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Developer Contributions

Supplementary Guidance

2 developer contributions supplementary Guidance LIVE parK

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Developer ContributionsSupplementaryGuidance

Contents

developer contributions

1. introduction ............................................................................................................. 4

2. developer contributions – a context ...................................................................... 5

3. determining the type of contribution .................................................................... 6

4. planning obligations ................................................................................................ 7

5. types and level of contributions ............................................................................. 8

AffordableHousing ....................................................................................................................8

EducationProvision ....................................................................................................................8

Transportinfrastructure(incPublicTransportandOutdoorAccess) ...........................9

WaterandSewageinfrastructure(includingsustainabledrainagesystem) ............ 10

OpenSpace(includinglandscapingandpublicaccess) ................................................ 10

CommunityFacilities(includinghealth,leisure,sportandrecreation) ...................... 11

WasteManagementFacilities(includingrecycling); ....................................................... 11

BuiltandNaturalHeritage ...................................................................................................... 12

contributions may include'


1. Introductionthe local development plan developer contribution’s policy lists the main areas where contributions may be sought and the main purpose of this guidance is to provide further explanation as to what types and level of contributions might be expected.

• Affordable housing;

• Education provision;

• Transport infrastructure;

• Water and sewage infrastructure (including Sustainable Drainage System);

• Open space (incl. landscaping and public access);

• Community facilities (incl. health, leisure, sport and recreation);

• Waste management facilities (including recycling); and

• Natural and historic heritage.

Thisguidanceprovidesinformationonhowthedevelopmentcontributionpolicywillbeappliedinpractice.Itisaimedatdevelopers,architects,applicantsaswellasmembersofthepublicwhoareundertakingamediumtolargescaledevelopmentproposal.Thepurposeofthedocumentisto:

• Provide guidance on when an exception may be made to making a contribution.

• Provide guidance on when planning obligations may be used.

• Define and interpret what is meant by the types and levels of contributions that would be expected.

this supplementary Guidance is one of a series that supports policies in the local development plan. it has the same statutory weight and status as the local development plan in the determination of planning applications. and should be read in conjunction with the plan. (it should be noted that contributions towards

affordable housing are set out in the Supplementary Guidance on Housing Development).

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2. Developer contributions - a contextdeveloper contributions may be sought to mitigate against the projected impacts of development on the public services and infrastructure or the environment within the national park area.

Contributionsarealsorequiredwherethemarketisnotabletodeliverandaspecificpolicyrequiresafinancialcontribution(commutedsum)tobemade,thisisparticularlyinrelationtoaffordablehousing.Thepolicyofdevelopmentcontributionsiswidelyacceptedasalegitimateandnecessarydevelopmentcostandistypicallyfactoredintodevelopmentappraisalsasamatterofcourse,howeverplanningcontributionsshouldnotbeusedtoresolveexistingdeficienciesininfrastructureprovision.

Thekeygovernmentlegislationandguidancepertinenttodevelopmentcontributionsare:

• Circular 3/2012 ‘Planning Obligations and Good Neighbour Agreements’- this document provides a statement of Government policy, containing guidance on policy implementation

• Section 75 (s 75) of the Town & Country Planning (Scotland) Act 1997.

Therearefewexampleswherewehavehistoricallysoughtcontributionsgivenmanydevelopmentsaresmallscale,howevercumulativelythesedevelopmentshaveanimpactsonserviceprovision,facilitiesandinfrastructureintheparkareaandcontributionsforsinglehousedevelopmentsarenowsoughtincertainareasoftheNationalPark(seeLocalDevelopmentPlanHousingPolicy2(a)).


3. Determining the type of contribution

Affordable Housing

Education Transport Infrastructure Water and Sewage

Infrastructure

Community Facilities

Waste Management

Facilities

Built and Natural

Heritage

Open Space

residential x x x x x x x x x

commercial (inc retail, industrial, business)

x x x x x x

tourism x x x x x x x

rural activity area development

x x x x x x x

Table1summariesthelikelydevelopercontributionsthatwillbesoughtforparticulartypesofdevelopmentproposals,whichwilldependonscale,locationandparticularcircumstancesofthedevelopment.Thistableshouldassistinearlysitedevelopmentviabilitycalculationsandtheextenttowhichthisimpactsontotaldevelopmentcostandtheresidualvalue.

Table 1 – Types of Contributions likely to be sought by development type

Developercontributionsmaybedeliveredon-site(i.e.provisionoflandscaping,sustainabledrainagesystem)andsecuredviaconditionoroff-sitesecuredbyalegalagreement(i.e.landscapeenhancement,upgradeofexistingplaypark).Somelegalagreementswillrequireafinancialcontribution(i.e.moneytowardsanextensiontoaschooloraffordablehousing).

Developercontributionsarenotrequiredforalldevelopments.Itisdependentonthetypeofdevelopment,itsimpactsandthecapacityofthetownorvillagehastoincorporatethedevelopmentwithoutputtingstrainuponthecommunityinfrastructure.

AnexemptioncanbemadetomakingacontributiononlywhereaDevelopmentAppraisalorViabilityStatementdemonstratingthenegativeimpactthatcontributionswouldhaveuponproject/developmentviabilityhasbeenfullydisclosedtous.Thiswouldincludedetailsofhowthegrossdevelopmentvalueisbrokendownintolandcost,profit,contributions,professionalfees,buildcostsetc.Wewouldkeepfinancialinformationconfidential

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4. Planning obligationsWe are unable to use section 69 local Government act contractual agreements in respect of the payment of developer contributions, as we are not a local authority. therefore we can only use section 75 planning act obligations to secure the relevant contribution.

AS75isregisteredasaburdenagainstthetitleandpaymentscanbemadeaftertheissueofplanningconsentoroncompletionofthedevelopmentorothertimescaleagreedsuchasoccupationofthehouses.Themoneyshallbekeptfor10yearsandifnotspentthemoneywillbereturned,withinterest,bytherespectivelocalauthority.Intermsofmanagingfinancialcontributions,weuseprotocolswiththerelevantlocalauthorities(StirlingCouncil,ArgyllandButeCouncil,PerthandKinrossCouncilandWestDunbartonshireCouncil)toensurethatanycontributionsarering-fencedandspendprioritisedwithintheNationalParkarea,particularlyinrelationtoaffordablehousingcontributions.Additionally,thelegalagreementmaystipulatethatitmustbespentwithinaspecifictownorvillage.

Applicants should note that they may incur and be liable for their own legal expenses resulting from the requirement for and conclusion of a S75 agreement.

TheexactpaymenttermswillbeamatterforagreementbetweenthePlanningAuthorityandtheapplicant.FurtherdetailscanbefoundinourPlanningAdviceLeafletonplanningobligations.

ItisinappropriateforplanningconsenttobeissueduntilconfirmationofregistrationhasbeenreceivedfromtheKeeperoftheRegistersofScotland(SasinesandLandRegisters).However,everyeffortwillbemadetostreamlinetheapplicationprocessandensurethatapplicationstakenolongerthan6monthstodetermine.Intheinterestsofprovidinganefficientservice,wemayrequireearlylegalworkfornegotiationandagreementinparallelwithconsiderationsoftheapplicationbyDevelopmentManagement.Thewritingofadraftlegalagreementatanystageintheprocessofdealingwithaplanningapplicationisnottobeconstruedasinferringplanningpermissionwillbegranted.

Pupil product ratio Secondary School Primary School

private housing development 0.2 0.4

Private flatted development 0.03 0.06

General social rented housing 0.1 0.4

Housing for the elderly 0.0 0.0

5. Types and level of contributions

Affordable HousingTheNationalParkAuthorityiscommittedtothedeliveryofaffordablehousing.TheHousingSupplementaryGuidancespecificallydetailsallpertinentaspectsofrelevanttoaffordablehousingcontributionsintheNationalPark.

Education ProvisionTherequirementforcontributiontowardseducationalfacilitieswillfallonnewresidentialdevelopments.Thekeyconsiderationswillbewhetherthetypeofresidentialunitswillgeneratechildrenofschoolageandtheenvisagedimpactofcumulativedevelopmentonthecatchmentofprimaryandsecondaryschools.

TheNationalParkisuniqueasitcovers4differenteducationalauthoritiesrunbythecouncilsinthearea.TherearedifferentpressuresindifferentpartsoftheParkandcapacityisnotgenerallyanissueintheremoteruralareaswheresomeschoolrollsarebelowfullcapacity.CallanderhastheonlysecondaryschoolintheNationalParkanditalsohasonlyoneprimaryschoolwhichhashadcapacityissuesinthepast.ThereisfurtherinformationinrelationtoCallanderschoolcapacitywithintheCallanderSouthMasterplanFramework.

ThecapacityoftheprimaryschoolsintheNationalParkareacanfluctuate.Theremaybeperiodswhenaschoolisatcapacityandahousingproposalwouldcreateafluxinnumbersbutonlyforatemporaryperiod.Inthisscenariothedevelopercontributionwouldbenegotiatedonthenumberofpupilsgeneratedbytheproposal.Thefinancialcontributionislikelytofundthecostofprovidingtemporaryclassroomaccommodationforinstance.ItisunlikelythatgiventhelevelofdevelopmentproposedintheNationalParkandtheperiodoftheplanthatanewschoolwillberequiredinthistimeframe.

Thefiguressetoutbelowarethepupilproductratioandthesewillbeusedtodeterminethenumberofpupilsthatadevelopmentislikelytocreate.Onebedroomunitsarenotassessedforeducationcontributions.


Transport infrastructure (inc Public Transport and Outdoor Access)Theprovisionofon-sitecarparkingandaccessisanintegralpartofanydevelopmentproposalandisnormallycontrolledthroughtheuseofplanningconditions.Thesearestandarddevelopmentcosts.However,developmentsmayhaveoff-sitetransportimplicationsandtheremaybeaneedtoprovideorimprovetransportinfrastructureandservices(whereappropriate)suchasroads,footpaths,cyclewaysorimproveorprovidetrafficorparkingmanagementsolutionsorprovidepublictransportservicesandfacilitiesoutwiththeimmediatedevelopmentsite.

Thestandardsandlevelsofoff-siteparking,roads,footpaths,cyclewaysandotherconstructionworks,willbetotheprevailingstandardspecifiedbytheCouncilorTransportScotland.WhereaproposalisaccessedviaasubstandardroadorjunctionthentherequiredupgradewillbeagreedwiththeCouncilorTransportScotlandandmayrequireafinancialcontributiontobeagreed.

Wewillseekdevelopmentcontributions,eitherwhollyorinpart,towardstheirfundingthroughagreementsofnewandimprovedpublictransportservicesandfacilitieswhichreducetheneedtotravelbycar.Thiscouldbeacontributiontowardsthemaintenanceorimprovementofthecorepathnetworkinthevicinityoftheproposal.

Applicantsmayberequiredtomakecontributions,eitherwhollyorinpart,towardsthedevelopmentandimplementationofsaferroutestoschoolandotherroadsafetymeasuresinthevicinityofdevelopmentsiteorlinkingtolocalservicesandfacilitiessuchasrailorbusstationsorthecorepathnetwork.OneexampleisthatStirlingCouncilhavehighlightedthattheexistingpedestrianbridge,whichprovidesasaferoutetothetowncentrefromthesouthoftheriver,hasalimitedlifespanandthisisconsideredfurtherintheCallanderSouthMasterplanFramework.

StirlingCouncilhavealsohighlightedthatasecondrivercrossing(roadandactivetravelbridge)inthetownwouldbebeneficialtohelpreducetheloadoftrafficusingBridgend.ItwouldalsotakesomeoftheintrusivetrafficawayfromthetowncentreandthecongestionissuesfortheHighStreet.Inthisregard,residentialandcommercialdevelopmentwithinoradjacenttoCallander,includingtheCallanderSouthMasterplanarea,arelikelytoberequiredtocontributetothelong-termrequirementforanewroadbridge.Workisbeingundertakentoestablishbridgecostsandidentifyfundingoptions.DevelopersarelikelytohavearoleincontributingfundingtoasecondrivercrossingandaStrategicInfrastructureAssessmentwillberequiredtobeproducedandwillbeincluded

withinanysubsequentupdatedversionsoftheCallanderSouthMasterplanFrameworkplanningguidance.TheassessmentwillincludeprojectedcostsfortheroadbridgeandhowmuchcontributionisrequiredperdevelopmentuseinCallander.

BlairmoreVillageTrusthavehighlightedtheissueswiththeun-adoptedHighRoadinBlairmoreandStrone.DevelopmentproposalswithinthesevillagesmayberequiredtocontributetowardstheupgradeoftheHighRoadleadingtoadoptionandthiswouldbediscussedandagreedwithArgyllandButeCouncildependingonthetypeandscaleofdevelopment.

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Water and Sewage infrastructure (including sustainable drainage system)Thisincludestheprovisionofneworimprovedwaterandsewerageinfrastructure(includingmaintenanceofSustainableUrbanDrainagesystemsinperpetuity).IfaprivatewastewatertreatmentsystemispermittedthenthedeveloperwillberequiredtofundScottishWater’scompletionoftheconnectionfollowinganyupgradingofthesystem.

AplanningagreementmayberequiredtosecurethefuturemaintenanceofSustainableUrbanDrainageschemes.

Open Space (including landscaping and public access)Thisincludesprovisionofnewopenspaceand/orplantingandtheremaybearequirementforcontributionstowardslong-termmaintenanceandmanagementofopenspaceincludingwoodlands.Pleasenotethatplayparksarefoundundercommunityfacilitiesandlandscapeenhancementisfoundundernaturalheritage.

Intermsoflandscapingandopenspace,includingestablishingnewareasofplanting,theirimplementationandmaintenancewillbeaddressedthroughplanningconditions.Incertaincircumstances,suchasatourismdevelopment,landscapingmaybeintegraltothesupportoftheproposal.Thelongtermmanagementofthelandscapedareasandareasofopenspacewillberequiredaspartofaplanningobligation.Wherethelandscapingoropenspacecouldbeprovidedonotherlandintheapplicant’scontrol(notwithinthedevelopmentsite)thenaplanningobligationmay berequiredtosecureitsdelivery.

Wesupport,promoteandcreatesustainableaccessroutes.Wheredevelopmentshaveimplicationsforoff-siteinfrastructuretheremaybeaneedtoprovideorenhancecycleways,footpaths,equestrianroutesandaccesspointstowaterrecreationbothwithinandoutwiththedevelopmentsite.Contributionsforsuchinfrastructureprovision,enhancementand,whereappropriate-maintenancewillbesoughtonanapplicationbyapplicationbasisdependentuponproposeddevelopmentsizeandlocationfollowingconsultationwiththeAccessteam.


Community Facilities (including health, leisure, sport and recreation)Inadditiontolocalplayandrecreationalland,developmentsmay,individuallyorcumulatively,giverisetoaneedforneworenhancedsportsorcommunityfacilitiese.g.allweathersportspitchesandvillagehallstoservethewidercommunity.

Newplayareas,bothformalandinformal,orafinancialcontributiontoupgradeanexistingplayareamayberequiredforresidentialdevelopmentsover4unitsdependingontheexistingplayareafacilitieswithinthesettlement.Thecontributionrequiredwillbeassessedonacasebycasebasisdependentonthesizeandtypeofhousingandthecurrentfacilitieswithinthesettlement.

IntermsofHealthcarefacilities,shouldanyNHSservicesberequiredwithinlargercommunityfacilities,cross-servicediscussionwillbeencouraged.

Developmentmayalsogeneratearequirementforanindoorcommunityfacility(e.g.hall,centre).Thelevelofcontributionwillbedeterminedbythesizeofexistingfacilitiesandcurrentpopulationservedbythefacilitiestogetherwiththeanticipatedincreaseinpopulationfromthenewdevelopment.Insomeinstancesnocontributionwillberequiredisthehall/centreisadequatetocopewithanincreaseinusage.

Waste Management Facilities (including recycling); Ingeneralterms,alldeveloperswillberequiredtodevelopschemesthatmakeproperprovisionofstorage,collectionandrecyclingofrefuseandwaste.Developmentcontributionsmayberequiredwheretheproposalimpactsonthepublicwastefacilitiesandthereiseitheraneedtoprovideanewcommunalrecyclingfacilityorupgrade/relocateanexistingfacilitytomakeitlargertosupporttheproposeddevelopment.Thespecificnatureoftheprovisionwillbedeterminedbytherequirementsofthelocalauthorityinwhichthedevelopmentislocated.

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Built and Natural Heritage Applicantsarerequiredtogivedueconsiderationtothebuiltandnaturalheritagewhenformulatingtheirproposals.Itisnotexpectedthatfinancialcontributionsforthenaturalorbuiltheritageshouldbeanacceptablestartingpointforaproposal.Thistypeofcontributionwouldbealastresorttakenascompensationwhereonsitemitigationmeasurestoavoidorminimiseadverseeffectsdonotfullyaddresstheunacceptableimpactsonthenaturalandbuiltheritageinterest.Anyfinancialcontributionsarelikelytobeoffsiteandbeequivalentlevelofthosenaturalorbuiltheritageinterestlostoradverselyaffected.Pleasenotethatnaturalheritageincludesimpactsonlandscapeaswellasbiodiversity(wildlife).

Builtheritagemayincludeconservationorinterpretationofhistoricsitesandartefacts,townscapeimprovementsandimprovementorprovisionofpublicrealm(forexamplestreetfurnitureorpublicart),protection,investigationandinterpretationofhistoricalbuildingsandfeaturesorarchaeology.Developmentcontributionsmayalsoberequiredtowardstheprovision,maintenanceandreplacementofplanters,tubs,seats,litterbinsandotherstreetfurnitureandart.Culturallandscapefeaturesareregardedinalikemannertonaturalheritagefeaturesandhabitatsandshallbetreatedaccordingly.

Intermsofnaturalheritage,compensationisnotalwaysfeasibleeitherbecausethehabitatcannotbecreatedelsewhereorwherethetimescalesforcreationorrestorationareimpossiblewithinreasonabletimescales.Inthoseinstancesthedevelopmentmaynotbeabletoproceed.

Whereafinancialcontributionistakenfornaturalheritageenhancementorpromotionsuchaswildlifeinterpretation,removalofinvasivespecies,habitatandlandscapeenhancementorspeciesprotectionthenthecontributionwillbeadministeredbythecountrysidetrustwhichoperatesintheNationalPark.Thecalculationofthecontributionwillbebaseduponthecostofreplacingthefeatureorhabitatelsewhereandthemaintenanceofthatfeature.


Loch Lomond & The Trossachs National Park Authoritynational park Headquarterscarrochan roadballoch G83 8eG

01389 722600 [email protected] www.ourlivepark.com

Published by: loch lomond & the trossachs national park authority June 2018

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