ArchitectureconservAtionPlAnning regenerAtion urbAn Design

strAtegic lAnD Promotion AnD DeveloPmentWhile economic conditions continue to be challenging and planning targets for housing in many areas are unresolved, the underlying need for a significant increase in the supply of new homes remains. We are therefore working with a variety of clients to promote and bring forward strategic sites for residential-led development in locations ranging from somerset, bath and bristol to merseyside.

A coalescence of factors raises news issues, risks and opportunities for strategic land promotion and development.

• A changed and challenging economic climate• New planning policy at both National and local levels• Empowerment of communities through a move towards localism• Reductions in public sector resources and capacity

nash Partnership, as a multi-disciplinary practice embracing planners, regeneration specialists, geographer researchers, urban designers and architects, is able to provide the skills, knowledge and experience needed to help our clients in progressing strategic land projects toward delivery.

Project work to promote and develop strategic land is led by our planning and urban design teams, drawing on the expertise of our research and regeneration specialists as required.

If you would like to get in touch, please see the contact details on the back page of this document.

Strategystrategic land can be promoted through the development plan process, submission of a planning application or a combination of the two. Establishing the right approach is essential to both the effectiveness of each project and the management of cost and risk.

In the initial stage of strategic land projects we therefore place a focus on understanding the history of the site, the status of the development plan, its content, objectives and the evidence that supports it, as fundamental factors in determining the basis of the planning strategy.

Whichever route is taken, establishing and making a case founded upon the three roles, identified in the National Planning Policy Framework (NPPF), for the planning system in contributing to the achievement of sustainable development, is essential:

• An economic role – strategic residential development will often be part of a mixed use project that will deliver a range of economic activity. However, even where the proposal is solely residential, there are still important economic dimensions to consider in terms of supporting economic growth and direct inputs to the local economy.

• A social role – the scale of housing need means that development of strategic sites has a vital role to play in supporting strong, vibrant and healthy communities.

• An environmental role – strategic residential development can present significant opportunities for protecting and enhancing the natural, built and historic environment and for moving towards more sustainable lifestyles.

The Greater Railway Triangle, Gloucester

Establishing the CaseAnalysis of the planning policy framework and its evidence base is of fundamental importance in establishing a case for strategic land allocation and development. Often however, this will take the case for a particular site only so far. In many situations a rationale and evidence base for the site, rooted in understanding of the history, geography, economy and spatial dynamics of the locality, is vital in underpinning a compelling case for site allocation and/or development. This requires the application of a range of skills in planning, research, regeneration expertise and urban design.

Research and Evidence

Our planning and design work is supported by research to provide evidence that can underpin the rationale for promoting and developing strategic sites. in addition to the development plan and its evidence base, this will cover a variety of information which, depending on circumstances, can include socio-economic data, housing need, supply and delivery, existing infrastructure, facilities and assets, and urban form and character. We have also developed strategic alliances with a number of specialists in particular fields of analysis and data visualisation and call upon this expertise where it can add strength to the case for site allocation and development.

Engagement

Dialogue with people and organisations plays an important role in developing the case for residential-led development of strategic sites and is given added emphasis by the provisions of the localism Act bringing in a statutory requirement for pre-application consultation on major developments.

The purpose and extent of engagement depends upon the project and broad context. It can provide valuable suggestions and evidence to inform the planning and design strategy. Talking to people can also help to establish buy-in to the principles of development in circumstances where an absence of engagement is most likely to result in a default position of resistance to change. We use a range of techniques, but in most situations the key is understanding the ‘political’ dynamics, identifying who the key stakeholders are, and talking to them on a one to one basis, prior to more formal consultation exercises where this is appropriate to the project.

Our approach includes systems for planning and tracking the engagement process in order to monitor progress, identify issues and risks arising and to enable the preparation of a statement of community engagement and consultation. Where the strategy involves submission of a planning application, pre-application engagement with the local planning authority is a routine element of our approach and is something that is strongly advocated by the nPPF. More on this is set out below under the heading on planning applications.

Sustainability

sustainable development is a fundamental principle of current planning guidance and is the central thread of the National Planning Policy Framework. It is important to avoid standardised approaches or overly narrow interpretations of what sustainable development can be. Our work therefore combines inputs from research and engagement to understand the inherent sustainability potential of a locality. This will include consideration of changing lifestyle patterns, economic trends and the potential of existing assets and infrastructure. these things, allied to our planning and urban design skills, can help to uncover new opportunities for delivering a sustainable future for places and communities.

Urban Design

Demonstrating an ability to deliver efficient use of land and places that are distinctive, inclusive and sustainable, are increasingly important to the creation of value and the promotion and development of strategic land. the nPPF is clear that high quality design and a good standard of amenity should always be sought, and this will carry through to new plans at local level. Our work embraces best practice urban design principles, but also ensures that a bottom up design process is followed in order to respond to the local context and opportunities. This includes assessments of local design precedents, the potential offered by topography and landscape in relation to character, connectivity, food growing, energy and SUDs, the location of existing facilities and amenities and opportunities for establishing walking and cycle routes with a high level of status and amenity.

Risk Management

Strategic residential development projects will always give rise to risks, even where the land is allocated in a Local Plan or neighbourhood Plan. We therefore have procedures for identifying and managing planning and related risks. This includes using the identified risks and mitigation measures to test the case that is being formulated for the strategic site or development proposal in question.

Opportunities for sustainable growth, Cam

Community consultation, Cheltenham

Making the Caseonce the basis of a strong case for a strategic residential project is established, it is important that this articulated clearly and effectively through representation via the development plan process, in a planning application or sometimes through a combination of both.

Development Plan Representations

The NPPF confirms that planning decisions should be plan-led. Promotion via the Development Plan process is therefore a vital element in securing the delivery of strategic sites to provide new homes. While it is the Local Plan that will address strategic matters, Neighbourhood Plans can also have an important role in relation to strategic sites for housing development. We have experience, for example, where through the recommendations of a Local Plan Inspector, a Neighbourhood Plan has been identified as the vehicle for allocating the entire housing supply for a particular settlement. Also, the NPPF provides that where a planning application conflicts with a Neighbourhood Plan, planning permission should normally be refused.

Consequently, making a case for allocations via representations to the development plan process is a key element of our work in promoting strategic residential sites. In doing this we bring together the elements outlined above to present a case that has a breadth and depth rooted in an understanding of the development plan process and local planning objectives, analysis of the planning issues and evidence, and an appreciation of the particular needs and opportunities facing the locality.

Planning Applications

the Development Plan-led nature of the system is also of fundamental importance when submitting a planning application for strategic land. Where there is an up to date Local Plan we have well developed methodologies for identifying the planning issues and articulating the case for approval in relation to the policy framework. Where the local Plan is absent, silent or out of date in terms of relevant policy provisions, our approach enables the articulation of a case framed around the principles of delivering sustainable development as defined by the NPPF.

Pre-application engagement with the local planning authority is an integral component of our approach to strategic residential applications and can play a key role at an early stage to agree:

• The planning issues• Information requirements• Development requirements• Process and programme

In most cases specialist expertise needs to be brought into the team for strategic residential applications and often coordination of an environmental impact Assessment is required. We are experienced at assembling project teams and coordinating inputs to ensure the required information is provided and is focused on addressing the planning issues.

Strategic land promotion, Cam, Gloucestershire Passivhaus conceived homes, Littlecombe, Dursley

New sustainable community, Dursley

AMANDA TAYLOR BA (Hons) Dip Arch RIBA Urban Design Director &

Associate

Bath Office: 23a Sydney Buildings, Bath BA2 6BZBristol Office: Prudential Buildings, Wine Street, Bristol BS1 2PH

www.nashpartnership.com | 01225 442424 (Main Switchboard) | mail@nashpartnership.com

Project ManagementOur work embeds sound project management disciplines to identify the tasks that need to be undertaken, establish lead responsibilities and set out a programme, highlighting key milestones and dependencies. This provides us with the tools needed to manage the progress of projects and to ensure clarity over roles and responsibilities.

DeliveryWe have well developed relationships with a range of developers, investors and land agents that enable us to broker delivery solutions with landowners, ranging from under-writing of initial site promotion through option agreements to joint venture arrangements for planning applications and site development.

Our skillsets enable us to work with clients in addressing viability challenges through de-risking project proposals and establishing opportunities for value growth. Linked to this we will also support clients in assessing and negotiating s106 requirements and quantifying cil obligations.

While we aim to minimise planning conditions through the application process, the scale and nature of strategic land projects frequently gives rise to planning approvals with a large number of conditions attached. In order to discharge conditions efficiently and effectively we use a condition discharge matrix as a project management tool to identify information and actions required, lead responsibilities and target deadlines.

Area of Employment 28ha

Live Work units

Commercial area with flats above

Core Employment

Innovation Centre

Key to Storey Heights

2 storey

2.5 storey

3 storey

4-5 storey

Contact usWithin our multi-disciplinary set up, strategic land projects are led by the nash Planning and urban Design teams. If you would like to talk to us about our projects or services, please feel free to get in touch.

RAF Locking density study

RAF Locking masterplan

Urban structure, Locking

DUNCAN POWELL BSc (Hons)

Associate, Land & Planning

JUSTINE LEACH BA Hons Dip LA MAUD CMLIUrban Design and Landscape

Director Associate

MEL CLINTON BA (Hons) MRTPI

Director of Planning and Regeneration

ALISON PRIESTLEY BA(Hons) MTP MRTPI

Principal Planner

LEIGH DENNIS MSci

Research and Information Manager