Local Plans
Local Plans are the principal basis against which planning applications and appeals should be assessed. They also shape the development targets and locations for an area.
It is therefore essential that appropriate efforts are made to seek to influence emerging planning policy documents to ensure they best align with your current and future planning objectives. It is also critical that that the policies function as they were intended without unforeseen consequences.
Local Plans also set out the allocated sites for the foreseeable future. For clients with favourable sites, it is essential to advocated for a site to be incorporated into the Local Plan to become an allocated site which can safeguard the future development with minimal risk.
We have experience in making representations on behalf of clients to local planning authorities regarding their emerging Local Plans. Our services can include:
· Querying the evidence base proposed to support future employment land targets and housing targets
· Suggestions to amend the wording of policies to support the aspirations of our clients
· Making written representations throughout the various consultation phases to support our clients objectives
Appearing at Local Plan Examination Hearings and presenting oral evidence.
Local and Strategic Policy Representations
We assist clients in presenting detailed evidence at all stages of the Development Plan process in order to maximise the opportunities and values of their sites. This can include site assembly and promotion opportunities, putting the strongest possible case forward for our clients’ sites to come forward at the earliest opportunity. It can include detailed land use policy representations to ensure that flexibility is applied by LPA’s on future schemes.
Land Promotion
We actively assist house builders, developers, institutions and private individuals through the typically complex land promotion process. We provide tailored advice based on your prior experience of the plan making system.
The Land Promotion process, seeks to get sites allocated within the Council’s Local Plan. This can take years of complex preparation, promotions, and representation through the various stages of consultation and public examination.
If you are a private individual wishing to promote a site, we can either take you the full way through the process, or provide you with a developer introduction from our extensive list of contacts. We can also provide an Estate Development Strategy, to deliver a series of smaller developments over a short timeframe to help release cash profits, to assist with the funding of the land promotion program.
The steps typically involved through a land promotion program include:
Preparing Land Appraisals to check the suitability for a Land Promotion.
Preparing a Planning Strategy to determine the best approach to securing a development.
Preparing Estate Development Strategies to provide short, medium and long term strategy for the site.
Preparing a Layout Concept Design and Masterplanning to assess the sites development potential with an understanding of site constraints. We have architects to help steer the design process and are able to produce a Vision Document for the local planning authority to consider.
Prepare viability study and cost testing to understand the Gross Developable Value (GDV), potential Profits, and help demonstrate the viability of the development to the local authority.
Provide you with developer introductions to help you find partners to deliver the vision and manage the cost of getting there.
Gathering the Evidence base to demonstrate that the site is suitable, viable and deliverable.
Prepare an Engagement Strategy to help you with a clear path for consulting with the Local Authority, stakeholders, the local community and local politicians seeking support for your proposals.
Representing you at Local Authority Call For Sites submissions at Plan Reviews.
Preparing Comments for Draft Local Plan Consultations to promote the merits of your site.
Preparing a Hearing Statement for the Examination in Public (EiP) by responding to the Inspectors matters, issues and questions to enable a focused discussion at the EiP.
Acting as a Professional Witness representation at Examination in Public (EiP) to present evidence in front of a Local Plan Inspector. We can promote your interests irrespective of whether your site is a proposed allocation or an omission site, and comment on the soundness and legal compliance of the draft Local Plan.
Community Infrastructure Levy
The Community Infrastructure Levy (CIL) is mandatory charge imposed on development projects. Developers and stakeholders can need reliable and efficient guidance on CIL-related matters.
CREATE offers a variety of services specifically tailored to assist clients in navigating the complexities of the Community Infrastructure Levy. These include:
· Guidance for understanding how the CIL calculation is produced
· Advance estimates of the expected CIL charge, including charging schedules, and charging rates
· Advice on the CIL payment procedure
· Identify eligible exemptions and reliefs where possible to minimise CIL liabilities
· Assistance preparing CIL application and documentation to streamline the procedure for exemptions and reliefs
· Liaising with local authorities and stakeholders on behalf of clients to negotiate favourable CIL terms
Information on the Legislative Background and Regulations of CIL?
CIL was introduced by the UK government in 2010 to help local authorities fund infrastructure projects. The levy applies to new developments, including residential, commercial, and retail projects. Local authorities have the autonomy to adopt CIL, set charging schedules, and define exemptions and reliefs.