SUSTAINABLE DEVELOPMENT STRATEGIC PLANNING Development Plans Local Development Framework ENFORCEMENT -Development without permission -Unauthorised works to LB’s & Trees -Not complying with approvals DEVELOPMENT MANAGEMENT Pre-apps Planning apps S106 Agreements Advertisement Control Listed Buildings and Trees
The Planning System Decision Making Framework: -managing competing uses for space -Origins – 1947 Planning Act Actively engage with Communities….. Balancing different needs: Economic Social Environmental Good planning ensures: Right Development Right place Right time
Key Focus for Planning Responding to rapidly changing political environment: Local Government Priorities Localism Bill – Community Engagement Changes in Legislation – see handout Climate Change & Sustainable Development 5-Year Housing Land Supply Locally set Application Fees
WHAT IS PLANNING POLICY? Future growth and development proposals Local Land Use policies Framework for making decisions Allow acceptable development Planning for Growth (Budget 2011)
DEVELOPMENT PLAN Cotswold District Local Plan Gloucestershire Structure Plan RPG10 Minerals and Waste Local Plans ‘ Saved ’ policies http://www.cotswold.gov.uk/nqcontent.cfm? a_id=10157&tt=cotswold LDF Core Strategy http://www.cotswold.gov.uk/nqcontent.cfm? a_id=10248&tt=cotswold
PLANNING POLICY PRINCIPLES Different types of policies: -‘ Strategic ’ -General guidance -Permissive/ proactive proposals -Restrictive/ protective Consider all relevant policies Flexible, not prescriptive, but … Material consideration in planning decisions -Section 38(6) Planning & Compulsory Purchase Act 2004 -Exceptions and departures from policy
COTSWOLD LOCAL PLAN (1) Strategic Context The Cotswold Environment Managing resources Protecting our natural environment Protecting our heritage
COTSWOLD LOCAL PLAN (2) Housing, economic & social needs Development Strategy Housing Economy Social and Leisure
COTSWOLD LOCAL PLAN (3) Infrastructure Raising Standards, ensuring quality Site-specific policies and proposals Proposals Maps
WHY ARE POLICIES IMPORTANT? Accordance with national policy Local accountability Consistent decision-making Probity Avoiding unwelcome precedent Appeals against refusal Reviewing policy
FIVE YEAR HOUSING LAND SUPPLY PPS3 – LPA ’ s must maintain 5 year supply of housing land Sites identified in Local Plan to 2011 PPS3 (para. 71) “ Where LPA ’ s cannot demonstrate an up-to-date five year supply … they should consider favourably planning applications for housing …” … subject to other considerations A shortfall can transcend local policy Currently, we have a shortfall Dynamic situation – always check with case officer Strategy being devised to combat current/ future shortfall
Role of Development Services Our Stated Purpose: “Working together to meet the development needs of our customers whilst protecting and enhancing the built and natural environment of the Cotswolds” What we do……………..
Development Management – Kevin Field Cases last year: 1675 applications last year; 1933 enquiries pre-app’ enquires; 49 Appeals; 586 Enforcement Complaints; 1585 Land Charge Searches - responses Currently: 300 Applications; 25 Major applications awaiting determination, Including Highfield Farm, Tetbury (250 units), North Home Road, Cirencester(103 units) and Siddington Road, Cirencester(60 units); 197 Open Enforcement complaints; 10 Appeals. Achievements: Customer Satisfaction ratings of 86+%; Fee income + £600K pa.
Trees Conservation Landscape Biodiversity Heritage and Design - Sophia Price 75% areas - AONB 42 Regionally Important Geological Sites 31 Reg’d Parks and Gardens 40+ SSSI’s 6,000+ listed buildings 144 Conservation Areas 290 Key Wildlife Sites 70% Cotswold Water Park
Trees Conservation Landscape Biodiversity Heritage and Design Cases 500 – 600 tree applications per year 460+ Tree Preservation Orders Management of 70+ sites with trees owned by CDC 500 – 600 Listed Building Consent applications per year (no fee) ~1,000 consultations from Development Management per year
Building Control – John Hill Role – Plan Checking - building projects Inspecting building work - compliance Dangerous Structures Public - building related enquires Achievements - Customer Satisfaction ratings of 90+% Fee income generation of around £425K pa Market share of Building Control work 80+% LABC Regional Building Excellence Award 2010 Winner Westington Hill Farm Chipping Campden
Formal definition - Section 55 of Town and Country Planning Act 1990. Building, Engineering, Mining or Other Operation. Development - Could be a change of use. Some development will not require permission. Permitted by General Permitted Development Management Order or Use Classes Order. WHAT IS DEVELOPMENT?
Applications Types Most common application seeks planning permission – 70% of these related to householder development Full planning permission – buildings, engineering operations, changes of use.. Non-compliance or changes to conditions Outline planning permission – erection of buildings Followed by submission of ‘Reserved Matters’
Planning Applications 1.Determine in accordance with the Development Plan unless material considerations indicate otherwise. 2.Development Plan Regional Planning Guidance Note 10 Gloucestershire Structure Plan – Second Review Cotswold District Local Plan
Other Application Types and Tests Listed Building Consent - the desirability of preserving the building its setting or any architectural or historical features that it possesses. Conservation Area Consent - Controls demolition on structures that are not listed. There are numerous exemptions to this control. Advertisement Consent - Not just signs containing words. Many advertisements do not require consent. Consideration restricted to visual amenity and highway safety.
Other Application Types and Tests CLEUDS (Certificates of Lawful Existing Use) – 4 and 10 year test CLOPUDS ( Certificate of Proposed Use or Development) A formal decision based on the Town and Country Planning (General Permitted Development Management) Order 1995 Agricultural Notification - 28 days to seek further details in respect of design and siting – if requested treated as an application
Other Application Types and Tests Tree Preservation Orders – does the tree have public amenity value? Section 211 Notifications - to carry out works to trees in a conservation area – allows 6 weeks to make a Preservation Order Telecommunication Development – Not all require an application – 56 day notification – siting and appearance No response – deemed approved
Planning application# Pre – app discussions# Consultations/Notification# Determine Application# Appeal Process Delivery Appraise & Engage# Vision/Inception Compliance/Monitoring# Front-Loading Development Management is: “End-to-end management of the delivery chain for sustainable development” ‘Delivery Chain’ Right development; Right Place; Right time. Customer Focus:Pro-active Positive Partnership Proportionate
Enforcement Development without planning permission is not a criminal offence; Complaints are investigated to see if there is any evidence of a breach of planning control; There must be a reasoned justification of whether or not it is EXPEDIENT to take enforcement action, having regard to: Development plan All other material planning considerations.......…...
Material Considerations….…. Who Decides? No set definition in law but defined by the Courts What are they? Must relate to development of land and genuine planning matters Precedent: Must consider each case on its own individual merits and circumstances
Material Considerations: Examples Policy: National Local Duties under Acts: Listed Building and Conservation Area Act Environmental Act Climate Change Act etc, Views of Consultees : Statutory Consultees Technical Consultees Public Notification Factors on the Ground : ………………..
Layout/density Appearance/design Landscaping Sustainable development Impact on neighbouring land/properties Amenity: daylight, sunlight, privacy Ecology, Landscape Noise, Smell, Pollution Access/traffic Conservation/listed building impact Affordable housing Crime (and fear of) Health/Health and Safety Economic & social benefits Cumulative impact Planning history/related decisions Personal circumstances (rarely) Viability – economics of provision Environmental impacts Impact/reduction in property values Profit Land Ownership/right of access Boundary disputes Work already done Personal views about the applicant Moral objections Objection based on discrimination grounds Loss of private view Retrospective application Breach of restrictive covenants The Applicant/ History of applicant Change from previous scheme Matters covered by other legislation e.g. Building Regulations, Environmental Health Level of Local support/opposition Commercial competition Material:Non- Material:
Role of Councillors 1. As a Ward Councillor…. -…….you can support or oppose an application and represent the views of your constituents As a Planning Committee Member…… -……..doing so will compromised your (impartial) role on the committee There is therefore an important difference between those Cllrs involved in making a decision and those seeking to influence it. ……..If in doubt get advice from legal: Predisposition, Predetermination, Bias and Code of Conduct.
Role of Councillors 2. Inform officers about any approaches made to you and seek advice Always involve officers and structure discussions with developers
1.Consultations/Publicity 5065 Consultations – 2497 responses. 5838 Neighbours consulted – 2624 responses. By means of Website, Site Notice, Neighbour Notification Letter, Advertisement in Local Paper – depends on site and application details. Councillors notified by email alert – weekly list issued on Sunday. Anyone can subscribe to email alerts for applications and decisions Few consultations in paper format. Over 90% of consultations with Parish Councils by email alert. If decision contrary to Parish Council view written explanation provided
Scheme of Delegation Majority of applications are potentially delegated Not applications for the Council, staff or Councillors Any Member, not just the relevant Ward Member can request an application be determined at Planning Committee – Good planning reason required Refusals will need Ward Member agreement – email from Case Officer Permission when objections received also require Ward Member agreement
2.Planning Committee Chair – Cllr Venetia Crosbie Dawson Portfolio Holder – Cllr Sue Jepson Lead Officer: Kevin Field Legal Officer: Bhavna Patel Committee Clerk: Derek Chiplin Team Leader – Development Management Case Officer/ Specialist Officers e.g. Conservation Officers as required
3.Planning Committee Meetings on 2 nd Wednesday of Month – 4/5 week cycle Agenda/Schedule issued 5 working days in advance of the meeting New style schedule being introduced from July 2011 – Please give feedback Additional pages forwarded by post or email on the Friday preceding the meeting Further updates provided on the morning of the meeting – need to arrive 30 minutes before start
4.Planning Committee Important to work in partnership with officers We may not always agree – that’s fine Discuss issues/questions with officers in advance Officers will provide updates and are likely to use a PowerPoint presentation including photographs The Chair will invite public speakers to give a 3 minute presentation – details of public speaking are on the website. Members will be asked for comments and then questions
5.Planning Committee Ward Members will be invited to make comments but can’t vote You cannot vote if you have not been present throughout the debate Do not give the impression that you have prejudged the application Ensure comments remain objective Do not engage in conversation with any interested 3 rd party Ask officers for advice if it is possible that you could make a proposal contrary to the recommendation
Making the Decision DEVELOPMENT PLAN POLICIES Material Planning Considerations Technical Consultee responses All other views – if material Look at individual merits/ context Come to a view in light of officer assessment and recommendation Think about: -why is the proposal acceptable? -is there any harm? -is any harm outweighed by the benefits? Think about: -what is it about the proposal/specific part of the proposal that causes harm? -what is the precise nature of the unacceptable impact? -what is the policy basis? Approval?Refusal?
Approvals and Conditions Approvals - must be: LAWFUL; Reference to relevant development plan policies should be included; Conditions, with reasons must pass tests of Circular 11/95 Justification should be clearly minuted if different from officer report/recommendation*; Conditions Circular 11/95 Tests: Necessary Relevant to planning Relevant to the development Enforceable Precise Reasonable in all other respects Appeals can be made in respect of any condition – costs awarded if not reasonable.
Refusals Refusals - must be: LAWFUL; Justified by reasons, based on Development Plan policies and any other material considerations; Defendable and based on credible evidence – as may be subject to appeal; Reasonable and valid – or may result in award of costs…and You only need one good reason.
Cautionary notes Particular care is needed if intend to over-rule technical advice such as Highways, Environment Agency (if in doubt DON’T!) Use a common - sense approach – What is commonly acceptable within residential areas such as degree of overlooking, proximity of dwellings etc? Relying on local knowledge is acceptable only if based on a firm evidential base – take particular care where there are technical issues (eg highways) There must be a clear AUDIT TRAIL for the decision
Contrary Decisions at Committee There will be cases when Members consider making a Contrary Decision to the Officer’s recommendation Members may wish to place more or less weight on some material considerations and the “balancing exercise” means a different outcome It is an inevitable part of Committee decision-making and in many cases is reasonable and defensible BUT It is important to take care in order to MINIMISE THE RISKS
PARTNERSHIP AND ENGAGEMENT Support members – information/guidance (offer drop in/training) Meetings with Portfolio Holder and Chair Planning Committee Facilitate community engagement (South Cerney, Fairford) Engage with service users: Agents Forum Peer Review Training for Parish/Town Councils (event 30th June)
TRAINING & SUPPORT PROGRAMME What next? Feedback on what is in place