CHANGES IN THE UK PLANNING SYSTEM MAY AFFECT YOUR PROPERTY

The introduction of design and access statements, Regional Spatial Strategy 13 (RSS13), the Barker and other government reviews along with the potential of a planning gain supplement are all changes to the Planning System that may affect property owners throughout the County.

Since August 2006 design and access statements have had to form part of any planning application.

P Wilson & Company are well versed in the preparation of planning applications, design and access statements and all the associated work necessary for the preparation of a proper planning application including, where appropriate, design and survey work. Notable examples have recently included:

• New dairy complexes
• New arable buildings
• Conversion of traditional barns to office use
• Conversion of traditional barns to residential use
• Conversion of buildings to equestrian use
• New Equestrian units

Additionally, the RSS13 will replace the existing regional planning guidance 13 towards the end of this year. These documents guide Local Authorities in the north west as to how to draft their own Local Development Framework and formulate policy. P Wilson & Company can advise on the implications of these changes to the planning system and how to best promote your land and property through Local Development Framework process.

Currently the Government has abandoned the introduction of the Planning Gain Supplement in favour of the Community Infrastructure Levy (CIL) following strong lobbying from both the property industry and local authorities. CIL will be levied by local authorities and is intended to assist in providing sustainable communities through investment in infrastructure and therefore mitigate the impact of development – particularly residential development and thereby support growth.

It is proposed in the Planning Bill that:

• CIL will be payable when development is commenced.

• That liability attaches to the land owner at the time payment is due.

• That the amount of CIL payable will be assessed when planning permission first permits the development.

The precise amount and method by which CIL is to be calculated is yet to be determined although standard charges are envisaged. Whilst the government has been at pains to avoid CIL being seen as a reintroduction of Development Land Tax, it is in reality a tax by any other name; and not a very attractive tax at that! CIL will constitute an unavoidable cost of development which will therefore have a negative effect on development land vale.