Scope

1. Impact of NPPF on Asset Management A New Focus on Enabling DevelopmentA Presentation by BPS Chartered Surveyors

2. Scope • Key elements of NPPF & planning overview • Implications for asset planning • Options for promoting development • Impact on S106 • Planning ahead • Conclusions

3. National Planning Policy Framework The National Planning Policy Framework must be taken into account in the preparation of local and neighbourhood plans, and is a material consideration in planning decisions

4. National Planning Policy Framework Development that is sustainable should go ahead, without delay – a presumption in favour of sustainable development that is the basis for every plan, and every decision.

5. Sustainable Development an economic role–ensuring that sufficient land of the right type is available in the right places and at the right time to support growth a social role –providing the supply of housing & local services required to meet present & future needs an environmental role –protecting and enhancing our natural, built and historic environment, reflecting low carbon targets

6. The Government Agenda Eric Pickles – Threatened to strip LPA’s of their powers – New Section 106 ABC -Planning obligations are preventing growth “Some Councils are living in an economic La La land” Development is the route to economic recovery. LPA’s seen as part of the problem not part of the solution

7. How does the LDF Work • Core Strategy Sets high level objectives but can identify key developments and priorities • Land Allocations Plan Identifies specific sites for development • Area Action Plans Identifies specific development sites or areas similar to old Masterplan or SPG. • Neighbourhood Development Plans Engagement with the community to set local agenda

8. Key Implications for Asset Management • LA’s need to plan for growth: • Promote allocations for Council land • Acquire key sites- increased use of CPO • Work with Developers to bring forward stalled schemes • Active intervention e.g. Investment • Look beyond Council land ownership • Have a clear strategy and priorities

9. Property should be fully engaged in Development Plan preparation • Engage with the community – understand its development needs • Understand local economic dynamics and then plan for intervention • Look at how Council land may meet identified needs • Ensure plans are deliverable and viable • Reflect Council strategy and priorities • Look at how infrastructure can be delivered through CIL/S106

10. Plan using all Council resources • Capital reserves • Other income e.g. New homes bonus • Prudential borrowing • Existing assets, sale/re-gear/invest • Land • Community land and assets • S106 contributions • CPO powers/threat of CPO • Powers of Wellbeing • Democratic mandate

11. Plan Ahead • It is no longer possible to provide site specific planning policy if it does not come through the LDF • Sites need to be allocated or; • Planning consent granted or • Identified within an AAP • CPO can be implemented using an AAP • Hard to promote an unallocated, or un-consented site – Generates risk

12. Town Centres, a special case? NPPF promotes competition, growth, to retain and enhance markets and ensure an adequate supply of sites. Where centre is in decline, authorities should positively plan for economic growth • AAP’s should be viable and deliverable • Council’s should look to intervene in key sites - There should be a clear, well communicated Council strategy with priorities set for intervention

13. Options for Promoting Development of Allocated Sites • Direct Development • Infrastructure delivery • Building for commercial end users • Based on commercial principles Key Council Advantages • Cheap finance • Access to finance • Can accept lower returns/longer lead in

14. Joint Ventures • Traditional Development Agreement – no longer possible • Land sale/Conditional option • OJEU based land sale/Dev Agreement • Development Manager Q/ OJEU • Enabler – Assemble land/ provide finance & direct investment Q/ State aid • Framework agreements

15. Intervention • Assist in land assembly • Help finance developments • Council as end purchaser • Structured finance options using head lease • Use of CPO – promotion of stalled schemes • Direct investment e.g. Affordable housing, other infrastructure

16. Promotion • Use the AMP as a public document to promote development • Engage with land owners/developers • Provide a clear agenda • Council land and LPA co-operation – end of traditional separation • Liaison with the public/community • Encourage Members to be proactive

17. National Planning Policy Framework 173 – The sites and scale of development identified in the plan should not be subject to such a scale of obligations and policy burdens that their acceptability to be developed viably is threatened. To ensure viability the costs of any requirements [for affordable housing and other requirements] should, when taking account of the normal costs of development and mitigation, provide competitive returns to a willing land owner and willing developer to enable the development to be delivered National Planning Policy

18. It is considered unreasonable of an LPA to require developments to contribute more than they can viably deliver

19. Net Impact - Investment Deficit • Asset Plan should seek to address deficit: • Chronic shortage affordable housing • Lack of school spaces • Shortage of parking in town centres • Under investment in community/leisure • Shortage of sites for public services • Obligations need to be more cleverly worked – e.g. Viability reviews, land contributions, shared delivery risk

20. Summary • LA’s challenge to: • promote growth through development • Actively intervene to enable development • champion Town Centre’s through use of a well communicated growth plan • Better integrate planning policy development with property expertise • Take a more comprehensive view of Council resources when planning ahead • Meet infrastructure shortfalls

21. Points for Asset Planning • Scope should include: • Both public and private assets • Be a truly public document based on consultation • Provide a remit for intervention • State clear objectives and priorities • Identify what the Council will do and by when and how It is an opportunity to promote growth and be a part of the solution