As the local elections approach, what factors developers take into account when casting their vote?
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Boyer has drawn up some points for voters to consider on the success or otherwise of their local planning authority, and potential topics for doorstep conversations:
Devolution, council structure and resourcing
- Devolution redistributes power to a more local level. But is it being used effectively? If your region has devolved powers, does the party in power support housebuilding, extension of infrastructure, and economic development?
- Is the council considering changing its committee structure (as Bristol is). How will this impact on the planning process?
- Is the LPA considering introducing a four-day working week? How will this (and other factors) impact on the speed at which planning applications are processed?
Strategic planning
- Has the council consulted effectively on strategic planning to date? Does it give a fair share of the voice to both developers and residents?
Energy efficiency
- Bath and North East Somerset Council has adopted an “energy-based net zero housing policy” as part of an update to its local plan. Others councils may follow - if yours is likely to be one, how will development be impacted?
- Has the council declared (or does the candidate wish to declare) a climate emergency? If so, does it have plans to do this which avoid compromising the viability of schemes?
- What is the candidate’s stance on biodiversity net gain – do they support it exceeding 10%?
Mixed tenure and viability
- Has the LPA developed a Build to Rent policy as part of its Local Plan? Does this open up more opportunities for the development sector?
Planning application track record
- How has the council responded to controversial development previously? Given past form, how might it respond to your proposals?
Enabling development
- How is the council affected by nutrient neutrality? What suggestions does the politician / party have for responding to this issue on a local level?
- Is the council (or candidate) pursuing social rent caps? If successful, will this impact on the desirability of the area for potential buyers?
- Is the Local Plan up to date and progressing smoothy? Or have politicians bowed to pressure by NIMBYs to delay new housing?
- Is the LPA in danger of being put into ‘special measures’ as a result of slow decision-making?
- How has the council’s attitude towards brownfield development and density requirements impacted on development potential?
- What is the council’s track record on planning consents?
- What is the LPA’s track record on change of use? Has it issued Section 73 and has this impacted negatively on development?
- What is the politician / party’s attitude towards the Green Belt? Has it allowed development in the Green Belt or given any indication that Green Belt boundaries can be reviewed?
LPA’s position in the league tables
- How does the LPA’s effectiveness in assessing planning applications compare to that of its neighbouring authorities?
- How does the LPA’s track record on social housing compare? What is the impact on both private sector development and the provision of affordable housing in a development scheme?
- Is the local authority among those that determined the fewest applications?
- Is the local authority among those that have approved the most (or the least) building upwards PD applications?
- Is the LPA among those which issue the most (or the least) planning enforcement notices?