Kinzie Clapham’s Post

Natural England have just announced that their GCN District Level Licensing (DLL) Scheme will be impacted by a temporary reduced offer in some Scheme Areas. In a number of areas, apparently demand has begun to outstrip supply which has reduced their pond banks, and as they state in an evolving landscape of nature-based solutions and planning reform, pond creation is becoming more challenging. Apparently they are currently continuing to deliver some ponds across all DLL Scheme areas and are working hard to find solutions to increase their pond banks, but until this situation is resolved, in some areas, they have temporarily reduced the DLL Scheme offer to developers to avoid running out of ponds.  They are currently looking at measures to increase DLL Scheme pond supply including: Working closely with existing Habitat Delivery Partners to support and facilitate increased awareness amongst landowners of DLL as a tool for nature recovery by other organisations, onboarding more habitat delivery partners, engaging with Defra and the Ministry of Housing, Communities and Local Government (MHCLG) to investigate opportunities through planning reforms to simplify the pond creation process, enabling them to scale up pond delivery. In my view it looks like the supply of new sites for pond creation / enhancement to underpin the GCN DLL Scheme is drying up!!! possibly as landowners consider other potentially more financially lucrative schemes (BNG habitat creation?). Natural England state that they will provide monthly updates through their newsletter to clearly state the DLL Scheme areas where pond supply is running low and where the DLL offer is reduced. In DLL Scheme areas where there is uncertainty over pond supply, they advise that consultant ecologists may wish to consider undertaking GCN surveys to ensure that they have sufficient data to inform a conventional GCN mitigation licence application if DLL is or becomes unavailable!. Natural England will also provide an outlook based on DLL Scheme specific factors, and report when / if pond supply has been restored. As of December 2024 Scheme areas where the DLL offer is temporarily reduced are:  Norfolk: DLL is available for developments needing 1 or fewer compensation ponds  Leicestershire: DLL is available for developments needing 1 or fewer compensation ponds  North-East Yorkshire: DLL is available for developments needing 3 or fewer compensation ponds  North Somerset: DLL is available for developments needing 1 or fewer compensation ponds  Somerset: DLL is available for developments needing 1 or fewer compensation ponds.  Interesting times indeed.

A very interesting and important update on Natural England's DLL. Worth reading if you're considering this approach for an upcoming project.

🏡Yesterday’s Home Builders Federation (HBF) Conference in Birmingham did an excellent job at putting Labour’s #PlanningAgenda in context for the #homebuilding industry. For me, the key areas of the conversation where: - 💦The #sequentialtest for flood assessment: if the sequential test fails, development should not automatically be refused. The grant of planning is a matter of planning judgement and the planning balance applies. For allocated development, consideration ought to be given to any sequential test prior to allocation. Developers are keen to see easily mitigated surface water flooding removed from the flood assessment. - 🌳#BiodiversityNetGain: requiring off site biodiversity restricts the available land for housing delivery particularly where Local Plans require BNG above the mandatory 10%. The balance between the environment and home building is one that clearly needs to be considered. BNG is still a new concept, and issues being experienced include conservation covenants and access for off-site biodiversity areas. - 🐟#NutrientNeutrality is still prohibiting development. There is limited policy guidance and legislation which has led to uncertainty with developers and local authorities. Ideas to address the issue include the use of Grampian conditions, a levy or using a baseline for returning catchments to a favourable condition. - ❔#Greybelt: clarity on the definition of the grey belt introduced into the draft NPPF is required. This is a new concept and is to be determined by the LPA’s. It is currently viewed as being subjective and based on conflicting guidance. - 🤔 #strategicplanning: For strategic planning to bring positive change, many combined authorities need strategic planning powers and responsibilities to be brought forward by legislation - 🏘️ #LandValueCapture: Proposed changes to Land value capture (e.g removing hope value from CPO compensation and capping benchmark land values for greenbelt sites) may disincentivise landowners to secure planning consent or bring land to market due to the risk of the site being acquired by the state below market value. This could have a disastrous impact on housing delivery and the proposed target of 1.5mil homes for the Parliament. - 🏡#RPsS106:The reduction in the ability of Registered Providers to take on Section 106 affordable homes due to the economy, regulatory requirements and changes to grant funding rules means that developers are struggling to sell the affordable housing element on schemes. This may lead to schemes stalling, planning applications being revisited to amend on-site provision to alternate tenures, or requiring conversion to a payment in lieu. Developers should seek early engagement with RPs at pre-application stage and explore opportunities for grant funding or alternative delivery. A huge thank you to the HBF and speakers for such an informative day! #planningreforms #homebuildersfederation

This September, DLP Planning Ltd and the Strategic Planning Research Unit (SPRU) assisted Taylor Wimpey – North Thames and WHITEACRE LIMITED in securing planning permission for up to 186 dwellings and 59 Extra Care units at Grange Farm, Bovingdon. DLP was first engaged in 2020, supporting the site’s proposed allocation in Dacorum Local Plan’s Regulation 18 version. The Planning Committee granted permission in April 2024 following a positive recommendation. DLP proposed changes to optimise the draft allocation’s development potential, supported by extensive community engagement including as part of the then-emerging Neighbourhood Plan. This ensured the site remained proposed for release from the Green Belt in subsequent Local Plan revisions, providing at least 1.15ha of community land for outdoor sports and recreation, and community facilities including a Scouts hut and community orchard. A hybrid planning application was then submitted in August 2023 after extensive engagement comprising both pre-application advice and input from the Design Review Panel. The application identified a package of very special circumstances for approving the development prior to the Local Plan's finalisation. This included addressing the site’s unique surface water drainage improvements, the borough’s urgent market, affordable and older persons’ housing needs, alongside bespoke Suitable Alternative Natural Greenspace (SANG) provision for mitigating recreational impacts on Chilterns Beechwoods Special Area of Conservation (SAC). DLP’s success at promoting and securing planning permission for development in the Green Belt comes at a time when the new Labour Government has provided a clear signal that further land currently falling under this designation will have an important role in meeting future housing needs while decision-takers and plan-makers will retain control over, as applicable, the very special or exceptional circumstances required to support the case for development. DLP therefore expects to lead on the planning strategies for several similar proposals in the coming months. #YearInReview2024 #planning #GreenBelt #housing #OlderPeopleHousing #housingcrisis

📣 North Yorkshire Call for Sites North Yorkshire Council, a new unitary authority formed in April 2023 and one of the largest local authorities in the country, has now started a Call for Sites process on its new Local Plan. The Call for Sites is an important first stage in the creation of a new Local Plan for the county. Any sites submitted will be considered for allocation for development in the new Local Plan. The Council is inviting developers, landowners and the public to put forward potential development sites and is seeking land for various uses including the following development types: • Residential and housing (this can include specialist proposals such as extra care, care homes, etc) • Employment land and other commercial developments • Retail and leisure • Regeneration schemes • Renewable energy generation opportunities • Other environmental or natural based opportunities (can include opportunities for biodiversity net gain, tree planting, habitat creation, etc.) For many landowners the Call for Sites process provides a significant opportunity to influence the Local Plan and add value to their land. Rural Solutions is advising several of our existing clients on the Call for Sites process and will be submitting sites for consideration before the end of June date given by the council. We would recommend that any landowners with aspirations to deliver development or land-use change on their land, gets in contact with us to discuss the significant opportunity that the Call for Sites process can offer. More information available at the link in comments. #NorthYorkshire #LandOwners #SiteDevelopers James Ellis

🌳 🌲 Hertsmere Council Approves 186-home Grey Belt Scheme with 80% Affordable Housing.. ❌ Hertsmere Borough Council has approved a 186-home scheme on what it describes as grey belt land after Planning Officers placed very substantial weight on its affordable housing provision policy in a decision the LPA said reflects Labour Government’s proposed policy of easing the release of low-quality green belt for development. ✖ Officers afforded significant weight to the schemes community benefits, including the provision of allotments on the application and improved accessibility for all users. The Officers also ascribed moderate weight to the enabling of the housing scheme development; improvements to the Public Right of Way (PRoW) network, and a biodiversity net gain (BNG) of 11.42% for habitats and 31.31% for hedgerows, with some of this BNG achieved on the site itself within the biodiversity area that would be inaccessible to the public. ✖ ❌ Consequently, the Officers concluded that the benefits of the scheme would comprise very special circumstances, which demonstrably outweigh the harm to the green belt and any other harm as identified. They therefore recommended for approval subject to the agreement of a unilateral undertaking and conditions.” #planning #newhomes #development #homes #houses

If you'd like to know why housing in Denver is so expensive? This post sheds light on the challenging fee structure that developers in Denver encounter when working on multifamily housing projects. The fees involved in a development of 111 units are substantial and varied, impacting the overall cost significantly (and this is not including Xcel Energy fees and Denver Water fees, nor the holding costs that have to be paid for waiting for permits for several months, often more than a year): - Building Permit and Plan Review Fees: Calculated based on project valuation, these fees can reach thousands of dollars. - Affordable Housing Linkage Fee: Recently increased, adding a substantial financial burden to projects. - Site Development Plan Review Fees: Necessary for new commercial projects and major additions, with costs varying based on project specifics. - Transportation and Infrastructure Fees: Covering permits like right-of-way, sewer use, and drainage, these fees accumulate rapidly. - Fire Department Fees: Annual fees for fire permits unless stated otherwise. - Forestry Fees: Due before zoning permit issuance, based on Denver Parks and Recreation's Forestry Fee Schedule. - Landmark Preservation Fees: Additional fees for projects impacting landmarks or historic districts. - Miscellaneous Fees: Include inspections beyond regular hours, re-inspections, and other non-standard agency requirements. Developers also face additional costs like Fee-in-Lieu for Affordable Housing, where a choice not to include affordable units incurs fees ranging from $250,000 to $478,000 per unit. Ongoing Compliance Monitoring Fees ensure adherence to affordable housing regulations, adding to the financial burden. These fees collectively inflate development expenses, directly impacting housing prices in Denver. Addressing this complex fee structure is vital to fostering more affordable housing solutions in the city. #Denver #AffordableHousing #RealEstateDevelopment #HousingCrisis #PolicyChange

🚀 Updates to the NSW Department of Planning, Housing, and Infrastructure 🚀 The NSW Department of Planning, Housing, and Infrastructure has announced significant updates to the Housing and Productivity Contribution Order. These changes aim to streamline processes and integrate innovative environmental conservation for future developments. 🏗️ Key Updates Aims to: • Integration of Residential Construction: The new order, effective from 1 July 2024, will categorise medium or high-density residential developments into a single HPC class, simplifying payment timings to the onset of construction. • Clarification Subdivisions: Subdivisions of existing developments will no longer attract a charge, facilitating easier calculation and consistent treatment across various development categories. • Strategic Biodiversity Component: Starting 1 July 2024, this new component will fund conservation actions under the Cumberland Plain Conservation Plan (CPCP), impacting residential, commercial, and industrial developments on CPCP certified lands. #NSWPlanning #realestate #landdevelopment #subdivision #development #building #housing #PropertyDevelopment #DualOccupancy #SubdivisionCDC #LRHDC #ComplyingDevelopment

Persimmon Homes and Barratt Homes to deliver thousands of new homes in Wiltshire 🏘️🤝 Developers Persimmon Homes and Barratt Homes Bristol have finalised a joint venture to build thousands of new homes in Trowbridge. Persimmon has been working with Wiltshire Council to finalise outline planning permission for up to 2,500 homes at the site, with half the land acquired by Barratt Homes Bristol. The plans will be delivered by Persimmon and Barratt Homes Bristol and their sister companies Charles Church, David Wilson Homes and Redrow Homes. Outline planning permission is expected early in the New Year, and the aim is for the 177-hectare site to feature high-quality, energy efficient homes. Continue reading... https://lnkd.in/e56EHkP9 #property #construction #housing #housebuilder #residentialproperty #future #wiltsnews #wiltshour #businessnews #businessintelligence

Some useful guidance from Strutt & Parker around the changes to PD rights and Class Q. From my experience valuing property converted under Class Q, the quality of this accommodation continues to improve. This is particularly noticeable in the case of modern barn conversions which are being designed with a focus on high levels of energy performance. Hopefully the changes will see needed additional housing delivered in rural areas through the conversion of space that is, in many cases currently poorly utilised. https://lnkd.in/euREgnZt