"Sticky Housing Markets" - another thoughtful post from Chris Brown

Click here for Chris Brown Post

Extracts:

"...We can’t (or don’t) measure emotional attachment to a neighbourhood or a community so we ignore it."

"...Simple questions like ‘how many people do you know in this neighbourhood’ may be much more revealing than knowing the amount of money flowing in welfare benefits."

"...big questions that our unthinking, school-boy, economic assumptions ill equip us to answer."

I trust you will find the post thought provoking.

What shocks await us this time through NPF3's influence on the IMF development plan?

Here is the second of my posts further to my brief read of the Highland Council's Development Plan Scheme, DPS.

The Planning service asks itself in the DPS:

...What other work will we be doing in 2013?


Towards the end of the list we find;

...National Planning Framework 3 – We will continue to monitor progress and comment further on the upcoming National Planning Framework 3 (NPF3) Main Issues Report due to be published in March 2013. We have proposed 10 candidate national developments for inclusion in the report as significant to the wider area outside Highland. The Candidate National Developments we submitted are listed 
below:

• A96 Dualling
• A9 Perth to Inverness Dualling/Inverness to Thurso Improvements
• A82 Improvements
• Inner Moray Firth Port and Harbour Enhancements
• North West Coast Port and Harbour Enhancements
• Pentland Firth and Orkney Waters Strategic Port and Harbour
• Strategic Airport Enhancements – Inverness, Skye and Wick John 
O’Groats Airport
• Inverness to Elgin Life Sciences and Growth Corridor
• Superfast Broadband

(Well, the 'Inverness to Elgin Life Sciences and Growth Corridor' certainly intrigues me as does the 'Inner Moray Firth Port and Harbour Enhancements' and Strategic Airport Enhancements' further to a little more research I will follow up on this in a post as soon as possible.)

SO, WHAT IMPLICATIONS DOES THIS HAVE FOR THE DEVELOPMENT PLAN PROCESS LOCALLY?

According to the Scottish Government web page HERE

What does being a national development mean?

Identification in the NPF should be the mechanism for establishing the need for such developments.  The purpose of the designation is to facilitate the developments through the consenting process.

What are the implications for my local authority’s decision making?

On a strategic level, development plans will be required to accord with NPF3.

Where a planning application is required for a national development, there are some additional steps in the planning process.  These are:

• there must be pre-application consultation, including with the local community;
• the local authority must hold a pre-determination hearing; and
• the authority’s decision on the application must be made by the full council

Highland Council; Living in the past and delaying the Inner Moray Firth Plan?

PLEASE READ TO END TO FIND 'WARNING'

Here is the first of several items arising from my first very brief look at the Council's 'Development Plan Scheme',DPS (which is going before the PEDC on March 13 2013)

To start with, what is a DPS?

Well, according to the statement at the start of the Council's document:


...A Development Plan Scheme sets out how we will be preparing our plans for using 
land over the next year. This document makes it easier for you to find out how far we 
have developed our plans and how you can get involved...

The first thing that caught my eye is the progress on the 'Inner Moray Firth Local Development Plan', IMFLDP.

The relevant section reports that:

...During the first stage of producing this plan, we asked  landowners and communities in the area to submit details of land that they would like to see developed or if there are areas they feel should be protected. This is known as the ‘Call for Sites’ stage.

...The call for sites was launched in late January 2011 and ran until late April 2011. Based on the results from this and with information for the existing Local Plans, we published a Main Issues Report in April 2012. The purpose of the Main Issues Report is to set out what we think are the best options for development and give reasonable alternatives. As part of this an extensive public consultation was held during which time we held almost 40 consultation events and received almost 900 responses.

We are approaching the end of the summary and analysis of the comments made during this consultation. We will consider these and decide on the contents of the Proposed Plan which is the next main stage in the local development plan process and which we expect to publish in autumn 2013. The Proposed Plan sets out a firmer view on the proposed strategy, locations and uses for future development and safeguarding in the area  

Below (are extracts from) a table detailing the time scales for the next stages in the plan preparation process.  With Target dates

...Consult on new sites which have emerged Summer 2013

...Publishing the proposed plan and holding public consultation 

Revised environmental report Autumn 2013

...Submit to Scottish Government Reviewing and making necessary amendments 

Summer 2014

Now, I was somewhat bemused to see a line saying:

...Consult on new sites which have emerged Summer 2013

This reminded me of the old style local plan process.  It seem to be adding back in a plan stage that was removed through planning reform.  I thought the whole point was to speed up the plan process?  

This rings alarm bells because the only place I can see time  now being saved is at the examination stage on the basis that the consultation has all been 'front loaded' ('Front Loading' consultation was a key part of the point of reforms all along of course but in my opinion this does not justify a potential shortening examination stage)

So people, make very, very sure that you have your say in the most detailed way you can at every possible opportunity in the planning process.  Expect to get feedback and make sure you can see EXACTLY where your views have influenced the plans.  

AND; MAKE SURE YOUR  COUNCILLORS TAKE THE UTMOST CARE WHEN REVIEWING EACH STAGE OF THE DEVELOPMENT PLAN AS IT IS SET BEFORE THEM.

AND; REMEMBER THERE IS A THIRD NATIONAL PLANNING FRAMEWORK ON THE WAY.  WHATEVER APPEARS IN THAT WILL HAVE A PROFOUND EFFECT ON THE DEVELOPMENT PLAN LOCALLY.  

MORE ON what the DPS says about NPF 3  in the next post.

PEDC Meeting 13 March - Tourism Development; Development Briefs for Nairn and Inverness; Development Plan Scheme; other Supplementary Guidance and the employee survey;

Meeting Agenda here

A meeting of the Planning, Environment and Development Committee will take place in the Council Chamber, Council Headquarters, Glenurquhart Road, Inverness, onWednesday, 13 March 2013, at 10.30 a.m.

Highlights

7.  Employee Survey 2012
Suirbhidh Luchd-obrach 2012

There is circulated Report No. Ped-18-13 (48kb pdf) dated 1 March 2013 by the Director of Planning and Development outlining the key findings of the Employee Survey 2012 and proposing improvement action priority areas to be addressed by the Planning and Development Service in response to the views expressed by staff within the Service in the sixth Highland Council Employee Survey.

10.  Review of Highland Council Support for Tourism Development
Ath-sgrùdadh air Taic Chomhairle na Gàidhealtachd do Leasachadh Turasachd

There is circulated Report No. Ped-21-13 (355kb pdf) dated 28 February 2013 by the Director of Planning and Development presenting the findings of the Council’s Review of Tourism Spend, and making a series of recommendations arising from this review.  Recommendations are also made on how a Service Delivery Agreement with VisitScotland can be concluded for the year 2013-14.

13.  Development Plan Scheme 2013
Sgeama Plana Leasachaidh 2013

There is circulated Report No. Ped-25-13 (1015kb pdf) dated 1 March 2013 by the Director of Planning and Development presenting the 2013 update of the Development Plan Scheme (DPS), attached as Appendix 1, which sets out the Council’s programme for preparing and reviewing their Local Development Plans and associated documentation.  The DPS helps to provide certainty to the community and other stakeholders as to when each stage of the development planning process is being reached.  This 2013 version outlines the progress made so far, current status and next stages of the main projects since the DPS 2012 Update was approved in November 2012.

14.  Supplementary Guidance to the Highland-wide Local Development Plan
Stiùireadh Leasachail do Phlana Leasachadh Ionadail na Gàidhealtachd air Fad

There is circulated Report No. Ped-26-13 (41kb pdf) dated 1 March 2013 by the Director of Planning and Development seeking a decision to statutorily adopt and issue the following Supplementary Guidance to the Highland-wide Local Development Plan:

• Inverness City Centre Development Brief
• Developer Contributions: Supplementary Contributions
• Highland Statutorily Protected Species: Supplementary Guidance
• Housing in Multiple Occupation: Supplementary Guidance
• Housing in the Countryside: Supplementary Guidance
• Nigg Yard Master Plan
• Physical Constraints: Supplementary Guidance
• Public Art Strategy: Supplementary Guidance
• Sandown Development Brief
• Managing Waste in New Developments: Supplementary Guidance 

TECSC Meeting next week - some parking charges up and some spaces made available

From Council web pages here

A meeting of the Transport, Environmental and Community Services Committee will take place in the Council Chamber, Council Headquarters, Glenurquhart Road, Inverness on Thursday 14 March 2013 at 10.30am.

Amongst the highlights 

6. Scottish Government Grants for Waste Management
    Tabhartasan Riaghaltas na h-Alba airson Rianachd Sgudail

7. Horsemeat and Food Fraud
    Feòil Eich agus Foill Bìdh

12. Extension and Improvement of Cemeteries
      Leudachadh is Leasachadh Chladhan

13. Review of Parking Charges in Off-Street Car Parks 
      Ath-sgrùdadh air Cosgaisean Parcaidh ann am Pàircean
      Chàraichean Far-  Rathaid

There is circulated Report No TEC-27-13 (335kb pdf) dated 28 February 2013 by the Director of Transport, Environmental and Community Services reviewing the parking charges in Council off-street car parks in accordance with the Council’s parking policy. 

More development planned for Inverness?

A couple of bits of news just emerging from the Council's and the Courier's web sites.

Firstly, the Council's PR headlines with,

Leader reaffirms Council commitment to Inverness West Link (07/03/13)

With the leader of the Council, Cllr Hendry stating

“I am very pleased with the hugely positive response we are getting to the future development of the lands made available as a result of the route chosen for the road.  This ranges from sporting groups and tourism businesses to house builders and local businesses, who see the potential for the right mix of development in this iconic area of the city."

Full item here

Then the Inverness Courier Tells us that there is a new owner for the Eastgate shopping centre, 

'UK-owned real estate fund manager, F&C REIT, has bought the mall from property development and investment firm Grosvenor.'   'The new owners have pledged to work with the local community in future developments.'

A spokesperson for the new owners is reported as saying, 

"We are delighted to be taking an active role in one of the country’s top shopping destinations and look forward to working with our customers and the local business community to ensure Eastgate is managed and developed with everyone’s best interests at heart," 

Courier here

Getting the Jitters

Well, March is here and according to the Scottish Government's web page we should be getting a 'Main Issues  Report' for the 'Third National Planning framework', NPF3

Now, the content of NPF2, consulted on and published a few years back, had far reaching negative effects on our Local Development Plan in terms of both consultation and examination.  I am anxious to see just what the Government proposes to support in terms of developments in the Highlands and for me the publication of this document cannot come soon enough.  

We are all facing difficult times and people need homes and jobs; will this expected publication fill me with warm fuzzy feelings of confidence and respect or leave me feeling cold and alienated?  Time will tell, but let's hope we are not waiting too long...

Chris Brown blogs on ' House Building Benefit Junkies' and before that on 'Smart Growth'

Lots of good stuff on the 'Chris Brown' blog.  

Why not pop over at the link here and catch up on:

The House Building Benefit Junkies Return

Smart Growth?

(Area planning activists will be very familiar with the local application of the concept of 'Smart Growth'; come along now, yes you are, no really you are...)

Tornagrain - the first 200?

According to this web page on the web site of Ben Pentreath & Associates the architects are working with the landowner and DPZ on a more detailed masterplan for the first 200 dwellings at 'Tornagrain' (shouldn't it say 'New Town near Tornagrain' since there is already a little settlement called 'Tornagrain' in existence) with a planning application expected in early 2013.  BP&A also state on the page here that they have been working at Poundbury for a number of years.  

Why not flick through the drawings on the Poundbury page given that the drawings may provide an insight into what to expect at the 'Tornagrain' site in the not too distant future...

The Herald Scotland 'Voice of Property' (14 Feb 2013) also mentions 'Tornagrain' as part of a section stating:

...This could be the year that sees progress on some of the 11 exemplar projects that make up part of the Scottish Government's Sustainable Communities Initiative (SSCI) which have the potential to provide hundreds of new homes, put new towns and villages on the map, and give the construction industry a boost.

...When complete, Tornagrain, a planned new town in the Highlands between Inverness and Nairn, will be home to 10,000 people. Designed by American architect and urban planner Andres Duany, Tornagrain was granted outline planning permission last September and the detailed planning application for the first phase will go to the council in the spring. 

It all seems such a long time since an initial announcement was made on the BBC (Wed 01 June 2005) and of course it was too be called 'Castle Stuart' then:

...Andrew Howard, managing director of Moray Estates, said the new development was being called Castle Stuart, after the name of the estate on which the settlement would be built.

"This is a great opportunity for Inverness and the Highlands area to plan its population growth and it would be extremely good for the economy," he said.

"By planning this in an organised and structured way it allows everyone to plan what the settlement will look like."

It all seems such a long time ago since PTEa drew up an 'Outline Masterplan' (October 2004)     for 'Castle Stuart'.  

Is interest in planning matters waning locally?

As we approach episode '5 of 8' of the BBC 2 series 'The Planners'  I am filled with a nagging sense that whilst a documentary series, which follows '...planning applications and the contentious processes behind them...', may make good Thursday evening telly for the nation, local interest in planning matters may be waning.

What do readers think?

Latest on Pre-App Consultation and Planning Modernisation

News just in from 'Planning and Building' (Scottish Government e Newsletter) - Extract

With the recent legislative changes on Pre-Application Consultation (PAC) we will be revising Circular 4/2009: Development Management Procedures in this regard.  Also, the one year review of the modernised planning system, published in September 2010, indicated a demand for further guidance on PAC.  We welcome any views on this aspect of the Circular to assist in its revision. Responses to Graham.Robinson@scotland.gsi.gov.uk by March 15, 2013.

• Planning Modernisation Development management System: One Year Review
• Circular 4/2009: Development Management Procedures

Ground investigation work to kick off A9 Dualling

From Transport Scotland web page

Users of the A9 will welcome news a £1.3 million ground investigation contract is expected to be awarded early next month, getting the A9 dualling underway in earnest.

Subject to the mandatory standstill period, Transport Scotland will award the contract to Environmental Scientifics Group Ltd.

When this contract gets underway, it will be the first spade in the ground for the Scottish Government’s ambitious programme to dual the A9 between Perth and Inverness by 2025.

Work should begin next month and last for four months.

Transport Minister Keith Brown said:
 
“Following the public exhibitions and useful feedback we received last December, work to dual the A9 between Perth and Inverness is now being stepped up.
 
“These important ground investigations will give us the detailed information needed to progress the draft orders for Luncarty to Pass of Birnam section next year. They underpin the careful in-depth planning and design required for one of the biggest infrastructure projects in Scotland’s history.”

Progress is also being made elsewhere on the A9 on the Kincraig to Dalraddy section. Tenders for ground investigation work will be sought early next month and these works are expected to start later this year, paving the way for construction to start in 2015/16.

Mr Brown continued:

“It is further good news that we are starting the tender process for the ground investigation work on the Kincraig to Dalraddy section.

 “When completed, the A9 Dualling programme will bring benefits to road users, communities and businesses who live along or use this important route which links central Scotland and the Highlands and Islands.”

News round up - National

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Extracts from e Planning News

The draft Town and Country Planning (Fees for Applications and Deemed Applications) (Scotland) Amendment Regulations 2013 will be laid in Parliament on February 1, 2013.
If approved by Parliament these regulations would come into force on April 6, 2013.
The effect of the regulations is to increase planning application fees by approximately 20 per cent.


Amendments to Planning legislation: Amendments highlighted in November 29 alert, now approved and which come into force on February 2, 2013 - further details of legislation. These changes relate to:

• The removal of pre-application consultation requirements from applications for changes to conditions
• And the ability to agree extension to the period for determination on applications for local development delegated to an officer for decision

Find out more

Stakeholder satisfaction survey You are invited to take part in the Planning and Architecture Division stakeholder satisfaction survey.   We are striving to provide the best service possible to all our stakeholders and would appreciate feedback on your experience. The survey, which should take less than 10 minutes to complete, asks for your views on the quality of service provided by Planning and Architecture staff. The results will be used to inform our service improvement plan for 2013/2014. The survey will be open until March 1, 2013.     Take part in the survey Archive Information on Additional Resources for Panning Authorities - Wind Turbine Applications - Assessment of Bids In June 2012 Scottish Ministers recognised that some authorities were dealing with a significant number of applications for wind turbines which was placing a burden on the local planning system. Following engagement with COSLA and Heads of Planning Scotland, officials invited bids from planning authorities for additional funds to assist them in dealing with wind turbine planning applications.   Archive Information on Additional Resources for Panning Authorities - Wind Turbine Applications - Assessment of Bids Case studies   Do you know any examples of good practice in planning? Sharing your positive experiences can help others across the country to work more effectively, and ultimately, can help to improve the efficiency of the planning system in Scotland. Case studies Good practice Planning and Architecture Division (PAD) - Introductory Events PAD will be hosting more two day sessions to help stakeholders gain a better understanding of the role of the Scottish Government in planning. Further information is available in an outline. If you are interested in attending please e-mail Iain McLeod. Introductory events outline

Major Applications

A handy update for anyone in the area 

Report to SOUTH PLANNING APPLICATIONS COMMITTEE

19 FEBRUARY 2013

This report provides a summary of all cases within the ‘Major’ development category 
currently with the Planning and Development Service for determination. This includes
those already submitted for determination and those future applications that  have
submitted a Proposal of Application Notice (PAN). 
While not planning applications, the report also details proposals submitted under s36
or s37 of the Electricity Act 1989 i.e. wind farms over 50MW or hydro power stations 
over 1MW on which the Council is consulted or significant applications for power lines; 
proposals that carry with them a deemed planning permission if approved by Scottish 
Ministers. 

Recommendation - That the current position of these applications is noted