annual planning survey 2015 - london

glhearn.com

Shaun Andrews, Head of London Strategy 13 October 2015

Annual Planning Survey 2015

#PlanningSurvey

Be part of the conversation

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#planningsurvey

APS Survey

Major Applications: Bristol area

2012 2013 2014

Major Applications: London

Major Applications: Greater Manchester

2011

* * * NPPF

2015

* Conservative-Lib

Dem coalition Conservative

majority

#PlanningSurvey

5,400+ applications reviewed and 800+ opinions canvassed over four years

LPA and Applicant Survey

Structured online research

Conducted June/July 2015

271 Applicants

30 Local Planning Authorities (LPAs)

Major Applications Research

Greater London (33 LPAs*)

Greater Manchester (10 LPAs)

Bristol and surrounding area (4 LPAs)

FOI requests and desk research

*Relatively recently formed LLDC not included in research to allow for year-on-year comparisons. In 2014-15, LLDC determined 11 major planning applications

2015 Survey and Research – Scope

#PlanningSurvey

1. ‘What’s happening on the ground?’ Major planning application determination volumes, approval rates and speed

2. ‘What’s the mood amongst those involved?’ Opinions on existing policies, future priorities and barriers to growth

#PlanningSurvey

Volume of major applications determined*

Overall London Greater Manchester

Bristol & surrounding

area

-14%

-26%

+19%

1,495

1,289

1,075

775

1,021

758

389 294 351

180 180

NUMBER OF APPLICATIONS DETERMINED Source: GL Hearn and Circle Research

2011/12 2012/13 2013/14 2014/15

*Full, new/primary applications only; s73 amendment applications have been excluded

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http://www.glhearn.com/

http://www.circle-research.com/

23 of 33 London boroughs have seen fall in major applications* determined compared to 2013/14

Source: GL Hearn and Circle Research


NUMBER OF APPLICATIONS DETERMINED #PlanningSurvey

-100%

-80%

-60%

-40%

-20%

0%

20%

40%

60%

80%

100%

Cha

nge

in m

ajor

app

licat

ion*

det

erm

inat

ion

vol

umes

from

201

3/14

to 2

014/

15



Approval rates have been largely constant over four years

APPROVAL RATES Source: GL Hearn and Circle Research

2011/12 2012/13 2013/14 2014/15

Overall

London

Greater Manchester

Bristol & surrounding area

10% 20% 30% 40% 50% 60% 70% 80% 90%

86%

84%

96%

86%

#PlanningSurvey



London and Greater Manchester have both experienced an increase in average determination times

Overall London Greater Manchester

Bristol & surrounding

area

Average submission to determination time (weeks)

+4 weeks +6 weeks

+3 weeks -4 weeks

2011/12 2012/13 2013/14 2014/15

28

32

37

27 28

34

27 24

31 27

DETERMINATION TIMES Source: GL Hearn and Circle Research #PlanningSurvey



Five LPAs perform strongly when volume linked to time

Note; Three LPAs excluded from graph due average determination times of greater than one year *Full, new/primary applications only; s73 amendment applications have been excluded

NUMBER OF APPLICATIONS DETERMINED AND DETERMINATION TIMES Source: GL Hearn and Circle Research

0

10

20

30

40

50

60

70

80

90

0 10 20 30 40 50 60

Num

ber o

f maj

or a

pplic

atio

ns*

dete

rmin

ed (2

014/

15)

Average submission to determination time (weeks)

Westminster

Bristol City Bolton

Manchester City S. Gloucestershire



London: Lower volumes and delays returning

NUMBER OF APPLICATIONS DETERMINED Source: GL Hearn and Circle Research


2011/12 2012/13 2013/14 2014/15

Volume*

Approval rate Time (weeks)

Submission to determination

1075

775

1021

758

85% 84% 86% 84%

37

27 28

34

NPPF

#PlanningSurvey



#PlanningSurvey

1. ‘What’s happening on the ground?’ Major planning application determination volumes, approval rates and speed

2. ‘What’s the mood amongst those involved?’ Opinions on existing policies, future priorities and barriers to growth

3 in 4 applicants are now dissatisfied with the time a typical planning application takes…

Base: All applicants (271) Q: Generally speaking, how satisfied are you with the length of time a typical planning application takes to reach a decision?

28% 47% 18% 7%

Very dissatisfied Dissatisfied Neutral Satisfied Very satisfied

75% dissatisfied or very dissatisfied

APPLICANT SURVEY Source: GL Hearn and Circle Research

#PlanningSurvey



…and dissatisfaction with determination times shows gradual deterioration

Base: All applicants (271) Q: Generally speaking, how satisfied are you with the length of time a typical planning application takes to reach a decision?


19% 51% 18% 11%

Very dissatisfied Dissatisfied Neutral Satisfied Very satisfied

2015

2014

2013

14% 57% 20% 7%

28% 47% 18% 7%

#PlanningSurvey



LPAs think the planning environment is worse now than it was 5 years ago

Base: All respondents from LPAs (28) and private applicants (263) answering the question Q: Overall, do you think that the planning environment now is better or worse than it was when the previous Government came to power in 2010?

About the same – 25% About the same – 42%

Applicants LPAs

Worse 39%

Better 25%

Much worse 11%

Worse 17%

Much better = 3%

Better 32%

Much worse = 7%

LPA AND APPLICANT SURVEYS Source: GL Hearn and Circle Research

#PlanningSurvey



NPPF is seen to have increased development activity

Base: All respondents from LPAs (24-29) and private applicants (203-248) answering the question Q: Specifically, how effective do you feel each of the following policies have been at increasing the level of development in the UK?


4% 4% 14% 36% 43%

4% 21% 51% 23%

Decreased activity a lot Decreased activity a little No impact Increased activity a little Increased activity a lot

LPAs

Applicants

#PlanningSurvey



But both LPAs and applicants think Neighbourhood Plans and CIL have had a negative impact

LPA AND APPLICANT SURVEYS Source: GL Hearn and Circle Research Base: All respondents from LPAs (24-29) and applicants (203-248) answering the question Q: Specifically, how effective do you feel each of the following policies have been at increasing the level of development in the UK?

11%

32%

19%

56%

48%

8%

19%

4%

4%

CIL

NeighbourhoodPlans

10%

9%

45%

35%

35%

37%

7%

17%

3%

2%

CIL

NeighbourhoodPlans

Decreased a lot Decreased a little No impact Increased a little Increased a lot

LPAs

Applicants

#PlanningSurvey



Around one in three applicants and LPAs would like to abandon CIL and Neighbourhood Plans

Neighbourhood Plans CIL NPPF

38%

2%

60%

14%

57%

29%

13%

53%

34%

Key: Keep the policy but make some changes

Keep the policy exactly the same

Abandon the policy completely

Base: All LPAs (22-29) and applicants (174-239) answering the question Q: What advice would you give the new Government in relation to each of the following existing policies?


#PlanningSurvey



0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

30% 35% 40% 45% 50% 55% 60% 65% 70%

LPAs

Applicants

Priorities for LPAs and applicants

Invest in infrastructure

Accelerate housing delivery

Regenerate brownfield

Increase affordable housing

Invest in commercial space

Densification

COMMON AIMS LPA AIMS

LOW PRIORITIES

Brownfield regeneration, accelerated housing delivery and investment in infrastructure are common aims

Base: All LPAs (30) and applicants (271) Q: Thinking about your organisation, which, if any, of the following are priorities for you?


#PlanningSurvey



But not everyone has confidence in government to support housing delivery

Base: All LPAs (5-24) and applicants (85-161) answering the question Q: And how confident are you that the new Government will help enable each of the following?

Confidence in government to support priorities…


#PlanningSurvey



Applicants see the planning system as the biggest barrier to accelerating housing delivery

18%

25%

26%

29%

43%

52%

9%

19%

38%

41%

44%

69%

Lack of demand from buyers

Securing funding for developments

CIL

High requirement for affordable housing

Shortage of land

The planning system

Major barriers to increasing the rate of housing delivery (Applicants only)

20152014

Base: All applicants quoting ‘accelerating housing delivery’ as a priority (160) Q: Which, if any, of the following do you see as major barriers to increasing the rate of housing delivery?


INC

RE

AS

ING

B

AR

RIE

RS

FA

LLIN

G

BA

RR

IER

S

Increasing determination times; falling satisfaction levels; policies reducing development activity

#PlanningSurvey



London: Challenging times for major planning & housing

Major planning

Housing delivery

*Submission to determination; Source: GL Hearn and Circle Research

Construction London 2nd most expensive city to build

#PlanningSurvey

2013/14

2014/15

2014/15

2013/14

Volume of determinations

-26%

Average time*

+21%

London First suggested annual target

London mayoral target

Actual completions (2014/15)

52,000

42,000

18,260

Average time*



And nearly 9 in 10 LPAs are struggling with under-resourcing

28%

34%

36%

55%

48%

28%

46%

31%

Lack of funding for developments

Shortage of land

Aligning aims of LPAs and developers

Under-resourcing

Challenges to achieving LPA aims (LPAs only)

Significant challenge Challenge Small or no challenge

Base: All LPAs answering the question (28-29) Q: To what extent do you expect the following to be challenges to your organisation achieving its aims for the next 5 years?

LPA SURVEY Source: GL Hearn and Circle Research

#PlanningSurvey



65% Would pay more in return for improved

service

25% Unhappy but

wouldn’t affect

development activity

11%

Negatively impact development activity

Around two-thirds of applicants would happily pay more fees in return for a better service

Base: All applicants answering the question (248) Q: If planning fees were to increase on the promise of a better service, what would be your reaction?


#PlanningSurvey



The planning system needs

investment

#PlanningSurvey

‘Get Britain Planning’

Rethink: • CIL and Neighbourhood Plans

Streamline and simplify: • The major planning application process • Strengthen PPAs – ‘Service Delivery Agreements’

Invest in: • Local Planning Authorities – review planning application fees

#PlanningSurvey

glhearn.com

Steve Morgan OBE, Chairman and Founder of Redrow plc 13 October 2015

The developer’s response

#PlanningSurvey

glhearn.com

Ed Watson, Director of Culture and Environment, Camden Council 13 October 2015

Local authority’s response

#PlanningSurvey

camden.gov.uk

13 October 2014

Ed Watson Director of Culture and Environment Camden

System in Crisis? A System in Crisis? Ed Watson Director – Culture and Environment

camden.gov.uk

WELCOME TO CAMDEN

• Volume of majors • Success

redefined? • Resources – what

would make it easier?

• Getting Britain Planning

camden.gov.uk

Success redefined?

camden.gov.uk

Number of Majors

camden.gov.uk

The ‘old’ system July to November 2013

0

100

200

300

400

500

600

700

800

900

01/0

701

/07

02/0

703

/07

03/0

707

/07

08/0

709

/07

10/0

711

/07

14/0

715

/07

16/0

717

/07

18/0

721

/07

23/0

723

/07

24/0

725

/07

25/0

728

/07

29/0

730

/07

31/0

701

/08

04/0

805

/08

06/0

806

/08

07/0

808

/08

11/0

812

/08

13/0

813

/08

15/0

819

/08

20/0

821

/08

21/0

826

/08

27/0

801

/09

02/0

903

/09

03/0

905

/09

08/0

909

/09

10/0

911

/09

15/0

915

/09

16/0

917

/09

17/0

919

/09

22/0

923

/09

24/0

925

/09

29/0

930

/09

01/1

003

/10

03/1

007

/10

08/1

010

/10

13/1

013

/10

15/1

017

/10

20/1

021

/10

23/1

024

/10

27/1

029

/10

29/1

031

/10

04/1

105

/11

06/1

107

/11

10/1

112

/11

13/1

114

/11

17/1

118

/11

18/1

120

/11

21/1

124

/11

24/1

125

/11

25/1

1

E2E days Average = 106 days UCL = 298 days LCL = 1 day

0

100

200

300

400

500

600

700

800

900

08/0

7/14

11/0

7/14

15/0

7/14

18/0

7/14

24/0

7/14

30/0

7/14

08/0

8/14

11/0

8/14

14/0

8/14

22/0

8/14

02/0

9/14

10/0

9/14

15/0

9/14

19/0

9/14

29/0

9/14

09/1

0/14

09/1

0/14

13/1

0/14

15/1

0/14

17/1

0/14

19/1

0/14

23/1

0/14

27/1

0/14

31/1

0/14

03/1

1/14

06/1

1/14

13/1

1/14

14/1

1/14

14/1

1/14

20/1

1/14

21/1

1/14

24/1

1/14

25/1

1/14

27/1

1/14

01/1

2/14

01/1

2/14

03/1

2/14

03/1

2/14

04/1

2/14

08/1

2/14

09/1

2/14

09/1

2/14

10/1

2/14

12/1

2/14

16/1

2/14

19/1

2/14

23/1

2/14

23/1

2/14

24/1

2/14

06/0

1/15

07/0

1/15

08/0

1/15

12/0

1/15

13/0

1/15

14/0

1/15

16/0

1/15

19/0

1/15

21/0

1/15

23/0

1/15

27/0

1/15

27/0

1/15

29/0

1/15

03/0

2/15

05/0

2/15

06/0

2/15

11/0

2/15

12/0

2/15

16/0

2/15

20/0

2/15

23/0

2/15

24/0

2/15

25/0

2/15

27/0

2/15

02/0

3/15

03/0

3/15

04/0

3/15

06/0

3/15

09/0

3/15

10/0

3/15

10/0

3/15

12/0

3/15

13/0

3/15

16/0

3/15

17/0

3/15

17/0

3/15

18/0

3/15

20/0

3/15

20/0

3/15

25/0

3/15

26/0

3/15

26/0

3/15

27/0

3/15

30/0

3/15

31/0

3/15

E2E Average - 49.43 UCL - 109 LCL - 10.23

The ‘new’ system July 2014 to March 2015

Development Management: No. of days from each customer’s initial contact to the customer receiving decision

Timeliness

camden.gov.uk

Better for customers - withdrawn

camden.gov.uk

Better for Customers - refused

camden.gov.uk

outcome

• “Genuinely surprised about how quickly it took to deal with the application”

• “I thought it was a good service. Friendly, relatively quick and clear”

• “The case officer who dealt with the application was very helpful and process went very well”

• “Outstanding the best service I've had. You've set the bar for the rest”

• “Very smooth and efficient planning process! Probably the best from all the LA's we

have to deal with. Also, I quite like the accessibility of the planning officers.” • “It's a terrific improvement. I'm going to fall off my chair with surprise at how quickly you

dealt with the application” • This new approach helps everyone in the development process. My client will be so

happy and can get the builders on site asap.

camden.gov.uk

Resources

camden.gov.uk

• Money helps • Appetite for fees in return for service • Puts out burning platform…?

But • like housing – supply is the problem

Resources

camden.gov.uk

Resources

camden.gov.uk

“Hampstead housing scheme opposed Actor Jim Carter is leading a campaign against plans for a housing regeneration scheme in West Hampstead. Camden Council plans to build 191 homes and shops in three six and seven-storey blocks in partnership with developer A2 Dominion. The council argues the project will raise funds for the town hall and provide social housing but homeowners fear the influx of new residents will add to congestion and put pressure on public services.” Evening Standard, Page: 35

Getting Britain Planning – less of this

camden.gov.uk

Getting Britain Planning – less of this?

camden.gov.uk

Getting Britain Planning – more of this?

camden.gov.uk

Getting Britain Planning – more of this?

• Public sector land • Ability to borrow • Capacity in the development

industry • Understanding

glhearn.com

Michael Bingham, Deputy Head, Development Plans & Performance, Department for Communities and Local Government (DCLG) 13 October 2015

DCLG Perspective

#PlanningSurvey

glhearn.com

Melanie Leech, Chief Executive, BPF 13 October 2015

Debate, conclusions and next steps

#PlanningSurvey

glhearn.com

Networking and refreshments in the foyer 13 October 2015

Thank you!

#PlanningSurvey

annual planning survey 2015 - london

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