Local authorities, and particularly their planning departments, have been charged with the lions share of the task to deliver the urban renaissance.  80% of the Urban Task Force recommendations do not require legislation. Potential to create immediate change lies in the hands of local authorities who are willing to update their policies now. Some authorities, such as Islington, Cambridge, and Birmingham are already actively reviewing and changing policy and planning guidelines. Those who do not grasp the nettle will eventually be forced to through government policy and regional planning.

.....Opportunities

• New quality based planning system
• Opportunities to deal with derelict and underused areas of land or wasted buildings
• Opportunities to create detailed and proactive development plans with the funding to do so properly.
  
  Threats
• Local political opposition to “town cramming”
• Lack of skills of three-dimensional planning
• Unscrupulous developers willing to test new policies at appeal
• Planning application overload
  

Our Advice
Many local authority planning departments want to see the charges that the Urban Task Force recommends.  Many are already doing much that they recommend. The opportunity now is that these authorities will be  encouraged by policy and legislation, not hampered by it.

Be proactive
Get in early – make changes now and start attracting the inward investment which will partner new urban style developments. Four million homes need to be built. Until now local authorities have shied away from taking their fair share. However these new homes represent investment for your town or city.

Be prepared
Some sites will become much more attractive for development. Review  priority sites and pre-empt unscrupulous profiteering by setting out new development requirements. However under new policies derelict land could become a drain on corporate resources unless it is released for development. New compulsory purchase powers could make land assembly easier.  The spatial development plan is now the order of the day.  Shillam + Smith offer such services - see Swindon.

Set up partnerships
Existing best value guidance allows local authorities to set up strategic partnerships. Consider involving major land owners with housing associations or developers to enable projects to go ahead on your terms. They might become more interested in real mixed use now than they were a few years ago.  

Commence public consultation
Most authorities are used to consultation.  How many are consulting generally about the issue of urban living?  There may be a more positive response to development strategies presented later if local people feel they have been involved from the beginning.

Audit your own land holdings
We have found that within local authority, holdings for example in the housing department, there is potential for intensification and/or redevelopment. These sites represent an opportunity for the authority, residents and development partners as well – a potential win/win situation.

Create new policy
Because many of the recommendations of the Urban Task Force can be established by changes in local policy it is open to authorities to establish new policies right now. For example changes in transport strategies, public open space and housing and development density are generally allowed under existing UDP’s.

Can we expect more from planning applications?
Put three dimensional design on your list of requirements for new developments. Ask developers to consider flexibility of use and mixed use. Consider a wider variety of house types than you currently expect. For example single person units, shared “student” style living, group homes for single parents, housing for the elderly or infirm or live/work units.

Now read what we think are the implications for developers and housing providers.

See some Shillam+Smith case studies or give us your views through feedback

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