Tag Archives: planning

August 2022 issue of SPEL Journal (Scottish Planning & Environmental Law) out now

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The Scottish planning system and planning services are in the midst of a period of significant change at the moment, both as a result of strategic reforms and the transition away from the temporary changes to planning operations which were introduced as a result of the pandemic.

The Scottish Government has completed its public consultation and parliamentary scrutiny of the Fourth National Planning Framework (NPF4) and expects to put forward a revised draft for approval to the Scottish Parliament in the autumn.

There is ongoing work to develop the arrangements for the new-style local development plans, which will sit alongside NPF4 as the statutory development plan. Recent months have also seen consultations on the Open Space Strategy and the Play Sufficiency Assessment, as well as the next phase of the review of permitted development rights. The digital transformation of planning programme has also moved into its second year.

At such a busy time within the planning sector, a key resource for planners and planning lawyers is the Scottish Planning and Environmental Law Journal. Bringing together commentary and analysis from leading professionals, lawyers and academics, the journal explores current developments and case law, and is published every two months.

August 2022 issue

The August 2022 issue has just been published and includes articles focusing on:

  • NPF4, place and the 20-minute neighbourhood concept
  • Commentary on the review of the role of incineration in the waste hierarchy
  • Natural capital in the context of Scottish land use management and the goal of a Just Transition
  • The circular economy and implications for the waste sector

Each issue of SPEL Journal includes comment on key court cases. Within the August 2022 issue these include the Court of Appeal case relating to private law actions about unauthorised sewage discharges (The Manchester Ship Canal Company Ltd v United Utilities Water Ltd).

Recent developments in environmental planning, law and policy are also covered. The proposed Land Reform Bill continues its progress, with a public consultation underway. There have also been announcements relating to the Scottish Government’s drive to increase hydrogen fuel production capacity. Planning permission was recently granted for Scotland’s first plastic-to-hydrogen facility, which will be constructed in Clydebank, and new funding has been launched to support innovation in the hydrogen fuel sector.

A long tradition of supporting the professions

SPEL Journal (Scottish Planning & Environmental Law) launched over 35 years ago and is one of the leading information sources on land use planning and environmental legislation across the country.

Written by a diverse range of subject experts, SPEL Journal includes accessible commentary on topical subjects and current issues; details of new legislation and significant court cases; expert comment on key planning appeal decisions, government circulars and guidance; as well as notes about ombudsman cases and book reviews.

SPEL Journal is read by decision makers in Scottish planning authorities, planning law practices, planning consultancies, architects, surveyors, civil engineers, environmental managers and developers across Scotland. It is also valued by many outside of Scotland who wish to keep up-to-date with developments.

SPEL Journal is published 6 times a year. An annual subscription is £170. For further details or a sample copy, please contact Heather Cameron at publications@idoxgroup.com.

Access denied: planning for the disabled-access city

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The World Health Organisation (WHO) has estimated that over 1 billion people are living with some form of disability worldwide – that’s about 15% of the world’s total population. And, with trends in life expectancy and the prevalence of chronic health conditions on the rise, the number of disabled people living in cities is expected to only increase in the coming years.

Despite this, many cities remain unfriendly and widely inaccessible to their disabled populations.

Those with physical disabilities can be presented with barriers built into the smallest details of manoeuvring around the city, which could be seen as trivial and unobtrusive to the average able-bodied commuter.

From impassable steep kerbs, to sandwich board-cluttered streets, to shops and restaurants without lifts- – the makeup of the typical streetscape is lined with potential obstacles and restrictions. Moreover, for people who are neurodivergent or learning disabled, a bustling urban environment can cause harm through sensory overload, anxiety and stress.

Transport is another everyday aspect of city living where disabled people can feel excluded.

In many big cities, the metro is the most convenient way to travel. A recent study found that only 31% of London Underground stations are accessible by wheelchair or mobility scooter from street to platform. Considering that a number of those still require staff assistance and ramps to board trains, the number of fully accessible stations is even less. Another study found that similarly poor access exists across the world’s major metro systems.

Disabled people commonly report that accessibility worries can be a major deterrent to engaging in public spaces that are unfamiliar.

“I must always be thinking about accessibility in the back of my head” says Grace, in a Guardian article where readers with a disability share their experiences of city access. “The barriers start before a trip begins” adds Stef, talking about autistic-unfriendly travel.

Discussing New York, Lucy describes how accessibility barriers can make her feel excluded in her own city: “I often end up feeling like a second-class citizen who doesn’t even appear in the thoughts of city planners”.

Numerous studies have found that disabled people are less likely to work or socialise in areas with poor accessibility. Moreover, cities are losing out on economic benefits from inaccessibility-– the ‘purple pound’ (signifying the spending power of disabled tourists) was estimated to be worth around £250bn in the UK pre-pandemic.

Whilst disabled access is rising in prioritisation amongst city and transport planning, there is undoubtedly still a long way to go in many cities. But there are also some good examples of cities taking action to make their spaces accessible to all.

Opening up Chester’s ancient streets

The first British city to win the coveted European Access City Award, Chester is now regarded as the UK’s most accessible city. Famous for its Roman heritage, the city pledged to make its many tourist sites fully accessible for disabled people–a sizeable challenge, considering the city’s ancient streets and medieval walls.

Chester has implemented fully accessible, wide passageways with tactile paving and added handrails above the walls and famous Chester Rows, which were previously only accessible by steps. Narrow and secluded walkways have now been connected by 17 wheelchair access points. In addition, there are disabled access focused tours, access guides, signs and online information platforms.

Transport has been revamped, as council policy requires all public buses and licensed taxis to have wheelchair access, induction loops and colour-contrast handles. The council has also committed to including a specifically designed Changing Places toilet in all new developments, adding to the numerous facilities already deployed in busy spots.

The successful implementation of an extensive access plan has not been quick, but is rather the results of Cheshire West and Chester Council’s long-term commitment to improving disability inclusion. The council has had a designated access officer since 1991 and a disability forum of 16 organisations that actively promote accessibility in new developments – such as the multi-million pound Storyhouse arts centre that has received accolades for its standard of access.

Chester’s award has seen the city become a model to other city governments from across the world, who are now visiting the city for inspiration. “We’ve had them from Dublin to Israel, they want to see how it’s done”, says Graham Garnett, Chester’s previous access officer.

Accessible route mapping in Seattle

Primarily designed for commuters in vehicles, most online routing maps can be unhelpful for people with limited mobility, lacking detail on hills, steep kerbs and access points. Aiming to rectify this, however, is the University of Washington’s Taskar Center for Accessible Technology, who have designed the AccessMap platform for the hilly city of Seattle.

AccessMap allows users to receive tailored routes dependent on customised preferences, such as only showing sloped pavements or limiting the incline of streets. As platforms such as Google Maps currently don’t take such factors into account, AccessMap will provide the user with an alternative route that is not based upon journey time or distance, but rather on safety and ease of access.

The map even uses recent data from the Seattle Department of Transportation to accommodate for real-world conditions on pedestrian pathways, such as a construction site or potentially hazardous surface conditions. In addition, the developers are aiming to turn the platform into an open street map, where users and volunteers can create up-to-date entries about the conditions they encounter.

The research team behind the project want to use their development to provide the toolkits and instructions to create similar maps in other cities. They have identified 10 urban areas in the US with the potential to replicate successful platforms, such as New York, Boston and San Francisco.

Final thoughts

Chester’s motivation in becoming fully accessible is exemplary of a city that is leading the way in disability inclusion, ensuring that it is inherent to city government planning. Likewise, the mapping project in Seattle shows how alternative tools can enhance the experiences of disabled people.

But although these examples are encouraging, they are exceptions. As long as planners fail to acknowledge the needs of people with disabilities, most of our cities will remain, in effect, no-go areas for a substantial section of society.

Further reading: more on diversity and inclusion from The Knowledge Exchange Blog:

Breaking barriers and engaging with future planners

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A recent survey by the Royal Town Planning Institute (RTPI) in July 2021 aimed to gauge UK public awareness of the planning profession. The results suggested a significant disconnect between the public perception of planning, the scope of professions in the industry and the impact that planning has on society.

While 73% of respondents claimed to understand the job description of planners, only 32% recognised that planning can support future recovery from the COVID-19 pandemic, and only 37% believed that planning can influence the wider issues of climate change and the environment.

Victoria Hills, chief executive of the RTPI called the results ‘shocking’. However, they are perhaps the consequence of inclusivity challenges that the planning sector has failed to address for a number of decades.

Equality in the planning sector

Historically, the profession has been notorious for being dominated by middle-aged and older men. While an increasing number of younger women joined the profession in the 1990s and 2000s, recent years have seen a reversing trend away from the progress made towards gender equality in the sector.

Likewise, the number of overall students choosing to embark on planning-related degrees has remained low, despite there being a high demand for planning professionals. A town planning degree is in the top four postgraduate subjects for employability within six months of graduation and poses a respectable average starting salary, suggesting young people are being deterred for reasons beyond career motivations.

Overcoming the obstacles

So why are young people so seemingly disengaged with planning and how can barriers be broken?

Helen Hayes, a former town planner and the current Labour MP for Dulwich and West Norwood, believes one glaring issue is the urgent need for a more diverse workforce in the profession. It is not just about needing an influx of numbers; people entering the profession need to be from all sections of society.

Only an estimated 2% of UK town planning officers are under 25 and just 19% are aged 25-34. As for ethnicity, 97% of planning officers are white.

Moreover, the 2020 RTPI Women and Planning research paper found that the majority of female respondents had faced gender related barriers to professional advancement in planning, and that workplaces overwhelmingly reflect ‘masculine’ cultures and norms of behaviour.

In recent years, the RTPI has committed to a long-term strategy to address diversity issues and entered a partnership with the BAME Planners Network. Initiatives such as these are welcomed but it is argued that they need to be supported by educational measures in diverse schools and universities.

In a 2015 issue of The Planner magazine, young professionals working in the industry were asked for their views of how to successfully engage young people with the planning profession. An obvious theme was to improve young people’s understanding of planning as a known career –  teaching them to associate it with places, shaping the everyday and solving commonplace issues.

Raising awareness: not just home extensions

Those within the industry believe that there is a concerning lack of awareness of how planning as a discipline is related to a wide remit of shared issues in society, from building valued places to solving the housing crisis and tackling climate change. “Planning needs to be properly championed. Ask a young person about what planning means and they think about home extensions and dormer windows”, says Rupy Sandhu, one of the young planners featured in the issue.

Helen Hayes further emphasises the issue, saying: “The young people I speak to have an excellent grasp of local issues, and a passion to make a difference. But for the most part they have no idea that their knowledge and interest could, with training, translate into a rewarding career as a planner”.

It is perhaps evident that young people are passionate about such issues, but they need to be empowered.

Routes into planning

In The Planner’s Career Survey 2018/19, an overwhelming majority of respondents suggested offering more work experience placements and attending colleges and schools to be the most effective vehicles for engaging young people.

There is increasing attention to offering alternative routes into the planning profession outside of going to university. The RTPI currently offers a chartered town planning apprenticeship and a town planning assistant apprenticeship. Local councils are increasing the number of town planning apprenticeships at their organisations and private planning firms are also known for offering apprenticeships and work experience.

For instance, private firm Barton Willmore engaged with University of West of England Bristol students looking for new ideas through live planning challenges, leading to students later joining the firm on placements and work experience. The notion of ‘inviting in by reaching out’ is certainly a viable and rewarding route for both students and planning organisations, creating long-standing professional relationships.

The RTPI facilitates an ambassadors scheme which offers RTPI members the chance to speak at schools and universities about the planning profession, and the RTPI Trust also offers bursaries such as £2,000 of support to BAME and disabled undergraduate planning students.

Final thoughts

Taking a step back from the low-level engagement of young people with the profession, there is an argument that true representation will not be achieved unless there is an agenda for the reform of the top-down nature of the planning system and its practices.

Helen Hayes suggests that there should be a removal of the “red tape and needless bureaucracy” in moving towards transparent and well-informed decision making, in which the views of diverse communities and groups should be reflected.

Perhaps genuine engagement and consultation with under-represented groups, such as young people, will help to inspire a new generation of planners to enter a progressive and equitable profession.

Image: Photo by Brandon Nelson on Unsplash

Further reading: more about the planning profession on The Knowledge Exchange Blog

Introducing the Scottish Planning and Environmental Law (SPEL) Journal

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The Knowledge Exchange publishes a bi-monthly journal covering all aspects of planning and environmental law in Scotland. SPEL Journal (Scottish Planning & Environmental Law) launched over 30 years ago and is one of the leading information sources on land use planning and environmental legislation across the country.

Recent issues of SPEL have included responses and comment on the draft NPF4 as well as articles focusing on other key policy and practice areas:

  • The failure of planning guidance to reflect the impact of noise on wildlife
  • National development planning for Scotland’s rural areas
  • The draft NPF4, energy and the move to net zero
  • The Scottish Government’s onshore wind policy review
  • Access to justice in environmental litigation, and non-compliance in Scotland’s civil justice system with the Aarhus Convention

Key court cases examined recently in the journal include:

  • R v The Environment Agency – Pollution harmful to a vulnerable child
  • Greenpeace Ltd v The Advocate General – Unsuccessful challenge to oil field exploitation consent
  • North Lowther Energy Initative Ltd v The Scottish Ministers – Wind farm approval challenge
  • Cosmopolitan Hotels Ltd v Renfrewshire Council – Procedures for challenges to the validity of proposed local development plans
  • Trees for Life v NatureScot – Quashing of beaver culling licences

A journal of record

SPEL was launched in 1980 as ‘Scottish Planning Law & Practice’, to be a journal of record of Scottish planning. When it became apparent that the emerging field of environmental law was strongly linked to land use planning, the name of our journal changed to reflect this.

Written by a wide range of subject experts, SPEL Journal includes accessible commentary on topical subjects and current issues; details of new legislation and significant court cases; expert comment on key planning appeal decisions, government circulars and guidance; as well as notes about ombudsman cases and book reviews.

A widely read and valued resource

SPEL Journal is read by decision makers in Scottish planning authorities, planning law practices, planning consultancies, architects, surveyors, civil engineers, environmental managers and developers across Scotland. It is also valued by many practitioners outside of Scotland who need to keep abreast of developments.

An annual subscription to SPEL Journal is £170. For further details or a sample copy, please contact Heather Cameron on 03330111542 or email heather.cameron@Idoxgroup.com.

NPF4: a new prioritisation of the environment through planning?

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The Scottish Government published the fourth National Planning Framework (NPF4) draft for consultation on the 10th November 2021. Titled ‘Scotland 2045’, the eagerly awaited document outlines Scotland’s strategic approach to planning and land use to 2045, coinciding with the government’s ambitious target of transitioning towards a net-zero society by the same year. Now combined with the Local Development Plans (LDPs), it is a critical publication that will inform future planning proposals for Scotland over the next quarter of a century.

A plan of four parts

NPF4 is an extensive planning framework and it is impossible to fully review the 130 page document in a short post. However, it is made up of four key parts:

  • A National Spatial Strategy which sets out the four fundamental overarching themes which future development will aim to reflect and achieve. This is a vision for the creation of sustainable, liveable, productive and distinctive places.
  • 18 National Developments of ‘national importance’ that are proposed to support the delivery of the spatial strategy across the country. These include developments such as a Central Scotland Green Network, Urban Mass/Rapid Transit Network and Island Hubs for Net-Zero
  • 35 National Planning Policies for development and land use to be applied in the preparation of development plans, local place plans and development briefs; and for the determination of planning consents.
  • Delivering the Spatial Strategy through key delivery mechanisms such as aligning resources to targeting investment and an infrastructure first approach.

What does NPF4 include on climate change?

The transition towards a net-zero society through sustainable development is a cornerstone of the draft NPF4. In fact, the wider issues of climate change, decarbonisation, biodiversity loss and nature-based solutions are firmly rooted throughout many of the strategy’s policies.

Policy 2 is dedicated to climate change. It lays out a new requirement for all development proposals to give “significant weight“ to the Global Climate Emergency as planning authorities are to carefully consider every development’s future implications for the climate.

It states that all developments should be designed to minimise emissions in alignment with the national decarbonisation targets and that proposals that do generate significant emissions should not be supported, unless the applicant provides evidence that the level of emissions is the minimum that can be achieved.

Tom Arthur, Minister for Public Finance, Planning and Community Wealth, has highlighted the requirement of giving ‘significant weight’ to climate emissions as a crucial feature within the framework for facilitating future sustainable development.

There is an undoubted sense of prioritisation of the climate emergency within the draft NPF4, as well as recognition of the planning authorities’ role in reducing emissions that was not so evident in previous iterations.

However, the draft concept of ‘significant weight’ remains a loose term that could become open to uncertainty – especially with the wide variety of developments it will apply to in practice. Despite the draft NPF4 illustrating that evidence of minimum emissions is required in certain instances – such as carbon intensive proposals – it remains unclear what this translates to in more typical housing developments, for example.

A host of other policies are also relevant to climate. Policy 19 on green energy states that local development plans should “ensure that an area’s full potential for electricity and heat from renewable sources is achieved”, whilst all forms of renewable energy and low-carbon solutions should also be supported. This includes support for the extension and creation of new wind farms.

Another marked difference from previous iterations of the NPF is the inclusion of ‘20 minute neighbourhoods’ as a viable approach to low-carbon urban living. A key principle of Policy 7 on local living, it is mentioned 18 times throughout NPF4 – making it one of the most prominently used phrases in the document.

Nature and biodiversity loss

As well as acknowledging the climate emergency, the draft NPF4 is clear in its identification of a ‘nature crisis’ in Scotland that is being aggravated by urbanisation:

“Our approach to planning and development will also play a critical role in supporting nature restoration and recovery. Global declines in biodiversity are mirrored here in Scotland with urbanisation recognised as a key pressure. We will need to invest in nature-based solutions to mitigate climate change whilst also addressing biodiversity loss, so we can safeguard the natural systems on which our economy, health and wellbeing depend.“

Policy 3 is dedicated to promoting nature recovery, and again there is a heightened focus on this issue now compared to previous strategies. It states that development proposals should “facilitate biodiversity enhancement, nature recovery and nature restoration“, whilst the potential adverse impacts of development should be minimised as a priority.

Likewise, major development proposals or those where an Environmental Impact Assessment (EIA) is needed should only be approved where it is concluded that the proposal “will conserve and enhance biodiversity, including nature networks within and adjacent to the site, so that they are in a demonstrably better state than without intervention”.

Further areas of importance with regard to nature preservation include the use of ‘nature-based solutions’, which is used in accordance with the spatial strategies, several of the national developments and planning policies.

In some instances, specific examples of nature-based solutions are provided – such as the impressive Central Scotland Green Network national development, which includes a nature-network approach to water management with sustainable drainage solutions in Glasgow and Edinburgh. However, it could be argued that the draft lacks an abundance of smaller scale examples of nature-based solutions, in the practicalities of more routine planning developments.

Moreover, Policy 33 on soils aims to give peatlands greater protection and restoration. The draft states that development upon peatland and carbon rich soils should not be supported unless for meeting essential criteria, whilst “local development plans should actively protect locally, regionally, nationally and internationally valued soils“.

What’s next for NPF4?

The consultation period for NPF4 is well underway, with the Scottish Government inviting feedback and scrutiny on the document until 31st March 2022. The draft is subject to several parliamentary committees engaging with planning stakeholders and the general public.

Committees are encouraging demographic groups who do not typically engage with planning matters – such as young people and the elderly – to take part in NPF4, underlining the desire for more inclusive involvement in planning decision-making.

Following the declaration of a national climate emergency, the announcement of world-leading decarbonisation targets and the hosting of COP26 in Glasgow last November, NPF4 certainly provides a starting vision for how environmental targets will translate into action through planning.

Further reading: more on planning and the environment from The Knowledge Exchange blog:

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Celebrating success in planning research: winners of the RTPI Awards for Research Excellence 2021

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The winners of the annual Royal Town Planning Institute (RTPI) Awards for research excellence were announced on 8 September at an online ceremony hosted by the RTPI. 

The RTPI Awards for Research Excellence celebrate high quality, impactful spatial planning research carried out by chartered members and accredited planning schools from around the world.

For a seventh year, The Idox Knowledge Exchange has been pleased to sponsor three of the Awards categories – the Planning Practitioner Award, the Student Award, and the Sir Peter Hall Award for Research Excellence.

The Sir Peter Hall Award for Research Excellence

Hannah Hickman MA, MSc, MPhil, MRTPI, senior research fellow at the University of West England, was announced as the winner of the Sir Peter Hall Award for Research Excellence.

Ms Hickman’s research explored the under-researched and poorly-understood area of post-consent – the journey of a development from the point of permission through to delivery and on-going management. In particular it evidenced a worrying decline in design quality occurring at this point. It identified some of the causes, and considered what local authorities might do to address this decline.

In the same category, Professor Jo Williams, of University College London, received a commendation from judges for her book ‘Circular Cities: a revolution in urban sustainability’.

Early Career Research

Dr Meadhbh Maguire MRTPI PhD MSc MA, McGill University, School of Urban Planning.

This project considered the use of survey data in planners’ decision making processes. It found that survey methods ae heavily used within planning but are often influenced by political contexts.

Commended: Jianting Zhao, University of Hong Kong.

Planning Practitioner Award

Antony Rifkin BCom MCRP Dip Urban Design MRTPI FRSA, Allies and Morrison

Mr Rifkin’s ‘Complex City: London’s Changing Character’ project made the case for character-based densification and provides recommendations for local authorities and cities attempting to meet growth demands while preserving local character.

Commended: Colin Robinson, Lichfields Planning

Student Award

Nicole Collomb BA (Hons) MSc, University of Brighton, department of architecture and design

Nicole Collomb was handed the Student Award for her research into the effectiveness of green factor policies, in which she identifies a need for robust evidence base for these policies to be successful.

Commended: Samuel ‘Nepo’ Schrade, University of Brighton

Also announced at today’s ceremony were the two recipients of the two £5,000 grants from the Practitioner Research Fund.

The winners of the grants are:

  • Oscar Wong for the project: ‘Strategic legacy planning for mega-events to achieve sustainable development goals: critical lessons learnt from London Olympics 2012 and Rio 2016’
  • Timon Moss for the project: ‘Regional community wealth building in Scotland’.

An exceptionally high standard

Dr Wei Yang FRTPI, RTPI President, said: “After receiving many brilliant entries for this year’s awards, the RTPI is now delighted to announce the stand-out projects across our four categories and recipients of the Practitioner Research Fund.

“I would like to congratulate all the winners and those who were shortlisted. The quality of submissions was exceptionally high this year, and we thank all the entrants for their submissions.

The RTPI is grateful to all applicants for sharing their fresh and innovative work. The awards give us the opportunity to celebrate the best and brightest work in the sector which is vital in driving the profession forward.

I would like to extend our great appreciation to the awards sponsors, Routledge Taylor & Francis Group and Idox Knowledge Exchange.

The awards would not be possible without our excellent judges, who have volunteered their time to review all of the entries in their categories and we would like to thank you all for your continued support for the research awards.”

John McLaren, Head of Business for Grantfinder and The Knowledge Exchange at Idox said:

“Idox is very pleased to be continuing our relationship with the RTPI and supporting the RTPI Awards for Research Excellence for another year”.

Further information about the  2021 RTPI Awards for Research Excellence, including the winners, judges and sponsors are available here.

You can also read our guest blog featuring the winner of the 2016 Sir Peter Hall Award, Dr Paul Cowie from the University of Newcastle, about the impact of winning the award for the Town Meeting project, which used theatre to engage communities in planning.

Better housing for older people means better lives for all

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“Sheltered Housing – MVRDV” by KJBO is licensed under CC BY-ND 2.0

Housing is at the heart of a good quality of life. This is especially true as we get older, when health and wellbeing, independence and end-of-life care can all be greatly enhanced by decent housing.

Four recent reports have underlined the importance of good housing for older people, and the wider benefits for society.

Housing with care: progress and problems

The Commission on the Role of Housing in the Future of Care and Support  (CRHFCS) was established last October by the Social Care Institute for Excellence (SCIE). The new commission aims to produce a blueprint to enable greater choice and availability of housing and support for people aged 65 and older who may find it difficult to live independently at home, or who choose to live somewhere which provides more support options. The Commission will focus on five key areas: care homes; retirement communities; retirement housing; supported living; and the Shared Lives schemes.

The first report of the CRHFCS highlights progress made since the Commission on Residential Care 2014 (CORC) reported its findings in 2014. There have been some positive developments concerning the take-up of more new technologies in care settings, such as telehealth, telecare and smart home devices to help people maintain their independence.

Progress has also been made on age- and dementia-friendly housing design. And the report commends the Housing our Ageing Population Panel for Innovation (HAPPI) reports for raising awareness of housing specifically designed for older people.

However, little progress has been made on CORC’s recommended expansion of the market to give greater choice of housing with access to care. Options remain limited, especially for those struggling to pay for accommodation.

The CRHFCS sets out some initial policy proposals. These include planning reforms to make it easier to build retirement community housing, and improved information and advice to support informed decision-making for older people seeking housing with care and support facilities.

The Commission’s final report will appear in the summer, when it will make recommendations about the future shape of housing that facilitates care and support.

Needed: a clear vision about housing for older people

The findings from the CRHFCS report are echoed in another report, published in April by the Cambridge Centre for Housing and Planning Research. The Cambridge report identifies numerous constraints to supply, investment and demand in the market for specialised housing for older people. 

One of the study’s key findings  is that retirement community development is unviable in many areas outside of London and the South East of England.

“Coupled with the fact that the majority of house moves made by older people are relatively local, this constraint to supply reduces housing options for those living elsewhere in the country, particularly home owners who do not qualify for assistance with housing costs. Unless the viability of retirement community development can be improved and the supply of mid-range retirement properties be raised, these households will have very little choice around moving in later life.”

Among the recommendations in the Cambridge report are calls for national government to provide a clear vision about housing for people as they age:

“For example, greater clarity is required around the joint priorities of ‘downsizing’ and ‘ageing in place’, and how these priorities can be best implemented at the local level.”

The report also recommends that local authorities should give priority to housing for older people, through the creation of clear strategic and local plans and guidelines for developers:

“Collaboration between local authority planning, social care, health and housing teams could allow for better planning around retirement housing. For example, retirement housing may make savings possible within health and social care budgets.”

The Cambridge report encourages housing providers to diversify the retirement housing offer, and to gain a better understanding of preferences of different older people:

“Rather than drawing on stereotypes of old age, providers face the challenge of recognising older people as a complex and heterogeneous group of consumers with diverse aspirations.”

Closing the generational divide

According to a report by the Intergenerational Foundation (IF), England now has two housing nations: the first is older, well-housed, often well-off, with space to work and self-isolate; the second nation is younger living in cramped flats or shared homes with little or no access to outside space.

The IF says that the pandemic has exacerbated housing inequalities between the young and the old, and observes that “…while younger generations have lost their jobs, their homes and even their mental health during COVID-19, older generations have stockpiled space.”

The report also highlights a rise in the number of second homes as a consequence of the pandemic.  There are now 5.5 million second homes in England – a 50% increase between 2011 and 2020 – most of them owned by older people.

Space inequality has also increased. Owner-occupied homes have a third more space on average than privately rented homes, and almost double the space as social housing.

Like the previously mentioned reports, the IF calls for market failures on retirement housing to be addressed. It recommends reform of stamp duty to encourage downsizing, and reforms to the planning system both to give a greater voice to the homeless and badly housed and to encourage developers to build more retirement homes.

Making a house a home: impacts of poor-quality housing

While some older people enjoy the benefits of good housing,  there are substantial numbers of people aged 50 and older living in poor-quality accommodation.

A report by the Centre for Ageing Better (CfAB) has found that living in cold, damp housing, or homes in a state of disrepair can increase the risk of illness and accidents. Poor housing also has wider impacts: first-year NHS treatment costs for over-55s living in the poorest quality housing are estimated at £513m.

But there are barriers preventing older people from making the improvements that would help them live healthier, more independent lives. These include a lack of finance and uncertainty about where to find trustworthy information about home improvements.

The CfAB report calls for a  wider range of financing options, including government grants and loans, to help older people adapt their homes. It also recommends clear signposting and advice to support informed decisions about home improvements, as well as initiatives to raise awareness about the impact of poor quality homes on health and wellbeing.

Final thoughts

The number of people aged 65 and over is set to rise from 12 million to more than 20 million by 2030. While poor quality housing presents risks for older people, age-appropriate housing can keep them healthy, help them to live independently and reduce the need for social care.

These reports highlight important issues that must be addressed not only to support older people, but to advance the radical changes needed to fix Britain’s broken housing market. Better housing for older people is better for us all.

The reports highlighted in this blog post have recently been added to The Knowledge Exchange (TKE) database. Subscribers to TKE information service have direct access to all of the abstracts on our database, with most also providing the full text of journal articles and reports. To find out more about our services, please visit our website: https://www.theknowledgeexchange.co.uk/

Further reading: more on housing for older people on The Knowledge Exchange blog

Britain’s town centres: down, but not out

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Image: Mayfield development, Manchester (U+I plc)

Town centres have taken a battering in the past year, with many shops and services forced to close during lockdowns and growing numbers of stores going out of business.

But even before Covid-19, UK high streets were already under pressure. Economic recessions, rising business rates, higher rents, the growth of online shopping and development out-of-town retail parks have left Britain’s town centres struggling to survive.

Last month, Planning magazine brought together a panel of experts to discuss the future of town centres. Among the issues considered were trends affecting town centres, how demand for town centre property is changing post-pandemic and how developers are responding to changes in market demand and planning laws.

The bigger picture: online shopping and working from home

Jennet Siebrits, head of CBRE UK’s research team, gave a helpful overview of two key trends affecting town centres.

In the past decade, e-commerce has seen a dramatic increase in activity. Since 2011, the value of online shopping has mushroomed from £23 billion to £58 billion –a 158% increase. But in 2020, even that figure was eclipsed, with the value of e-commerce rising to £84 billion – a 44% increase in just one year. The evidence from the first national lockdown suggests that this step change is here to stay.

The impact of this, along with the Covid-19 restrictions, has been grim for town centre stores. Over 11,000 shops closed in 2020, and while not all of those closures were due to online shopping, it’s clear that e-commerce has been a real driver of this.

Jennet suggested that, as the restrictions ease, it’s likely that supermarkets, along with in-store health and beauty and DIY stores will continue to attract customers. But other sectors will have to come up with innovative ways to lure consumers off their iPads.

Jennet also highlighted the increased move towards home working. Once people return to their workplaces, it’s likely that many will ask to continue working from home, at least for part of the working week.

The rise in home working may also affect demand for residential property, with more people moving further away from city centres. This could have a knock-on effect for ancillary services like coffee kiosks and sandwich bars, with local town centres capitalising on the losses experienced by city centres.

The legal perspective: changes to planning laws

David Mathias, a specialist planning solicitor at Shoosmiths law firm described some recent planning law changes that have particular relevance to town centres.

Since the demise of Woolworths in 2008, more and more UK department stores have been closing down, leaving big gaps on the high street. In future, it’s likely that many property developers will want to convert from retail to residential.

Until recently, permitted development rights for conversion to residential only applied in a limited set of commercial uses. But the UK government has announced new permitted development rights in England enabling greater flexibility on conversions without the need for planning permission. These will go ahead in August, subject to certain conditions.

In addition, further legislation on expansion of permitted development rights introduced last summer allows the construction of an additional storey on freestanding blocks and buildings on a terrace to create additional housing, and the demolition of buildings built before 1990 and construction of new dwellings in their place.

The government has argued that these changes will help to revive town centres, although others believe easing planning rules for developers will have the opposite effect. 

The developer’s perspective: re-imagining Manchester

Martyn Evans from the U+I Group offered his view of how developers are responding to changes in market demand and planning. He did so using U+I’s development at Mayfield in Manchester.

Located next to Piccadilly railway station, in the centre of the city, this 24 acre-site is being redeveloped from derelict railway land. A consortium of Manchester City Council, Transport for Greater Manchester and London & Continental Railways (LCR), along with U+I, has been working to regenerate the area, with the first buildings due for completion next year.

Right from the start, the consortium focused on the importance of creating a place where people want to live, work, rest and relax. One important feature of the development is a seven-acre park. Although it was planned into the scheme years ago, this green space has become all the more significant in the past year.

Image: Mayfield development, Manchester (U+I plc)

The pandemic has demonstrated the importance of green space as a vital part of city living, both for physical health and mental wellbeing. Such spaces not only attract workers, residents and visitors, they also increase the value of developments. And because decisions about commercial property are increasingly being taken by HR teams rather than finance departments, the wellbeing benefits of workers’ surroundings are being taken more seriously. In short, understanding quality of place gives developers more of a competitive edge. 

The local authority perspective: managing change

To conclude, Michael Kiely from the Planning Officers Society looked at what local planning authorities can do to help sustain town centres.

Michael described some of the planning tools local authorities can use, including strategic planning, masterplanning and local plans. But with recent changes in planning laws, including the use classes order, Michael argued that policies such as Town Centre First may be ineffective.

However, local authorities can still make a difference, through partnerships with other stakeholders, such as land owners and Business Improvement Districts (BIDS), and the use of intervention and compulsory purchase powers.

In closing, Michael suggested the need for a licensing or permitting regime to manage and curate activities so that they do not cause harm and town centres can thrive.

Future perspectives: rethinking town centres

A £150m project to revamp London’s Oxford Street signals that high streets are already re-imagining themselves as leisure-focused and “experiential shopping” centres. And the Mayfield site in Manchester has the potential to transform a part of the city centre that has been underused for decades.

These are just two examples of the planning community working together to help sustain town centres. Britain’s high streets face substantial challenges, but this interesting discussion suggested there are good reasons to optimistic about the future.

A recording of The Future of Our Town Centres discussion is available to watch on-demand at the Planning magazine website.

Further reading: more on town centres from The Knowledge Exchange blog