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The Second Annual Planning
Survey: The Results!
Designing the future planning
system
17 September 2013

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Introduction and welcome
Alastair Crowdy
National Head of Development Group
17 September 2013
The second annual planning survey

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Setting the scene
Shaun Andrews
Head of Investor and Developer Planning, GL Hearn
17 September 2013
The second annual planning survey

4. First Annual Planning Survey
Recap
• Key issues last year:
‒ Cost
‒ Certainty
‒ Time
‒ Relationship – although improving, the two cultures of planning
• Key area for improvement:
‒ Planning Performance Agreements
‒ Time
‒ Relationship – although improving, the two cultures of planning

5. Major Applications Research

6. Approach
• All London Boroughs analysed and compared with 2011/12 results
• Manchester metropolitan area also assessed for first time
• Objective – assessment of how each borough processes major applications
– standard definition
• No S73 or 96a applications (variations / amendments)
• Timeframe - 12 month period following NPPF (published April 2012) and it
immediately follows the previous survey – two years of complete data
• Focus – Activity, Time and Certainty

7. Importance of each factor in decision to invest
8.3
8.2
8.1
5.8
5.8
5.4
Site specific opportunity
Fit with investment strategy
Market opportunity
Previous dealings with local planning
authority
Effectiveness of the planning system
Reputation of the local planning authority
LPA itself important to
decision-making

8. Activity in London

9. No. of major apps determined last year
Westminster , 59
Tower Hamlets , 46
Southwark , 43
Camden , 42
Hackney , 42
Hounslow , 41
Croydon , 30
Lambeth , 29
Greenwich , 26
Newham , 26
Barnet , 22
City of London , 22
Islington , 22
Kingston-upon-Thames
, 22
Merton , 22
Brent , 21
Wandsworth , 21
Ealing , 19
Hammersmith & Fulham
, 19
Havering , 19
Bromley , 18
Hillingdon , 18
Bexley , 17
Haringey , 17
Harrow , 16
Barking & Dagenham , 15
Enfield , 15
Waltham Forest , 15
Sutton , 14
Redbridge , 13
Kensington & Chelsea , 11
Lewisham , 7
Richmond-upon-Thames
, 6
Total no. of
Apps 775

10. 28%
(on previous year)
Total number of major apps last year

11. Percentage change in major applications 2011/12 to
2012/13

12. Determination Time in London

13. Major applications being determined 29% faster
0 10 20 30 40
3
3
19
24
5
10
Weeks
Submission-Validation Validation- Resolution Resolution- Determination
34
24

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15. Certainty in London

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17. Delegated vs. committee decisions last year
36%
Delegated
64%
Commitee
Approved
69%
Refused
31%
Approved
89%
Refused
11%

18. Determination time vs. no. of major apps last year
Camden
Hounslow
Southwark
Westminster
10
15
20
25
30
35
40
45
0 10 20 30 40 50 60 70
NumberofWeeks
Number of Major Apps.

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20. Manchester Metropolitan Area

21. Manchester: total 389 major applications last year
95
47 46
41
35 33
29 28 27
8

22. Manchester approval percentage 2012-13
100%
97% 96%
93%
93%
91% 91% 91%
88%
85%
75%
80%
85%
90%
95%
100%
Manchester boroughs
93%Manchester
average
82 % London
average

23. Second Annual Planning Survey

24. Second Annual Planning Survey
About the survey
• Objective – to understand current views of the planning system and of
recent and proposed changes
• Two surveys conducted over the summer:
‒ one of LPAs – 50 respondents
‒ one of applicants (either applicants or their advisers) – 144 respondents
• Only selected highlights today, full results to be published
• Selected figures from the first survey also included
• Main issues raised last year related to time, cost and certainty

25. Second Annual Planning Survey
General views on time
• We asked the same question in 2012:
‒ 70% of applicants remained dissatisfied with how long applications take
to reach a decision, down slightly from 75% in 2012
• Furthermore, significant divergence of opinion on how quickly LPAs
process applications:
‒ 79% of Applicants disagreed with the statement that LPAs process
applications speedily whereas 78% of LPAs agreed

26. Second Annual Planning Survey
Applicants‟ views on cost
• We asked the same question in 2012:
‒ 63% of applicants remain dissatisfied with the cost of applications,
down slightly from 68% in 2012

27. Second Annual Planning Survey
Effectiveness of developer and LPAs relationship
• 78% of LPAs deemed relationship to be quite effective and 6% very
effective
• 30% of Applicants deemed relationship to be quite effective and 1% very
effective

28. Effect of Localism Act and NPPF on producing a leaner
and faster planning system - % agree
0%
5%
10%
15%
20%
25%
30%
35%
LPAs Applicants

29. Effect of Localism Act and NPPF on development activity
4% 9%
18%
29%
66%
46%
8% 12%
4% 4%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
LPA Applicants
Decreased a lot
Decreased a little
Neither
Increased a little
Increased a lot

30. Second Annual Planning Survey
Effect of further reforms
• Since last survey, two significant measures introduced:
• On Special Measures:
a) 47% of Applicants believe that they will improve LPA performance,
58% think it is fair and 61% think it is a positive move
b) From the LPAs however, 58% do not think it will improve performance,
66% do no think it is fair and 70% do not think it is a positive move
• On PPAs:
a) Of those who entered into PPAs only 24% of Applicants view the
experience as positive (the same as in 2012), yet 62% of LPAs who
have entered into one think the experience a positive one

31. GL Hearn view

32. Are things really getting quicker?
• “Why have major applications dropped dramatically by 28% in London?”
• “And if major applications in London are being determined 29% quicker,
why are applicants still so concerned?”
• “And furthermore, only 18% of LPAs and 9% of Applicants believe
planning reforms have produced a faster and leaner system”
‒ Increased scrutiny has created unintended consequences
‒ Nature of pre-app has changed and its length increased
‒ A two-stage application process now evolving:
• „Informal‟ pre-app stage: can be bloated, non-transparent and expensive
• The formal application stage: can still take 24 weeks (average), advice can be
inconsistent, full fee still applies
‒ Need to focus on „whole-life‟ of application
‒ Fundamentally is the application process too complex?

33. Can LPAs and Applicants work better together?
• A common purpose, enabling the right development to happen in the right
locations
• Survey has shown again however that perspective of the two parties are
very different
• Most striking perhaps is the difference between the perceived relationship:
‒ 69% of Applicants do not think Applicants and LPAs work together
effectively, yet 84% of LPAs think they do
• Whilst regulatory role of LPA is understood, we really need to focus on
creating a better partnership

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Planning Reform - the journey continues
Tony Thompson
Director, Department for Communities and Local Government
17 September 2013
The second annual planning survey

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The developer perspective: partnerships of the
future – what works, and what doesn‟t
Emma Cariaga
Development Director, Land Securities
17 September 2013
The second annual planning survey

37. The Developer‟s Perspective
Emma Cariaga, Development Director

38. Land Securities portfolio
London/Retail Portfolio
Long term asset managers
25.6m sq,ft portfolio
2.5m sq.ft Development pipeline in London
Importance of functioning planning system

39. UK‟s Planning History 2010-2013

40. 2010

41. 2011

42. 2012

43. 2013 – CIL watch

44. Current position
Only 2% of LA‟s consider communities benefit from
development
Only 8% of LA‟s think the Localism Bill & NPPF increased
the number of decisions made locally
<20% of LA‟s think the NPPF & Localism Bill has
produced a faster & leaner planning system
(Source GL Hearn Annual Planning Survey)

45. Current position
Local Authorities
 Budgetary pressures
 Major change in burden of responsibility
 Skills shortage
Investors
 Reduced certainty of outcome = higher
risk
 Wide disparity of outcomes
 Longer process
Communities
 Lack of certainty
 Significant input required – consultation
fatigue…..
 Silent majority often not heard

46. So now what?

47. My vision for the Planning System – 2020
Development perceived as a force
for good
Replicate approach taken in cities
to suburban and rural areas with
strategic not detailed plans
Further deregulation of the process
to improve efficiencies

48. And in the mean time here‟s for some quick
wins….
 A return to EZ‟s for a finite period to encourage land zoning &
simplified permissions to stimulate growth in areas of high
demand
 2yr grace period with no requirement for planning permission for
any applications delivering 100% affordable housing or PRS, to
help balance the housing supply in areas of high demand
 Short term privatisation of determining large applications in
return for a guaranteed decision in 6 months

49. Thank You

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The local authority perspective: how to make the
best of the current environment
Mike Kiely
Director of Planning & Building Control, London Borough of Croydon
17 September 2013
The second annual planning survey

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London: the GLA‟s perspective on the
results and how London can continue to
thrive
Stewart Murray
Assistant Director of Planning for the Mayor of London
17 September 2013
The second annual planning survey

52. GL Hearn/BPF Research &
Seminar
17 September 2013
Stewart Murray, Assistant Director – Planning
Email: stewart.murray@london.gov.uk;

54. Mayor’s 2020 Vision
 A p o p u l a t i o n e x p l o s i o n :
8 . 3 m n o w ( * C e n s u s 2 0 1 1 )
9 . 0 m b y 2 0 2 0 s
1 0 . 0 m b y 2 0 3 0 s
 A d i r e s h o r t a g e o f h o m e s a n d a f f o r d a b l e h o m e s
 T h e m o s t u n c o m p r o m i s i n g g l o b a l e c o n o m y e ve r

55. GLA Strategies & Timetable
• Revised Early Minor Alterations to London Plan (REMA) –
Assembly Committee early Sept, published Autumn„13
• Mayor‟s Housing Strategy - consultation draft October‟13
• New London Housing Funding prospectus – Late Nov‟13
• Growth Figures per borough/SHLAA, Further Alterations to
London Plan (FALP) consultation– Jan‟14
• London Plan EIP - Autumn „14
• Publish London Plan – March‟15

56. Further Alterations to the London Plan and the
revised draft London Housing Strategy
Emerging policy changes
”

57. LONDON PLAN
A growing population – towards 10 million
mega city

58. London’s Future housing requirements
Depends on:
1. Household formation (CLG currently suggests c52,000 more households pa to
2021- GLA c41,000 but falling after 2021 – intend to use GLA estimates)
2. Rate backlog is addressed – suggest use life of plan to 2036 – need settled for
SHMA
“At least 40,000 per year” in strategy – mustn‟t pre-judge plan/SHLAA

59. London Housing supply
• Need a set number for London Plan – SHLAA early indications just
over 40,000pa is possible
• How to handle any „gap‟ between requirements and capacity?
Opportunity Areas & Town Centres back-up capacity reservoir.
• An overall target for long-term covenanted PRS?
– Could help support accelerated delivery of supply
– Recognises tenure that houses 25% of London households

60. Housing densities
– scope for higher densities in town centres and Opportunity Areas
– recognise importance of sustaining local character in suburbs

61. Housing Standards & Quality
• DCLG standards review
– London distinctiveness – Mayor‟s Housing SPG?
– Should we strongly maintain current position?
• Ambiguity in national consultation document means this could be seen as supporting
Government position
• London‟s distinct circumstances (scale of provision, densities) justifies maintaining
London‟s approach
– Mayor‟s design standards will continue to apply to funded affordable
housing and other housing investments

62. Strategic Large developments
• Emphasise importance to provision and potential for large scale
sites, transport corridors and accelerated PRS development
• Key role of GLA-led Opportunity Area Planning Frameworks
(OAPFs) in bringing forward capacity, e.g. Vauxhall Nine Elms Battersea (VNEB)

63. Old Oak Common – Super Interchange Station
Strategically located in West London on vast brownfield & rail land
High Speed 2
to the North
Crossrail to
the East
High Speed
to the
Continent
Crossrail to
Maidenhead
GWML to
theWest
Old Oak
Common
Euston
St. Pancras
Stratford
Waterloo

64. Old Oak Common OAPF
Crossrail Depot
IEP Depot
Wormwood Scrubs
West London Opportunity Areas

65. Old Oak Common Opportunity Area
• OAPF draft consultation – now!
• London‟s 2nd MDC
• 19,000 new homes
• 90,000 new jobs
• HS2 / Crossrail 1 Super interchange
• Relieve Euston Station
• Link North and Birmingham to West & East London avoiding
bottlenecks
• Estuary Airport potential links
• New Urban Quarter for West London
• Canal-side community/Wormwood Scrubs open space

66. Old Oak Common
Opportunity Area Planning Framework
Aerial Old Oak Common with Indicative Masterplan

67. Mixed communities and affordable housing
Housing Strategy aiming for new approach, post 2015 Round:
• social rent/target rents debate
• rented homes for working Londoners (PRS)
• affordable home ownership (LCHO) - How to reflect in plan?
1. Maintain 60:40 split – learn from AR experience
2. Have overall affordable housing number, no split – maximises flexibility but would
need legal view
3. Enshrine anew mix with evidence base: justify in terms of broader economic,
resource, welfare factors

68. Existing stock and future investment
• Barriers to Delivery - translating approvals to completions:
distinguish build out rates;
• Speculators/non-builders/land bankers („lose it or use it‟);
• Genuine barriers (planners et al?)
• Slowness of planning system and uncertainty (e.g. Shell & Smithfield Market
call-ins)
• Clarify CIL: imposed after account taken of AH, Mayoral CIL and
other policy costs (i.e. Nth Devon decision)

69. • Currently just for Crossrail
• Crossrail total cost £14.5 billion
• Mayor (£7.1bn), Govt.grant (£4.7bn), Business (Canary Wharf, BAA, City)
• Funding arrangements agreed by Mayor & Ministers
• £600m Development contributions
• £300m S.106 / Supplementary Planning Guidance
• £300m CIL
CIL in London
Collection of the Mayoral CIL – One year on

71. CIL in London
Collection of the Mayoral CIL – One year on

72. CIL in London
Collection of the Mayoral CIL – One year on

73. Borough 2000 -
2005
2006 2007 2008 2009 2010 2011 2012 2013-
Augus
t
Total
2000-
2013
August
City of
London 72 16 20 5 1 5 12
6 5
142
Barking &
Dagenham 36 4 11 8 6 6 10
11 4
96
Barnet 19 1 8 10 12 6 14 8 8 86
Bexley 21 6 8 6 4 9 2 8 1 65
Brent 31 3 3 8 9 9 7 12 5 87
Bromley 54 6 3 5 5 6 4 9 2 94
Camden 15 6 7 3 6 7 7 9 7 67
Croydon 49 6 13 9 8 7 8 4 6 110
Ealing 51 2 8 7 6 7 8 14 7 110
Enfield 32 3 4 1 5 7 7 10 5 74
Greenwich 52 12 28 13 5 11 17 20 7 165
Hackney 38 10 7 7 13 7 9 4 9 104
Hammersm
ith &
Fulham 39 7 8 9 5 7 11
9 6
101
Haringey 13 3 4 3 2 3 4 5 3 40
Harrow 12 4 5 10 6 5 13 6 5 66
Havering 38 7 2 5 13 3 13 8 3 92
Hillingdon 72 12 15 23 15 9 10 19 11 186
Hounslow 35 7 7 11 7 10 14 12 14 117
Islington 21 5 13 5 9 9 6 5 5 78
Kensington
& Chelsea 10 2 6 10 1 2 2
4 7
44
Kingston
upon
Thames 19 0 4 5 2 1 1
3 1
36
Lambeth 44 13 7 13 4 13 7 8 11 120
Lewisham 26 4 9 7 3 7 8 2 3 69
Merton 32 3 3 13 3 6 1 2 2 65
Newham 74 19 28 20 16 30 20 14 3 224
Redbridge 10 4 1 1 4 0 9 7 1 37
Richmond
upon
Thames 24 3 4 6 1 1 4
0 4
47
Southwark 82 21 13 20 15 12 13 10 7 193
Sutton 11 3 7 7 4 5 2 3 1 43
Tower
Hamlets 129 36 41 47 30 23 33
20 16
375
Waltham
Forest 15 4 0 3 0 1 6
3 1
33
Wandswort
h 34 14 11 8 9 6 3
13 6
104
Westminste
r 59 15 33 26 11 18 15
22 19
218
Totals 1,269 261 341 334 240 258 300 290 195 3488
Table 1: Planning Applications Referred to the Mayor 2000 -
Source: GLA Planning Unit

74. Totals 1,269 261 341 334 240 258 300 290 195 3488
Borough 2000 -
2005
2006 2007 2008 2009 2010 2011 2012 2013-
August
Total
2000-
2013
Augu
st

75. Totals 272 109 77 65 26 26 21 47 59 702
Borough 2000 -
2005
2006 2007 2008 2009 2010 2011 2012 2013-
Augus
t
Total
2000-
2013
August

76. Mayor of London, GLA
Note: This is Boris Johnson!
Stewart Murray
Assistant Director –Planning
City Hall, London SE1 2AA
Email: stewart.murray@london.gov.uk;

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Debate
Facilitated by Liz Peace
Chief Executive, BPF
17 September 2013
The second annual planning survey

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Conclusions and next steps
Liz Peace
Chief Executive, BPF
17 September 2013
The second annual planning survey

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