The following are the notes taken from our recent talk at the Thames Valley Property Forum on 24 April 2012 held at Apex Plaza, Reading.
So we don’t apologies that this is a Thames Valley focused view on what and how the NPPF will impact on our commercial property options and opportunities.
So the National Planning Policy Framework (NPPF) is now here and the government will expect us to work within its wrapper.
The view from RPS is that the priority is having Local plans in place. This is essential:
The 12 month window in the transitional arrangements won’t help those authorities who aren’t already well on the way to producing their local plans. Those arrangements will really only benefit a handful of councils who can make quick adjustments to already approved or advanced plans.
For those wrestling to come up to speed with the complexities of setting their housing requirement, the application of the presumption in decision taking will really be their only way forward. And that will require some complex and potentially difficult decisions, if they are to avoid the appeal process that will draw resources away from their plan-making function. Those resources are not so easily available especially with ever tightening purse strings on local government costs.
From our understanding the argument on the Presumption on Sustainable Development ( that’s the argument from Protection of Rural England and National trust that we will concrete over of green valleys) doesn’t wash. Our reading is that the presumption will only take effect if no plan is in place. So LA’s need to plan. All businesses need to plan, why shouldn’t LA’s? I don’t have much sympathy with any business (and that is how we should look at our LA’s such as Reading / Oxford / Slough plc) that doesn’t have a plan in place.
So you need to look at the NPPF as plan led system to decision making. And it’s all about timing;
Research shows that over 87% of people agree that better quality buildings and public spaces can improve quality of life.(Ipsos Mori (2009)).
And developers are aware of this. But they need 3 things;
The Finance. Planning Consent. A market that wants to buy.
And here confidence is everything.
The NPPF, can’t be prescriptive, that needs to come from ground level LA’s and local neighbourhoods. However, we have some concerns that the loss of so much detail. With the Planning Policy Statements (PPS) being replaced by a 50 page document this gives more scope for interpretation. Interpretation leads to uncertainty and possibly legal challenge. Without clearer guidance on the process required, mistakes, delays and increased costs all seem somewhat inevitable. So watch out for challenges and arguments!
That will make developers nervous. They already argue that the time it takes for decisions to be made is too long and that S106 / CIF are as good as a tax in all but name!
But he NPPF does open up a number of opportunities for developers to explore. This includes;
- A brownfield first policy;
- Five year housing supplies with 20% buffer;
- Limited support for infilling in the green belt;
- Any Council with a Local Plan older than 2004 looks vulnerable to planning appeals;
- We also understand that the majority of planning circulars remain, which provides a degree more certainty than expected.
At RPS we think it’s a genuinely positive time to be in the commercial property and in the Thames Valley;
Look at what’s on your doorstep;
Reading Station improvements
CrossRail
Heathrow rail link
Brakes moving into the Sutton Business Park 500 jobs
Ikea moving into Calcot, 400 jobs
The Olympics!!!!!
So please don’t think that the NPPF doesn’t affect you! Clearly if you’re a landlord / developer you’ll want your finger on the pulse (and a very good planning consultant and planning lawyer on your side together with deep pockets to pay for them).
But how will it affect your business planning?………….. Consider these questions;
Where will your future staff come from, where will they live, will they be suitably trained, how much will you need to pay them to enable them to live here?
How reliant is your business on transport links & hubs? (Tesco’s obviously link Reading’s important enough!)
Think Schools, shops, doctors / dentists surgeries, leisure, car parking, tourism, sport, manufacturing, support services.
Planning for the Thames Valley brings jobs, it brings Income, it brings growth, it brings tax revenue and it brings better service.
So the NPPF has to deliver. It has to deliver for growth & regeneration and in a wrapper of good design, environmental protection and a growing population. It’s not easy!
So please be aware of what your local authority is considering. Get behind your profession and group organisations such as the TVCC to get the changes in place that will support your business.
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