Origin3

Very positive news from North Somerset Council. They’ve just announced that, in light of the Government’s proposed planning changes, they have decided to cancel the proposed additional Regulation 19 consultation on their Local Plan and instead move to amend the draft plan to take account of the proposed higher housing numbers (North Somerset have seen their housing target increase from 1,324 homes per year to 1,587 homes a year – but note that the previous Regulation 19 Local Plan was only proposing a housing requirement of 993 homes per year). They will now be looking to amend the plan so that it pinpoints new development sites to help meet the districts new higher housing target of 23,805 new homes over the next 15 years to 2039. As others have noted (see the excellent #planoraks blog this week), many local authorities have suddenly become very enthusiastic about submitting Local Plans by the end of the year – see St Albans who have suddenly decided that 30 years after last adopting a Local Plan they really, really would like to do it again very quickly! The prospect of the publication of the new NPPF certainly seems to have stimulated plan making activity – which would be great if it wasn’t driven by an apparent desire to avoid using a Local Plan to set out a sensible strategy for delivering the new homes that people in these areas desperately need. North Somerset are therefore to be congratulated for not gaming the transition arrangements set out in the proposed changes to the NPPF and proactively using the plan led system to work out how to accommodate the new housing numbers – good work by both Members and Officers. As part of this initiative, they’re launching a Call for Sites exercise, inviting landowners to propose areas they believe are suitable for potential inclusion in the upcoming Local Plan. If you’re looking to make your voice heard, Origin3 is here to help! We’d be happy to provide guidance and assistance on any representations you’d like to make. Feel free to email us at info@origin3.co.uk or message us on LinkedIn to explore how we can assist you. Just a heads-up—the consultation wraps up at 5 PM on Monday, November 11, 2024.

Very positive news from North Somerset Council. They’ve just announced that, in light of the Government’s proposed planning changes, they have decided to cancel the proposed additional Regulation 19 consultation on their Local Plan and instead move to amend the draft plan to take account of the proposed higher housing numbers (North Somerset have seen their housing target increase from 1,324 homes per year to 1,587 homes a year – but note that the previous Regulation 19 Local Plan was only proposing a housing requirement of 993 homes per year). They will now be looking to amend the plan so that it pinpoints new development sites to help meet the districts new higher housing target of 23,805 new homes over the next 15 years to 2039. As others have noted (see the excellent #planoraks blog this week), many local authorities have suddenly become very enthusiastic about submitting Local Plans by the end of the year – see St Albans who have suddenly decided that 30 years after last adopting a Local Plan they really, really would like to do it again very quickly! The prospect of the publication of the new NPPF certainly seems to have stimulated plan making activity – which would be great if it wasn’t driven by an apparent desire to avoid using a Local Plan to set out a sensible strategy for delivering the new homes that people in these areas desperately need. North Somerset are therefore to be congratulated for not gaming the transition arrangements set out in the proposed changes to the NPPF and proactively using the plan led system to work out how to accommodate the new housing numbers – good work by both Members and Officers. As part of this initiative, they’re launching a Call for Sites exercise, inviting landowners to propose areas they believe are suitable for potential inclusion in the upcoming Local Plan. If you’re looking to make your voice heard, Origin3 is here to help! We’d be happy to provide guidance and assistance on any representations you’d like to make. Feel free to email us at info@origin3.co.uk or message us on LinkedIn to explore how we can assist you. Just a heads-up—the consultation wraps up at 5 PM on Monday, November 11, 2024.

Last week, Pilar Clay and Raghav Ajmera from our team headed to the National Urban Design Conference in the vibrant city of Plymouth. The event was buzzing with fresh ideas and inspiration, and they’ve shared some of their highlights. The conference kicked off with talks themed around ‘Towards a New Renaissance,’ revisiting the Urban Task Force and other influential reports that have shaped urban design policies. Speakers reflected on what’s worked, what hasn’t, and what can be done now to improve urban design. After the talks, attendees toured Plymouth city centre to see the latest public realm projects, followed by presentations from Plymouth City Council on the city’s future development plans. It was exciting to see how urban development is evolving in Plymouth. Throughout the day, sessions tackled creating sustainable cities through eco-responsive design, active travel, and better connectivity strategies. A standout presentation highlighted how mixed-use developments, including industrial spaces, can regenerate cities, with Bow Yard in London serving as a fantastic example. Day two focused on greener towns and cities, regenerating existing urban areas, and developing new towns and urban extensions. Highlights included Howells’ discussion on greening Canary Wharf’s waterfront to enhance public access, while also addressing the challenges of private ownership and the need to soften its image. Greater Cambridge Shared Planning presented its approach to managing design quality through design codes in projects like Eddington and Marmadale Lane. They emphasized balancing quality with flexibility, raising thought-provoking questions about whether we’re designing for the future or relying too much on past methods. The Youth Engagement Service led an interactive session on involving young people in planning, showcasing the benefits and challenges of including diverse voices in the design process. David Lock Associates showcased Cranbrook, demonstrating a holistic approach to urban development that integrates transport, district heating, and a new town centre. Ebbsfleet Garden City was another highlight, showing how their design management system ensures high-quality design across the project’s lifecycle. The day ended with a tour of Royal William Yard, a mixed-use redevelopment by Urban Splash, offering a stellar example of how to blend quality design with a heritage setting. Overall, the conference was filled with inspiring projects and innovative ideas. It highlighted the importance of collaboration and sharing ideas to find creative solutions for the future of our built environments. Pilar and Raghav returned energized and ready to apply their newfound knowledge to our projects moving forward.

I spent most of last week at the Teignbridge Local Plan Examination hearings, representing Origin3 clients with land in Dawlish and Newton Abbott, and I'm due to be there again over the coming weeks. Due to the transition arrangements in various different NPPFs, the Examination is being conducted under the September 2023 NPPF, which has otherwise been superseded by the December 2023 NPPF, which is itself (probably during the course of the Examination) going to be superseded by the NEW NPPF which has nearly completed its consultation! Good to be back at Examination hearings and to see the Plan-Led system being progressed – but can’t help thinking we should be able to simplify these processes a little!

Our LinkedIn feed is filled with takes on the publication of the new NPPF consultation and other intriguing documents. Rightly so, as the change to national policy is significant and extends beyond rolling back the Dec 23 NPPF changes(and rightly condemned by anyone wanting young people to have a chance at homeownership soon).   The NPPF changes focus on reverting to the pre-Dec 2023 position with some tweaks. Two key points:   📌The Duty to Cooperate is back and strengthened. While not a Duty to Agree, plans “should ensure” that “unmet development needs from neighbouring areas are accommodated” according to para 11b. To us, this suggests neighbouring councils must ensure those needs are met. 📌Housing Targets are back and mandatory. Para 62 requires strategic policies to use a local housing need assessment based on national planning guidance and consider unmet needs from neighbouring areas. There’s no mention of using a bespoke method for "exceptional circumstances”. If a LPA can't meet its housing need, neighbouring councils must accommodate those needs.   The significant publication yesterday was the table of new housing targets by LPA, revealing the increase in targets and how the draft NPPF provisions will work. For example, consider Bristol and its surrounding authorities, all with significant Green Belt areas. Apologies if the following sounds like a scene from Yes Prime Minister. Currently, the local housing need for the West of England Combined Authorities is 5,412 dpa, rising to 6,735 dpa with North Somerset included. Seem simple? No, because Bristol's Local Plan claims it can't accommodate the 35% urban uplift, setting its need at 2,503 dpa. Bristol can only manage 1,925 dpa and seeks help from neighbouring authorities. North Somerset, planning for only 933 dpa instead of its 1,324 dpa need, can’t assist. South Glos is unable to help, and B&NES has not yet responded. Thus, of the 6,735 homes needed annually, only 4,892 are planned for, leaving nearly 37,000 households without housing over 20 years. Looking at the figures released yesterday. Bristol sees a lower LHN of 3,057 dpa. BANES rises to 1,466 dpa, South Glos to 1,717 dpa and North Somerset to 1,587 dpa – making a total of 7,827 homes a year.    Challenging yes, (we note that Bristol, BANES & South Glos to their credit are already looking at Green Belt release to accommodate new homes) but this approach brings clarity, transparency, and simplicity. The housing need figure is not debatable, eliminating the ‘pass the parcel’ game with Bristol’s unmet need. Discussions should move away from whether to build the homes, to where and how to deliver them. In 20 years, the residents of over 37,000 new homes- currently unaccounted for in the development plan and housing need calculations charade- will be living in, working in, and contributing to the West of England sub-region and North Somerset. We see this as progress and look forward to contributing to the delivery of new homes.

Are you heading to the Royal Town Planning Institute Preparing for Appeals, Hearings and Inquiries Seminar at Somerset County Cricket Club today? Keep an eye out for our Planning Director Richard Grant, who will be running a joint session with Rachel Tadman looking at lessons to learn from a Planning Inquiry that they were both involved in.

Origin3 is pleased to share that an outline application has been submitted to Somerset Council on behalf of Land Value Alliances LLP for a mixed-use development at West Wincanton. The proposed development comprises up to 650 dwellings, care home, local centre, primary school and land for employment, with all origin/destinations connected by a network of active travel connections routed along key corridors and open spaces. The natural environment has a presence throughout the application site with homes and places of recreation nestled within and connected by terraced landscapes, green corridors, open space, and woodland copses. #townplanning #newhomes #urbandesign #urbanplanning

Well... A new NPPF by the end of the month, mandatory housing targets, Ministers ready to intervene, more planning officers, energy and infrastructure projects, and more planning reform in the last 72 hours than in the previous 14 years! Chancellor Rachel Reeves has called for urgent reform of our ‘antiquated’ planning system. Committing to “facing down vested interests” and accepting “short-term political pain,” she emphasized that planning system reform is critical. Our thoughts are below, but we hope that the changes will result in many more families and younger people finding opportunities and new homes over the next 5 years… 1. Commit to building 1.5 million new homes over 5 years. 2. Reform the NPPF with growth-focused mandatory housing targets by month’s end. 3. Reverse the ban on onshore wind farms. 4. Create a task force to unlock 14,000 stalled housing sites. 5. Fund 300 additional planning officers. 6. Use ministerial powers to prioritize projects with regional and national benefits. 7. Direct all LPAs to ensure universal Local Plan coverage and review Green Belt areas for development. 8. Focus on unblocking energy and infrastructure projects.   Importantly, the Chancellor noted that there will be criticism and that balances need to be struck between growth and the environment – but that the Government will not pander to those who always say no.   As always, the devil will be in the detail. What will the new NPPF say, and will it sweep away the changes from December which are a drag on housebuilding? What is meant by mandatory housing targets and how will they be calculated and enforced? How will the benefits of development be weighed when the DPM intervenes? And will the new Local Plan processes set out by the previous Government be retained?    But sometimes it is best to listen to the tone of these announcements and not the detail. The Chancellor set out some clear messages: - Planning reform is urgently needed and central to the Government’s growth agenda, - Housebuilding must increase massively to meet the 1.5m target, - The Government will take on those who say no, and - Local Authorities are expected to embrace and deliver these priorities or interventions will be made. This is one of the first major policy announcements of the new Government, and it feels as if the spotlight has turned firmly on those local authorities who have been dragging heels on Local Plan work and not facing up to building the homes that are needed - housebuilding is a National Mission, of National Significance, and the Government intends that everyone active in the sector understands that importance. The next few weeks will be huge in seeing how these messages translate to real reform of the system.

Origin3 are pleased to announce the submission of an outline planning application to Wiltshire Council for a residential-led mixed use development in Corsham, on behalf of land promotor, GTBE LLP. The application proposes up to 150 much needed new homes and an area for small scale employment with significant green infrastructure provision and a focus on active travel connections, utilising the site’s location along the A4 Bath Road between Bath and Chippenham.   The vision for the proposal is to provide an attractive addition to the settlement edge, and form a sensitive urban-rural transition, creating a place with local identity by providing buildings that complement the architectural richness of the adjacent Pickwick Conservation Area. The development will be fully connected with its immediate context and the opportunity exists to provide pedestrian linkages to existing community destinations. The scheme is set within a generous landscape framework, that will integrate the proposal into its immediate setting and enhance the principal landscape, ecological and drainage features of the site. #planning #newhomes #urbandesign

Origin3 is delighted to be part of the team that has successfully secured Full Planning consent for a low-carbon housing scheme at Knowle Hill, Puriton on behalf of This is Gravity Ltd.   Working closely with the client team led by Claire Pearce, the vision was to transform Knowle Hill, a redundant Royal Ordnance Facility water treatment works site near Junction 23 in Somerset, into a 6 dwelling housing scheme designed to reflect high standards in environmentally led architecture. This will ensure the site is an asset to the locality, support the wider Gravity - Smart Campus transformation ambitions, and help to raise standards of design as an exemplar for the South West region.   The proposals showcased a scheme designed to fit comfortably into the wider landscape, configured into 2 clusters or “farm steads” of 3 dwellings. With their pitched roofs and courtyards, they form groups of buildings not dissimilar to existing farms and remote estates found in the locality. However, the designs are contemporary with energy efficiency as a core principle applying methods for reducing the need for energy, utilising a range of renewable energy methods that are specific to the site and providing climatic responsive building envelopes through passive design principles.   We will be excited to see the vision come to life when the scheme is built out. #lowcarbon #enviromentallyled #planning #planningpermission #urbandesign