The Central Lincolnshire Joint Strategic Planning Committee (CLJSPC) have announced a 6-week consultation period where landowners, developers, and other interested parties are afforded an opportunity to participate in the review of the Central Lincolnshire Local Plan (CLLP). The CLLP Review has largely been driven by the publication of the Revised National Planning Policy Framework (2019) and updated evidence in relation to housing need over the Plan period.
The first stage of the Local Plan Review is the Issues and Options consultation which runs for six weeks from Thursday 6 June 2019 until Thursday 18 July 2019. All comments received will help inform the drafting of the revised Plan, which is expected be published, initially, for public consultation in 2020 before adoption in 2021 (or 2022). Alongside the Issues and Options consultation, the CLJSPC are providing a further opportunity for landowners and developers to promote sites for development through the Central Lincolnshire Call for Sites. However, the Call for Sites very much duplicates a consultation period carried out earlier in 2019 when the CLJSPC began preparing the Housing and Economic Land Availability Assessment (HELAA). The CLJSPC have confirmed to Globe that sites submitted for the HELAA remain “in the system” although the Call for Sites provides an opportunity to make further submissions if appropriate on the availability and deliverability of these sites. A further consultation is also open for comment on the draft Site Assessment Methodology. This consultation is seeking views on the proposed methodology for assessing sites submitted through the Call for Sites consultation.
James Rigby, Director at Globe Consultants, observed the following:
“Our professional advice to clients is always to engage meaningfully in any Local Plan review process. This is clearly where there are opportunities to secure a significant uplift in land value if a housing or employment land allocation can be secured. Alongside this, ensuring that representations are made that seek to secure a pro-growth agenda and maximise housing delivery are also important with an eye to future planning applications which may be made once the Plan is adopted.
In terms of the CLLP Review, it is important to note that, currently, the CLJSPC are focusing on a ‘light touch’ review. Crucially, the CLLP Review seeks to reduce housing delivery by as much as a third despite the inherent contradiction within the CLJSPC’s narrative that the aspiration is to remain ‘pro-growth’. The CLJSPC are also of the opinion that its core development management policies – namely Policies LP2, LP4 and LP5 – are ‘working well’ which is at odds with our own experience of a sometimes confused decision-making process caused by ambiguity in these policies. Consequently, we believe it is important that representations are made at this crucial stage in the process to facilitate a clearer and more appropriate set of policies”.
If you would like to discuss the CLLP Review in more detail and how Globe can help promote your interests then please do not hesitate to contact one of our team members.
The ICC Cricket World Cup Trophy Tour landed on Lincoln Cathedral’s sun kissed east lawn earlier today – a mere six hit from Globe’s office. Cricket fans James and Oliver took the opportunity to take in the festival atmosphere and get a close look at the trophy. Let’s hope England captain Joe Root gets this close to the trophy when the final is held at the Lords, the Home of Cricket, on 14 July.
Ok, the dust has settled and, given a rare opportunity to think back, I thought I’d put my most recent MIPIM experience into words.
Like so many people attending the 2019 event I share the remarks that it seemed to come around so quickly this year. However much I intended to carefully prepare I was still almost caught out – not exactly as a surprise but having seemed an age away, it quietly creeps up and, before you know it, you are on a plane to Nice!
We decided to do the usual thing where my wife Jane and I both travel to the Cote d’Azur, book an apartment for a week and take advantage of the chance of some down-time in a beautiful part of the world as well as the cheaper flights and accommodation offered by travelling Saturday to Saturday. This was our first stay in Cannes La Bocca, so slightly away from the madness but close enough to enjoy a seafront walk into and out of town. Cannes La Bocca itself will be far nicer next year when the mayhem associated with the street works are completed. I have no doubt that the result will be superb going by the recent works in Cannes itself and happy to aim for that locality again in the future.
Once the lazy down-time had passed it was on to the usual long days and evenings in Cannes, meeting lots of new people, opening up opportunities for new collaborations and also, of course, catching up with old acquaintances too. Some of these I rarely see outside of Cannes and others, oddly, are very local colleagues. Explaining how this all works so well to people who’ve never been to MIPIM is difficult but I can assure you that it does. It is simply a combination of everyone being in a relatively small town at the same time and away from office distractions and the detail of specific projects for a few days. Active and promising discussions about a major hotel development alongside logistics and a number of other opportunities bode well for a productive outcome.
There are always memorable events. For me the Lincolnshire brunch on Wednesday morning is reliably successful and enjoyable, and this year was no exception. This, immediately followed by Gleeds Global’s lunch on the beach, led to a very enjoyable day with the opportunity grasped to discuss a major project in Nottingham with key people, an introduction to the Gleeds Chairman, and some good food, wine and sunshine to boot.
Personally, I didn’t find that Brexit was the dominant issue that I hear people reporting. My experience is that people remain confident, optimistic and simply keen to get on with things. I suppose it will be different in a multitude of sectors and dependent on the business people are in. Our message is simply that we have great investment opportunities in the Midlands and, from what I see, the appetite and desire from the property and construction sector remains very strong.
All in all, a good week – only disrupted slightly by me locking the two of us on our first-floor balcony on the Friday night until the locksmith ‘broke in’ to free us! – but that’s a different story and one for another time. 😉
A recent appeal decision (Appeal Decision APP/R2520/W/18/3214922) made by Inspector Rachael Bartlett has provided much needed clarification in terms of the weight which should be afforded to the Nationally Described Space Standard in Central Lincolnshire. Globe submitted an appeal challenging assertions made by North Kesteven District Council that a former residential outbuilding that is currently used as a hair dressing salon was unstable for conversion to a residential dwelling. The Council’s main reason for centred on the amount of internal accommodation provided and the fact that proposed dwelling fell (marginally) below the Nationally Described Space Standard (NDSS).
In appealing the decision, Globe successfully argued that the NSDSS should not be given significant weight due to the fact that it is not referred to in the Central Lincolnshire Local Plan (CLLP) which forms part of the statutory development plan for North Kesteven District. It was also put to the Inspector that the level of accommodation proposed was not in any way unusual and exceed many examples of conversions into small residential units in the Lincoln urban area that have gained approval and offer valuable independent homes for single people.
In a carefully considered decision, Inspector Bartlett agreed that the quality of living space to be provided would be acceptable and, therefore, the shortfall in meeting the minimum space standards, which are not adopted in the CLLP, would not be a sufficient reason to dismiss the appeal.
Globe is pleased to report that it recently secured planning permission at the City of Lincoln Council’s Planning Committee for an application that will help to further enhance the City’s student accommodation stock. Members of the Committee met on the evening of the 27th of March and voted comprehensively in favour of Globe’s proposal to change the use of Newport Guest House to student accommodation.
The property at 26-28 Newport has been in use as a Guest House for the past 24 years. However, the owner has experienced a drop in occupancy rates in recent times and so felt that the excellent location of the property within Lincoln’s historic Bailgate area in close proximity to Bishop Grosseteste University, as well as being an easy walk to the centre of the city, presented an excellent opportunity to contribute towards Lincoln’s need for student accommodation and support its growing reputation as a University City. This consideration was well received by the Council’s Planning Committee and the application was approved without much need for debate.
This was our newest recruit Oliver’s first taste of Planning Committee, which also involved the assessment of a number of high-profile applications within the City, most notably the approval of the University of Lincoln’s new Medical School. We’re delighted he was able to witness the outcome of a successful Globe application, no doubt the first of many in which he will play a key role.
Globe Consultants have celebrated a successful evening at the Lincoln Good Design Awards (2019) held in The Blue Room, part of the exceptionally well renovated Lawn complex. Last night saw the second edition of the Lincoln Good Design Awards following its successful inception in 2017. The City of Lincoln Council planning team originally drew up a long list of successful proposals before this was narrowed down to the finalists from three categories – Residential Award; Commercial Award; and, Heritage Award. The winners in each category were determined by vote which was open to members of the public.
Globe were delighted that the Cygnet Wharf development was announced as the runner-up in the Residential Award Category. Globe worked alongside Nottingham based architectural practice Church Lukas Limited on behalf the University of Lincoln in formulating proposals for Purpose Built Student Accommodation (PBSA) on this key brownfield site on the banks of Lincoln’s historic Brayford Pool. Cygnet Wharf provides three separate buildings which are individually designed to provide their own character but bound together by complementary materials and a consistent architectural expression. The scheme accommodates 442 en-suite bedrooms arranged in 44 ‘cluster flats’ of, typically, between 10 and 12 bedrooms.
Globe and the wider design team worked closely with the City of Lincoln Council’s planning officers as the original design concepts were challenged and evolved accordingly. One element of the scheme which has been particularly successful is the diverted Public Right of Way – which now follows the waterside edge – and the high quality public realm which helps define this well-walked route.
Alongside Cygnet Wharf, Globe also provided Chartered Town Planning services in support of the City’s flagship new Transport Hub which was nominated as a finalist in the Commercial Award category. The shortlisting panel were particularly impressed with the use of quality materials and the way the multi-storey car park has been successfully knitted into the surrounding townscape.
James Rigby, Director at Globe Consultants, commented: “The Lincoln Design Awards is a fantastic concept which helps celebrate the changing face of Lincoln. It really is striking to see the way the City has changed for the better over the two short years since the last awards and the way contemporary and high quality architecture has been embraced in Lincoln. All the nominated schemes are impressive in their own right and the quality which has been delivered really does highlight the value of the positive mindset and drive to facilitate change which is so evident in discussions with the City Council’s excellent planning team.
I was delighted to attend the awards ceremony and celebrate the fact that Cygnet Wharf has been so well received, particularly given the fact that the public voted in such high numbers for the development which really has transformed this important waterside site”.
The Central Lincolnshire Local Plan (CLLP) was adopted by the Central Lincolnshire Joint Strategic Planning Committee as recently as April 2017 and replaced the Local Plans of the City of Lincoln, West Lindsey and North Kesteven District Councils. The CLLP contains allocations for the growth and regeneration of Central Lincolnshire to cover the Plan Period up to 2036. Nevertheless, since the adoption of the CLLP, the National Planning Policy Framework (NPPF) was updated in July 2018 and there has been a major update to the Planning Practice Guidance (PPG). In response to the changes to national policy, the Central Lincolnshire Joint Strategic Planning Committee (JSPC) have approved a proposed review of the CLLP along with a revised Local Development Scheme (LDS) which sets out the timetable for the CLLP review.
Inevitably such a process is not instant and there is a requirement for a considerable amount of evidence gathering to be carried out behind the scenes before the plan review process really begins to accelerate. However, there are opportunities for public engagement in this process and, for landowners, the real potential is in engaging in any formal ‘call for sites process’ or a more evidence led ‘HELAA’ (Housing and Economic Land Availability Assessment) Review. The JSPC has recently began a consultation inviting landowners to submit sites for inclusion within the HELAA.
It is important to state that the HELAA is an evidence base document and the Joint Strategic Planning Committee (JSPC) have been very visible in offering a ‘disclaimer’ that “identifying sites and buildings in the assessment does not guarantee their inclusion in the Local Plan or that planning permission will be granted”. Nevertheless, for a site to be considered for a potential allocation it is essential that the JSPC are provided with evidence to demonstrate that a site is a both deliverable and developable. The HELAA process is an important first step in terms of providing an initial high-level assessment of whether a site is deliverable and developable but also, and crucially, it ensures that the site and the landowner’s intentions are known to the JSPC.
The current HELAA engagement period runs until 28 February 2019. If you have any sites which you wish to promote as a potential housing or employment land allocation then please contact us and we can provide further information in relation to the process now underway and we can put forward the best possible case on your behalf.
Two longstanding development proposals have received their planning permissions this week. The overall investment in the Lincolnshire economy will amount to over £50 million.
Firstly, full planning permission was granted for a mixed use development on Harlaxton Road in Grantham. The application by Mill Hill Developments Limited will see a new builders’ merchants, petrol filling station with convenience store, offices, new food and drink uses and a new packing and dispatch plant for the adjacent Grantham Engineering business. The development is to be undertaken in two phases with the builders’ merchants being implemented first and taking access from Trent Road.
The second success relates to a new 220 berth marina development at Willingham Fen, Cherry Willingham. This is the second approval for this aspirational and exciting project, initially promoted through the Lincolnshire Waterways Strategy. Permission was granted in 2012 with enabling development approved to help fund the marina construction. The enabling development of a pub/hotel/restaurant alongside holiday lodges simply didn’t create the level of value necessary to make this a viable development. The application granted this week includes additional community benefits, including business units, substantial public open space and a new cycle/footbridge connecting Cherry Willingham to the off-road Sustrans cycle route alongside the river which runs directly into the city centre. This time the enabling development comprises 155 dwellings. There is formal agreement that the community benefits are delivered before housing is occupied.
We are pleased to have played an instrumental role in bringing this major investment forward.
Please note that the views expressed here should not be taken as professional advice nor should they be relied upon in relation to any specific case or matter or in substitution for formal and case-specific advice. No liability or responsibility is accepted for any reliance placed or steps taken as a result of reliance upon any view(s) expressed in these blogs.
Moreover although best efforts will be taken at the time of posting any entry on this blog, by its very nature the information contained or discussed within this blog may not be accurate, complete or in-date by the time it is read. No liability or responsibility is accepted for any reliance placed or steps taken (or not taken) as a result of reliance upon information contained or discussed within or omitted from this blog.
If you require advice on a specific matter please do get in touch.