localism 2012: looking forward

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Localism: Looking Forward Fiona Howie CPRE’s Head of Planning Clive Betts MP Chairman of the CLG Select Committee Stephen Gilbert MP CLG Select Committee Member Featuring exclusive insights from... John Howell MP PPS to Cities, Decentralisation and Planning Minister Roger Hepher Head of Planning and Regeneration at Savills

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What do the UK Government\'s \'localism\' agenda and legislation mean for the property, development and infrastructure industry?

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Page 1: Localism 2012: Looking Forward

Localism:Looking Forward

Fiona HowieCPRE’s Head of Planning

Clive Betts MPChairman of the CLG SelectCommittee

Stephen Gilbert MPCLG Select Committee Member

Featuring exclusive insights from...

JohnHowell MPPPS to Cities,Decentralisationand PlanningMinister

RogerHepherHead ofPlanning andRegenerationat Savills

Page 2: Localism 2012: Looking Forward

2 Localism: Looking Forward

Contents

The Local Way Forward

A Leap in the Right Direction

A National Balance?

Unseen Consequences

A Rural Role

John Howell MP, PPS to Cities, Decentralisation and Planning MinisterGreg Clark, explains the key measures in a year of planning reform.

Localism: Looking ForwardMark Brown, a member of the Government’s Planning Sounding Board,outlines the political motives behind Localism.

CLG Select Committee member Stephen Gilberrt MP argues thatlocalism enjoys unusual cross-party support.

Clive Betts MP, Chairman of the CLG Select Committee, questions thenational-local balance shown in localist reforms.

So many simultaneous reforms could lead to unseen consequences andadvantages for those with enough foresight, says Savills’ Roger Hepher.

With Coalition reforms reflecting many existing countryside planningtechniques, CPRE’s Fiona Howie explains the lessons to be learned.

The Planning Authority ViewHow can developers make the most of consultation and achieve consentsthrough engagement? First-hand advice from Planning Authorities.

Page 3: Localism 2012: Looking Forward

Localism: Looking Forward 3

Localism:Looking Forward

n a process that many trace back tothe 1980s and attribute toGovernments of both parties,centralisation has been a pattern of

modern British politics.

The images of a Blairite ‘sofa government’and Brownite ‘Stalinism’ were so strong, infact, that opposition parties formedgoverning philosophies in deliberatecontrast to them. David Cameron and NickClegg would perhaps place ‘localism’ asthe clearest overlap on their Venn diagramof government.

For this reason, it should be unsurprisingto see the Coalition adopt with hugeenergy the remit of localisation in publicservices. Some name it a ‘supply-siderevolution’ or the creation of a ‘BigSociety,’ affecting everything from schools,to benefits, to the NHS. Others label it‘privatisation by stealth’ or ‘cuts undercover’. In the planning sector, at a timewhen the economy desperately needsconstruction, there are many who wouldsimply call it a huge, risky experiment.

But the Coalition has surprised many inour industry. It has not come out with theNIMBY’s charter. Instead, it has identified

an important distinction: that NIMBYsattack when they have no other option.The politics of the petition, says theCoalition, is created by a planning systemthat provides minimal recourse to influencedecisions. The answer, they say, is toprovide an alternative – a valve thatprevents the build up of pressure throughearly collaboration.

Our clients, presented with sweepingchanges across the planning system in theform of the Localism Act and the NationalPlanning Policy Framework, need to knowhow their interests will fare. It is far morerosy than many had feared and here wepublish an exploration of theimplementation of these new measures.

The following pages present the views ofpolicy influencers from politics andindustry, who give their perspective of thenew Framework. We also present newresearch that looks at the views ofplanning officers and Local PlanningAuthorities (LPAs), demonstrating howthey view consultation in influencingplanning decisions. n

I

Mark Brown is a founding partner of LocalDialogue and a member of the Government’sPlanning Sounding Board.

Page 4: Localism 2012: Looking Forward

The Local Way Forward2012 will be the year Government reforms inplanning will be felt right across the country,says Open Source Planning co-author andConservative MP, John Howell.

4 Localism: Looking Forward

ather than have one planning structure determinedcentrally… we want to create a planning systemwhere there is a basic national framework of planningpriorities and policies, within which local people and

their accountable local governments can produce their owndistinctive local policies…” – Open Source Planning, 2010

In Open Source Planning we set out three key tenets to achievethe balance of national framework with local plans. These were:

• Restore democratic and local control;• Rebalance in favour of sustainable development;• Produce a simpler, quicker, cheaper and less bureaucratic

planning system.

Now the Localism Act and NPPF are public with the above tenetsreflected in law, let me look at the tools we are using to deliverthem.

Neighbourhood Plans are a key component of restoring localcontrol over planning. In my constituency, I’ve had the chance tosee frontrunner plans coming together. The feedback wasencouraging. As we predicted in Open Source Planning, localpeople rise to this challenge with confidence and responsibility.

But it is not only local communities who have seen the wayforward. I’ve also been impressed by developers who recognisethat delivering a project ‘by appeal’ will need to be replaced byreal collaboration with communities. They have recognised thatfor them, the emphasis will shift from the application to the plan.

RJohn Howell is the Member of Parliamentfor Henley and is the Parliamentary PrivateSecretary to Greg Clark MP, Minister forDecentralisation and Localism. He co-authored the Conservative Party’splanning green paper, Open SourcePlanning.

Page 5: Localism 2012: Looking Forward

I am sure that in 2012 we will see moreof this.

Under the previous system, there wasno way for local communities to sharein the benefits of development. Thispoint is particularly important. Lessonsfrom a study conducted by LocalDialogue into international examples ofNeighbourhood Planning clearlyshowed the importance not only ofparticipation in planning but of sharingthe benefits of so doing. This isprecisely what we have enabledthrough the Community InfrastructureLevy (CIL), giving communities a sharein a developer’s contributions.

The New Homes Bonus is a mechanismby which the Government will match,pound-for-pound, for six years thecouncil tax income of new homes.Already there are mature conversationsbetween neighbourhoods and planningauthorities about how some of thismight provide deliverability for thecontent of neighbourhood plans.

Many councils recognise that they dothemselves and their residents nofavours by having no local plan inplace. The importance of councilsmoving ahead with these is paramount.Nothing in the Government’s reformsundermines the primacy of the localplan in determining planningapplications. Moving ahead tocomplete Local Plans will, I am sure,continue to become an increasingpriority for local councils in 2012.

Good progress has been made in goodtime: the Localism Bill is now an Actand coming into force already; theNPPF has been received well. 2012 isthe year of the reforms we set out inOpen Source Planning. n

Localism: Looking Forward 5

How to identify yourproject’s stakeholdersIdentifying 'stakeholders' is a major part of any project. But forsuccessful engagement, you need to understand the community'sdynamics.

Malcolm Gladwell’s book The Tipping Point is excellent atdescribing key stakeholders. Gladwell identifies three key groupsto describe the people who often spread key messages across acommunity.

‘Connectors’ have extensive personal networks that they use tocommunicate with a lot of people. It could be a hairdresser,chatting to local people all day, or the business leaders that runthe local Chamber of Commerce. Our research identifies thesekey people and presents information in easily sharable ways forthem to propagate.

‘Salesmen,’ who have a talent for persuasion, are the next crucialgroup. Local Dialogue has become adept at identifying these‘community champions’ – local people who support a project andwant to make it happen. Then it is about giving them the righttools to bring about success on their own steam.

Finally, ‘mavens,’ a word Gladwell takes from the Hebrew for ‘onewho understands’. Put simply, these are people with an expertpassion for a particular subject. A great example is the WaterlooCommunity Development Group in London – a largely volunteergroup with a detailed interest in local development projects.Groups of this type are often key because they know what theyare talking about and are respected by councillors.

These three types of stakeholders can make or break your project,so researching, identifying and knowing how to connect withthem is absolutely essential. n

Jessica Stewart, Partner Jessica has nearly 15 years’ experience instakeholder and community relations andis an expert in leading projects for bothprivate and public sector clients.

Page 6: Localism 2012: Looking Forward

6 Localism: Looking Forward

A Leap in theRight DirectionLocalism is the result of political consensus, leading to awide devolution of power, says Liberal Democrat MPStephen Gilbert.

t’s the double devolution that DavidMiliband has spoken and writtenabout. It will enable DavidCameron’s “Big society,” and it is a

huge step towards the community-basedpolitics that Liberal Democrats have longargued for.

The localism agenda frees councils,enables councillors and empowers localcommunities. For the first time, councilsget the power of general competence: theability to act in any area to benefit theircommunities. They get extra financialfreedoms and the housing revenueaccount, long hated, is being reformed.Councillors will get increased rights, andthe end of the ridiculous‘predetermination’ ban on having anopinion on local issues before going into ameeting to talk about it.

Over 13 years from 1997 we have seenthat increasing centralisation does notwork. We know that centralised systemscannot display initiative because they aretoo big to fail and so cannot experimentor differ. Dispersing power throughoutthe country will see a plethora of differentapproaches to service delivery, reflectingthe particular needs of communities, andthat will be healthy for the communitiesconcerned and for the country as a whole.

Instead of local people being told what todo, local communities will haveopportunities to influence the future ofthe places where they live. Neighbourhoodplanning will let communities cometogether through parish councils orneighbourhood forums and say wherethey think houses, businesses and shopsshould go – and what they should look

Stephen Gilbert is the Member ofParliament for St Austell and Newquay. Heis also a member of the CLG SelectCommittee and Chairman of the All-PartyParliamentary Group on Housing.

I

Page 7: Localism 2012: Looking Forward

Localism: Looking Forward 7

like. This turns the planning process onits head – from a process that is done topeople, to a process that is done withpeople.

Trusting individuals, empoweringcommunities and delivering real choice– these are the opportunities that theLocalism Act and NPPF enable. Thereare challenges too: communities willtake time to get to grips with newpowers. The roles of politicians willchange – community leaders will needto argue for the development they wantto see and not default into opposition.

These are not the final steps in gettingWhitehall out of the Town Hall, or indevolving real power to communities,but they are a huge leap in the rightdirection. n

A digital consultation?

Good engagement is about getting on the ground to meetstakeholders in their own communities. Traditionally, that meantthe physical locations where communities meet to exchangeinformation. But increasingly such exchanges happen in onlinecommunities.

Online media has played a huge role in creating the transparent,non-hierarchical drive behind localism, so they should also play ahuge role in its implementation.

Selecting the right tools to engage should be strategic and notjust following each fashion. Twitter, for example, is popular andcan be great for reaching political or media influencers, but it canbe unsuited to the slow pace of property development. Ourresearch, on page 12, into how planning officers respond toengagement tactics shows that online engagement ranks fairlylow in their priorities, presumably because it’s tough to makematerial planning arguments in 140 characters.

However, more targeted but less fashionable tools, such as thelocal online discussion forum (see Grant Shapps’ constituencyforum at www.shapps.com/forum for a great example) or a localblogger, can be much more effective. And with the possible lackof neighbourhood-level media channels, e-mail can be the real‘old faithful’. Like offline communication, this is still aboutreaching the target audiences you need to engage, so getting totheir inbox in a meaningful way is valuable.

As with all the communications in your engagement strategy,digital must be targeted and integrated with other channels. Thetools are out there for a highly effective dialogue – it’s just amatter of selection. n

Benedict McAleenan, Account Manager Benedict is a former Campaigns Managerat the Conservative Party and for GrantShapps MP. He is responsible for digitalmedia development at Local Dialogue.

Page 8: Localism 2012: Looking Forward

8 Localism: Looking Forward

A National Balance?Communities need a common set of criteria to deliver localism and meetnational needs, says CLG Select Committee Chair and Labour MP Clive Betts.

he planning system is there toenable sustainable development:to ensure the right developmenttakes place in the right

locations. It is there to protect green spaceand ensure homes are provided and thatthere are places in the right locations towork, shop and enjoy leisure time. It hasto take account of local wishes but alsothe wider national needs.

It is this latter remit which often causesconflict. The Coalition has abolishedRegional Spatial Strategies, whichdetermined - on the basis of local councils’information - how many homes wereneeded to be built in each council area.The CLG Select Committee, which I chair,suggested this could leave a planningvacuum, where Councils’ individualhousing targets did not meet the nationaldemand. To avoid this it will be importantfor local authorities to cooporate witheach other.

Local plans will also be influenced by theneighbourhood plans, which are part ofthe Localism Act. The Government needsto make it clear that Neighbourhood Plansare seen in Whitehall as ways to enabledevelopment, not to veto it. Unlessresources are made available, they couldjust become the preserve of communitieswhere residents have the expertise, timeand finance to produce them.

If the potential conflict between nationalneed and local wishes is to be overcome,

local plans will have to be drawn up withsome common means of assessing need.Local plans will be important in decidingwhere development should happen, butnot a means of simply resistingdevelopment and hoping it will goelsewhere.

There are national policies to tackleclimate change, which require increasedgreen energy production. If, however,every council decides its citizens don’twant to look at wind turbines, then ourvery challenging climate change targetswill not be converted from aspiration torealisation.

There has never been a more challengingtime for our planning system. It is criticisedas an obstacle to growth, and for ignoringlocal views, almost in the same breath.Local plans are the building block basedon thorough public consultation. They alsorequire consistency of needs assessmentbetween plans to ensure we meet thenational targets which have widespreadsupport. n

T Clive Betts MP is the Member ofParliament for Sheffield South East.He is the Chairman of the CLG SelectCommittee of the House ofCommons.

Page 9: Localism 2012: Looking Forward

Localism: Looking Forward 9

Your new duties to consultThe Localism Act isn’t the first piece of legislationrequiring consultation. It’s the most recent in a growingcanon of legislation and best practice that includes theKillian Pretty Review and Labour’s Planning Act – both in2008. Whatever happens to the Coalition partners atthe next election, developers should bet that thislegislative commitment to localism is here to stay.

They should therefore recognise that these duties,introduced in the Localism Act, are here for the longterm:

1) You’re obliged to hold a pre-application consultationon larger planning applications. It’s not a case of justpresenting your application to the crowds. ‘Insufficientconsultation’ could be grounds for a legal appeal.

2) You need to produce documentation from yourconsultation as part of your application. A ‘Statement ofConsultation’ report is essential. On the plus side, ourresearch has shown that officers have an incredibleamount of power when presenting the feedback. If yourpre-application consultation shows overwhelmingsupport, it could help to balance a recommendation forrefusal.

3) You need to show that it wasn’t all lip service. Yoursubmitted designs should reflect the submitted feedbackfrom the pre-application stage. Put simply, stakeholdersneed to be part of the design process. Designworkshops are nothing new though – architects woulddo well to skill-up on collaborative design techniques,although many know their stuff in this area already. n

Scott Royal, PartnerScott leads high-profileengagement programmes forLocal Dialogue and waspreviously Head of Public Affairsat the Arts Council and CommsManager at the Department ofWork and Pensions.

Is consultation necessary?Local Dialogueasked senior officersat local planningauthorities todetermine prioritiesat a local level.

The results show aresoundingcommitment to pre-applicationconsultation and aconviction that ithas a real impact atdeterminationstage.

1. Not important2. Not very important3. Quite important4. Very important5. Vital

t How important, with five being'essential' and one being 'notimportant at all', do you consider pre-application consultation?

s How influential are the results ofpre-application consultation at thedetermination stage?

Number of responses

Number of responses

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10

15

20

25

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5 4 3 2 1

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Page 10: Localism 2012: Looking Forward

10 Localism: Looking Forward

Unseen ConsequencesThe complexity and number of simultaneous planning reforms will meanunforeseen consequences, with advantages for those with foresight,says Savills Head of Planning, Roger Hepher.

e are in the midst of aninteresting period in thehistory of the planningsystem. When leading

lawyers and planning consultants met fora learned conference recently, the sensewas one of uncertainty about the outcomeof the Government's reform programme.

The Localism agenda is complex:neighbourhood plans, NPPF, presumptionin favour of sustainable development, NewHomes Bonus, business rates retention,Local Economic Partnerships.

The Government's objective in localisingpower is clear. It is equally clear that itwishes to encourage development, and tomake the planning system an engine ofgrowth. Only time will tell whether thisobjective can be reconciled.

The optimistic view is that manycommunities will recognise the economicbenefits of development - enabling thebypass to be built or providing funds toretain the leisure centre - and will want tofacilitate it. The sceptical view is that theDaily Telegraph-fuelled resistance todevelopment runs so deep in Britain thatmost will regard it as a price not worthpaying.

Unfortunately, it may all take some time.Planning is never black or white, evenwhen condensed down into a few pages,so the new ground rules will need to betested. This is not desirable when the needfor economic growth is urgent.

So many aspects of the system changingat the same time undoubtedly leads tounintended consequences. We are alreadyseeing some: moves to establish ParishCouncils to thwart business-ledneighbourhood plans; complaints ofCouncils cross-subsidising certaindevelopers by setting low or zeroComunity Infrastructure Levies (CILs) toencourage development in regenerationareas.

Those who can anticipate theseconsequences - and find ways to turnthem to their advantage - may prove to besome of the greatest winners. n

W

Roger Hepher is Head of Planning andRegeneration at Savills.

Page 11: Localism 2012: Looking Forward

Localism: Looking Forward 11

A Rural RoleMany mechanisms introduced by the localism reforms are drawnfrom rural planning, writes Fiona Howie of the Campaign to ProtectRural England.

rotecting the distinctiveness oftheir local area continues to be animportant issue for many ruralcommunities across the country.

The Cotswolds is a classic example, wherethe stone features act as a common threadthroughout historic towns and villages,linking them to surrounding landscapes.

Parish Plans and Village Design Statementshave been used in many rural areas toenable communities to influencedevelopments. While the experience ofcommunity collaboration may have beenpositive, the impact of these documentshas been variable.

The Government promoted reforms toallow people more control over the futureof their areas, but they have also statedthey want to see more houses built. Theyhave argued that by involving people inlocal decision-making, it will improvequality, timescale and local support.

The Localism Act requires applicants tohave regard to views expressed throughthe pre-application consultation process –another opportunity to voice localpreferences. However, these requirementswill only effect change if local authoritiesensure pre-application consultation is

meaningful and applicants are willing tomake amendments to proposals.

Neighbourhood planning could also be akey tool as communities may decide toinclude policies about the design of newbuildings in their areas. It builds on theidea of Parish Plans, but if aneighbourhood plan receives sufficientsupport from the community it will carrymore weight when local planningapplications are being determined, whichis the key difference.

Neighbourhood planning will not,however, give local communities a freerein. It will not enable people to vetodevelopment, for example, and policiesmust have regard to national planningpolicy. CPRE raised concerns aboutwording in the draft NPPF regarding thedefinition of ‘acceptable returns’ fordevelopers. That economic emphasis is stillthere in the final version and it isimportant that unbridled construction isnot perceived as synonymous witheconomic growth – CPRE’s own researchshows that is not the case. n

P

Fiona Howie is Head of Planning at theCampaign to Protect Rural England.

Page 12: Localism 2012: Looking Forward

12 Localism: Looking Forward

What makes a good engagement strategy? Our research, introduced byJeremy Fieldsend, gives an exclusive insight into planning officers’ priorities.

here's a new phrase entering theplanning lexicon: clap-o-meterplanning.It's not supposed to happen,

local authorities will deny than it happens(in their planning committee) and we've allseen it happen. Members,encouraged by a cheering/jeering publicgallery, base their decision lesson policy and more on giving the publicwhat the public wants in the nameof 'democracy and Localism'. (And that's aquote form a chair of planning.)But if Localism is about empoweringcommunities in local decision making,surely this means the whole community andnot just the shouty parts.

When we consult as part of the planningprocess we are, quite rightly,obliged to consult with everyone and if wedon't, this can be considered a

material consideration in refusing anapplication. Surely then, localauthorities must make similar efforts toevaluate how the community as awhole feels. How will 10 individual lettersbe weighed against a 100 namepetition for example? Should we hold apublic meeting for 300 people orwould ten meetings for 30 people beconsidered more valuable?

Local Dialogue has undertaken exclusiveresearch across 326 local authories inEngland to better understand how officersview consultation and what they consider tobe ‘sufficient’.

The following pages give an overview of theresults from this survey and demonstratesthat a real added valued is achieved whenconsultation is carried out effectively.

T

Seeking Consent:Your Strategy

Jeremy Fieldsend is a founding Partner ofLocal Dialogue and heads its Leeds office.

Page 13: Localism 2012: Looking Forward

“ “

Localism: Looking Forward 13

Planning your strategy - what works best?The Government’s changes to theplanning system have created uncertainty.However, what is certain is a greater needto consult and to consult well. Here, wedraw on our experience and research intoEnglish Local Planning Authorities (LPAs) tobring you a guide to delivering an effectiveapproval strategy.

The Government leaves developers littlewriggle room. Forward-looking developerscan bolster the chances of consent byweaving proper consultation into aneffective strategy towards approval.

Do your homeworkThe clearest message is that each councildoes things differently. They have differentinternal procedures, experience differentlevels and types of activism and cruciallythere is a very different interplay betweenofficers and councillors.

Our experience also bears this out. We’veworked in places where locals havewelcomed new pylons as extra nestingsites for falcons and another where a well-managed private school was perceived asthe bane of residents’ lives.

Understanding how feedback is fedthrough is vital. 66% of LPAs recordwhether feedback they receive is positiveor negative, but in one fifth of authorities,members rely purely on officer summaries.Knowing how the LPA treats consultationresponses and how they are reported tocommittee is crucial to help smooth thepath of an application.

Sound political understanding is alsoimportant. 29% of senior officers say it iscommon for planning committees todivide along party lines. Indeed,understanding the political situation ismore important than ever, as a belief

grows among councillors that the LocalismAct gives them greater powers. As oneofficer said:

Increasingly the localism message isgiving councillors the feeling that theyshould decide - technical planningarguments have less weight.

It’s therefore key to complete duediligence and understand how anauthority works. Is it the officers, media,local councillors or vocal campaigninggroups that hold sway? In most areas, it’sa mix, but knowing who are the ‘go-to-guys’, seeing them at the right point andinvolving the right stakeholders can be keyto a scheme’s success or failure.

Tools of engagementWe asked senior planning officers to rank standardpre-application consultation methods out of five, withfive being the most important. The results of thisproduced four clear tiers.

Tier One – Face-to-face events

1) Public exhibitions

2) Meetings with local groups

Tier Two – Involving councillors

3) Letters to councillors

4) Meetings with councillors

Tier Three – Untargeted communications

5) Leaflets to local residents

6) Leaflets to local businesses

7) Project websites

8) Posters on and around the proposed site

Tier Four – Least preferred

9) Social media engagement

10) Door-to-door canvassing

Be careful though! These tiers help you to plan yourconsultation, but we’d advise against discounting anyoutright – adapt your strategy around your project.

4.24.0

3.6

3.5

3.5

3.2

3.1

2.9

2.2

2.0

Page 14: Localism 2012: Looking Forward

14 Localism: Looking Forward

Have an approval strategy One of a developer’s key hurdles isachieving planning consent. TheGovernment has ensured that this will bedependent on proper engagement, somake this part of a consent strategy.

Presenting your proposals to decisionmakers and engaging with stakeholdersare two sides of the same coin. Thereforeyou need to have a strategic approach totie it all together.

80% of senior planning officers view face-to-face dialogue with local people as ‘vital’or ‘very important’ to the consultation.These can be woven into your projecttimeline: use an early workshop todiscover local priorities, hold a designworkshop with a residents’ associationmidway and present your plans at a publicexhibition. Help stakeholders to feel they‘own’ the project so they’ll want to push itthrough to completion.

Written communications with the widercommunity are also important. They not

only inform and drive people towards yourpublic events, but also provide an excellentopportunity for identifying supporters. Aproject website can also be a lowmaintenance way of keeping stakeholdersinformed and supporters up-to-date.Especially if you’re in it for the long haul, ahigh quality website will pay off.

Although our research showed that fewcouncils see social media and similartechnology as crucial, several see it as veryimportant. The chances are, a digitally-savvy LPA like Brighton and Hove willexpect you to have a social mediapresence. At the very least, local press andthose online will appreciate it. In 2011, alocal news site tweeted to our client:“Makes a refreshing change to see socialmedia used for consultation” leading to anumber of positive stories.

Preferred responses – who has the earof the planning officers?

98% of senior officers feel it’s more likelyfor people to object than support

How to get animpact

It's important to makesure that supportivestakeholders are heard.But how does apetition weigh againsta letter, or a mediacampaign againstsocial media?

We asked the planningofficers which methodsof feedback, asidefrom formalsubmissions to thecouncil's statutoryconsultation, wereseen to have mostweight.

0

50

100

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200

Lette

rs

Emai

ls

Pro-

form

as

Questi

onna

ires

Petit

ions

Loca

l med

ia ca

mpa

ign

Socia

l Med

ia

Com

men

ts in m

edia

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4

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2

1

Page 15: Localism 2012: Looking Forward

council’s formal consultation.

And yet we all know that councillors arefar more interested in popular opinionthan many would admit. Although itshould not have an influence, a room fullof opponents or supporters can make orbreak an application. This is particularlytrue close to elections, when 50% ofofficers state it is less likely for members toapprove plans in the run up to an election,often opting for deferral. Says one officer:“For some [councillors] it’s a struggle toaccept that some issues are non-material.”

Planning is politics

A consultation is required not just by lawbut by planning officers and politicians.You can use a consultation to show themthat you’re with the community and yourproject is a community product.Consultation isn’t just a hoop to jumpthrough – it’s a key piece of due diligenceand a way to achieve a development’sgoals.

As one senior planning officer stated:

Consultation has led to some schemes getting support from people who previously objected and in many cases developers agree to small things that make a big difference to locals. n

“ “

Localism: Looking Forward 15

development proposals, however all ofthose surveyed said that an objection isweighted the same as a representation infavour. Don’t rely on planning officersdismissing objectors as ‘NIMBYs’ but helpyour supporters to make representations.

Your research and engagement havehelped you identify your supporters. Nowit’s time to use them. Endorsement fromlocal people puts you in a very positivelight. So, you need to know how tomobilise them.

Senior planning officers stress thatalthough numbers are important, thequality of stakeholders’ arguments arecrucial in the sway they hold. Encouragingsupporters to write to the council onrelevant planning matters during statutoryconsultation is a vital foundation ofsupport.

Don’t let the insistence on ‘high-qualityplanning argument’ deter a good high-profile campaign, though. In 80% of LPAs,officers admit to presenting non-planning-related feedback to committees. As oneofficer states: “We log petitions and ifcouncillors use this as a weighting whenmaking decisions, that is a matter forthem.”

By tapping into existing support amongthe community it’s possible to push yourproject over the line.

Pitch your arguments at the right level

Different groups need different types ofengagement. Planning officers have astrong preference for cogentrepresentations, as one senior officer says:“We tend to give weight [to feedback]based on the content’s quality rather thanhow many people say something.”Encourage planning interest groups orwell-informed individuals to respond to a

For more information about thisresearch or Local Dialogue’s, pleasecontact:

Ian Doakt 020 7357 6606e [email protected]

Page 16: Localism 2012: Looking Forward

Your projectdelivered

www.localdialogue.com

What we doThere is no substitute for effective community engagement. We work on theground, on behalf of our clients, developing relationships, communicating theright messages, promoting understanding and managing risks.

Localism has been our guiding principle from the start – it is not a new concept tous. Our detailed understanding of the development process, the planning systemand the motivations of local communities and local authorities ensures we canhelp smooth the process from start to finish.

Our approach is always bespoke. We recognise that each project is unique andhas its own complexities and issues, requiring a different strategy to deliver apositive outcome.

London

Mark BrownLocal Dialogue136-148 Tooley StreetLondon SE1 2TU

te020 7357 [email protected]

Leeds

Jeremy FieldsendLocal DialogueGoodbard House, Infirmary Street Leeds LS1 2JP

te0113 246 [email protected]