Thread by @cardiffcouncil

🏙️ We need to talk about planning, because let’s face it, whether it’s a proposal to build a high-rise around the corner, the struggle to find an affordable place to live, or something as simple as building an extension to your kitchen, it affects all of us.

So how does planning in #Cardiff work? Truth is, it’s complicated. Social media isn’t always the best place for complicated (and let’s be honest, sometimes controversial) issues, but it’s important, so we’re going to give it a try in this THREAD.

It does get exciting we promise (later we'll tell you about your chance to help shape Cardiff's future).

But if you want to duck out now, we won’t take offence and you can also find a lot of this information here: cardiffnewsroom.co.uk/releases/c25/2…

The rest of you, take a deep breath.

In a nutshell, as the local planning authority we set local planning policy & decide if planning permission should be granted for that extension* we mentioned earlier, & that high-rise, & everything in between.

Basically if somebody wants to build it. They need to ask us first.

*Caveat (we did say it was complicated): not all extensions need planning permission – if they’re minor they may be allowed under ‘permitted development’ rules. More on that here: cardiff.gov.uk/ENG/resident/P…

But like all planning authorities we have to work within laws, policies, frameworks – if we don’t then those decisions can be overturned, and potentially that could cost taxpayers hundreds of thousands of pounds.

So who makes these decisions? Well this is where it gets complicated (again). It depends. Planning Officers put together a report considering the relevant legislation, policies, consultation responses, the site, its history, the size of the development…the list goes on!

If you’re building an extension, or converting your loft, chances are (yes there are some exceptions…and yes it is complicated) one of those Planning Officers and a Planning Manager will make a decision to approve it (or not).

But if you’re looking to build that stadium, or that block of flats, the big guns are going to get involved. The Planning Committee.

That’s the Leader of the Council, and the Cabinet, right?

WRONG.

The decisions taken by the Planning Committee are not part of the remit of the Council Leader (or the members of their political cabinet).

The planning committee operates outside the politics of the council – it’s made up of elected councillors from across the political parties. Their role is to look at all the evidence presented to them fairly and objectively – a bit like a court.

And just like a court, the decisions the committee makes have to be backed up by law. Even if a proposed development is unpopular, if all the legal requirements are met, the committee can’t turn down the application…

…at least not without risking a legal challenge from the developer, and potentially huge sums of public money if the decision is overturned by the planning inspectorate. These losses can also weaken our authority.

So developers can build whatever they like then? NO.

But again, it’s complicated.

If people don’t like a proposed development, those objections are taken into account. But only as one element, alongside all that legislation, those policies and frameworks we mentioned earlier.

The basic rule is – if you’re objecting to an application, the objection needs to be specific and on the grounds of something in those policies. Light bedtime reading on them here: cardiff.gov.uk/ENG/resident/P…

One thing the committee can do is place conditions on developers – essentially make them do things that weren’t in their original plans. Things that will address the concerns raised in people’s objections and help ensure communities aren’t adversely impacted by the development.

What sort of conditions? Well, it could be that they have to plant additional new trees or carry out landscaping works, maybe the committee won’t grant permission unless they install sound-proofing measures or limit their operating hours, it all depends on the proposal.

They can also require developers to pay for vital community infrastructure. In Cardiff, over £100 million of these ‘106 contributions’ have been negotiated since 2016/17. Helping to pay for things like play areas and schools.

So development isn’t all bad then? NO.

Successful cities grow as more people want to live in them. And growing cities need homes, and the people living in those homes need jobs, schools, hospitals, cultural venues, parks, transport hubs, and community facilities.

But hang on, Cardiff’s population isn’t growing as fast as everyone thought, is it? So why do we need more homes anyway?

Good spot. It is growing slower than predicted, that’s true. But it is still growing, very fast.

Cardiff’s a great city (yes we’re biased on that point, no we’re not sorry). People want to live & work here, & who can blame them. But there’s already a big housing waiting list & more people means more demand for homes - demand that housebuilding in Cardiff hasn’t kept up with.

So there’s a choice: make space available for new homes to be built OR people (and public services) struggle with the impact of a housing crisis.

So we need more homes then. But where? Does it have to be in high-rise blocks in the city centre?

Good question. That chance for you to shape Cardiff’s future we mentioned earlier? Well, this is one of the things we’re talking about.

The short answer is no, it doesn’t have to be.

But space in and around Cardiff is limited, and the city has already grown outwards over the last century, so looking to the future, if we need more homes (and we really do), a balance has to be found.

Alright, then what about the buildings themselves? How can we make sure that developers build better buildings, the type of buildings people actually want to see in their city?

Well here’s the exciting bit…tomorrow we’ll be launching a review of our LDP.

A what? Local Development Plan – all planning authorities have them.

They’re reviewed every 4 years and they basically set out local planning policies, so developers know which areas are suitable for development, and what type of buildings the city hopes to see built there.

So does that mean no more high-rises? Or greenfield sites? Well (wait for it…) it’s complicated. We can’t say what it means yet. If we did, the whole thing could be challenged, and you’ve guessed it, that would cost a lot of public money.

But what we can tell you is that the LDP has a genuine impact on the city. It’s because of an LDP that new schools, playgrounds and parks are being built alongside much-needed new homes.

It’s because of the LDP that 32% of homes built in Cardiff since 2017 have been ‘affordable’ – not bad compared to the 12% managed in Leeds over that time, or the 25% in Bristol last year – but the LDP doesn’t do it all alone, it’s supported by a whole host of SPG.

Don’t worry, we’re going to explain (if there’s one thing we’ve learnt, it’s that planning comes with more jargon than a whole season of Line of Duty). SPG = supplementary planning guidance.

Clear? Maybe not. Basically, the LDP is supported by SPG - additional technical detail on the policies in the LDP. There’s SPG for things like: the standards developers are expected to achieve in high-rise buildings; the infrastructure required; & the protection of green spaces.

But it’s not just the jargon that's complex. The LDP has to ensure the city grows in a sustainable way.

That means finding balanced answers to questions like how many new homes do we need? And what type? And how many should go on brownfields? How many should go on greenfields?

And then how do you make room for facilities like schools, or cycle lanes whilst losing as few trees as possible?

So residents get to have their say on all that?

Exactly. That’s the exciting bit. Your chance to get involved and help shape the look and feel of your city is coming soon.

Watch this space for more info.