The planning process

Ecology/Environment

Ecology and the Environment lie at the heart of a sustainable planning and development system. All efforts should be made to minimise the impact on any exiting trees, hedgerows or habitats. The Environment Act 2021 requires all developments (by Nov 2023) to incorporate a minimum 10% improvement in Biodiversity Net Gain (BNG). The identification of biodiversity and the presence of
any protected species, through a Preliminary Ecological Appraisal (PEA), is the first step. The BNG must be maintained for a period of 30-years from completion of the development. Failure to account for or provide for the improved biodiversity of a site is grounds for refusal, both at the application and appeal stages.

 

CIL 

Community Infrastructure Levy (CIL) is imposed on all new developments by Local Authorities. The funds raised go to support the provision of infrastructure to support development. The levy is charged on development when the area is greater than 100m2 and set locally, resulting in substantial variations in the rates.  Within Surrey examples would range from £100 - £672sq/m. The impact of this together with the provision of Affordable housing is a land cost, resulting from the gain associated with the planning permission.

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Affordable Housing

There are a number of different types of affordable ranging from Social Rented, Affordable Rented, Shared Equity (Intermediate Housing) or First Homes. Ever since 1986 when many council houses were sold at a discount, the government prevented local authorities from reinvesting the proceeds into new council homes.

After 30 years there is a severe lack of this type of housing for key workers or those in low paid professions, unable to get on the housing ladder. There are varying thresholds when affordable housing applies.

 In urban areas schemes up to 10 dwellings are not required to provide affordable housing on-site. This threshold drops to 5 dwellings in rural settings.  Occasionally contributions for off-site provision can be acceptable, but exceptional circumstances are required and would need to be negotiated and accepted by the local authority.