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JCS_MasterDocument_v7a_CLIENT_24.01.18

Explanation 5.7.2 5.7.3

Explanation 5.7.2 5.7.3 5.7.4 Growth and development can have a significant impact upon existing infrastructure and services in an area. It is critical that new proposals integrate as seamlessly as possible with existing provision so that local communities are not unacceptably disturbed, disadvantaged or disrupted, environmental impact is minimised, and the efficiency and competitiveness of the economy is not compromised. The Infrastructure Delivery Plan (IDP), which underpins and accompanies the JCS, sets out the infrastructure that is required to ensure that these objectives are upheld. Operating within a plan-led system, developers are therefore required to encompass implementation of the IDP within their proposals. The JCS proposes, in Policies SP1 and SP2, a significant level of growth to 2031 and beyond. Strategic Allocations are proposed for several major development sites that are likely to generate the need for new infrastructure and services to be provided on site and in an integrated manner. In addition, the JCS also recognises the potential impact of smallerscale proposals that cumulatively will have an impact upon the existing provision and pattern of infrastructure within the area. For this reason, the policy incorporates the potential requirement for ‘off-site’ infrastructure as well as dedicated, on-site provision within a development. It follows, from the preceding paragraphs and from the background to this policy, that the provision of infrastructure is a matter of critical importance in the consideration and determination of applications for planning permission. Existing infrastructure may have 5.7.5 sufficient capacity to absorb some if not all the envisaged impact of new development. However, in many instances this may not be the case. Furthermore, where additional provision is needed, the JCS authorities acknowledge that it may not be practical and / or economically viable to require a developer to make provision for all required infrastructure identified with their proposal at the outset. Consequently a phased approach to provision and maintenance, that is fully justified within the planning application, may be acceptable. Nevertheless, if sufficient provision cannot be adequately demonstrated both in terms of infrastructure items and necessary maintenance, planning permission is likely to be refused. For the avoidance of doubt, references to ‘new development’ include development of all scales and types. Delivery This policy will primarily be delivered through the development management process. Prospective developers should begin identification of infrastructure requirements at an early stage in the formulation of a proposal, seeking advice and guidance from infrastructure providers, local authorities and local communities where necessary. This includes the Gloucestershire County Council ‘Local Developer Guide: Infrastructure & Services with New Development’ (adopted February 2013). There are several policies elsewhere in the JCS that directly or indirectly relate to the provision of infrastructure. Developers should read the JCS as a whole. Gloucester, Cheltenham and Tewkesbury Joint Core Strategy 2011-2031 Adopted December 2017 92

INF7 – DEVELOPER CONTRIBUTIONS Background 5.8.1 5.8.2 Planning obligations under Section 106 of the Town and Country Planning Act 1990 are used to mitigate harm that may be caused by a development. Obligations are negotiated as part of the planning application process, either as unilateral undertakings or as agreements. The Act enables local planning authorities and developers to negotiate a range of obligations, which can be linked to financial contributions, be restrictive in nature, or require specific works or actions to take place. The Planning Act 2008 and relevant regulations also make provision for a Community Infrastructure Levy (CIL). Following a formal preparation process that includes viability 5.8.3 analysis of the plan as well as independent public examination and through setting a charging schedule that sets out local tariffs, CIL empowers local planning authorities to make standard charges on all new development over a certain threshold. The JCS authorities will continue to use S106 planning obligations during a transitional period when consideration is given by each of the three constituent authorities to the introduction of a CIL system. Even where CIL is introduced, it is likely that the S106 mechanism will be retained for use in securing site-specific obligations and particularly in respect of affordable housing. Policy INF7: Developer Contributions 1. Arrangements for direct implementation or financial contributions towards the provision of infrastructure and services required as a consequence of development, including its wider cumulative impact, and provision where appropriate for its maintenance, will be negotiated with developers before the grant of planning permission. Financial contributions will be sought through the S106 and CIL mechanisms as appropriate 2. Where, having regard to the on- and / or off-site provision of infrastructure, there is concern relating to the viability of the development, an independent viability assessment, funded by the developer and in proportion with the scale, nature and / or context of the proposal, will be required to accompany planning applications. Viability assessments will be undertaken in accordance with an agreed methodology and published in full prior to determination for all non-policy compliant schemes. Where necessary the JCS authorities will arrange for them to be independently appraised at the expense of the applicant. This policy contributes towards achieving all of the JCS Strategic Objectives. Explanation 5.8.4 To secure the best use of land, the JCS authorities need to ensure, through the use of conditions and planning obligations attached to planning permissions, that new development provides for the infrastructure, facilities, amenities and other planning benefits which are necessary to support and serve it, and to offset any consequential or potential loss to the local area which may result from the development. Gloucester, Cheltenham and Tewkesbury Joint Core Strategy 2011-2031 Adopted December 2017 93

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