that planning applications clearly and affectively demonstrate how they address local policy provisions and requirements, as set out in Local Plans and Neighbourhood Plans. We therefore ensure that the policy framework is assessed at the outset in order to establish the planning considerations that need to be at the heart of the case for approval. Where relevant local policy is absent, out of date or silent, but often also where up to date local policy is in place, we will consider the challenges and opportunities facing the locality and what the development can do for the future of the place and its community. This we then link to the local policy framework where it is up to date and, where it is not, to demonstrating the delivery of sustainable development, which is the central purpose of the Planning System as set out in the NPPF.

In addition to the main elements of the case for the proposed development, there can be other factors to consider, such as the definition of the site area, whether to apply for one comprehensive development scheme or a series of smaller projects, the merits of an outline or detailed application etc. We therefore discuss with and advise clients on the most appropriate planning strategy for each project.

Project ManagementAt the start of the project we agree a programme with our client and for large projects establish a planning risk register to identify the risks to project delivery, with measures to mitigate and manage these. Both the programme and risk register are reviewed on a regular basis to identify any need for corrective or alternative courses of action.

Most planning projects require a range of specialist inputs and we have extensive experience of establishing and managing multi-disciplinary teams. We manage the specialist inputs to ensure that they address procedural requirements, such as EIA, and are constructed to directly and clearly contribute to the overall planning rationale for the proposed development.

Presenting the CaseArticulation of the arguments and evidence for development and related proposals is a vital ingredient in securing planning permissions. We therefore put a particular focus on ensuring that presentation of the planning case is clear and concise. To achieve this a structure is established to ensure that the combined documentation contributes to articulation of the planning case in an integrated manner. The Planning Statement is our over-arching document, linked to and supported by the Design and Access Statement (required in most cases) and any necessary specialist reports. Our presentation of the case seeks to build a logical and compelling narrative for approval of planning applications on behalf of our clients.

Post Application Negotiation and BriefingThe process of working with the local planning authority continues after submission of the planning application. We liaise with the case officer to identify any issues that require discussion and response, together with negotiation on conditions and, where required, S106 provisions. For applications that are to be determined by the planning committee, we will, as appropriate, prepare a summary briefing document for committee members and present the case at the committee meeting.

Discharge of Planning ConditionsThe efficient and timely discharge of conditions attached to planning permissions is an important part of the process of enabling delivery of development. More complex projects frequently have a large number of planning conditions attached. In these circumstances we prepare a condition discharge matrix to identify the actions and information required, team responsibilities and target dates. This provides a project management tool for instigating condition discharge activity and monitoring progress.

ViEWPoinT

DunCAn PoWELLAssociate Planner Duncan Powell has been with Nash since 2008 and plays a fundamental role in the practice’s planning offer. With a strong understanding of development management, planning policy, strategic planning and commercial viability, Duncan works on a wide variety of projects.

Outside of work he is most likely to be found in Devon surfing or mountain biking in Wales.

What brought you to nash Partnership?‘Whilst many practices claim to be multi-disciplinary, most do not actually work closely between those disciplines. With Nash I saw a practice that utilised all of its skills right from project inception, ensuring projects are taken forward as strongly as possible right from day one. Having a stunning office with one of the finest views in Bath also helped!’

Tell us about the type of projects you are working on?

‘Pretty much as broad a range as you can imagine really. Everything from strategic promotion, new marina development, residential and retirement housing to bespoke hotels. The strength of the practice is that we have the size and knowledge to turn our hand to a variety of projects but are small enough to still maintain strong client relationships’.

What is the nash Planning uSP for clients?‘Rather than rely on the often short term ever changing policy environment, at Nash Planning we ensure our cases are backed up by solid credible research and evidence. Such an evidence base ensures our arguments are robust in every eventuality – a lack of which many people suffered from as a result of the loss of the RSS or the newly introduced NPPF’.

Public consultation St Paul’s, Cheltenham

Presenting the Case for Approval

Bath Office: 23a Sydney Buildings, Bath BA2 6BZBristol Office: Prudential Buildings, Wine Street, Bristol BS1 2PH

www.nashpartnership.com | 01225 442424 (Main Switchboard) | mail@nashpartnership.com

Planning AppealsThe aim of our work is to secure planning permissions for clients via local planning authority approvals. However, in the limited number of cases where our applications are refused we review the grounds for refusal and advise clients on the merits of pursuing an appeal. Where cases go to appeal we can prepare the appeal case and represent clients via written representations, informal hearings and public inquiry.

our TeamThe Planning Team within Nash Partnership provides us with a wide range of planning experience and capabilities across projects from individual homes to major regeneration projects.

Director, Mel Clinton has worked in London and the south-west on a variety of projects, including residential, mixed-use, retail and commercial. In his planning work he places a strong emphasis on project management and setting projects within the big picture context. Mel’s previous experience for both the public and community interest sectors has also given him a good understanding of public agendas, the way local planning authorities operate and stakeholder dynamics.

Associate, Duncan Powell is a planner with a keen commercial awareness and experience which includes running residential, mixed use, retail and hotel projects. He is adept at devising effective planning strategies and putting together project teams to deliver them.

Alison Priestley is Principal Planner and is highly regarded for her professionalism and planning skills. Her experience embraces a wide range of projects, including large scale residential development, urban infill, farm diversification and development plan representations.

these senior professionals are supported by the other team members who, in addition to planning, also bring skills in geography and research.

Contact usIf you would like to talk to us about our services please feel free to get in touch with a senior member of our Planning Team:

Alcan site, Midsomer Norton

Lee Bay Hotel, North Devon

Passivhaus conceived homes, Littlecombe, Dursley

DUNCAN POWELL BSc (Hons)

Associate, Land & Planning

MEL CLINTON BA (Hons) MRTPI

Director of Planning and Regeneration

ALISON PRIESTLEY BA(Hons) MTP MRTPI

Principal Planner

LEIGH DENNIS MSci

Research and Information Manager