the value of planning agreements graham u’ren frtpi dundas and wilson cs llp april 2008
TRANSCRIPT
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The Value of Planning Agreements
Graham U’ren FRTPIDundas and Wilson CS LLPApril 2008
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Outline
1. The Aims and approach of the 2007 Study
2. General Results3. Affordable housing contributions4. Forecasts5. Towards future policy and practice
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• “Review of Scottish Government Policy and Guidance on Developer Contributions - An Assessment of the Value of Planning Agreements”
• Dundas and Wilson and Bidwells• Unpublished - completed December 2007• AIMS – to quantify benefits received 2004-7
in different categories- to forecast revenues to 2010
• Additional objectives inc. assessing trends and best practice
The Aims and Approach of the 2007 Study (1)
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• Stage One survey of 34 planning authorities• Questionnaire on practice• Table of all cases 2004-07• Response rate 82%• Sample agreements
• Stage Two detailed sample survey• Selection of 11 representative authorities
• Cash contributions – different categories• Valuations – in-kind contributions• Valuations – Affordable housing and alternative methods• Forecasts
The Aims and Approach of the 2007 Study (2)
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The Aims and Approach of the 2007 Study (3)
The scope of contributions to planning local/planning authorities through legal agreements
• Section 75 T&CP (S) Act 1997• Section 69 LG (S) Act 1973• Section 48 Roads (S) Act 1984
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Number of Agreements - 3 years• 28 PAs (survey) 871• 6 PAs (estimate) 150 1021• (Sc Borders/Edinburgh/Glasgow 462)• (Aberdeenshire 27)
Significant permissions linked to Agreements• 2004/51.7% Housing 11%• 2005/63.3% 18%• 2006/73.6% 17%
General Results (1)
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Number of Contributions• 2004/5 295• 2005/6 440• 2006/7 451 1263• (Sc Borders/Edinburgh/Glasgow 543)• (Aberdeenshire 137)
Direct and In-kind Contributions• 2004/5250 45• 2005/6370 70• 2006/7398 1058 53 205
General Results (2)
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Value of Contributions (3 years)
• Respondents - Direct financial £ 86.6m• Respondents – In-Kind 30.0m• Non Respondents – Direct 15.5m• Non Respondents – In-Kind 8.5m• Estimate of non valued In-Kind 18.5m
• TOTAL Value 2004/07 £159.1m
General Results (3)
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What the results do not include
• Agreements entered before 2004/5• Contributions following suspensive conditions• One off contributions without completing an
agreement• Contributions to Ministers under the Roads
Act• Contributions following Electricity Act
consents
General Results (4)
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Categories of benefits
Type No. Direct In-Kind• Affordable housing 150 £ 6.9m £25.3m• Roads/Infrastructure 191 £28.4m £ 2.1m• Recreation 286 £13.3m £ 1.2m• Public Transport 168 £ 6.1m £ 1.0m• Education 139 £18.8m £ 0.0m• Community Facilities 59 £ 5.4m £
0.03m• Open space 75 £ 4.3m £ 0.2m• Rest 195 £ 3.3m £ 0.2m
General Results (5)
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Affordable housing contributions (1)
The policy agenda
• Government guidance context• Significant policy variations • LHS variations• Direct payments are generally
commuted sum payments in lieu of units provided by developers
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Affordable housing contributions (2)
In kind contributions
• On-site and Off-site provision• In-kind, on site contributions worth
£25.33m:- • 120 units (£19.25m), and • 79 serviced plots for RSLs• Market value assessment, and • Alternative discounted price approach
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Forecasts
• Projection 1 – Trend based for responding authorities, omitting major developments (Ravenscraig; Kirkintilloch) - £91m
• Projection 2 – Trend based for all authorities, with assumptions for non respondents - £143m
• Projection 3 – Trend based for all authorities with allowance for known major developments (Shawfair; West Lothian Core Areas) - £167m
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Towards future policy and practice (1)
Changing Statutory and Policy Context
• Amendments to Section 75 in the 2006 Act
• “Planning Obligations”• Draft SPP3• Firm Foundations• PGS > Community Inf. Levy (England)
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Towards future policy and practice (2)
Practice issues from the study
• Agreed and Consistent methodology• Conventions for different benefits, especially
affordable housing• Proportionate use• Resources• Development plan policies and LHS• Formula based policies• Monitoring and Accounting (inc. other modes of
contribution)
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Graham U’rengraham.u’[email protected] 200 7627