1. The NPPF & Neighbourhoods – a
Workshop to learn & support OPUN
going forward
Clive Keble OPUN Panel Member

2. Planning reform and neighbourhoods
The Good Old Days
Localism
Neighbourhood Planning
The NPPF
Effective Intervention

3. The historical context - A Peak District design review
panel case from 1934
(Ref. Carmona 1998)

4. Were things better in the past?
• For some of the people, some of the time.
• Garden cities, City in the Sky, Byker Wall,
Poundbury, Greenwich – were these done for
people or with the people?
• Do Local Plan Inquiries and Appeals create
consensus or are they confrontation- led, top
down, decision making?

5. Howard's 1898 Garden City concept

6. Corbusier – Unite D’habitation, Marseille 1946 -52

7. Byker Wall, Newcastle Upon Tyne 1974 & 2008

8. Poundbury Dorset

9. Greenwich Millennium Village

10. Green Street, Nottingham 2011

11. Localism 1
Conservative pre-election green paper;
“The creation of an Open Source planning
system means that local people in each
neighbourhood – a term we use to include
villages, towns, estates, wards or other relevant
local areas – will be able to specify what kind of
development and use of land they want to see in
their area….”

12. Localism 2
• David Cameron - Big Society, not Big Government -
“We’re giving local people more power over what
happens in their neighbourhood – so communities can
come together…and take control over the look and feel of
new developments in their area” The Sun (!) Oct 2010
• “When people know that they will get proper support to
cope with the demands of new development; when they
have a proper say over what new homes will look like;
and when they can influence where those homes go, they
have reasons to say “yes” to growth.” Greg Clark –
Minister for Decentralisation (Nov. 2010) – my highlighting

13. Neighbourhood Planning 1
•Neighbourhood Plans
•Neighbourhood Development Orders
•Community Right to Build Orders
I will focus on NP’s, but the approach may also
be applicable to others
Challenges – people may want to use the
process to stop, rather than to improve the
appearance and function of development.

14. Neighbourhood Planning 2
The process;
• 1 Agreeing the neighbourhood
• 2 Preparing the plan
• 3 Independent check
• 4 Community referendum
• 5 Neighbourhood plan
Traditionally an OPUN design review would come
after, (at 5A - planning application) with a design
review. Why not come in at stage 2?

15. Neighbourhood Planning 3
Legal Force - A Real Planning Document
•Carries legal weight
•Planning applications assessed against them
•Appeals determined against them
This is why developers should engage early.

16. Neighbourhood Planning 4
And so…
• In April 2012 the approved Localism Act will
come into force and communities will be able
to be a part of neighbourhood planning.
• Over 200 “Frontrunner” groups have been
trialling the production of neighbourhood
plans & neighbourhood development orders.
• The National Planning Policy Framework
(NPPF) will be in place by 31st March 2012

17. NPPF 1
A recent LGG, PAS and Solace briefing note states;
“Think about the appetite in your communities for
getting involved in planning. The opportunity here is
for empowerment and revitalisation of
neighbourhoods through plans that genuinely
reflect local issues….This is an opportunity for an
improved relationship with local communities that
may feel more involved in the future of their area
through the council’s support”.

18. NPPF 2 – design content
A short selection;
18. Those responsible for bringing forward development are expected
to play their part by recognising and responding to the needs of
communities. Development should be of good design and
appropriately located.
114. The Government attaches great importance to the design of the
built environment. Good design is indivisible from good planning and
should contribute positively to making places better for people.
120. Local planning authorities should have local design review
arrangements in place to provide assessment and support to ensure
high standards of design.

19. NPPF 3
on Neighbourhood Plans…
49. Neighbourhood plans give communities direct power to
plan the areas in which they live.
50. This provides a powerful set of tools for local people to
ensure that they get the right types of development for their
community.
51. Neighbourhood plans will be able to shape and direct
development in their area, subject to the presumption in
favour of sustainable development.
Arguably, these are amongst the less contentious parts of the
NPPF (other than the cross reference to the “Presumption”)
and are likely to be retained in the final version.

20. NPPF 4
The last words;
Greg Clarke says; - “Our standards of design can be so much higher… yet, at
home, confidence in development itself has been eroded by the too frequent
experience of mediocrity….In part, people have been put off from getting
involved because planning policy itself has become so elaborate – the preserve
of specialists, rather than people in communities”.
(As we all know), the Design Council CABE says – “A good design process is
about working through these problems and finding shared solutions, we are
pleased by the significant recognition in the draft NPPF of the role of design in
achieving sustainable development….The inclusion of Design Review
methodology in the draft NPPF is welcome as a tried and tested mechanism by
which local planning authorities and developers are able to assess the quality,
impact and sustainability of projects”.
Chris Brown, in Regeneration and Renewal, has written – “When there are
differences of opinion between developer/design team and community,
independent processes like design review can be helpful”.

21. The Bottom line
• There are undoubted “Soft” benefits from early design
intervention in Neighbourhood Planning, especially around
bring communities, planners and developers together.
• A one day Design Review Panel Meeting (Panel Chair and
three panel members) is around £2000.
• One day at a Local Plan Inquiry or planning appeal (with a 3
expert witnesses and a legal representative) will usually cost
at least £8000.
• According to a 2009 survey 78% cent of UK property agents
believe good design to be either important in the residential
market with a positive effect on rental and capital values and
89% claimed it had an important impact on occupancy and
take-up rates. (RIBA - Good Design, it All Adds Up - 2009)

22. Conclusions
- In Neighbourhood Plans, the local community, the LPA and
developers need to come together.
- Early consideration of design can help communities to
understand and accept development. Traditionally, Design
Review is undertaken at a later stage, when attitudes are set.
- Consequently early consideration of design can speed up
development and save money for developers
- Design which is respectful of local character and vernacular
tradition (not just materials but also, location and layout) can
engage communities and add value to property.
- We have a new system, let’s use it!

23. Thoughts from abroad
“Get your retaliation in
first”(Willie John McBride 1974)
Or, at least, consider
design before the
final whistle rather
than appealing the
result

24. The NPPF & Neighbourhoods – a
Workshop to learn & support OPUN
going forward
Thank you
Clive Keble OPUN Panel Member