The NPPF & Neighbourhoods – a Workshop to learn & support OPUN

going forward

Clive Keble OPUN Panel Member

Planning reform and neighbourhoods

The Good Old Days

Localism

Neighbourhood Planning

The NPPF

Effective Intervention

The historical context - A Peak District design review panel case from 1934

(Ref. Carmona 1998)

Were things better in the past?

• For some of the people, some of the time.

• Garden cities, City in the Sky, Byker Wall, Poundbury, Greenwich – were these done for people or with the people?

• Do Local Plan Inquiries and Appeals create consensus or are they confrontation- led, top down, decision making?

Howard's 1898 Garden City concept

Corbusier – Unite D’habitation, Marseille 1946 -52

Byker Wall, Newcastle Upon Tyne 1974 & 2008

Poundbury Dorset

Greenwich Millennium Village

Green Street, Nottingham 2011

Localism 1

Conservative pre-election green paper;

“The creation of an Open Source planning system means that local people in each neighbourhood – a term we use to include villages, towns, estates, wards or other relevant local areas – will be able to specify what kind of development and use of land they want to see in their area….”

Localism 2

• David Cameron - Big Society, not Big Government -“We’re giving local people more power over what happens in their neighbourhood – so communities can come together…and take control over the look and feel of new developments in their area” The Sun (!) Oct 2010

• “When people know that they will get proper support to cope with the demands of new development; when they have a proper say over what new homes will look like; and when they can influence where those homes go, they have reasons to say “yes” to growth.” Greg Clark –Minister for Decentralisation (Nov. 2010) – my highlighting

Neighbourhood Planning 1

•Neighbourhood Plans

•Neighbourhood Development Orders

•Community Right to Build Orders

I will focus on NP’s, but the approach may also be applicable to others

Challenges – people may want to use the process to stop, rather than to improve the appearance and function of development.

Neighbourhood Planning 2

The process;

• 1 Agreeing the neighbourhood

• 2 Preparing the plan

• 3 Independent check

• 4 Community referendum

• 5 Neighbourhood plan

Traditionally an OPUN design review would come after, (at 5A - planning application) with a design review. Why not come in at stage 2?

Neighbourhood Planning 3

Legal Force - A Real Planning Document

•Carries legal weight

•Planning applications assessed against them

•Appeals determined against them

This is why developers should engage early.

Neighbourhood Planning 4

And so…

• In April 2012 the approved Localism Act will come into force and communities will be able to be a part of neighbourhood planning.

• Over 200 “Frontrunner” groups have been trialling the production of neighbourhood plans & neighbourhood development orders.

• The National Planning Policy Framework (NPPF) will be in place by 31st March 2012

NPPF 1

A recent LGG, PAS and Solace briefing note states;

“Think about the appetite in your communities for getting involved in planning. The opportunity here is for empowerment and revitalisation of neighbourhoods through plans that genuinely reflect local issues….This is an opportunity for an improved relationship with local communities that may feel more involved in the future of their area through the council’s support”.

NPPF 2 – design content

A short selection;

18. Those responsible for bringing forward development are expected to play their part by recognising and responding to the needs of communities. Development should be of good design and appropriately located.

114. The Government attaches great importance to the design of the built environment. Good design is indivisible from good planning and should contribute positively to making places better for people.

120. Local planning authorities should have local design review arrangements in place to provide assessment and support to ensure high standards of design.

NPPF 3

on Neighbourhood Plans…49. Neighbourhood plans give communities direct power to plan the areas in which they live.50. This provides a powerful set of tools for local people to ensure that they get the right types of development for their community. 51. Neighbourhood plans will be able to shape and direct development in their area, subject to the presumption in favour of sustainable development.Arguably, these are amongst the less contentious parts of the NPPF (other than the cross reference to the “Presumption”) and are likely to be retained in the final version.

NPPF 4The last words;Greg Clarke says; - “Our standards of design can be so much higher… yet, at home, confidence in development itself has been eroded by the too frequent experience of mediocrity….In part, people have been put off from getting involved because planning policy itself has become so elaborate – the preserve of specialists, rather than people in communities”.

(As we all know), the Design Council CABE says – “A good design process is about working through these problems and finding shared solutions, we are pleased by the significant recognition in the draft NPPF of the role of design in achieving sustainable development….The inclusion of Design Review methodology in the draft NPPF is welcome as a tried and tested mechanism by which local planning authorities and developers are able to assess the quality, impact and sustainability of projects”.

Chris Brown, in Regeneration and Renewal, has written – “When there are differences of opinion between developer/design team and community, independent processes like design review can be helpful”.

The Bottom line

• There are undoubted “Soft” benefits from early design intervention in Neighbourhood Planning, especially around bring communities, planners and developers together.

• A one day Design Review Panel Meeting (Panel Chair and three panel members) is around £2000.

• One day at a Local Plan Inquiry or planning appeal (with a 3 expert witnesses and a legal representative) will usually cost at least £8000.

• According to a 2009 survey 78% cent of UK property agents believe good design to be either important in the residential market with a positive effect on rental and capital values and 89% claimed it had an important impact on occupancy and take-up rates. (RIBA - Good Design, it All Adds Up - 2009)

Conclusions- In Neighbourhood Plans, the local community, the LPA and developers need to come together.

- Early consideration of design can help communities to understand and accept development. Traditionally, Design Review is undertaken at a later stage, when attitudes are set.

- Consequently early consideration of design can speed up development and save money for developers

- Design which is respectful of local character and vernacular tradition (not just materials but also, location and layout) can engage communities and add value to property.- We have a new system, let’s use it!

Thoughts from abroad

“Get your retaliation in

first”(Willie John McBride 1974)

Or, at least, consider

design before the

final whistle rather

than appealing the

result

The NPPF & Neighbourhoods – a Workshop to learn & support OPUN

going forward

Thank you

Clive Keble OPUN Panel Member