TOWN PLANNING: RESIDENTIAL OUR CAPABILITIES The UK housing challenge The famous saying that an Englishman s home is his castle is under threat with the significant housing crisis that continues to grip the country. No part of the residential sector is immune from this or the criticism that not enough is being done to resolve the dire situation that we find ourselves in. Town planning is the golden thread running through the housebuilding process from the identification and promotion of land, to securing allocations and permissions, and discharging conditions and obligations to ensure new homes can be built. Cushman & Wakefield s response Cushman & Wakefield s residential real estate service responds positively to this challenge, providing market leading expertise and experience to public and private sector clients across all types and tenure of the housing spectrum traditional housebuilding, social housing, private rented, investor, custom/self-build, and residential led mixed use development. Cushman & Wakefield s town planning service is integral to this process. We advise on all planning related matters from viability and feasibility, developing and managing planning strategies and masterplans, promoting sites through the development plan process, negotiating and securing planning permission, permitted development/prior approval (change of use), and discharging conditions and obligations. KEY SERVICE SUMMARY WHAT WE DO Integrated real estate advice to the residential sector to secure the delivery of new homes to realise capital returns. Engagement in the formulation of local planning policy to ensure residential led strategies, proposals and sites maximise land value. Project co-ordination and the preparation, submission and negotiation of projects through the planning process to maximise efficiencies and reduce risk. Strategic site and land identification drawing on the knowledge and intelligence of the wider Cushman & Wakefield real estate business. Successfully negotiate full and outline planning permission. Representation at planning appeals and Examination in Public to protect and promote interests. Evidence to demonstrate viability to reduce costs and obligations from CIL and S.106. OUR APPROACH HOW WE DO IT We work collaboratively with housebuilders, RSL s, investors, landowners/land promoters to deliver robust and effective planning solutions, working closely to meet their short, medium and long-term aims and objectives. Clients benefit from our extensive experience of both the residential sector and the planning system to secure and deliver new homes from initial conception and design, taking schemes through the planning process and delivering homes on the ground. We also apply this experience to changes of use, seeking to positively influence planning policy and secure necessary permissions and consent, including prior approval. We use our expert viability and market input throughout the process to deliver commercial planning permission to maximise land value. HOW CUSHMAN & WAKEFIELD ADDS VALUE AN INTEGRATED OFFER We advise our clients on how best to release surplus land and property to maximise value by drawing upon our indepth knowledge and experience of real estate development - our strategies are therefore tailored to specifically address and target each individual site, market condition and client circumstance. Our town planning capability is integral to (Cushman & Wakefield s) multidisciplinary, end-to-end, and best-inclass property consultancy offer. This covers expertise in residential agency, residential viability, residential valuation, student residential, residential land acquisition and disposal, private rented sector, and residential investment.
CASE STUDIES Outline Planning Permission, Bunbury Lane, Bunbury Cushman & Wakefield secured outline planning permission for 15 new homes on land outside the settlement boundary of the village of Bunbury in Cheshire. This was achieved despite a challenging planning policy background and a parallel Neighbourhood Plan adoption process. Land at Eastway, Preston residential planning consultancy services Planning advisor to provide the HCA with specialist advice to negotiate the final planning conditions and planning obligations that secured outline planning permission for 300 new homes. Cushman & Wakefield assisted the HCA in tendering for a preferred development partner and assisted in the assessment and procurement process. Cushman & Wakefield was then retained to de-risk the ecological constraints of the site by securing planning permission for detailed ecological mitigation works in conjunction with discharging associated outline planning conditions Supplementary Planning Documents (SPD) and Spatial Development Frameworks (SDF) Sustainable Urban Extensions (SUE), Knowsley Preparation of a SDF and SPD for three SUEs to provide a quality benchmark for new residential and economic investment to be delivered in the Borough. This involved preparing evidence to support the emerging Local Plan and justify the proposed release of the sites from the Green Belt. Following completion of this commission Cushman & Wakefield is leading the process of producing site wide masterplans for the private sector that will enable planning applications to be submitted for two of the SUEs. Land Promotion Waddicar Lane, Melling Sefton Local Plan EiP Cushman & Wakefield represented Bellway Homes at the Sefton Local Plan Examination in Public to successfully promote a 6 hectare Green Belt site for up to 178 new homes. This included an initial advocacy submission with a full technical suite of documents, as well as Examination Statements, and participation and presentation of evidence at the Examination Hearing sessions. 2
New Cross Vision & Options Appraisal, Manchester City Centre Representations to Oldham Local Plan Draft CIL Charging Schedule & Local Plan Viability Vision, strategy and option appraisal to provide viable development options to inform an understanding of overall residential mixed use development potential and an ability to attract new residential investment activity. The outcome of the study allowed the HCA and Manchester City Council to make key strategic investment decisions for the edge of city centre development area. Response to the Community Infrastructure Levy Preliminary Draft Charging Schedule (PDCS) including evidence incorporated within the Oldham Economic Viability Study Final Report (EVS). The objective of this representation was to ensure that the supporting evidence provided a realistic understanding and explanation of the values and costs of development in the local area; thereby showing a full understanding of the operation of the market on which the viability of the PDCS and Local Plan could be soundly based. 3
CASE STUDIES Residential Hybrid Applications, Doncaster & Nottingham Cushman & Wakefield has achieved planning permission for in excess of 500 houses across two former colliery sites at Doncaster and Nottingham. The development strategy has achieved hybrid planning permissions, which allow immediate creation of access to the sites whilst retaining full flexibility for the purchasing housebuilder to configure its own scheme. Close cooperation with technical advisers has resulted in planning permission that allows these challenging sites to be opened up for development. Outline Planning Permission, former Ridge Hill Hospital, Stourbridge Cushman & Wakefield secured outline planning permission for 129 new homes on a vacant hospital site, including land within the Green Belt. The site is part of the Black Country regeneration corridor and will deliver 21% affordable housing. Cushman & Wakefield also led the viability work to ensure the requirement for significant new access infrastructure could be delivered. Fylde Council Local Plan Site Search & Preferred Options Consultation Site search to identify strategic land options/ acquisitions to align with Fylde Council s Local Plan process. The outcomes of this search led to a representation being prepared and submitted to the Local Plan Revised Preferred Options Consultation. This representation addressed the Council s preferred Development Strategy and the evidence that has informed the draft policy position, including the duty to cooperate, housing requirements, housing land supply calculation, and five year housing land supply position. Residential-led mixed use permission & Advice, Roseberry Place, Bath Cushman & Wakefield has been providing Deeley Freed with specialist town planning support in connection with the proposed mixed-use regeneration of a key site in Bath. The proposed development comprises approximately 175 residential units (for Private Rented Sector), flexible business floorspace (c6,000sqm), convenience store (1,350sqm), and associated works. Cushman & Wakefield s advice and successful outputs have included an Environmental Statement and Retail Assessment being accepted by Local Planning Authority and statutory consultees including National Planning Casework Unit; accurate and timely response to planning issues leading to expedient resolution to grant outline approval subject to s106 agreement and conditions; and an instruction to act as lead planning advisor/agent for next stage of project (reserved matters). Outline Planning Permission, Icknield Port Loop, Birmingham Cushman & Wakefield secured outline planning permission for up to 1,150 new family homes alongside community, open space and waterway uses, retail, leisure and employment floorspace on redundant former industrial land set around a canal waterway. 4
Planning permission and Listed Building Consent, Queen Anne s Gate, London Office to Residential Conversion, Manchester City Centre In order to maximise the value of a series of out-dated offices in the St James area of London, Cushman & Wakefield negotiated detailed planning permission and Listed Building Consent for a substantial residential scheme including an off-site contribution towards affordable housing elsewhere in the Borough. This required the substantial demolition of listed and non-listed buildings in a Conservation Area and redevelopment of a scheme comprising 9 storeys (including 3 basement stories) behind a retained, listed façade. Cushman & Wakefield procured and coordinated a full design team, including supporting a programme of consultation including a public exhibition, meetings with Councilors, and engagement with the Leader of Westminster City Council. Cushman & Wakefield secured the prior approval for the conversion of office accommodation to residential use under permitted development rights at St Ann s Square, Manchester and are advising on planning permission for the external works required to undertake the conversion. The scheme will deliver 23 apartments around a central atrium, making full use of and increasing the value of a largely vacant upper floor space in the heart of Manchester city centre. 5
About Cushman & Wakefield Cushman & Wakefield s Development & Planning business provides comprehensive, robust and commerciallygrounded strategic planning and development advice to add value for its clients across all major property sectors including residential, commercial, industrial, health, retail, and education. Cushman & Wakefield is a global leader in commercial real estate services, helping clients transform the way people work, shop, and live. The firm s 43,000 employees in more than 60 countries provide deep local and global insights that create significant value for occupiers and investors around the world. Cushman & Wakefield is among the largest commercial real estate services firms with revenues of $5 billion across core services of agency leasing, asset services, capital markets, facility services (branded C&W Services), global occupier services, investment management (branded DTZ Investors), project & development services, tenant representation and valuation & advisory. To learn more, visit www.cushmanwakefield.com or follow @CushWake on Twitter. CONTACT DETAILS ANDY TEAGE ASSOCIATE DIRECTOR Cushman & Wakefield, Manchester +44 (0) 161 235 8994 andrew.teage@cushwake.com ADAM PYRKE DIRECTOR Cushman & Wakefield, London +44 (0) 20 3296 4144 adam.pyrke@cushwake.com MARK JACKSON DIRECTOR Cushman & Wakefield, Birmingham +44 (0) 121 697 7227 clare.lucey@cushwake.com KATHERINE BROOKER ASSOCIATE DIRECTOR Cushman & Wakefield, Newcastle +44 (0) 191 223 5722 katherine.brooker@cushwake.com HAMISH ROBERTSHAW ASSOCIATE DIRECTOR Cushman & Wakefield, Leeds +44 (0) 113 233 7465 hamish.robertshaw@cushwake.com CHRIS HAYS DIRECTOR Cushman & Wakefield, Bristol +44 (0) 117 910 6691 chris.hays@cushwake.com @CushWakeRtailUK www.cushmanwakefield.com Copyright 2015 Cushman & Wakefield. All rights reserved. CUS100033 11/15 Cushman & Wakefield CUS100257 05/16