PROOF - Planning InSite 2016 WEB

PLANNING Spring/Summer 2016
The latest Planning & Development news from around the UK from
IN THIS ISSUE...
MORE AFFORDABLE PLEASE
WHY IS THE LEVEL OF AFFORDABLE
HOUSING AT AN ALL TIME LOW?
SIR EDWARD LISTER
BREXIT
TO GO OR NOT TO GO?
Planning InSite 1

WELCOME
WELCOME TO InSite…
Introducing the first edition of InSite, the new
planning and development magazine from
Carter Jonas. The publication provides focus and
discussion around the issues facing the planning
and development industry alongside personal
insight from those operating within it.
This issue examines a number of key issues
currently having an impact. Experts discuss the
impending Brexit vote and its potential effect on
the property industry. A feature interview with
Sir Edward Lister delves deeper into the Green
Belt debate, problems with the planning process
and why placemaking is so important.
We also take a closer look at the work Carter
Jonas’ planning and development teams have
been producing as a collective as they navigate
what can be an interesting, rewarding, and at
times, complex landscape.
We hope you enjoy the issue.
ABOUT CARTER JONAS
LONDON
020 7518 3200
EAST
01223 368771
SOUTH
01865 511444
NORTH
01423 523423
Carter Jonas LLP is a leading UK property
consultancy working across commercial
property, planning, development, residential
sales and lettings, rural and national
infrastructure. With a network of 36 offices
across the UK, we employ more than 700
people, we are renowned for the quality of our
service, the expertise of our people and the
simply better advice we offer our clients.
carterjonas.co.uk/planning
© Carter Jonas 2016. The information given in this publication is
believed to be correct at the time of going to press. We do not
however accept any liability for any decisions taken following
this report. We recommend that professional advice is taken.
02

CONTENTS
08
04 THE NEWS
The big stories shaping the industry
“At City Hall we’ve been
constantly lobbying government
for a lot of changes…”
12
06 THE WORK
Our regional planning teams have been
making their mark across the country.
Take a look at our most significant
projects office by office
08 THE INTERVIEW
Carter Jonas in conversation with
former deputy mayor Sir Edward Lister
about the issues affecting our industry
10 THE DEBATE
To go or not to go? Property
experts reflect on what a potential
brexit could mean for the industry
10 14
12 THE RESEARCH
With new house provision at historical
lows, we investigate whether affordable
housing is being squeezed and if ‘market’
properties are taking precedence
14 THE INSIDE STORY
Associate Peter McKeown shares his
journey in the world of planning
Planning InSite 03

The big stories shaping our industry
THREE MONTHS
AND COUNTING...
IMPLICATIONS OF THE PUSH
FOR FASTER SECRETARY OF
STATE DECISIONS
This national requirement will
see new development sites that
comprise ten or more units...
HOMES FOR ALL
GOVERNMENT PROPOSES 20% NATIONAL
STARTER HOMES TARGET
The government has
addressed the need for
more starter homes across
the UK by proposing a
‘single national minimum
requirement’ when it
comes to new housing
developments.
This national requirement will
see new development sites
that comprise ten or more
units or are larger than
0.5 hectares, allocate
20% of each scheme to
starter homes.
Exclusions to this target
will be in place where
it can be demonstrated
that the starter homes
requirement would
render the site unviable.
In the budget, the
government proposed to
set a statutory three-month
deadline for Secretary of
State decisions on called-in
applications and recovered
appeals. The commitment
aims to prevent delays on
infrastructure, housing and
regeneration projects.
Exceptions to the deadline
will have to be in place for
cases where ministers need
to refer back to the parties
following receipt of the
inspector’s report, or where
important changes affect
the factual, legal or policy
context for the decision.
Although tighter timescales
are welcomed by planning
experts, there is concern
that the statutory deadlines
may jeopardise the quality of
decision-making; the overall
objective must still be to
deliver consistent and high
quality decisions.
04

FEE INCREASE A
SOLUTION?
MAJORITY OF MPS FAVOUR
INCREASE IN PLANNING FEES
... 17% of councils have not
published local plans and 44%
have not yet implemented plans.
ONE SIZE DOES
NOT FIT ALL
THE DELIVERY OF
LOCAL PLANS BY 2017
In a bid to simplify the
planning process, the
government has asked
councils to produce local
plans for new homes
in their area by 2017.
If they fail to do this,
the government will
intervene and ensure
plans are produced on
their behalf.
There is already
growing concern over
the implication of
this deadline, as 17%
of councils have not
published local plans
and 44% have not yet
implemented their plans.
Calls have been made for
the government to take
a pragmatic approach
and not intervene where
good progress is now
being made.
OUTDATED
FRAMEWORK
TO BE REVIEWED
NATIONAL PLANNING POLICY
FRAMEWORK (NPPF) REVIEW
The Communities and
Local Government
(CLG) committee has
recommended that a
‘comprehensive
review’ of the NPPF should
be carried out by the end of
this parliament.
The CLG claims there
has not been ‘sufficient
robust, objective and
evidence-based monitoring,
evaluation or review of the
NPPF since it was published
in 2012’.
It is expected that the
government will reconsider
the recommendation that
a statutory duty should be
placed on local authorities
to produce and maintain
local plans.
The increase of planning
fees has gained cross-party
support from more than 61%
of MPs, a British Property
Federation poll has found.
Among these, 47% felt that
the rise in cost should ensure
a stronger guarantee on
planning performance.
Under-resourcing has played
a significant role in the battle
against rising waiting times
for planning approval, and
it has been reported that
65% of applicants would
be happy to pay more to
reduce these times.
Under-resourcing has
played a significant role
in the battle against rising
waiting times for planning
approval...
As part of the Housing and
Planning Bill the government
has already taken steps
to address this continuing
problem. A pilot has been
proposed to outsource
planning application
processing and proposals
have been put forward to
reward well-performing local
authorities by allowing them
to increase planning fees by
an inflationary amount.
The scheme has opened
up the process of planning
applications to competition
and there is uncertainty as
to what effect this will have
on the application process.
The real issue still lies in the
chronic shortage of skills
and resource.
Planning InSite 05

THE
LAST SIX
MONTHS
AT CARTER JONAS
The Carter Jonas Planning &
Development team have worked
for some exciting and interesting
clients over the past 6 months.
Our portfolio of clients
and projects shows the diversity
in which our teams are able
to adapt to no matter the
challenge. Here’s a glimpse of
these projects…
Carter Jonas offices
06

LITTLEMORE PARK
CLIENT: OXFORD UNIVERSITY
HOSPITALS NHS FOUNDATION TRUST
LOCATION: OXFORD
The Oxford team successfully
secured outline planning
permission for 270 homes in
Oxford City earlier this year.
This also led to managing the
disposal of the 16-acre site to
prepare the land for building
work.
The development of
Littlemore Park is a key part
of the Trust’s wider strategy
to deliver its business plans
and operational requirements,
and the new homes will make
a significant contribution to
the city’s housing needs.
The landis sensitively
located within the setting
of the Grade II listed former
Oxfordshire Asylum and
associated burial ground.
Site marketing was
undertaken in conjunction
with the planning application,
with a bidder selected
following an informal tender
process.
Planning permission was
granted and the sale
completed in March 2016.
COMMERCIAL WAREHOUSE
AND PRODUCTION FACILITY
CLIENT: HECK FOOD
LOCATION: HARROGATE
The Harrogate team was
asked to assist the family run
business, Heck Food, with its
planning application for the
development of a 30,000
sq ft new build production,
warehouse facility and visitor
centre on the family farm in
North Yorkshire.
Ahead of the planning
application, an extensive
property search and
evaluation of the planning
and practical merits of the
site were undertaken as a
business solution.
This new site will create
a purpose-designed
manufacturing premises
adjacent to the A1(M). As well
as increasing manufacturing
space, the new premises
will double employment in
this rural location, whilst
connecting the business to its
North Yorkshire roots on the
family farm.
LONDON BOROUGH OF
CROYDON
CLIENT: BRICK BY BRICK LIMITED
LOCATION: LONDON
The London team and
Arcadis Consulting were
instructed by the London
Borough of Croydon to
review the development
potential of over 70 sites
across the borough.
The sites range in size from
the smallest site providing
4 units, and the largest
project consisting of around
80 units. The council’s
objective is to make best use
of public land to address the
borough’s housing needs.
The majority of the reviewed
sites were transferred into
the council’s development
company, Brick by Brick
Limited. The team has
now been asked to obtain
planning permission for a mix
of housing types and tenures,
including replacement fit-forpurpose
community facilities
on certain sites.
By the end of 2016, the
London office will submit 55
planning applications and
negotiate planning permission
for all of the sites. They will
also advise Brick by Brick on
residential agency and viability
to maximize the amount of
affordable housing and quality
of the new homes.
592,015 SQ FT RESEARCH AND
DEVELOPMENT BUILDING
CLIENT: GRANTA PARK ESTATES
LOCATION: CAMBRIDGE
The Cambridge planning
team assisted Granta Park
Estates in securing planning
permission from South
Cambridgeshire District
Council for approximately
592,015 sq ft of new research
and development buildings.
From this, 226,042 sq ft has
been provisionally reserved
for Illumina, a global leader
in genomic analysis and
diagnostics, representing a
major expansion of both local
and national significance.
A further consent was
granted for BioMed Realty for
108,985 sq ft. This will house
Gilead Sciences, a leading
biotechnology company
based in California, which
currently occupies a building
in the northern sector of
the Park. Gilead’s continued
growth requires new
facilities at Granta Park to
accommodate the expansion
of its UK activities.
The team also secured consent
for an amenity building, which
will provide further facilities
for those working there.
All four consents were granted
in 2016.
Planning InSite 07

FROM THE
Sir Edward Lister on NIMBYs,
affordable housing and
advocating a sense of urgency.
This interview was conducted
before the London Mayoral
election when Sir Edward
Lister was deputy Mayor for
Planning. His comments are
not reflective of the policies of
the new Mayor of London.
8

1. WHAT NEEDS FIXING?
“There is actually nothing
wrong with the planning
process itself, but rather the
amount of time it takes to
process the various parts
of it. Local Authorities and
various agencies that have to
be consulted and developers,
they are all too slow going
about it. Everybody needs to
speed up.
“There’s no real sense of
urgency. Planning fees are so
low that no local authority is
equipped with the levels of
staff they need to process
planning applications in a
speedy manner.
“It used to be said it would
take about a year on a big
scheme to get planning
permission and about
two to get the consents.
Quite clearly that’s not
acceptable. What do we
do about it? At City Hall,
we’ve been constantly
lobbying government for a
lot of changes, as has the
development industry. They
have started to introduce a
lot of things that will speed
the process up. Hopefully
that will start to address the
problem, but we need to go a
lot further.”
2. GREEN LIGHT FOR GREEN BELT?
“If we’re to achieve the
housing numbers we need
as a country, we’ve got to
break through this. We’re all
NIMBYs and it runs through
absolutely everywhere.
All these people who are
objecting are the same ones
who are lobbying hard to
government and their Local
Authorities and the GLA,
saying they are not building
enough homes. It’s a common
problem everywhere.
“Where we do release green
belt land, it needs to be done
sensibly and properly. And
we all know not all green belt
is the same. There are some
bits you really should not go
near and others that it would
be reasonable to consider.
“In cities like London, we are
opposed to releasing green
belt land, partly because
we don’t think we need to.
We think we’ve got enough
brown field land to release.
If we released the green belt
land, which is easier and
cheaper to build on, then it
would be even harder to get
the brown field land away. By
its very nature, brown field
land is near city centres and
so transport is cheaper and
it’s better for the city itself
to get this developed. But
it depends where you are.
Somewhere like Cambridge
doesn’t really have that
kind of land, but London
or Manchester… those sort
of cities have significant
amounts of brown field land
we should be developing.
“We need to build on places
we’ve never dreamed of
building on before – the
difficult sites like railway lines,
contaminated land… we’ve
got to get to grips with these
areas and sort them out once
and for all.”
3. MAKING AFFORDABLE
ATTRACTIVE?
“Historically everyone would
set targets that had to be
complied with but nobody
ever made it stack up, or
agree what the targets should
be on a national basis.
That’s why we moved
towards viability being the
test. By its very nature,
it will produce different
percentages depending on
the cost of a development.
“I would like to see a quota
system introduced – I think
they work better and give
greater clarity. It would
enable it to come off the land
value a lot easier than the
current system.
“The new housing act going
through at the moment, is
looking at a quota system of
20% new homes on all new
schemes. We’ll then have to
do a viability assessment and
work out what’s left. We are,
by default, moving towards a
quota system and I don’t think
that’s a bad thing, although I
don’t think 20% is enough.
“Affordable housing needs
to be part of it – we need to
have a balanced community.
It’s better for the city, for the
country… we need to have
social housing side by side
with market housing.”
4. WHY PLANNING?
“I could say playing with
Lego as a child led me to
this career… the truth is, I’m
fond of placemaking and
regeneration, it’s always
fascinated me. It excites me
and gets me out of bed in the
morning.
“I believe placemaking in
cities is one of the most
interesting things you can do.
You have the satisfaction of
seeing change and knowing
you’re implementing it,
moving a place forward.
With our opportunity areas
we can radically change the
look of the City.”
Planning InSite 09

THE BIG
QUESTION:
BREXIT
On 23 June the country has the opportunity
to change the future of the UK forever.
The EU Referendum has been the subject of
conversation for many months now, there
are supporters and detractors for both
sides of the argument. InSite speaks to four
property professionals about their opinions
on what a Brexit could mean for the UK
property market…
NICK TAYLOR
HEAD OF PLANNING
CARTER JONAS
Nick is a Chartered Town
Planner and Development
Surveyor with over 25 years’
experience, gained across
the residential, commercial,
retail and industrial sectors
for corporate, institutional
and private landowners
and developers.
“I think one of the biggest
challenges facing the
property industry with Brexit
would concern the planning
system. At the moment we
have quite a highly regulated
planning system, and much
of that comes out of Europe.
We’re now trying to speed up
housing delivery and if we go
through a period of delay and
disruption with changes to
the planning system because,
for example, regulations
are relaxed or we have to
rework the system, that’s
only going to cause further
delay. And cause a further
backlog in terms of the
shortage of housing and the
pressures we have in terms
of the shortfall of affordable
housing and rising house
prices so that’s a particular
concern for clients that we
are going to find we will have
a delay and potentially we’ll
have uncertainty - markets
hate delay and they hate
uncertainty. So from our
point of view Brexit is a
particular risk around the
planning system.”
10

CHRIS GOLDSMITH
MANAGING DIRECTOR
TURNSTONE ESTATES
Chris launched Turnstone
Estates in 1989. He has since
combined his complementary
skills in financial services,
development and portfolio
management to great
effect, steering the company
through the vicissitudes of
the market to its present
enviable position.
“A period of uncertainty
has already begun and it
will continue for some time
whether we leave the EU or
stay. Occupiers and investors
are feeling the uncertainty
and the impact is that it will
stop investment in the short
term. It’s not just Brexit;
there are a lot of questions
in the financial world about
what could happen in the
next couple of years. Are we
heading back into recession?
Is growth going to slowdown
or stop all together? These are
natural concerns for investors.
I believe if the vote goes
against the Brexit, and we
stay in, it is more likely that
the market will return to a
‘normal’ level quickly. There is
a chance investors will relax,
and start investing in projects
again. But I don’t think we
will be out of the woods.
Something is going to have
to give in terms of our and
other members’ relationship
with Europe. It could
therefore be that the ‘noise’
that generates could amplify
over the next 10 years.”
ROB HALL
DEPUTY MANAGING DIRECTOR
HILL RESIDENTIAL
Rob is a Chartered Surveyor
with a wide range of
experience having worked on
projects in the consultancy
and housebuilding sector. He
has a background in Agency
and Development, he has
worked extensively in London
and the Eastern Region.
“Markets are driven by
certainty and the Brexit
debate has already caused
uncertainty in the residential
investment market. It’s
difficult to assess how big
the EU decision plays in this
as other recent government
announcements have also
stalled potential buy to
let purchaser. No doubt
that in the final weeks of
campaigning, if a buyer was in
two minds about moving they
might hold off until after the
vote: particularly if they sense
the market is uncertain. As
far as delivery of new houses,
it could be a far bigger issue
depending on the detail of
what emerges if we were to
leave. In our supply chain,
quite a few of the trades
rely heavily on the migrant
population. After a Brexit,
if the ease of movement
and encouragement of that
labour to come to the UK
wasn’t there, it would severely
affect our ability to deliver in
numbers. One of the biggest
issues in the supply of new
homes is that there is an
available workforce.”
TONY YIANNAKIS
PARTNER
QUIDNET CAPITAL PARTNERS LLP
Tony is Partner at Quidnet
Capital Partners LLP and a
Professional Associate of
The Royal Institution of
Chartered Surveyors. He has
a wealth of experience in the
real estate industry gained
over the last 30 years.
His strengths lie in sourcing,
executing, financing and
asset managing real estate
investments.
“The EU referendum result is
already creating uncertainty
in the investment market
because we could potentially
enter unchartered territory. If
a vote to stay comes through
on 23 June, I believe things
should settle back down
again quite quickly. However,
a vote to leave could prolong
this uncertainty, as it will be
unclear how things will evolve
and progress. My concern
is that this period of time
will encourage investors and
businesses to hold back on
their investment decisions;
this will create low demand
within the property market
as they will wait until there
is more clarity in terms of
market growth and stability.
Although this hesitation
can be debilitating for the
majority, it always provides
opportunity for some to
capitalise on the unknown
market conditions.”
Planning InSite 11

carterjonas.co.uk 1
Is affordable housing being squeezed as ‘market’
properties take precedence?
Carter Jonas has researched the implications
and identified potential solutions…
“processes and
policies need
to change for
this issue to be
resolved...”
THE RACE TO ZERO?
Affordable Housing:
A race to zero?
Available at carterjonas.co.uk
Trying to solve the shortfall
in new housing provision
is not a new problem;
politicians have been arguing
about how to solve the
issue for many years. New
development building rates
are the lowest they have
been post-war. Between
2009/10 and 2014/15 new
dwelling completion rates
averaged at 115,000 units,
almost a third of the rate of
the 1960s. In 1970, 300,000
new houses were built in the
UK and were split 50/50 in
terms of local authorities and
private developers. When the
Tory administration came to
power in 1979, it began to
push certain industries into
the private sector to take the
burden away from taxpayers.
From then, until 1992, all
public funding and delivery
of public housing stopped –
and the affordable housing
market has never recovered.
WHERE DOES THE PROBLEM LIE?
The decision by the
Conservative Government,
along with the introduction
of Section 106 agreement
(which eased planning
obligations), was to ensure
that there would be a steady
increase in the levels of
housing provision to account
for local government no
longer delivering properties.
Instead of numbers
increasing, it flatlined and
has stayed the same since
the 1960s.
Tim Shaw, head of Central
London development at
Carter Jonas, believes several
factors are responsible for
the shortage: “The figures
are telling us that moving
everything into privatisation
frankly doesn’t work. The
private sector house building
market has resisted, or has
not been allowed to deliver
more than the 150,000 units
per annum. Some of that
is down to market forces
– there have always been
peaks and troughs in the
British economy – that slows
down building, and another
factor is the mindset of local
authorities,” he explained.
12

In a detailed report on
affordable housing, Carter
Jonas noted: “There is no
quick-fix solution to the
lack of house building in
England, either in the
‘market’ or ‘affordable’
housing sectors, but whilst
it is a long-term challenge it
does require urgent policy
and industry action.”
A HOUSING REVOLUTION?
The report sets out three
separate components that
could help address the
current shortage. It suggests
that products, processes and
policies need to change for
this issue to be resolved.
The ‘Help to Buy ISA’ and
‘Starter Home’ schemes are
both valid ideas from the
government, and although
they help with demand and
getting people onto the
property ladder, they don’t
contribute to the supply.
“We don’t have a problem
with demand, we have a
problem with supply. New
schemes to help people on
the property ladder are great
things to do, but it doesn’t
solve the crisis, all it does is
increase demand – it isn’t
adding to supply.
It is assisting an element
of our nation to get on
the property market – it’s
not helping to create new
dwellings,” said Shaw.
Off-site provision is one
suggestion that could
alleviate the problem.
“There has been a limited
mindset for building off-site
properties. Local government
has resisted this process as
they don’t want enclaves
of private developments or
just affordable housing,” said
Shaw. “But we are now seeing
London authorities allowing
off-site units because they
are getting two-to-three
affordable units for every
property on site,” he added.
Current guidance is set by
RICS (Royal Institute of
Chartered Surveyors) and
is followed as best practice.
“This guidance is on the
side of the developer, it puts
them on the front foot,”
explained Shaw. “It doesn’t
allow local government
to make the best possible
arguments and negotiate
preferable arrangements for
affordable housing.
“If there was an agreement
within local authorities to
set a minimum threshold
for affordable housing that
must be delivered, something
Tower Hamlets has done,
then developers will only
tender for the work if they
can achieve that target.
“We need the number of new
dwellings to increase on a
national level. There’s a very
obvious way to do it: policies
need to change to be more in
favour of local government.
Once the policies change,
then the mindset in local
government needs to adjust,
so there can be off-site
provision. If we don’t do that,
we won’t get the numbers we
need,” concluded Shaw.
Planning InSite 13

“It’s all about
being able to
shape your
environment
for the better”
We have a team of passionate, proactive and highly
skilled planners at Carter Jonas who have all taken
their own paths to find themselves in our industry
today. But what or who has been their motivation?
This issue we take a closer look at what influenced
Carter Jonas Associate Peter McKeown.
When I was growing up in
Northern Ireland during the
1980s and 1990s, my uncle
was the Chief Executive
of the Planning Service in
Northern Ireland. His job
fascinated me despite not
initially knowing what he
spent his days doing. I was
interested in the projects he
was involved in and how he
had such an influence over
shaping our environment.
There were certainly some
anomalies in planning for me;
I didn’t realise how complex
the built environment could
be. I grew up on a farm so
I loved being outdoors in
the open space and felt
passionate about the lie
of the land. My curiosity
continued into my teens and
I carried out a two week work
experience placement at my
local Planning Service office
when I was 17. There was
no going back from there
and I studied Environmental
Planning at Queens University
in Belfast. Following this,
I joined the WYG Group
as a Graduate Planner in
Belfast before relocating to
Cambridge.
“I didn’t realise how
complex the built
environment could be...”
Who knows if I would
have made it to where
I am today without the
influence of my uncle. His
constant fascination with
the built environment and
his dedication to his role
definitely had a lasting
impression on me.
14

AT CARTER JONAS, WE BELIEVE OUR EXPERT ADVICE AND
TAILORED SERVICE ENABLES US TO BUILD LASTING, INTELLIGENT
AND TRUSTING PARTNERSHIPS WITH OUR CLIENTS.
PLANNING & DEVELOPMENT
James Bainbridge
Head of Planning & Development
01865 404437
james.bainbridge@carterjonas.co.uk
LONDON
CAMBRIDGE
Nick Taylor
Planning
020 7016 0733
nick.taylor@carterjonas.co.uk
Tim Shaw
Development
020 7518 3221
tim.shaw@carterjonas.co.uk
Colin Brown
Planning
01223 326826
colin.brown@carterjonas.co.uk
Rob Harrison
Development
01223 326820
rob.harrison@carterjonas.co.uk
OXFORD
YORKSHIRE
Ian Gillespie
Planning
01865 404442
ian.gillespie@carterjonas.co.uk
Emma Jewson
Development
01865 404463
emma.jewson@carterjonas.co.uk
Paul Leeming
Planning
01423 707804
paul.leeming@carterjonas.co.uk
John Webster
Development
0113 203 1063
john.webster@carterjonas.co.uk
STRATEGIC LAND
MASTERPLANNING
& DESIGN
RETAIL & TOWN
CENTRE CONSULTANCY
Robert Smith
020 7016 0734
robert.smith@carterjonas.co.uk
Conor Moloney
020 7016 0729
conor.moloney@carterjonas.co.uk
Steve Norris
020 7529 1527
steve.norris@carterjonas.co.uk
Planning InSite 15

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