Delivering economic growth through Place Planning – Gavin Hall, Savills <ul><li>15 December 2011 </li></ul>
Theme Delivering economic growth through Place Identifying the opportunities and barriers that exist - Planning
The Planning Myth  Planning Delays Cost £3 Billion
Planning Delays
The Planning Myth - Mythbusting The Fightback Begins
Mythbusting <ul><li>September 2011 - launch of the ‘nationwide myth-busting campaign’ </li></ul><ul><li>November 2011 - CL...
Mythbusting <ul><li>What are the Myths  </li></ul><ul><li>Why is Planning at the Bottom of all Regeneration Evil? </li></u...
Mythbusting <ul><li>What are the Myths  </li></ul><ul><li>Why is Planning at the Bottom of all Regeneration Evil? </li></u...
Planning <ul><li>We all recognise the need for planning </li></ul>
Planning <ul><li>We all recognise the need for planning </li></ul>
Planning <ul><li>We all recognise the need for planning </li></ul>
Planning <ul><li>We all recognise the need for planning </li></ul>
Planning <ul><li>We all recognise the need for planning </li></ul>
Planning <ul><li>We all recognise the need for planning </li></ul>
Back to Mythbusting <ul><li>What are the myths and what lessons can we learn? </li></ul><ul><li>The Default Answer to a Pl...
Mythbusting <ul><li>The Default Answer to a Planning Application is ‘No’ </li></ul><ul><li>The powerful presumption in fav...
Mythbusting <ul><li>Planning is Slow </li></ul><ul><li>Naish Felts – submitted 2003, resolution 2004, permission ... 2012 ...
Mythbusting <ul><li>Planning is Costly </li></ul><ul><li>The current planning system costs the economy £3bn – costs, delay...
Mythbusting <ul><li>Planning is Costly </li></ul><ul><li>The current planning system costs the economy £3bn – costs, delay...
Mythbusting <ul><li>Planning is a Drag on Economic Growth </li></ul><ul><li>The Prime Minister has been quoted as describi...
Mythbusting <ul><li>Planning is a Drag on Economic Growth </li></ul><ul><li>Tipner Regeneration </li></ul><ul><li>3300 dwe...
Mythbusting <ul><li>Planning is a Drag on Economic Growth </li></ul><ul><li>Planning helps to shape successful places wher...
Mythbusting <ul><li>Planning Forces up House Prices </li></ul><ul><li>Barker Review: Need delivery of 120,000 houses per y...
Back to Mythbusting <ul><li>No  - Agree areas of relaxed control & pro-development officers managing control </li></ul><ul...
Thank you Gavin Hall Associate Director Savills Planning and Regeneration, Southampton [email_address]
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C2C presentation Gavin Hall

  1. 1. Delivering economic growth through Place Planning – Gavin Hall, Savills <ul><li>15 December 2011 </li></ul>
  2. 2. Theme Delivering economic growth through Place Identifying the opportunities and barriers that exist - Planning
  3. 3. The Planning Myth Planning Delays Cost £3 Billion
  4. 4. Planning Delays
  5. 5. The Planning Myth - Mythbusting The Fightback Begins
  6. 6. Mythbusting <ul><li>September 2011 - launch of the ‘nationwide myth-busting campaign’ </li></ul><ul><li>November 2011 - CLG Select Committee – evidence on the NPPF </li></ul><ul><li>Asked for a view on the £3bn cost of delay repeatedly used by Ministers </li></ul><ul><li>The RTPI reveal their findings... </li></ul>
  7. 7. Mythbusting <ul><li>What are the Myths </li></ul><ul><li>Why is Planning at the Bottom of all Regeneration Evil? </li></ul><ul><li>The Default Answer to a Planning Application is ‘No’ </li></ul><ul><li>Planning is Slow </li></ul><ul><li>Planning is Costly </li></ul><ul><li>Planning is a Drag on Economic Growth </li></ul><ul><li>Planning Forces up House Prices </li></ul>
  8. 8. Mythbusting <ul><li>What are the Myths </li></ul><ul><li>Why is Planning at the Bottom of all Regeneration Evil? </li></ul><ul><li>The Default Answer to a Planning Application is ‘No’ </li></ul><ul><li>Planning is Slow </li></ul><ul><li>Planning is Costly </li></ul><ul><li>Planning is a Drag on Economic Growth </li></ul><ul><li>Planning Forces up House Prices </li></ul><ul><li>...why did I become a planner!!! </li></ul>
  9. 9. Planning <ul><li>We all recognise the need for planning </li></ul>
  10. 10. Planning <ul><li>We all recognise the need for planning </li></ul>
  11. 11. Planning <ul><li>We all recognise the need for planning </li></ul>
  12. 12. Planning <ul><li>We all recognise the need for planning </li></ul>
  13. 13. Planning <ul><li>We all recognise the need for planning </li></ul>
  14. 14. Planning <ul><li>We all recognise the need for planning </li></ul>
  15. 15. Back to Mythbusting <ul><li>What are the myths and what lessons can we learn? </li></ul><ul><li>The Default Answer to a Planning Application is ‘No’ – certain control is not a bad thing </li></ul><ul><li>Planning is Slow – it is important to be done right </li></ul><ul><li>Planning is Costly – good planning takes time and costs money for good results </li></ul><ul><li>Planning is a Drag on Economic Growth – planning can ensure economic growth </li></ul><ul><li>Planning Forces up House Prices – planning permission or refusal??? </li></ul><ul><ul><li>Good Planning can help: </li></ul></ul><ul><ul><ul><li>Protect; </li></ul></ul></ul><ul><ul><ul><li>raise economic growth; </li></ul></ul></ul><ul><ul><ul><li>enhance communities; and </li></ul></ul></ul><ul><ul><ul><li>will hopefully be there for a long time... </li></ul></ul></ul><ul><ul><ul><li>But does it need to be more flexible. How can this be harnessed? </li></ul></ul></ul>
  16. 16. Mythbusting <ul><li>The Default Answer to a Planning Application is ‘No’ </li></ul><ul><li>The powerful presumption in favour of sustainable development </li></ul><ul><li>Evidence and Defence: </li></ul><ul><li>The presumption in favour of development </li></ul><ul><li>Has it ever changed? Statistics. </li></ul><ul><li>Good planning is about “enabling the right development in the right place at the right time” </li></ul><ul><li>and </li></ul><ul><li>“ preventing inadequate, poorly located and untimely schemes” or ... Planning Chaos </li></ul><ul><li>Lesson : Agree areas of relaxed control & pro-development officers managing control </li></ul>
  17. 17. Mythbusting <ul><li>Planning is Slow </li></ul><ul><li>Naish Felts – submitted 2003, resolution 2004, permission ... 2012 ??? </li></ul><ul><li>A slow and prescriptive planning regime </li></ul><ul><li>Evidence and Defence: </li></ul><ul><li>Statistics. But delays through other consenting regimes </li></ul><ul><li>Nature of UK property law slows down planning </li></ul><ul><li>Community influence is possible which is necessary and good </li></ul><ul><li>The UK development process is amongst the quickest in western Europe </li></ul><ul><li>Lesson : Planning certainty without over-prescription, and remember other regimes </li></ul>
  18. 18. Mythbusting <ul><li>Planning is Costly </li></ul><ul><li>The current planning system costs the economy £3bn – costs, delays </li></ul><ul><li>Evidence: </li></ul><ul><li>“ HM Treasury does not hold any recorded information on the scope of your [FoI] request” </li></ul><ul><li>2006 Interim Report of the Barker Review – Reading University research </li></ul><ul><li>“ there have only been a few studies, and no recent ones, investigating the costs associated with delay for the economy as a whole” </li></ul><ul><li>A 19 year old study dealing with a planning system that no longer exists and dealing with major infrastructure which was not considered through planning at the time anyway! </li></ul>
  19. 19. Mythbusting <ul><li>Planning is Costly </li></ul><ul><li>The current planning system costs the economy £3bn – costs, delays </li></ul><ul><li>Defence: </li></ul><ul><li>What costs are being referred to? </li></ul><ul><li>Costs to Local Authority? – Inflation, drop in staff, no real increase in resources </li></ul><ul><li>Costs to Applicant? – Compare to what a developer can earn from a scheme </li></ul><ul><li>Costs of Section 106? – Reviews and Renegotiations. CIL </li></ul><ul><li>RTPI: “Anything that is worth doing costs money” </li></ul><ul><li>Lesson : Can the costs be shared and reduced accordingly </li></ul>
  20. 20. Mythbusting <ul><li>Planning is a Drag on Economic Growth </li></ul><ul><li>The Prime Minister has been quoted as describing planners as “Enemies of Enterprise” </li></ul><ul><li>Evidence and Defence: </li></ul><ul><li>Planning Officers’ Society: Time to process applications fallen and still the same number of applications approved </li></ul><ul><li>RTPI: Planners are central to economic recovery </li></ul><ul><li>e.g. Aire Valley Enterprise Zone in Leeds – an area of economic underperformance, where infrastructure provision through the planning process re-establishes the area as the city’s economic heart </li></ul><ul><li>Tipner Regeneration </li></ul>
  21. 21. Mythbusting <ul><li>Planning is a Drag on Economic Growth </li></ul><ul><li>Tipner Regeneration </li></ul><ul><li>3300 dwellings </li></ul><ul><li>30,000m2 employment space </li></ul><ul><li>Land safeguarded for football stadium to 2026 </li></ul><ul><li>New bridge link (two options, one preferred) </li></ul><ul><li>Improvements to Country Park / restricted access implemented to existing open space </li></ul><ul><li>Park and ride facility </li></ul><ul><li>Small scale local centre at Port Solent </li></ul><ul><li>Small scale local centre at Tipner East </li></ul>
  22. 22. Mythbusting <ul><li>Planning is a Drag on Economic Growth </li></ul><ul><li>Planning helps to shape successful places where people live and work </li></ul><ul><li>balancing </li></ul><ul><li>Wider economic, social and environmental objectives </li></ul><ul><li>Lesson : Planning measures and designations can prime development </li></ul>
  23. 23. Mythbusting <ul><li>Planning Forces up House Prices </li></ul><ul><li>Barker Review: Need delivery of 120,000 houses per year to achieve balanced house price growth </li></ul><ul><li>Deliver more land – increases housing – reduces prices </li></ul><ul><li>Evidence and Defence: </li></ul><ul><li>In fact Barker Review actually said that the effect was marginal when considering issues including availability of finance and demand </li></ul><ul><li>Current slump due to lack of finance, not lack of permissions </li></ul><ul><li>Lack of permissions is due to lack of applications, due to lack of finance </li></ul><ul><li>Lesson : Funding assistance – joint working – LEP - £500m Growing Places </li></ul>
  24. 24. Back to Mythbusting <ul><li>No - Agree areas of relaxed control & pro-development officers managing control </li></ul><ul><li>Slow - Planning certainty without over-prescription, and remember other regimes </li></ul><ul><li>Costly - Can the costs be shared and reduced accordingly </li></ul><ul><li>Drag on Economic Growth - Planning measures and designations can prime development </li></ul><ul><li>Forces up House Prices - Funding assistance – joint working – LEP - £500m Growing Places </li></ul><ul><ul><li>Good Planning can help: </li></ul></ul><ul><ul><ul><li>Protect; </li></ul></ul></ul><ul><ul><ul><li>raise economic growth; </li></ul></ul></ul><ul><ul><ul><li>enhance communities; and </li></ul></ul></ul><ul><ul><ul><li>will hopefully be there for a long time... </li></ul></ul></ul>
  25. 25. Thank you Gavin Hall Associate Director Savills Planning and Regeneration, Southampton [email_address]

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