De Mystifying The Planning Process V 2


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Training session for community representatives for Sustainable Redhill and the Glass-House Community led Design,

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  • The definition of the word ‘development’ is as follows: “ The carrying out of building, engineering, mining and other operations, in, on, over or under land, or the making of a material change in use of any buildings or land.” Spatial planning introduced in 2004 development that "meets the needs of the present without compromising the ability of future generations to meet their own needs.
  • a) (e.g. protecting countryside, need for more housing, promoting town centres, reducing energy use and use of cars, climate change, etc.) b) (e.g. good design, protection of heritage, renewable energy, provision for health and leisure, promoting growth in areas of need, etc)
  • Need for conformity. LDS, SCI, CS,SSA and AAP all subject to independent examination prior to adoption
  • Men often oppose a thing merely because they have had no agency in planning it, or because it may have been planned by those whom they dislike.  Alexander Hamilton (1755 - 1804) "Would you tell me which way I ought to go from here?" asked Alice. "That depends a good deal on where you want to get," said the Cat. "I really don't care where" replied Alice. "Then it doesn't much matter which way you go," said the Cat. Lewis Carroll , Alice's Adventures in Wonderland (1865) , novelist and poet (1832-1898).
  • De Mystifying The Planning Process V 2

    1. 1. Explaining the planning process Ian Phillips
    2. 2. What does planning do? <ul><li>Influences, manages and controls new development – generally in the public interest </li></ul><ul><ul><li>‘ Development’ includes most construction works and changes of use </li></ul></ul><ul><li>Favours appropriate development, rejects the inappropriate – reasons for refusal can be challenged </li></ul><ul><li>Old system concentrated on land use </li></ul><ul><li>New ‘spatial’ planning system looks at environmental, economic and social issues – links to other strategies </li></ul><ul><li>Requires policies and development to be sustainable </li></ul>
    3. 3. UK planning in perspective Suburb in Melbourne (Preston) – one of the world’s most ‘liveable’ cities Redhill – not noted for its special qualities
    4. 4. Planning Policy <ul><li>National </li></ul><ul><ul><li>Central government sets national policy and dictates targets (e.g. for housing) </li></ul></ul><ul><li>Regional </li></ul><ul><ul><li>Regional assemblies produce Regional Spatial Strategies (SE Plan) for approval and issue by central gov’t </li></ul></ul><ul><ul><ul><li>Formerly County Structure Plan </li></ul></ul></ul><ul><li>Local </li></ul><ul><ul><li>Local authorities produce Local Development Frameworks – must conform with higher level policy guidance </li></ul></ul><ul><ul><ul><li>Formerly Local Plan </li></ul></ul></ul>
    5. 5. Planning mechanisms <ul><li>Planning policy based on </li></ul><ul><ul><li>evidence used to forecast trends and needs </li></ul></ul><ul><ul><li>political or good practice strategies </li></ul></ul><ul><li>Planning decisions (development control) based on </li></ul><ul><ul><li>formally adopted policy </li></ul></ul><ul><ul><li>professional appraisal and recommendations </li></ul></ul><ul><ul><li>political considerations </li></ul></ul><ul><li>Section 106 agreements provide funding for community benefits and infrastructure </li></ul><ul><li>Applicants can appeal to the Planning Inspectorate if their proposals are refused </li></ul>
    6. 6. The Local Development Framework (LDF) <ul><li>A set of documents for local planning: </li></ul><ul><ul><li>Local Development Scheme – programme of what will be produced and when </li></ul></ul><ul><ul><li>Statement of Community Involvement – how and when the community will be consulted </li></ul></ul><ul><ul><li>Core Strategy – sets the vision and objectives </li></ul></ul><ul><ul><li>Proposals map – shows where policies will be applied </li></ul></ul><ul><ul><li>Site allocations – identifies sites for development </li></ul></ul><ul><ul><li>Supplementary Planning Documents – set out policies for topics or standards that are not site-specific </li></ul></ul><ul><ul><li>Area Action Plans – proposals for an area of significant change or conservation value emphasising how these should be implemented </li></ul></ul>
    7. 7. Consultation <ul><li>Public consultation is key to planning processes </li></ul><ul><ul><li>All planning policy is published for consultation before being adopted </li></ul></ul><ul><ul><li>All planning applications are publicised and notified to relevant people or organisations before decisions made </li></ul></ul><ul><ul><li>Consultation responses need to be based on planning issues (e.g. public not personal interest) </li></ul></ul><ul><li>Planners do actually read and consider all responses </li></ul><ul><li>The local SCI sets out standards for consultation </li></ul><ul><li>Planning authorities must take into account representations from consultees on Development Plan Documents (e.g. Redhill Town Centre AAP) </li></ul>
    8. 8. Redhill Town Centre – policy background <ul><li>Centre of Strategic Importance (Surrey Structure Plan, 2004) </li></ul><ul><li>Regional hub, Primary Regional Centrte and Centre for Significant Change (draft SE Plan, 2008) </li></ul><ul><li>Development of high density housing, major business, retail uses and parking proposed for town centre (R & B Local Plan, 2005) </li></ul><ul><li>Town Centre Area Action Plan Issues & Options (R & B, 2005 & 2008) </li></ul>
    9. 9. From R & B Local Plan
    10. 10. Background & Evidence Studies
    11. 11. Area Action Plans (AAPs) <ul><li>AAPs should: </li></ul><ul><ul><li>deliver planned growth areas; </li></ul></ul><ul><ul><li>stimulate regeneration; </li></ul></ul><ul><ul><li>protect areas particularly sensitive to change; </li></ul></ul><ul><ul><li>resolve conflicting objectives in areas subject to development pressures; or </li></ul></ul><ul><ul><li>focus the delivery of area based regeneration initiatives. </li></ul></ul><ul><li>AAPs can help to form a consensus on the right approach, a basis for action and a focus for different developers, agencies and landowners to work together </li></ul><ul><li>Council should engage key stakeholders including community representatives and the public </li></ul>
    12. 12. AAP procedures <ul><li>Issues and Options published for 6 weeks consultation </li></ul><ul><li>Responses analysed and reported </li></ul><ul><li>Sustainability appraisal </li></ul><ul><li>Preferred Options published for 6 weeks consultation </li></ul><ul><li>Responses analysed and reported </li></ul><ul><li>Revised proposals submitted for examination </li></ul><ul><li>If proposals pass examination, formal adoption </li></ul>
    13. 13. Redhill Town Centre Area Action Plan Timetable (from R & B LDF newsletter) Adoption May 2010? Examination Oct 2009? Pre-examination meeting July 2009? Submission to Secretary of State Mar 2009? Preferred Options Consultation (now Dec 2008?) Sep 2008 Issues and Options (based on Masterplanning process) Jun 2008