Presentation on theme: "Society of Chief Officers of Transportation in Scotland (SCOTS)"— Presentation transcript:
1Society of Chief Officers of Transportation in Scotland (SCOTS) Annual Conference 20 May 2011“Connecting our Communities”Through the Planning Gain Service, the FIRS GroupAnd – Beyond…….Stuart RobertsonPlanning Gain Manager
2Setting the SceneAberdeenshire Council provides a Planning Gain Service through SLA’s to:- Aberdeen City, Moray Council & the Cairngorms National Park Authority – so giving a consistent approach to Planning Gain in the North East of Scotland for the benefit of Developers and Public alike.
3Shocks The Development Industry does not take kindly to and minimising these from the outset throughDialogue & Informationwill establish good partnering relationships for the benefit ofall concerned.Shocks
4Pro active measures linked to a development of whatever scale But also for ArtBallaterContributions to Public Transport to enhance or to establish a service.Bus shelters, stances & cycle racks at bus stops.
5Grey water recovery system for showers and WC’s Community FacilitiesBlackburn, Nr Aberdeen, Community Hall 35% PG funded – within walking distance for most residents.Grey water recovery system for showers and WC’s
6Commercial Developments Public TransportTown centre impactAccess links,Natural HeritageWaste/Recycling
7OverviewPlanning GainApart from encouraging early dialogue, infrastructure assessments are generally made and contributions negotiated following a Planning Application.F.I.R.S. ProcessSeeks to formalise and establish requirements prior to Local Plan allocations and individual application stage.
8Future Infrastructure Requirements for Services. FIRSA coordinated cross service approach to infrastructure provision.
10“I didn’t realise you had to do that!” Anatomy of the FIRS GROUPHousingEstatesArchitectsEconomicDevelopmentRecreationEducationNHSWastePlanningTransportScotlandFinanceEnvironmentCross Boundary RepScottishWaterPlanningGain
11FIRS ProcessFIRS Group assess areas for growth as indicated by proposals for Structure Plan.Outcomes inform Structure Plan to determine growth areas that can accommodate anticipated infrastructure requirements.Development Industry submit Proposals for inclusion in Local Development Plan to accord with finalised Structure Plan.FIRS Group assess infrastructure requirements on Preferred Development Proposal sites as identified by Planning Policy
13Industry informed of outcome of assessment process. FIRS ProcessIndustry informed of outcome of assessment process.Industry asked to determine sites that can be delivered.Deliverable sites put into Draft Local Development Plan.Meanwhile second tier sites are assessed as contingency for those sites that cannot be delivered, are rejected by Elected Members or by the Inquiry Reporter.
17Future Infrastructure Requirements for Services ‘FIRS’ GroupProposal being promoted;Council front ending certain infrastructure:In control of the delivery and specification whilst being in a position to apportion costs fairly amongst all developments.Equalisation of infrastructure contributions will allow Developers of all sizes to bid for sites.
18‘FIRS’ GroupThe developer contributes to specific infrastructure through the course of development on a pro rata basis.A rolling infrastructure fund would be established.Certainty for Developers and Council.Council can mitigate risk by taking the long view on allocated land and known infrastructure requirements ‘Risk’ ( Optimism Bias) factor built into repayment structure.
19FIRS OutcomesA cross boundary FIRS Group has been established to ensure continuity between Aberdeenshire & Aberdeen City particularly in areas of Transport & Education.FIRS Model adopted by Aberdeen City & Moray CouncilsProactive rather than reactive – good PR for both Public & Private sectors.
20FIRS Moving Forward An Aberdeen City & Shire Transportation solution by addressing Cumulative Cross Boundary impacts.
21Circular 1/2010 – Planning Agreements. Policy Tests11……..“relate to the proposed development either as a direct consequence of the development or arising from the cumulative impact of development in the area (paragraphs16-17);”RELATIONSHIP TO PROPOSED DEVELOPMENT TEST16“……..place additional requirements on infrastructure (cumulative impact)…….”
22Regional approach to transport issues in the Aberdeen City & Shire Local Development Plans: Transport modelling has assessed benefits gained by ‘Committed’ schemes and likely additional infrastructure requiredFIRS groups have also helped to identify infrastructure requirementsMost new infrastructure schemes can be attributed to specific developmentsHowever, there is also a package of schemes which cannot. These have been attributed to all developments within the HMA and Strategic Growth Areas.
24Apportion costs evenly over growth area Bringing aspects of the processes togetherPlanning GainFIRS GroupStage paymentsSection 75sAssessInfrastructureIdentify & QuantifyCumulative ImpactsApportion costs evenly over growth area
25eg:8 developments in rural School catchment area. The Cumulative Effecteg:8 developments in rural School catchment area.791151683A92B900950 Houses= 20 Pupils
26What is Fair and Reasonable? No Net Detriment NOW can mean ….. NO development NOW.
28Location of Cumulative Infrastructure Development SiteLocation of Cumulative InfrastructureAberdeenWesternPeripheral RoadCloser look at Aberdeen City
29Main points of the scheme Transportation interventions-(roads & P.T) identified and costed to serve Residential and Commercial development within Strategic Growth Areas & Housing Market Areas over plan period to 2023.Costs are apportioned to all developments on a house unit size or floor area basis.Contributions collected as and when development takes place.Interventions are monitored & prioritised by NESTRANS & carried out as and when sufficient funds are in place.
30As with Education requirements, several sites can contribute to an item of infrastructure that serves them all.Site ASite BSite CAcademySite D
31Discussions have been held with House Builders and Surveyors with a favourable response from both sectors.Reviews of requirements over period may lead to schemes dropping out and new schemes coming in as the realities on the ground dictate.This can avoid works being carried out that are considered essential now but may prove unnecessary in 5 yrs time.Key points are:Transparency, Certainty, Equality, Flexibility & Trust.
32Goal posts on castors.Major Infrastructure costs can either change dramatically during the course of the application process or appear as an add-on that was not known at the outset.These can throw the best intentions askew and may require S75 variations when evidenced.Eg:Utility installations and Trunk Road measures,
33This is especially true in today’s financial climate. The Real WorldüL.A.s Must always be aware that unreasonable additional costs or delays can lead to projects not being built and employees being laid off.This is especially true in today’s financial climate.
34Avoid Shocks through Dialogue & Information Sharing. Back to the BeginningAvoid Shocks through Dialogue & Information Sharing.Establish & keep good partnering relationships for the benefit of all concerned.
35Thank You for Your Attention We don’t just talk about it – we DO it FraserburghThe MorayCouncilBanffTurriffPeterheadHuntlyCairngorms National Park AuthorityEllonInverurieAlfordAberdeenBanchoryBraemarStonehavenWe don’t just talk about it – we DO itSociety of Chief Officers of Transportation in Scotland (SCOTS)Annual Conference 20 May 2011