Draft National Planning Policy Framework released for consultation.

The publication of the Government’s draft framework (the NPPF) added further positive messages to the Plan for Growth which the Government published at the time of the budget. The NPPF is intended to replace all of the current PPG and PPS series – a feat in itself. The 52 page draft confirms the presumption in favour of sustainable development which should be applied to every plan and every decision. The foreword by Greg Clark (Minister for Planning) confirms that sustainable development is about positive growth. The document also states that the default answer to be applied to development proposals is “yes”.

To facilitate growth emphasis is given to the need for up-to-date planning policy which appears as a key determinate in the NPPF. Councils are advised that where their planning policy is absent, silent or out of date then planning permission for appropriate development should be granted. This acts as a real warning for those Councils who currently fall into this category. At a time where funding and resources are stretched this will be an unwelcome inclusion should the draft be adopted.

There has been some concern raised over the NPPF with suggestions that it opens the door to concreting over the countryside. Taking the NPPF in the round though reveals that it does genuinely consider a variety of planning issues and does not open the floodgates to inappropriate development. In that regard it is perhaps not as radical as it has been perceived. The fundamentals which underpin the planning system remain intact – there are some changes to the process with the local plan back in favour, the neighbourhood planning regime inevitably being a key focus (given the Localism Bill), and a more positive emphasis to proposals which Councils should now adopt.

The NPPF does though make some changes to the Government’s previous advice – for example office development is not included within the sequential approach to new development. It also contains no reference to brownfield land; preferring the catchy ‘land of lesser environmental value’.

In seeking to boost the supply of housing the NPPF indicates that LPA’s should include an additional allowance of at least 20% to their 5 year housing supply. Accordingly LPA’s considering a reduction in housing targets will need to carefully consider whether this can be justified against the evidence base.

Consultation on the draft NPPF is ongoing until 17 October 2011. However even as a draft PINS have advised that the document should be seen as a material consideration in planning decisions. We would be happy to discuss its content, and how it may affect you. Please feel free to give us a call.

Neighbourhood Planning Frontrunners

An element of the empowerment of local communities is the Frontrunners scheme. The scheme, which benefits from Government funding, involves Local Authorities working with community groups and parish councils to prepare neighbourhood plans and development orders.

Milton Keynes Council currently have four such schemes underway involving groups from Wolverton, Stony Stratford, Castlethorpe and Lakes Estate, while Central Beds Council has a scheme at Caddington and Slip End. The adoption of neighbourhood plans within these areas will add a further tier to planning policy which re-enforces the importance of community engagement both when plans are being prepared and also when development is proposed.

It will be interesting to see how many other neighbourhoods seek to progress their own plans once the Localism Bill receives Royal Assent.

DPP have extensive experience of public consultation and engaging with local communities. We recognise the importance of this and we believe that the schemes (across various sectors) which we promote have benefited from early engagement.

Cambridgeshire Wind Turbine Public Inquiry Success

The outcome of an eagerly awaited conjoined Planning Inquiry relating to cumulatively 12 wind turbines was announced by the Secretary of State in July. The appeal, which was recovered by the Secretary of State, due to the national importance of the schemes to renewable energy targets, took place in February.

The DPP backed scheme for 3 turbines gained permission whereas the opposing development was dismissed despite being favourably considered by the Planning Inspector. Whilst the decision was clearly finely balanced the ability of the DPP proposal to illustrate that mitigation measures had been included and that amendments had been made seems to have been a key determinate. This re-enforces the need to be flexible and to respond positively to local concerns.

Bedford Focus

It’s all happening in Bedford at the moment! New retail opportunities, reawakening of long-standing redevelopment aspirations and a strong Economic Development team make Bedford an attractive place for developers at the moment.

As a brief and by no means exhaustive look at recent developments:

• Waitrose Ltd have recently secured planning permission for an outlet off Goldington Road, its first and highly anticipated store in the town;
• Tesco Stores Ltd have also commenced work on a further Town Centre offering, due to open shortly. The store will revitalise vacant retail floorspace west of the Town Centre (much needed) and hopefully see further interest and investment in the area;
• Morrisons are progressing plans for redevelopment of the former Camford Engineering Works on Ampthill Road;
• Coplan Estates (working with Denne Construction and PRP Architects) has been selected as the Council’s preferred development partner for the sought after Riverside North Redevelopment Project. The project will bring forward a mixed-use retail, leisure and residential project taking in land currently occupied by the Town Hall, neighbouring Riverside House Building and the Riverside Square Car Park. The Council see the project as a key development site for the revitalisation of the Town Centre.

Other developments in brief …

• Application for 600No. units submitted by Persimmon Homes for land north of Field Road, Wootton;
• St Martin’s Business Park on Cambridge Road has been purchased by Centurion Industrial Asset Management as part of a wider portfolio acquisition;
• £3m of funding has been secured for the regeneration of Bedford High Street, aimed at financing the restoration of shopfronts and historic architectural features. The regeneration will be launched in September 2011.

One to watch – consultation on the Council’s Submission Draft Allocations and Designations Plan is anticipated for September-October this year. It presents an opportunity either to promote your site, for the first time or to supplement previous representations going forward. We are happy to advise and discuss a strategy to support your interests.

For more information on the items discussed within our newsletter please contact:

Lynsey Rigg
Partner

01234 321 122
lynsey.rigg@dppllp.com