The document discusses challenges and strategies for planning large scale housing developments through Section 106 agreements. It provides an overview of the Advisory Team for Large Applications (ATLAS) which provides impartial advice to local authorities on developments over 200 units. Key challenges discussed include coordinating infrastructure needs, multiple landowners, and balancing requirements over long timeframes. The document outlines approaches such as defining parameters early, infrastructure delivery plans, and review mechanisms to introduce flexibility over time.
Making robust planning decisions which can be defended to the public and at appeal can be challenging. The ‘Localism' agenda has changed some expectations. If your council would like to review, reflect and learn from some of its past decisions, we can support you on this. - See more at: http://www.pas.gov.uk/web/pas1/events/-/journal_content/56/332612/6206809/ARTICLE#sthash.e4ZUvPZf.dpuf
Your approach to the on-going use of S106 and S278 impacts on: Viability evidence, Infrastructure evidence and the Regulation 123 list - so it's very important!
Making robust planning decisions which can be defended to the public and at appeal can be challenging. The ‘Localism' agenda has changed some expectations. If your council would like to review, reflect and learn from some of its past decisions, we can support you on this. - See more at: http://www.pas.gov.uk/web/pas1/events/-/journal_content/56/332612/6206809/ARTICLE#sthash.e4ZUvPZf.dpuf
Your approach to the on-going use of S106 and S278 impacts on: Viability evidence, Infrastructure evidence and the Regulation 123 list - so it's very important!
The US Department of Energy (USDOE) and the Alliance to Save Energy hosted an Asia Pacific Partnership on Clean Development and Climate (APP) Zero Energy Homes Workshop at the Alliance’s offices on September 22 – 23, 2009.
Sustainability Marker to Support the Project Selection Process: the UNOPS CaseRicardo Viana Vargas
The objective of this paper is to present a non conventional approach that is being currently implemented at the United Nations Office for Project Services, when selecting new projects globally, in order to include, as project selection criteria, social, environmental and economic sustainability aspects in humanitarian and development projects. Using a set of twenty ve themes in four major groups, an internal tool called Sustainability Marker was developed to analyse projects above and beyond the traditional nancial criteria in order to evaluate the real impact of the project to the sustainable development goals.
These workshops are for the 108 planning authorities who need to publish an action plan. At these events we will be sharing our ideas on how we might support councils and reduce the time and work involved in preparing an Action Plan. We will take you through how we intend to structure the process and test out some of the materials. We will also ask for your thoughts on how to deliver the support in ways convenient to you.
This is the presentation from Dan Murphy, AdaptiveOrg Inc., to the Gov't of Canada Standing Committee of Gov't Operations and Estimates given Oct. 17, 2017
Building and Sustaining EA Capability in Public Sector (non defense)Sriram Sabesan
This webinar is excerpt from the Open Group Guide (https://publications.opengroup.org/guides/architecture/g18c). Provides a set of tricky stakeholders and concerns, do's and don'ts for the sponsor of the EA capability and the Chief Architect.
Jackie Smith explains the ins and outs of ECCI's Smart Accelerator Project.
The aim of the project is to identify, support and accelerate the formation, packaging and financing of up to 12 Scottish project partnerships that support Scotland’s transition to a low carbon economy and society through creating smarter and more sustainable cities, communities and islands.
So you want to apply for the Planning Skills Delivery Fund PAS Events August ...PAS_Team
So you want to apply for the Planning Skills Delivery Fund?
The Planning Skills Delivery Fund (PSDF) will provide £24 million over two years to local authorities to help with clearing backlogs of planning applications and prepare for the implementation of proposed planning reform. It's part of a wider programme of work designed to address the capability and capacity of planning services. Local planning authorities can apply for funding for up to £100,000, which can be used to hire additional planning officers and other specialist resources.
Planning Advisory Service recently held two events to help councils think about whether to apply and if they needed to find time over the Summer to make an application. Here is the presentation with all you need to know about the fund.
Presentation from Dan Knowles, Planning Policy Officer at Guildford Borough Council on their approach to adopted 20% biodiversity net gain in their Local Plan
Infrastructure Levy Technical Consultation (Workshop 2 Spending the levy and ...PAS_Team
Infrastructure Levy Technical Consultation (Workshop 2 Spending the levy and delivering infrastructure) - A copy of the presentation given by DLUHC at a PAS workshop
PAS Natural England Biodiversity Net Gain update 18_04_23PAS_Team
Nick White, Principal Adviser - Net Gain from Natural England provided an update on the latest on Biodiversity Net Gain to an audience of over 500 on 18 April 2023.
This session provides a comprehensive overview of the latest updates to the Uniform Administrative Requirements, Cost Principles, and Audit Requirements for Federal Awards (commonly known as the Uniform Guidance) outlined in the 2 CFR 200.
With a focus on the 2024 revisions issued by the Office of Management and Budget (OMB), participants will gain insight into the key changes affecting federal grant recipients. The session will delve into critical regulatory updates, providing attendees with the knowledge and tools necessary to navigate and comply with the evolving landscape of federal grant management.
Learning Objectives:
- Understand the rationale behind the 2024 updates to the Uniform Guidance outlined in 2 CFR 200, and their implications for federal grant recipients.
- Identify the key changes and revisions introduced by the Office of Management and Budget (OMB) in the 2024 edition of 2 CFR 200.
- Gain proficiency in applying the updated regulations to ensure compliance with federal grant requirements and avoid potential audit findings.
- Develop strategies for effectively implementing the new guidelines within the grant management processes of their respective organizations, fostering efficiency and accountability in federal grant administration.
What is the point of small housing associations.pptxPaul Smith
Given the small scale of housing associations and their relative high cost per home what is the point of them and how do we justify their continued existance
Russian anarchist and anti-war movement in the third year of full-scale warAntti Rautiainen
Anarchist group ANA Regensburg hosted my online-presentation on 16th of May 2024, in which I discussed tactics of anti-war activism in Russia, and reasons why the anti-war movement has not been able to make an impact to change the course of events yet. Cases of anarchists repressed for anti-war activities are presented, as well as strategies of support for political prisoners, and modest successes in supporting their struggles.
Thumbnail picture is by MediaZona, you may read their report on anti-war arson attacks in Russia here: https://en.zona.media/article/2022/10/13/burn-map
Links:
Autonomous Action
http://Avtonom.org
Anarchist Black Cross Moscow
http://Avtonom.org/abc
Solidarity Zone
https://t.me/solidarity_zone
Memorial
https://memopzk.org/, https://t.me/pzk_memorial
OVD-Info
https://en.ovdinfo.org/antiwar-ovd-info-guide
RosUznik
https://rosuznik.org/
Uznik Online
http://uznikonline.tilda.ws/
Russian Reader
https://therussianreader.com/
ABC Irkutsk
https://abc38.noblogs.org/
Send mail to prisoners from abroad:
http://Prisonmail.online
YouTube: https://youtu.be/c5nSOdU48O8
Spotify: https://podcasters.spotify.com/pod/show/libertarianlifecoach/episodes/Russian-anarchist-and-anti-war-movement-in-the-third-year-of-full-scale-war-e2k8ai4
Understanding the Challenges of Street ChildrenSERUDS INDIA
By raising awareness, providing support, advocating for change, and offering assistance to children in need, individuals can play a crucial role in improving the lives of street children and helping them realize their full potential
Donate Us
https://serudsindia.org/how-individuals-can-support-street-children-in-india/
#donatefororphan, #donateforhomelesschildren, #childeducation, #ngochildeducation, #donateforeducation, #donationforchildeducation, #sponsorforpoorchild, #sponsororphanage #sponsororphanchild, #donation, #education, #charity, #educationforchild, #seruds, #kurnool, #joyhome
Jennifer Schaus and Associates hosts a complimentary webinar series on The FAR in 2024. Join the webinars on Wednesdays and Fridays at noon, eastern.
Recordings are on YouTube and the company website.
https://www.youtube.com/@jenniferschaus/videos
Many ways to support street children.pptxSERUDS INDIA
By raising awareness, providing support, advocating for change, and offering assistance to children in need, individuals can play a crucial role in improving the lives of street children and helping them realize their full potential
Donate Us
https://serudsindia.org/how-individuals-can-support-street-children-in-india/
#donatefororphan, #donateforhomelesschildren, #childeducation, #ngochildeducation, #donateforeducation, #donationforchildeducation, #sponsorforpoorchild, #sponsororphanage #sponsororphanchild, #donation, #education, #charity, #educationforchild, #seruds, #kurnool, #joyhome
2. Advisory Team for Large Applications
Impartial advice
Provided at the request of Local
Authorities …. but available to the
benefit of all partners
Large Scale (200+, 500+ housing units)
Projects at all stages in planning process
Working on “large sites”: urban
extensions, new settlements, LIF
projects, public sector land, garden cities
Introducing ATLAS
3. ATLAS Project Activity - Jan 2016
ESE SSW MID NTH Total
Projects
Total
Units
Total 16 17 17 26 75 239,816
LSIP/ HDF
- Sites >1,500 15 15 16 16 62 227,825
- Sites <1,500 1 1 1 10 13 11,991
- Housing Zones 1 3 3 5 12 23,067
- Priority Sites 3 4 0 2 9 44,870
Garden Cities
- DCLG Supported 3 1 1 0 5 42,700
- DCLG Awareness 4 0 0 0 4 31,500
Public Sector Land
- HCA Land 0 0 1 0 1 1,880
- OGDs Land 0 2 0 0 2 5,745
Large Site ( >1500)
Large Site ( <1500)
Public Sector Land
Garden City (supported)
Housing Zone
Garden City (aware)
Priority Sites
4. What we’ll cover
Look at challenges that
large sites present for 106’s
How to deal with these
issues in a timely manner
Tools and techniques from
our experience
5. Creating quality
places
Requires balance and
mix of uses -
sustainability
Significant
infrastructure needs:
transport, utilities, social
& community
Often multiple land
owners
Over a long time –
many phases
Key Challenges of Large Scale
Scale & Components
7. Typical large scale approach
6000 homes
extension to
Scunthorpe
Significant
infrastructure –
flooding
Multiple ownerships
Define as much as
possible at policy
stage
11. Site Specific Infrastructure
Delivery Plan
What infrastructure is needed?
When will it be needed?
How will it be paid for?
Who will deliver it?
CIL may well impact upon this?
13. 40% affordable homes
£5.7m primary school
£5m secondary school
£2.1m community centre
£2.3m access road
£2.1m community centre
£1.4m guided bus
£0.8m local transport initiatives
£0.6m play area maintenance
£0.6m community payments
Example scope of obligations
Trumpington Meadows, Cambridge
1,200 units & associated mixed uses, approved Oct 2009. Scope of obligations:
Ecological mitigation
Allotments maintenance
Household waste / recycling
Sports facilities maintenance
Sports Development officer
Bus allowance
Library, health & police
Community Development
Youth facility, youth worker …. etc
15. Initial land release:
“patient” money
Multiple developer
/ land interests
Phasing of
infrastructure &
enabling works
Long term returns
on investment
-10,000
-8,000
-6,000
-4,000
-2,000
0
2,000
4,000
6,000
8,000
1 2 3 4 5 6 7 8 9 10
Balance
Additional Challenges
Scale & land, phasing & cashflow
16. Review Mechanisms
NPPF promotes the approach – ‘to take account of
changes in market conditions over time and be sufficiently flexible to
prevent planned development from being stalled ‘(para 205)
Accept due to project viability, based on current
costs and values not all S106 obligations will be fully
funded
Re-appraisals will need to be carried out
Involves risk – if viability does not improve then some
obligations will not be fully met!
17. Some Key Principles
Baseline on viability approved up front
Be clear on S106 priorities and accept all cannot be provided
now!
Don’t review too often
Keep any mechanisms simple
Often based on 2 key variables – costs and sales values
Cap overall obligations
Has to work for the developer as well
18. Deferred obligations
(one variable: value uplift)
Actual Sale
Price
Implementation
Baseline appraisal
Deferred
Obligations,
contingent on
uplift in values
Initial “Residual Regardless” contributions
Capped Total
19. Appraisal Tools
• Development Appraisal Tool
• Works for up to 20 years
• Populate income with: unit numbers, sizes, values and rents amongst
others and allows up to 5 phases
• Costs can be specified and
include developer overheads
and return for risk, and
planning obligations
• Garden Cities Model
• Bespoke for very large
schemes – at high level
• Allows public funding to be
included
• Allows for value capture
20. Framework Agreements
• Establishes a
mechanism for
collection and
management of
contributions
• Agreed
infrastructure
package
• Specifies what
infrastructure
needs to be
provided and when
21. Start early!!
Get clarity on vision &
critical outcomes
Collaborate & share
information
Ensure evidence is robust
Test alternative ways of
doing things
Work positively to find
solutions
Be flexible where possible
Don’t compromise too far
Vision
Does the potential solution fit
the agreed vision and
objectives / anticipated
outcomes? If not, is it
acceptable?
Impact on Viability
Will the potential solution
close the viability gap and
enable the development to
proceed.
Prospect of Delivery
Will the potential solution be
deliverable, i.e. are the
appropriate partners on
board, is the solution eligible
for potential funding?
Level of
“Acceptable”
Risk
What are the risks
associated with the
solution. Is this
considered
acceptable?
In conclusion
Hints & tips
22. Pitfalls - of course it’s not that
simple…….
CIL can get in the way
Reg 122 – contributions have to be necessary; directly
related; and fair & reasonable
Reg 123 – no longer pool more than 5 contributions for
single piece of infrastructure
Evidence of Inspectors beginning to apply strictly
Starter Homes – unclear impact on viability and AH
provision going forward
23. Points for discussion
Use of review mechanisms?
Issues of openness and collaboration (not to mention
skills) on viability?
Political risk taking – setting priorities; being flexible etc.
Pooling issue – is this starting to cause a problem?
Use of 106 Frameworks - any experience?
View on Starter Home impact?
24. Further Information
The ATLAS Guide:
Planning for Large Scale Development:
www.atlasplanning.com
The HCA’s guide to a development appraisal tool:
http://www.homesandcommunities.co.uk/ourwork/development-
appraisal-tool
Editor's Notes
2
3
Emphasise that it’s important to identify issues EARLY – S106’s for large schemes are complex and need time to resolve – so the earlier you start the better!!
Large scale has number of significant and different components and many of these will need to feature in 106 – key is working out what it is you want to deliver. What kind of place do you want to create and how can a 106 help you deliver this?
Different land use components; infrastructure requirements etc.
Added complexity that a number of organisations will be involved in delivering large scale schemes, so they need to be at the table as early as possible – opportunity to emphasise the COLLABORATIVE approach.
This example is Lincs Lakes – but substitute an example of your own if you wish, but the key is to start with a masterplan – you need a clear idea on the key components that need to be delivered and where they will go. A masterplan (or framework plan) will start to map this out and allow you to define key infrastructure. If CIL is in place or being considered, then think about it early.
The detail of this site is not important – the important point here is that as well as knowing what you want to deliver, you also need to understand the detail of when it will need to be delivered. This is a key part of place making – delivering timely infrastructure. Understanding phasing will help in the formulation of a realistic and deliverable 106.
Where it’s a particularly large scheme, you may need to break the site down into areas to be able to understand how they will work and what infrastructure is required, when. The extract demonstrates that if you start early enough, you can be prescriptive in your policy (although still allow for flexibility), to create a robust basis for formulating a S106 further down the line.
The example is from The Avenue and demonstrates how important it is to keep the masterplanning approach going – to help further define the key infrastructure from a place making point of view. This needs to be constructed via a collaborative approach.
Before you start to construct a S106, you need clarity at this level – a delivery plan that is specific for your site. This can come in at policy and/or outline stage.
Will end up with a significant list of items to be included - may need to prioritise this as not all may be afforded at this stage? This slide also demonstrates that a number of items can be revenue and shouldn’t be forgotten about (items listed in blue) as the place/infrastructure will need to be maintained and there is a need to calculate at least elements of this as part of the 106 preparation.
Be clear on where you are fixed and where you can show flexibility – may need to be creative. This also demonstrates that you need to include a number of parties in the discussions (LA depts, County etc.)
This slide highlights the number of people/organisations that may need to be involved and that this will have to be structured and led! Tough choices and decisions need to be made with the right level of information and ideally need to be understood by all.
Understanding the economics of how developer’s approach things is also important to understand how to construct a 106 and where to be flexible – helps create pragmatic solutions and problem solving.
Large scale 106’s lend themselves to review mechanisms as they will be developed over a significant period of time and several economic cycles (potentially). Including review mechanisms also avoids obsessing over detail that can’t really be fixed now – but enables you to understand some of these issues further down the line.
This illustrates how review mechanisms can work in relation to the baseline appraisal. 106 will need to specify how often to review; what to review; and what to do with any additional monies. Can also build in other sources of funding that may emerge over time etc.
Getting into the detail of viability is crucial and needs to be an open and transparent process to enable decisions to be made and solutions found – don’t just rely on developers figures and avoid the adversarial approach. Helpful to use District Valuer to inform on costs and values.
Framework agreements MAY be a solution but relatively untested – help to create a defacto equalisation agreement and is basically an agreement to agree contributions in the future.
Reg 122 has now enshrined the tests for 106 in law and inspectors are beginning to scrutinise this. Inspectors are also looking closely at pooling and can take a strict line
Discussion should be generated via going through a list of questions and offering to capture responses to feedback to PAS/DCLG.
The questions listed are based on bringing out the experience from the audience, as well as their views on what the impact of starter homes may be on viability.