Case Study Flashcards
Why was an SPD used for this application?
To control the general principles of the development (add detail to LPA allocation)
This was in the transition for when the previous AAP could not be used at this point.. stop gap approach
How much weight does an SPD have?
Legally, not part of the Local Plan (no independent examination)
Material consideration in determining planning applications
They are not a DPD like an Area Action Plan
Why is the planning permission not deemed satisfactory?
Must be deemed acceptable to the developer ‘acting as a reasonable and commercially minded developer’
Option outlines once commencement begins cannot stop. CP has 3mos at the end of one phase to issue the next notice.
What information did you include with your data room?
Property Description Location Plan Residential Market Report (supporting assumptions) Vision Statement & Precedents Option Terms Summary (NDA) Financial Model Planning History/Summary Planning App Docs (Masterplan, Parameter, DAS) Technical Site Investigations Archelogy Report Utilities Report Historic Cost
What options do you have to vary the planning condition and which do you advise?
S73 Application TCPA 1990 (recommended as you bank the PP no risk of going back to committee for the whole application)
More extreme
Appeal Non-Determination
Appeal the condition
Why do you believe the planning condition needs amending?
NPPF para 55
Not meet each of the tests of a condition;
*Necessary - (Monitor & Manage)
*Precise - (Definitions of ‘STI’ & ‘Delivered’)
*Reasonable - (Cap but there is an Outline)
Enforceable
Relevant to planning
Relevant to the development
How did you compose your strategy?
Option: DD Ph1 40-45ac private, 15-17ac (60% private)
S106: Busway, First school & Mixed Use Hub
Masterplan: Dual entrances set scene, infra & POS delivery, safe exit which has now changed
You mention the exit strategy is important, could you explain this and how was this incorporated?
Delivery of finished roads for purchasers, sale & stakeholders taking site inspections
Important to not to build into a corner and you cannot deliver that parcel to the market
New strategy single start and ending out to the west clockwise
When you undertook your site investigation were your initial observations?
- Approached from A428 (benefit), this is a major road but local roads are very resident (some rural)
- Surprised by how many uses are currently there hangars, employment land, some farming, crane equipment
- Fall from north to south is noticeable
- Mature vegetation to east buffering HC
- Cambourn not built out
- Scale of runways is vast
How are the other strategic allocations within the SC Local Plan performing?
- Northstowe (Gallagher & HE) 10,000 well progressed w/ primary school and secondary schools open
- Waterbeach (U&C) 6,500 sold first parcel to SB developer
How can an appeal be made and why was this not advised?
Appeals are made to the SoS (within 6MOs)
A planning inspector is handed the case unless it is called in
Written Reps - reps and site visit smaller schemes
Informal Hearing -parties discuss before an inspector
Public Inquiry - cross-examination of parties and 3rd parties
This was not advised as it brings into question the entire scheme (risk) and third party
How did the Knight Frank Report Cost and Value impact your decisions?
This supported my Clients aspiration for a value-add approach to development;
Analysis of multiple schemes, found a 15% value premium (compared with other schemes in that market)
Value goes beyond housing as Poundbury created 1.3 jobs per house and 44% public transport use
Larger dwellings GDV not dilluted as 123% better at Arccodia
What is the role of the masterdeveloper?
Overall remit to ensure the scheme works managing the landowner negotiations and planning promotion w/local authority
- Intermidiatary between the site and third party developers
- Bringing forward serviced land
- Procurement & delivery of the infrastructure
- Select developers
- Manage scheme S106 obligations & conditions
- Monitor site delivery and viability
What were some of the major risks in the project?
- Planning risk: permission and viability
- Capital Outlay & peak funds £74m (Mar-24)
- Energy strategy / Build cost uplift if first homes delivered in 2023 (FHS/25)
- Busway: delivered by GCP required for transport strategy
- Land Purchase £21m
- Infra & S106 Costs: £12m Ph1 Infra, £5m interim transport,
- Unknowns: asbestos (previously UXO & archaeology)
Which triggers did you adjust on the S106?
Favourable timing for early costs (profile)
Self build 5%>1%
Remove travel plan coordinator
Confirmed what was land take and financial contributions
