Planning and Land UseReport By Joe Gertler Contents 1.1 Introduction 1.2 Settlement underpressure 1.3 Housing Affordability1.
4 Planning Policies 1.5 Problems with thePlanning Policy and how it can be improved. 1.6 Development Management 1.7 Proposal Appendix 1.8 Conclusion 1.9 References 1.
1. This report outlines a city I selected thatI perceived under pressure for growth and development. It conveys the way the NationalPlanning Policy Framework operates and the use of planning application approvalto build on land. In my report, I use an example in Manchester where pressurefor growth and development is critical. Furthermore, my report shows how the NPPFand local plans collaborate to ensure sustainable development across the country. 1.
2. Manchester is under pressure for growth anddevelopment as it has the biggest population increase after London, by 2021;the population is expected to be 532,000, which is a 5.8% increase from 2011.The council reported 4,000 new homes are constructed each year, however 10,000are required. This clearly shows the imbalance, which will inevitably lead to alarge proportion of the population homeless. It’s projected there could be1,500 more families then homes in 2026; by 2037 it could rise to more than9,400 families, clearly showing the huge pressure for housing.
Several sitesaround Manchester have been identified, capable of building 48,000 homes. Thiswould be enough for the coming 5 years, however it isn’t sustainable for thelong term. 1.
3. A rise in rental houses has occurred due to unaffordablehousing prices. Yet even the rental price is ever increasing due to high demandfor housing.
According to the Manchester evening news, Manchester has beenidentified as the North West’s top ‘homelessness’ hotspot’ putting a massivestrain on the government and local councils to find solutions to prevent thisfrom getting worse. Maybe by, increasing the supply of housing or cappingrental prices in order to make it more affordable for people. However, thegovernment cannot just build houses, there is a protocol the local council mustfollow. 1.4.
The Governments planning policy is found inthe National Planning Policy Framework. Decisions and local planning policieson planning applications must comply with what the NPPF expresses about differenttypes of land use. A local plan helps prepare for future development in asustainable approach. Weather planning applications can be approved is determinedthough the local planning system. Using a plan-led system approach to development,each local planning authority must assemble a local plan, consisting of everylocal planning policy in that area.
A new style of local plan was introduced in2004, local plans by law had to contain proposal maps, site allocations and thecore strategy helping to implement the guidelines for determining planningapplications and forthcoming developments. The documents included in the localplan contain policies and proposals about spatial planning and land use in thearea. Spatial planning is how the government determines the distribution ofactivities in order to benefit everyone. It’s essential for promotingsustainable development whilst improving quality of life. The benefits of having an up-to-date andclear local plan provide certainty to potential investors as they gainconfidence to commit to Manchester. More investments likely results inincreased job opportunities. However, if people come to Manchester for work,housing is demanded linking to the housing crisis. In addition, it clarifies the councils approach todevelopment and creates a clear protocol for the council and prospectivedevelopers.
High pressure for housing creates a problemfor the council and the planning policy. Houses cannot be built everywhere andanywhere, planning permission is needed when developing any type of land accordingto the Town and County Planning Act 1990. It ensures developments are in the public’sbest interests, taking into account the economic, environmental and social benefitsand drawbacks. Failing to obtain a planning permission prior to thecommencement of the building can result in the council enforcing an order toundo the building work, costing time and money.
1.5. The government may be seen prioritisingeconomic growth whilst considering some development proposals, allowingprojects to happen despite being socially or environmentally unsound. Thus,having hard to measure effects on things such as losing green space andincreasing global warming. This creates uncertainty for local councils, as theyhave to decide between, in some cases, inappropriate economic growth or face costlyappeals process. Resulting to increasing controversial off plan developmentsgetting past the local guidelines. Potential projects such as open space oraffordable housing have been dropped entirely due to them not fulfillingeconomic viability.
The NPPF strongly supports sustainable development yet thisclearly does not justify this. Furthermore, the NPPF explains how social,economic and environmental gains should not be carried out in isolation due tothem all being equally important, known as the ‘triple bottom line’ approach by John Elkington. Thegovernment cannot prioritise one without impacting the other two, and its clearthat in some cases this has happened with the economic gain being priortised. To improve the NPPF, the government needsto change their approach to developments and finding projects that benefit everyone.Maybe this can be done by settling out what they actually mean by ‘sustainabledevelopment’ and stick to this guideline. Economic growth cannot be the mainpriority as the government also has environmental and social targets to fulfill.
The government also needs to crack down onoff-plan developments, making it harder for developers to get out of reachingthe essential environmental and social requirements. Maybe by having targets inall aspects of the triple bottom line will help the government createsustainable developments in the best interests of everyone. 1.6.
The serge in demand for housing is due to80,000 people moving to the city between 2001 and 2011. The average price for ahouse increased by 8.4% in comparison with the same month a year ago, fasterthen any other city in England. The number of people waiting to get councilhousing has doubled since 1997 due to unaffordable housing. Figures suggest the waiting list hasrisen from 50,466 in 1997 to 102,025 last year. To support the continued growth, Manchester needs a variety ofaffordable housing products across all housing types. Social housing is when aproperty is let at low rents on a secure basis for those who are strugglingwith housing costs. An application on the 16th of December 2014 proposedrecent plot of land at the junction of Bury Old Road & Middleton Road,Crumpsall, Manchester, M8 4HE be turned in social housing.
The application wasfor the erection of 15 properties being 2-3 storey dwellinghouses withassociated car parking, landscaping and boundary treatment. The application wasdetermined in a positive and proactive manner. The application had no significantproblems associated with it. It was approved because it met the guidelines ofthe planning policy on the basis with policies DM1, SP1, H3, T2 and EN1 of theManchester Core Strategy and the NPPF. 1.7.
Appendix 1: This shows the proposed housingfrom a bird’s eye view, making it easy to distinguish the layout and the scaleof this project. Appendix 2: This outlines the floor planfor three of the properties making it easy to visualize the project. It makesit easier for developers to make any adjustments where necessary allowing theproject to have more chance of being a success. Appendix 3: This outlines what theproperties will look like face on. It also helps to understand the shape andheight of each house. Appendix 5This is a street view taken from theinternet making it easier to visualize the scale of the project. The project islocated on a main road, which leads directly into the city centre.
A bus stoplocated on the side where the project is; makes it easy for residents commute.Furthermore a map of the area is shown, outlining neighboring building andother road links. 1.8.This project clearly fits the guidelines ofthe NPPF as it helps “building a strong, competitive economy”. It createsaffordable housing for people who may not previously been able to affordhousing close to town.
This project encourages people to get jobs in town dueto the close commute therefore helping to boost the economy. This may act as amultiplier effect leading to more projects being approved due to the positiveeffects its likely to bring to the economy. Furthermore, it reduces the amountof people without housing therefore improving the local community and societyas a whole. The NPPF also explains the need for ‘affordable housing in thehousing market’, another reason explaining why the planning application was asuccess. This project shows the governments intentions to satisfy every aspectof the triple bottom line and to create sustainable developments.
The outcryfor affordable housing was clearly there and approval of this proposal clearlyshows the government can meet clear demands, which benefit the countryeconomically, socially and environmentally. References: Beth Abbit. (01/12/2016). The true scale of Greater Manchester’s homelessness crisis revealed.
Available:http://www.manchestereveningnews.co.uk/news/true-scale-greater-manchesters-homelessness-12255784.Last accessed 20/01/2018. Marc Da Silva.
(February 2012 – April 2015). House prices in Manchester continue to rise faster than anywhere in thecountry. Available: https://www.propertyinvestortoday.co.uk/breaking-news/2017/5/house-prices-in-manchester-continue-to-rise-faster-than-anywhere-in-the-country.
Last accessed 22/01/2018. Sophie Wright. (Autumn 2014). Evaluating the National Planning Policy Framework. Available:http://www.greenworld.org.uk/article/evaluating-national-planning-policy-framework.
Last accessed 22/01/2018. Department for Communities and Local Government.(March 2012 ). National Planning Policy Framework . Available:https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/6077/2116950.pdf.
Last accessed 22/01/2018. Nick Nicholaou. (July 2017). Instant Street View.
71h,1.5p,1.34z. Lastaccessed 21/01/2018. CPRE.
(N/A). History ofthe planning system. Available:https://planninghelp.cpre.
org.uk/planning-explained/history-of-the-planning-system.Last accessed 21/01/2018. Planning Application. (16 December 2014). Planning Permission Application – 107654/FO/2014/N1. Available:http://pa.manchester.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=NGO8F7BC01D00.Last accessed 19/01/2018.