Signed, Sealed Delivered (?)
Speeding up delivery
October 2018
1
Planning System Stages
• Local Plan / Strategy
• Pre App/ Planning Application
• Resolution/ Decision
• Implementation
• Construction and Completion
2
Setting CIL/ S106 charges/ local plan
policies
Application to development schemes
Monitoring S106
Spend CIL/ S106
Discharge of conditions
Is planning the problem?
Are developers land banking?
3
Complex
4
Research: How can we speed
up the delivery of permitted
schemes?
LGA Housing Delivery Programme of support
Planning process focus– while recognising it’s not (always) the problem
Best Practice from local authorities
Started with conversations with developers and agents
Views from developers and agents
Issues that impact speed of delivery (application and post applications stage) factor of:
• political leadership and commitment to delivery
• communication (or lack thereof) on priorities throughout and beyond the permission process
• professionalism and skills of individual officers. This does not always mean agreeing with the applicant –it is about attitude and confidence.
6
7
Conversations with developers
and agents
Pre-commencement
conditions
Enforcement powers
Streamlining services/ process
Culture of delivery at level of the service/ and the site
Developing and delivering new homes
Clusters of interventions
Selected LPA case studies
LPA actions to speed up delivery
1. Smarter use of planning conditions and design codes
2. Using planning powers to unlock development through Section 106 legal agreements and enforcement measures
3. Streamlining the planning process end to end
4. Developing a culture and the capacity to deliver
5. Enabling and delivering housing.
8
Smarter use of planning conditions
• North East Lincolnshire Council
• Changing the language on conditions –“first brick”
• Dealing with likely pre-commencement conditions at applications stage
• Croydon Council
• Cane Hill Design Code
• Discharge of conditions
9
• Central Bedfordshire - S106 delivery clause
• Sheffield Council - Stuck site programme using powers under S215 Act
10
Improving and streamlining planning services
• East Riding – end to end process change from validation to streamlining conditions
11
Developing delivery culture
Milton Keynes – significant changes to service delivery
• DM and policy development processes
• Choose your own officer
Rugby Council – approach to large scale major development
12
Proactive and strategic
measures…
but what do you do with a stalled
site? 13
14
Conversations with developers
and agents
Pre-commencement
conditions
Enforcement powers
Streamlining services/ process
Culture of delivery at level of the service/ and the site
Developing and delivering new homes
Clusters of interventions
Selected LPA case studies
LPA actions to speed up delivery
Understand the user perspective
1. Smarter use of planning conditions and design codes
2. Using planning powers to unlock development through Section 106 legal agreements and enforcement measures
3. Streamlining the planning process end to end
4. Developing a culture and the capacity to deliver
5. Enabling and delivering housing.
15
Understand the development market and engage with the developer
1. Review pre-commencement conditions (and obligations)
2. Use enforcement powers
3. Make the change/ implementation process easy
4. Partner to deliver / support infrastructure delivery
5. Enabling and delivering housing – JVP, CPO…
Questions?
16
Thank you!
@Citiesmode
www.citiesmode.com
17