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Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Through the Planning Gain Service, the FIRS Group And – Beyond……. Stuart Robertson.

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Presentation on theme: "Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Through the Planning Gain Service, the FIRS Group And – Beyond……. Stuart Robertson."— Presentation transcript:

1 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Through the Planning Gain Service, the FIRS Group And – Beyond……. Stuart Robertson Planning Gain Manager Society of Chief Officers of Transportation in Scotland (SCOTS) Annual Conference 20 May 2011 “Connecting our Communities”

2 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Setting the Scene Aberdeenshire 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.

3 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 The Development Industry does not take kindly to and minimising these from the outset through Dialogue & Information will establish good partnering relationships for the benefit of all concerned. Shocks

4 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 But also for Art Ballater Pro active measures linked to a development of whatever scale Contributions to Public Transport to enhance or to establish a service.Bus shelters, stances & cycle racks at bus stops.

5 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Blackburn, Nr Aberdeen, Community Hall 35% PG funded – within walking distance for most residents. Grey water recovery system for showers and WC’s Community Facilities

6 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Commercial Developments Public Transport Town centre impact Access links, Natural Heritage Waste/Recycling

7 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Planning Gain Apart from encouraging early dialogue, infrastructure assessments are generally made and contributions negotiated following a Planning Application. F.I.R.S. Process Seeks to formalise and establish requirements prior to Local Plan allocations and individual application stage. Overview

8 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Future Infrastructure Requirements for Services. FIRS A coordinated cross service approach to infrastructure provision.

9 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 It’s Not Rocket Science

10 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Anatomy of the FIRS GROUP Housing Environment Waste Scottish Water Transport Scotland NHS Economic Development Planning Education Estates Planning Gain Cross Boundary Rep Architects Recreation Finance “I didn’t realise you had to do that!”

11 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 FIRS 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 FIRS Process

12 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 School Trunk Road improvements  Transport Interchange

13 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Industry 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. FIRS Process

14 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Capital Acceleration. (Up front funding)

15 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 RISK The Council is Risk Aware not Risk Averse. We should be prepared to take risks with infrastructure to encourage development but to minimise that risk with good planning.

16 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Risk at the Crossroads Proposed expansion Phase 1 Phase 3 Phase 4 Phase 5 Phase a 5c 5b

17 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Future Infrastructure Requirements for Services ‘FIRS’ Group Proposal 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 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 ‘FIRS’ Group The 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.

19 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 FIRS Outcomes A 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 Councils Proactive rather than reactive – good PR for both Public & Private sectors.

20 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 FIRS Moving Forward An Aberdeen City & Shire Transportation solution by addressing Cumulative Cross Boundary impacts.

21 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Circular 1/2010 – Planning Agreements. Policy Tests 11…….. “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 TEST 16 “……..place additional requirements on infrastructure (cumulative impact)…….”

22 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Regional 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 required FIRS groups have also helped to identify infrastructure requirements Most new infrastructure schemes can be attributed to specific developments However, there is also a package of schemes which cannot. These have been attributed to all developments within the HMA and Strategic Growth Areas.

23 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Getting the right team in place

24 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Bringing aspects of the processes together Planning GainFIRS Group Stage payments Section 75s Assess Infrastructure Identify & Quantify Cumulative Impacts Apportion costs evenly over growth area

25 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 The Cumulative Effect eg:8 developments in rural School catchment area A92 B Houses = 20 Pupils

26 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 What is Fair and Reasonable? No Net Detriment NOW can mean ….. NO development NOW.

27 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011

28 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Aberdeen Western Peripheral Road Closer look at Aberdeen City Location of Cumulative Infrastructure Development Site

29 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Main 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 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.

30 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 As with Education requirements, several sites can contribute to an item of infrastructure that serves them all. Academy Site A Site B Site C Site D

31 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Discussions 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.

32 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Goal 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,

33 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 L.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. The Real World

34 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Back to the Beginning Avoid Shocks through Dialogue & Information Sharing. Establish & keep good partnering relationships for the benefit of all concerned.

35 Aberdeenshire Council Planning Gain Service Annual Conference 20 May 2011 Thank You for Your Attention Banff Huntly Braemar Banchory Alford Ellon Peterhead Turriff Stonehaven Fraserburgh We don’t just talk about it – we DO it Inverurie The Moray Council Cairngorms National Park Authority Aberdeen Society of Chief Officers of Transportation in Scotland (SCOTS) Annual Conference 20 May 2011


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