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PEGASUSGROUP.CO.UK PLANNING ECONOMICS DESIGN ENVIRONMENT The recent consultation from the government seeks a standard methodology for calculating the need for housing across the country. One might think this is an admirable approach, however in practice it is likely to become a problem for the country as a whole. PEGASUS GROUP NEWSLETTER - WINTER 2017 ARE THE GOVERNMENT REALLY PLANNING FOR THE RIGHT HOMES IN THE RIGHT PLACES? Birmingham | Bracknell | Bristol | Cambridge | Cirencester | East Midlands | Leeds | Liverpool | London | Manchester The reason I say this is that the methodology is exclusively and unashamedly linked to affordability which inevitably means that most houses will be required in the south of England, where the affordability problem is the greatest. This as one element is widely welcomed, but what it does not do is look at another element that is just as important. This being the impact and requirements of economic growth. In this newsletter we give more information on the effects of the methodology in respect of anticipated economic growth implications. What is quite clear is that whilst we may meet needs of affordability this will be at the expense of widening the north - south economic divide, even with the government’s latest proposals from the budget. As a result of the suggested housing figures that would emerge from the methodology, there is a real risk that when compared with what authorities are planning for in their adopted plans, the north would see a reduction in overall economic output (GVA) and the south would see an increase. This clearly shows the need for additional housing to be placed in the north of England to meet economic aspirations in that area. Of course, we are already seeing the government move away from the figure they propose for the whole country of 266,000 per annum to the recently announced figure of 300,000. With these changing and fluctuating figures there remain, therefore, many areas that still need resolution in determining the appropriate dwelling requirement for each Authority. What will be clear though is that if and when we do have a standard methodology, then this is likely to mean the only time that dwelling requirements can be challenged will be through representations to local plans, rather than planning appeals. It is important therefore for all clients to take this on board and ensure they make the fullest representations to local 01 Pegasus Group Plans as soon as they are able to do so. Failure to do this could mean that sites are then frozen out until the next Local Plan review. There will though also potentially be opportunities for clients that arise from using the standard methodology, as where previously some Councils could demonstrate a five year supply they will be no longer able to do so. Time therefore to look in detail at all your landholdings again to ensure you taking all the right actions in the light of the emerging planning position. Tony Bateman Managing Director

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PEGASUSGROUP.CO.UKPLANNING ECONOMICSDESIGN ENVIRONMENT

The recent consultation from the government seeks a standard methodology for calculating the need for housing across the country. One might think this is an admirable approach, however in practice it is likely to become a problem for the country as a whole.

PEGASUS GROUPNEWSLETTER - WINTER 2017

ARE THE GOVERNMENT REALLY PLANNING FOR THE RIGHT HOMES IN THE RIGHT PLACES?

Birmingham | Bracknell | Bristol | Cambridge | Cirencester | East Midlands | Leeds | Liverpool | London | Manchester

The reason I say this is that the methodology is exclusively and unashamedly linked to affordability which inevitably means that most houses will be required in the south of England, where the affordability problem is the greatest. This as one element is widely welcomed, but what it does not do is look at another element that is just as important. This being the impact and requirements of economic growth.

In this newsletter we give more information on the effects of the methodology in respect of anticipated economic growth implications. What is quite clear is that whilst we may meet needs of affordability this will be at the expense of

widening the north - south economic divide, even with the government’s latest proposals from the budget. As a result of the suggested housing figures that would emerge from the methodology, there is a real risk that when compared with what authorities are planning for in their adopted plans, the north would see a reduction in overall economic output (GVA) and the south would see an increase. This clearly shows the need for additional housing to be placed in the north of England to meet economic aspirations in that area.

Of course, we are already seeing the government move away from the figure they propose for the whole

country of 266,000 per annum to the recently announced figure of 300,000. With these changing and fluctuating figures there remain, therefore, many areas that still need resolution in determining the appropriate dwelling requirement for each Authority.

What will be clear though is that if and when we do have a standard methodology, then this is likely to mean the only time that dwelling requirements can be challenged will be through representations to local plans, rather than planning appeals. It is important therefore for all clients to take this on board and ensure they make the fullest representations to local

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PegasusGroup

Plans as soon as they are able to do so. Failure to do this could mean that sites are then frozen out until the next Local Plan review.

There will though also potentially be opportunities for clients that arise from using the standard methodology, as where previously some Councils could demonstrate a five year supply they will be no longer able to do so.

Time therefore to look in detail at all your landholdings again to ensure you taking all the right actions in the light of the emerging planning position.

Tony BatemanManaging Director

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PEGASUS GROUP NEWSLETTER - NEWS WINTER 2017

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NOTES:• Housing numbers in 2026 were calculated for every local authority in the country

using two methods: Firstly, by applying the proposed standardised methodology; and secondly; by calculating housing numbers based on the adopted plans of local authorities.

• Using DCLG data, the household numbers derived from each method were converted into household population estimates.

• GVA per capita data at a regional level were then applied to the household numbers, giving a broad estimate as to what economic output in the different regions could be in 2026 under the two methods.

CAVEATS:8 districts have been excluded from the analysis because they either don’t have an adopted plan, or because affordability data aren’t available. The districts are Warrington, West Somerset, Epping Forest, Castle Point, Isles of Scilly, Northumberland, Durham & Tameside.

The recent Government consultation paper, which seeks to deliver 266,000 homes per annum nationally, includes a standard methodology that applies uplifts based, generally, on providing more homes in the least affordable locations relative to local wages. To show the potential impact in Gross Value Added (GVA) growth capita terms, Pegasus Economics has mapped the change in gross value added (GVA - a proxy for economic output) when comparing existing Local Plan figures to those identified by the standard methodology. The standard methodology leads to higher housing requirements (and thus higher household populations) over the ten years to 2026. Unsurprisingly, total GVA also increases in the south and decreases in many parts of the north when compared to existing Local Plan dwelling requirements. This could present a challenge for the northern authorities in delivering the Northern Powerhouse and Midlands Engine initiatives, as it is suggesting lower economic growth in these locations by 2026. As set out in Pegasus Group’s representations to the Government, it is appropriate that further sensitivity testing takes place at the local level to determine if the level of housing identified by the standard methodology is sufficient to meet both economic and social needs. It is considered that there is scope to do so, particularly given the national dwelling requirement most recently referred to is 300,000 per annum.

It is anticipated that the Government will introduce a Standard Methodology as part of a revised National Planning Policy Framework in Spring of 2018.

RIGHT HOMES IN THE RIGHT PLACES, BUT WHAT’S THE IMPACT ON THE ECONOMY?

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PERMITTED DEVELOPMENT RIGHTS UPDATE CLASS PA: B1C (LIGHT INDUSTRIAL) TO C3 USE (RESIDENTIAL) Permitted development rights allowing changes of use to residential uses were extended on 1st October 2017, with the introduction of rights to change from B1c use to residential via class PA of the General Permitted Development Order. This goes further beyond existing rights to convert commercial buildings including B8 (storage and distribution) uses and B1a (office) uses to residential use. A summary of what is permitted, and the main relevant exclusions under class PA is provided opposite:

The harm to heritage weighs heavily in the planning balance post the Barnwell judgment. The subjective nature of issues such as setting, taking account of the sheer number of heritage assets in the country, often results in the impact on heritage being a reason for refusal and more often these days the main reason for refusal of a development proposal.

• The right allows a change of use of a building in B1c use and land within its curtilage, to C3 residential use. The curtilage changing use can be no greater than the area occupied by the building

• Development is only permitted where the building was used solely for light industrial on 19th March 2014, or when last in use if not in use on that date

• The building changing use must be 500 sqm or less

• The building changing use cannot be a listed building, or within the curtilage of a listed building, or scheduled monument

• Development is not permitted after 1st October 2020

• Development will not be permitted if a year before the date development begins an agricultural tenancy has been terminated

• A statement must accompany the application which demonstrates the building was solely used as a light industrial use at the required date

For those proposing a change of use under class PA from B1c to residential an application will need to be made to the council to determine if a prior approval is required. As part of the application the Council will assess the impacts on highways and transport, risk of ground contamination, flooding and acoustic impact, as well as whether the building in B1c use is important for providing industrial services.

CHANGE IN GVA BY 2026 - LOCAL PLAN DWELLING REQUIREMENTS VS STANDARD METHODOLOGY

Main article by: Chris May, Richard Cook, Neil Tiley & Hanna Staton from our Birmingham office:t: 0121 308 9570 e: [email protected]

Permitted Development Rights article by: Nick Kirby in our Bracknell Officet: 01344 203267 e: [email protected]

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Pegasus Group celebrated the opening of its new offices in the heart of Birmingham’s business district, Colmore Place, 39 Bennetts Hill, at a drinks reception at Hotel du Vin last month.

The event saw more than 130 attendees, ranging from house builders, developers and construction companies, barristers chambers and solicitors, to leading commercial business directors, joining Pegasus Group to celebrate its eleventh UK office, which opened in October 2017.

Director, Simon Chamberlayne, who is leading the new office along with Regional Director Sue Manns, said, “we are delighted to be opening our eleventh office in Birmingham city centre, enabling us to forge even closer relationships with our clients across the Midlands”.

The office will serve as an extension to the existing Birmingham office based in Canwell, Sutton Coldfield and support the market growth being seen across the region and support Pegasus Group’s overall expansion strategy.

PEGASUS GROUP CELEBRATE NEW BIRMINGHAM CITY CENTRE OFFICE OPENING

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Pegasus Group WebsitePegasus Group has made some improvements to its website, you can view the changes at www.pegasusgroup.co.uk. Any feedback will be gratefully received at [email protected]

Pegasus Group Social MediaPegasus Group has updated its social media accounts – you can now access us on Twitter @pegasusgroupUK or LinkedIn https://uk.linkedin.com/company/pegasus_group

2,000+ dwellings secured out of the Green Belt through the Gloucester Cheltenham, Tewkesbury Joint Core Strategy After over two years at the Joint Core Strategy Examination, the Inspector has written her report and concluded that there are exceptional circumstances for Green Belt release at four of the five proposed strategic allocations within the Green Belt. The Inspector concluded that arrangement for housing apportionment where inter alia, Gloucester’s strategic allocations are allocated to Gloucester.

Pegasus Group’s Cirencester office has supported and promoted the land in the Green Belt at Innsworth which is a strategic urban extension to Gloucester for 1,300 dwellings and employment land. In addition, Pegasus Group has promoted land at Twigworth for 750 dwellings in the Green Belt which was originally included in the Draft Plan as a strategic allocation, but when the Plan was submitted to the Secretary of State the Twigworth site was excluded. Pegasus Group made representations on the Joint Core Strategy and attended the Core Strategy Examination Hearing Session. The Inspector has concluded that there are exceptional circumstances for land to be removed from the Green Belt at Twigworth, which would contribute a greater level of housing supply to Gloucester than North Churchdown also in the Green Belt. Accordingly, Twigworth has been recommended as an additional strategic allocation.

The Councils are now taking the plan forward for adoption at full Council meetings over the next few weeks.

For more details please contactSarah Hamilton-Foyn in our Cirencester Office

t: 01285 888089e: [email protected]

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planning services ensuring the grade II listed building has original features which are retained, and compliments its original use as an airport building.

The new facility will offer a supporting environment for veterans, some of whom suffer with PTSD and some substance abuse issues, providing opportunities to learn new skills and reduce social isolation. The site will

include a restaurant and games room, consultation room, computer suite and pilots lounge. Work on the site is expected to take approximately 18 months.

Pegasus Group’s Manchester office have secured planning permission for Veterans Garage, at Eccles in Manchester, which is a facility for military veterans transitioning back to normal life.

This complex project has been in the planning process for more than 12 months. Pegasus Group provided heritage and

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For more details please contactSebastian Tibenham in our Manchester Office

t: 0161 393 4531e: [email protected]

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The new site will bring new construction jobs and spending to the local economy including contributing to the New Homes Bonus scheme. The woodland planting will ensure an enhanced habitat for bats in the local environment.The large mixed-use scheme involved many disciplines and agreed a non-policy compliant level of affordable housing.

Authority to deliver this scheme including a much needed spine road over the coming years, with the first phase of residential land for around 300 dwellings expected to be subject to a detailed Reserved Matters application in 2018.

Pegasus Group secured outline permission, with all matters reserved except for access, for the erection of 915 residential units, a primary school, 1 hectare of employment land, local centre, and open space including allotments, sports pitches, green infrastructure, landscaping, woodland planting, sustainable drainage systems and associated works; including the provision of an internal spine road to connect A358 Staplegrove Road to Kingston Road on land at Staplegrove (East), Taunton.

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PEGASUS GROUP NEWSLETTER - CASE STUDIES WINTER 2017

STAPLEGROVEEAST TAUNTON

For more details please contact Daniel Weaver in our Bristol Office

t: 07917 260799e: [email protected]

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CASE STUDYCARE VILLAGE

HAMPSHIRE• Benefits arising from

the construction phase including jobs and contribution to economic output.

• Permanent job opportunities created and their contribution to economic output.

• How the scheme will reduce demand on health services and subsequently lead to cost savings through fewer GP visits and hospital admissions for residents.

Pegasus Group has led on producing the planning application for a care village in Hampshire. Proposals for the scheme include a 65-bed care home and 92 extra care units. An important requirement of the application is to show that it will make a positive contribution to the local area in terms of job creation and other benefits. To address this need, we produced a detailed economic report looking at:

• How the scheme will provide alternatives to residential care, which can bring substantial cost savings.

• How the scheme will help meet the demands of an ageing population and enable older people to move, releasing family housing in the local area.

For more details please contact Jim Tarzey in ourLondon Office

t: 020 3897 1111e: [email protected]

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Planning permission has been granted for the redevelopment of the Thoresby Colliery site in Nottinghamshire. Up to 800 new homes, a strategic employment site, country park, local centre with leisure and recreation facilities, a primary school and green space are all set to be developed on the site.

The closure of the ex-mining site and loss of 400 jobs had a major impact on the local community, and the new development has strong community support and will deliver more than 1000 jobs to the area.

Pegasus Group fully engaged the local community throughout the planning application process holding a series of events held at Thoresby Colliery itself. All stakeholders were engaged very early in the process including Local Authorities, Parish Councils, Network Rail, footpath and cycle organisations, adjacent landowners, ecologists and local residents.

Feedback received from stakeholders has been very positive and members were impressed by the quality of the submission and extensive consultation process.

The decision was unanimous and Pegasus Group is now coordinating the reserved matters submissions continuing the dialogue with stakeholders.

PEGASUS GROUP SECURE PLANNING PERMISSION FOR THORESBY COLLIERY REGENERATION

Pegasus Group Celebrate 10 Years in Bracknell Pegasus Group celebrated the 10 year anniversary in their Bracknell Office in September with clients on a Thames Rivercruise. The 10 year milestone follows a move to larger premises earlier this year to The Columbia Centre in order to accommodate a growth in staff numbers.

Director, Jim Bailey joined the office earlier this year, bringing clients and projects gained from over 25 years of experience in Thames Valley Planning matters. Joanne Jones has also joined as a Planning Associate from PBA this summer, plus Tom Kilvert as Planning Assistant, with Nick Kirby also being promoted to Associate.

Our Bracknell office projects range from obtaining planning consent for individual residential and commercial schemes, up to the strategic promotion of 1,100 dwellings and mixed uses at Winkfield Row.

Regional Director, Andy Meader says “we are delighted to be celebrating our 10 year anniversary here in Bracknell, just as the town itself has undergone major improvements. Our recent appointments will enable continued growth, and success for clients, in the years ahead throughout the Thames Valley and beyond”.

In addition to achieving a wide range of residential consents over the last decade, the office has also obtained planning permission for new schools, solar farms, places of worship, restaurants, and undertaken Local Authority Green Belt studies.

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Pegasus Group Gain Successful Planning Consent For Tim Hortons Tim Hortons, Canadian Coffee chain have opened their second store in the UK in Queen Street, Cardiff earlier this week. This is the start of the next stage in their exciting expansion programme within the UK, with a number of new stores set to open in Cardiff, Manchester, Belfast and Glasgow. Pegasus Group’s Bristol office obtained planning consent for an extension of opening hours, the variation and removal of certain conditions, and the client’s signage. They are also currently in the process of obtaining an outdoor seating licence.

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public sector, business rates, valuation and R&R teams before leaving to join Pegasus Group in October 2017.

What attracted you to join Pegasus?I was really impressed with the opportunity at Pegasus Group that was presented to me during my interview and subsequent conversations. To help Pegasus Group grow as a company and work with a committed team were key to me moving away from GVA. I believe that Pegasus Group has a real opportunity of being leaders in the market and I am excited by the prospect of this challenge.

What inspired your career path?I was first introduced to Marketing by my Dad. He was a Marketing Manager for an industrial company in Birmingham and I used to help out in the office during holidays as a part time job. My interest in Marketing and Business Development grew whilst studying A Levels and I made the decision that I wanted to study Business Management at University.

What are the upcoming challenges in the industry?One of the biggest challenges facing the industry and Pegasus Group is GDPR. GDPR (General Data Protection Regulation) will take effect in May 2018 and will affect every organisation that collects or handles data.

The Regulation itself is a long document (118 pages), and failure to meet the requirements could turn out to be expensive – up to 4% of annual global turnover or €20 million, whichever is greater.

What do you enjoy doing in your spare time?My spare time is mainly taken up with sports and keeping fit. In 2018, I am aiming to complete the 5K Great North Swim and Birmingham Half Marathon.My other passion is rugby. Due to injury, I cannot play anymore so the closest I get to it is watching on TV or going to games.

Having studied Business Management and Marketing at Bradford University, my first real job (excluding 8 years “working” at the safari park) was working at Unipart Automotive working in their marketing department. When the office relocated I was presented with a choice, travel around Europe for a year or work in Marketing for an Accountancy firm. I did what every young 24 year old would do and grabbed my suit and calculator to start my career in marketing at a professional services firm.I spent five years in Marketing and Business Development at BDO before moving on to a patent and trade mark company (Marks and Clerk LLP) and then working at GVA. In the five years I spent at GVA I was Business Development Associate responsible for

Adam WilliamsDirectorBirmingham Office

EMPLOYEE SPOTLIGHT UPCOMING EVENTS

25th January 2018 – Insider North West Residential Property Awards – Event City UK – Manchester

8th February 2018 – Midlands Property Quiz 2018 – ICC – Birmingham 24 – 25th February 2018 – The Listed Property Show – Olympia - London28th February 2018 – ADBA Scottish National Conference – Radisson Blu Hotel, Glasgow

13th – 15th March 2018 – MIPIM, Cannes16th March 2018 – Cheltenham Gold Cup

Pegasus Group is a trading name of Pegasus Planning Group Limited (07277000) registered in England and Wales Registered Office: Pegasus House, Querns Business Centre, Whitworth Road, Cirencester, Gloucestershire, GL7 1RT

Prepared by Pegasus Group Graphic Design

LIVERPOOLThe PlazaSuite 603100 Old Hall StreetLiverpoolL3 9QJ

E [email protected] 0151 242 6781

BRACKNELLThe Columbia CentreStation RoadBracknellBerkshireRG12 1LP

E [email protected] 01344 207 777

BRISTOLFirst Floor, South WingEquinox NorthGreat Park RoadAlmondsburyBristol, BS32 4QL

E [email protected] 01454 625 945

CAMBRIDGESuite 4 Pioneer HouseVision ParkHistonCambridgeCB24 9NL

E [email protected] 01223 202 100

CIRENCESTERPegasus HouseQuerns Business CentreWhitworth RoadCirencesterGL7 1RT

E [email protected] 01285 641 717

EAST MIDLANDS4 The Courtyard Church StreetLockingtonDerbyshireDE74 2SL

E [email protected] 01509 670 806

LEEDSPavilion Court Green Lane Garforth Leeds LS25 2AF

E [email protected] 0113 287 8200

LONDON10 Albemarle StreetLondonW1S 4HH

E [email protected] 020 3897 1110

MANCHESTERSuite 4b113 Portland StreetManchesterM1 6DW

E [email protected] 0161 393 3399

BIRMINGHAMSutton Coldfield5 The PrioryOld London RoadCanwellSutton ColdfieldB75 5SH

E [email protected] 0121 308 9570

OFFICES:

@pegasusgroupUKPegasus Group

PLANNING ECONOMICSDESIGN ENVIRONMENT

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City CentreColmore Place39 Bennetts HillBirminghamB2 5SN