Advocating for Policy Reform to Maximise Green Belt Site Potential
A national planning and development consultancy has urged the Labour government to clarify national planning policy guidance, enabling local planning authorities (LPAs) to develop bespoke local policies that support investment and growth at developed Green Belt sites. Following Chancellor Rachel Reeves’ recent announcement on Green Belt development, Lichfields highlights the potential economic and social benefits of planning reform. Their newly published research points out the challenges posed by current national Green Belt policy guidance, which could hinder investment and prevent existing businesses from enhancing their facilities, remaining competitive, and delivering a range of essential services. The report, titled ‘Major Developed Sites in the Green Belt – The Land That Policy Forgot?’, reveals that a portion of the Green Belt, which encompasses about 12.6% of England’s land area, is used for various purposes, including leisure and tourism with theme parks and other major attractions, education, medical institutions, business parks, and transport infrastructure. Lichfields notes that pre-2012 national policy recognised many of these areas as Major Developed Sites (MDS), providing clearer guidance on how LPAs should assess development proposals. However, this was removed by the 2012 National Planning Policy Framework (NPPF), which established more subjective, generalised guidance. This change removed the detailed guidance on how LPAs could identify, define, and guide development at such sites in local plans, potentially limiting these sites’ ability to evolve and contribute to local economies and services. Ian York, a Planning Director at Lichfields and co-author of the report, stated: “Our research shows that the majority of LPAs are adopting generalised policies that repeat national guidance. We must move away from a one-size-fits-all approach and adopt local, bespoke policies that recognise the unique characteristics of these sites. The report urges LPAs to engage with landowners and operators to create detailed policies that clearly define development parameters, ensuring these sites can thrive without compromising Green Belt integrity.” The research indicates that of the 180 LPAs with Green Belt land, only a third have adopted criteria-based, bespoke policies, while two-thirds rely on generic NPPF guidelines. This local policy context creates uncertainty for owners and operators planning for their sites’ future, especially where there is a continuous need to renew and refresh attractions and overnight accommodation to remain attractive to visitors and competitive. Additionally, there is a regional disparity in the policy approach, with the North West of England having the highest reliance on generic NPPF-based Green Belt policies, while the South East of England leads in bespoke policies. York added: “National Government has a very important part to play. With the new Labour government’s commitment to update the NPPF within its first 100 days, there is a crucial opportunity to reintroduce policy guidance akin to the previous MDS framework. This will provide much-needed clarity and support for LPAs and developers alike.” Lichfields urges policymakers to consider these recommendations seriously. Tailored local policies are essential to unlocking the full potential of developed Green Belt sites, enabling them to significantly contribute to local economies, enhance community services, and support sustainable growth across the UK. Building, Design & Construction Magazine | The Choice of Industry Professionals
What can we expect from a new Labour government in the World of Housing, Planning and Environment…
Comments from Claire Petricca-Riding, Head of Planning & Environment at Irwin Mitchell Planning: We expect there to be immediate changes to the planning system which will allow for some flexibility at an early stage in the first year. This includes changes to the NPPF and NPPG. We expect to see the re-introduction to mandatory housing targets which will enable confidence in the market and contribute to the 1.5 million homes which are said to be developed in the next parliament. There will be amendments to the green belt policy which could see the easing of VSC and exceptional circumstances requirements for those areas which were previous developed and considered the “grey belt.” It is hoped there will be additional funding for local planning authorities to bring forward local plans and developments – funding more planning officers to unlock the current constraints in the planning system. Long term there could be a reintroduction of regional spatial planning – whether this be at a broad regional level (North West, North East, Midlands etc as before) or the introduction of combined authorities where plans will incorporate development on a county wide level. In the immediate term there are a significant number of infrastructure and renewable energy schemes which are awaiting approval from the secretary of state – these would be easy wins for the SoS for DNEZ (assuming this will still be Ed Miliband) given his ambition for the England and the whole of the UK to be a global leader in achieving net zero and mitigating the effects of climate change. Environment: There will be a lot of focus on environmental issues with the introduction of GB Energy – providing clean renewable energy as a way of providing energy security for all for decades to come. There should be the removal of the current moratorium for onshore wind in England – paving the way for this sector to realise its potential once again. There too will be a relaxed approach to nuclear energy but a hardening of old and gas with no new oil and gas licences in the medium to long term. There will be a fresh look at the Environment Act 2021 and how the UK and business can meet the desired targets – especially on air quality and waste management – focusing on the circular economy to prevent and re-use waste materials. There will be more focus on habitat protection and making ELM’s work for both the agricultural sector and the environment. It is also clear that there will be a review of the water industry and whilst many would like to see this sector once again nationalised, in the short-term holding water companies to account and reducing pollution incidents are stated goals. Conclusion “What I want to see is properly funded local planning authorities and the Environment Agency so they can function correctly. Planning fees should be ring fenced for the planning department with any surplus going back to the funds of that council (currently they are not so they go directly to the central funds). I also want some pace over perfection – we could have some easy wins which help the sector, but we should have continuous improvements instead of delayed perfection – this is what is required to get Britain building again. All improvements should have climate change and sustainability at the heart of those decisions.” Building, Design & Construction Magazine | The Choice of Industry Professionals
More than a million homes with planning permission left unbuilt since 2015
The inaugural Planning Portal Market Index has found that more than a million homes granted planning permission since 2015 have not yet been built, equating to around a third of the total given the green light over the period. The figures cast doubt on the near-exclusive focus of the major parties on boosting housebuilding numbers by tweaking the planning system. At the same time, planning applications over the first five months of 2024 are at the lowest level since 2020, calling into question the scope for housebuilding numbers to recover in the coming years to meet ambitious manifesto targets. The Planning Portal Market Index report offers the most up to date statistics on planning applications in England and Wales, with data reflecting the state of play as recently as 31 May – two months later than the period covered by the most recent official statistics. The statistics are drawn from planning applications submitted to local authorities in England and Wales – more than 90% of which are made through the Planning Portal. Had all homes granted planning permission ultimately been built, the government’s target of building 300,000 new homes a year would have been achieved in eight of the last 10 years. Geoff Keal, CEO at TerraQuest, the operator of Planning Portal, said: “These figures suggest that the near-exclusive focus on the planning system in the political debate around housing is misplaced. Until recently, planning permission was being granted for enough new homes to meet the government’s targets. “While the planning system is by no means perfect, and those homes granted permission could be in the wrong places, this data strongly suggests that policymakers need to look more widely at the factors stifling the completion of homes for which planning permission has been granted.” The Planning Portal Market Index report highlighted the impact of high interest rates, skills shortages in the construction industry and materials shortages as possible culprits. Geoff added: “High interest rates have a double impact on the completion of new homes. By dampening the housing market in the short term, they limit the potential commercial rewards available to housebuilders for proceeding with projects. At the same time, the high cost of borrowing to finance projects in the first place pushes up costs and eats into developer profits. “This is compounded by the well-publicised challenges facing the construction sector in overcoming skills shortages that have left its headcount more than a quarter of million short of the number needed to meet projected demand. Meanwhile, the supply of fundamental construction supplies of bricks and blocks are down by 4.3% and 9.8% over the year to April, according to official statistics. “Our analysis shows just how profound the challenges are for policymakers in ensuring enough new homes are built to meet the needs of a growing population. Rosalind Andrews, Partner, Head of Planning, Highways and Environment at HCR Law, added: “The findings from the Planning Portal Application Index June 2024 report highlight the multifaceted challenges faced by the housebuilding sector. Increasing the delivery of much-needed homes across the UK is incredibly complex, with the number of residential planning permissions granted being only one aspect of the issue. “Project viability is also a concern, given the increases in material costs and lending rates, as well as the new expenses associated with BNG requirements. Housebuilders are eager to commence construction and break ground. “To meet the ambitious target of delivering 300,000 homes a year, it is crucial to address the industry’s capacity in terms of skilled labour. With the right support and training initiatives, the housebuilding sector can rise to this challenge and achieve these goals.” The first Planning Portal Market Index report is available to download here: https://blog.planningportal.co.uk/2024/06/26/gain-early-market-insight-direct-from-the-application-source/ Building, Design & Construction Magazine | The Choice of Industry Professionals
Carter Jonas Achieves Planning Consent for New student accommodation on behalf of St John’s College, Oxford
National property consultancy Carter Jonas has secured planning consent on behalf of St John’s College, Oxford to replace and extend the provision of student accommodation in St John Street in the centre of the city. Grade II College-owned buildings on St John Street will be refurbished to provide improved student accommodation and a new, contemporary single storey common room added to the rear of the terraced properties. External spaces to the rear of St John Street will be relandscaped to create improved external spaces and communal amenities for the students. In common with other Oxford University colleges, St John’s is increasingly under pressure to find suitable accommodation for its growing number of graduate students. This planning consent forms part of a wider review by the College to optimise the use of its existing sites, especially those close to the city centre. In doing so, it will accommodate considerably more students than previously within its own property estate and contribute positively to Oxford City Council’s aim to see as many of Oxford’s student population as possible housed within College-provided accommodation. Work has already begun on site. Award-winning contractor Beard is upgrading the external fabric to significantly reduce heat loss and is installing high performance woodfibre insulation to the internal face of the building. This will greatly increase energy performance at the same time as allowing traditional stonework to breathe. The works also include replacing gas boiler systems with air source heat pumps to provide heating and hot water. To improve air tightness and soundproofing, Beard is upgrading the windows with sensitively designed, secondary internal glazing. The design team has carefully pursued this approach to minimise the impact on the external appearance of the listed buildings. Other special historic features, including existing floors and stonework, will also be protected. Huw Mellor, Partner at Carter Jonas in Oxford commented, ‘We are extremely pleased that once again we have worked with an Oxford University college to increase the provision of high-quality student accommodation and make considerable improvements to a key city centre site which retain its unique historic character while also making the building more sustainable.’ Building, Design & Construction Magazine | The Choice of Industry Professionals
Planning approved for key gateway site at Manchester Waters
The approved mixed-use residential development will be Forshaw Group’s largest residential scheme to date and will include 224 open market apartments, an aparthotel and coffee bar on a key gateway site into Manchester. Manchester City Council have approved plans submitted by Forshaw Land & Property Group to transform a vacant brownfield site at Cornbrook into a high-quality, mixed-use residential and commercial scheme. The collaboration between the Bolton based developer and waterside regeneration specialists Peel Waters will see the 1-acre plot which sits adjacent to VOX Manchester and the Cornbrook Metrolink station, turn into a key landmark site for both the city centre and the emerging Manchester Waters district. The approved 24-storey development will consist of 224 one-, two- and three-bedroom apartments and five, two- three- and four-bedroom penthouse apartments with private terraces. Spaces to play, socialise and connect with fellow neighbours have been thoughtfully designed into the scheme, with the inclusion of a games room, communal coworking spaces, private dining room, yoga studio and a residents’ gym. Community building and socialising will be further enhanced by the ground floor retail spaces which will be used for further amenity space and an independent coffee bar, providing a convenient space and service for Manchester Waters residents, workers, commuters, and visitors on their way to-and-from the city. Also included within the approved plans is a four-storey, 87 room apart-hotel, which will be part of Forshaw Group’s new ‘Vivere’ brand collection. Located between Manchester City Centre and Old Trafford, the site offers a desirable location and further rooms to meet demand for Greater Manchester’s growing visitor economy. Leach Rhodes Walker have been instructed as the architects on the project and have taken design influence for the development from the historical industrial context of the site. The proposed creation of this high-quality gateway building will mark the arrival point into the City and Manchester Waters, whilst complementing the other new buildings close to the site. Lyndon Forshaw, CEO, Forshaw Group said: “We are very pleased our plans have been approved by Manchester City Council. “Our approved scheme sits on a hugely important gateway site and we are looking forward to continue working closely with Peel Waters to create a development that delivers on the ambitions of the Cornbrook Regeneration Framework. “This will be our largest residential led scheme to date and we are excited to deliver much needed new housing as well as launching our first hotel under our new Vivere Aparthotel brand.” Forshaw’s development will form part of the wider Manchester Waters masterplan which has been designed by Peel Waters to regenerate the brownfield site and bring much needed quality homes and amenities to the area. James Whittaker, Managing Director, Peel Waters added: “After years of acquiring the land and securing outline planning permission for the Cornbrook Hub, it is fantastic to see detailed planning permission being granted for another development at Manchester Waters. “Our long-term vision for the wider Manchester Waters neighbourhood is to create a vibrant and sustainable waterside community, offering a mix of tenures in one of the most desirable waterfront locations in Greater Manchester. “Forshaw Group’s approved plans will further enhance our vision and we now look forward to seeing the delivery of this development.” Manchester Waters is part of Peel Waters, a UK wide portfolio of vibrant and innovative, waterfront developments, delivering large-scale, sustainable regeneration projects, creating jobs, economic growth, new homes and new public realm across the country. Building, Design & Construction Magazine | The Choice of Industry Professionals
Carter Jonas Achieves Planning Consent for Advanced Research Clusters in Oxford
National property consultancy Carter Jonas has secured a resolution to grant planning permission from Oxford City Council on behalf of Advanced Research Clusters (ARC) to create a modern and highly energy-efficient life sciences building, known as ‘Ascent’, at its ARC Oxford campus in Cowley. Ascent will provide approximately 105,000 sq ft of lab-enabled office space alongside supporting facilities. This will include a rooftop lounge, wellness spaces, a gym and ‘end-of-trip’ facilities. The new building will be delivered alongside enhancements to the wider landscape, including improvements to an adjacent footpath. The 1.3-hectare (3.2 acre) site was previously occupied by several office buildings which are being replaced by a new building that delivers a step change to the architectural quality of the Campus in alignment with ARC’s strategic vision for ARC Oxford. Steven Sensecall, Partner at Carter Jonas in Oxford commented, “This fantastic new building will make a major contribution to the supply of life science buildings in Oxfordshire. “This is the first of many exciting proposals we are helping ARC bring forward at ARC Oxford, which will enable the transformation of the site into an innovation campus, reflecting its position as an internationally, nationally and regionally important anchor site.” Dan Williams, ARC Oxford’s Director of Asset Management, said: “We’re delighted to have secured planning permission for Ascent. This transformational project will provide a new home for businesses of all types including leading science and tech organisations. This latest development at ARC Oxford further supports our mission in attracting world class talent, driving economic growth, and fostering continuous support for the innovation ecosystem in the City.” Construction is due to commence on site in July 2024 and the scheme is anticipated to be completed in early 2026. In addition to providing planning consultancy services on the project Carter Jonas’ Planning & Development team also provided an economic statement and coordinated the public engagement. Additionally, Carter Jonas’ Sustainability team provided advice on the preparation of a Social Value Strategy. In achieving planning success, Carter Jonas worked alongside Spratley & Partners (architects) and Macregor Smith (landscape architects). Building, Design & Construction Magazine | The Choice of Industry Professionals