50 Shades of Planning Samuel Stafford

Sam Stafford had planned more of a ramble-type chat with Pete Swift, Jonathan Easton and Claire Petricca-Riding, but, reflective of the news that has dominated the agenda of late, their conversation, recorded online, focuses on planning for the environment and specifically nutrient neutrality and net zero.


They talk less about the nuts and bolts, practical implications of the respective recent announcements in these areas (links below) and more about the political narrative. Thanks largely to Pete the conversation gets quite philosophical at times and Sam hopes that it is all the more interesting for that.


This being the 50 Shades of Planning podcast Listeners can though look forward to a little bit of housing target chat as well.


Some accompanying reading.


House of Lords Built Environment Committee’s report on the impact of environmental regulations on development


https://committees.parliament.uk/work/7328/the-impact-of-environmental-regulations-on-development/


Government neutrality update on 29 August


https://www.gov.uk/guidance/nutrient-neutrality-announcement-explainer


Government neutrality update on 20 September


https://www.gov.uk/guidance/nutrient-neutrality-update


Sunak to rip up green rules to build 140,000 homes despite Labour and Natural England opposition (£)


https://www.telegraph.co.uk/news/2023/09/23/rishi-sunak-majority-140k-homes-labour-nutrient-neutrality/


PM speech on Net Zero: 20 September 2023


https://www.gov.uk/government/speeches/pm-speech-on-net-zero-20-september-2023


The affordability impacts of new housing supply: A summary of recent research


https://www.london.gov.uk/media/102314/download


How housing targets are stopping us building enough homes


https://longwall.substack.com/p/how-housing-targets-are-stopping


UK Green Building Council’s ‘Embodied Ecological Impacts knowledge Hub’


https://ukgbc.org/our-work/topics/embodied-ecological-impacts/


Require planning fees be ringfenced for planning services


https://petition.parliament.uk/petitions/643493


Small builders, big burdens


https://lichfields.uk/content/insights/small-builders-big-burdens


Southwark’s Land Commission


https://www.southwark.gov.uk/council-and-democracy/southwark-land-commission


Some accompanying viewing.


Richard Curtis uses Al Pacino’s Any Given Sunday speech to inspire global action on climate change


https://www.thelondoneconomic.com/news/richard-curtis-uses-al-pacinos-any-given-sunday-speech-to-inspire-global-action-on-climate-change-357182/


Some accompanying listening.


This can’t go on – Bill Ryder-Jones


https://www.youtube.com/watch?v=byUoDKTVEac


50 Shades T-Shirts!


If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive say that...


'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.


Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here: http://samuelstafford.blogspot.com/2021/07/50-shades-of-planning-t-shirts.html

If you are involved in the delivery of tall buildings, especially in London, where Sadiq Khan has blamed Government dithering for delaying 34,000 homes on major development sites, then the second staircase issue will already be on your radar.


By way of background, the Government consulted on Approved Document B of the Building Regulations between 23 December 2022 and 17 March 2023. The consultation document stated that:


“30 metres is an accepted threshold for increased safety measures such as increased fire resistance provisions and marks a recognised trigger representing an increase in the level of risks in buildings overall. We therefore propose to introduce a new trigger in Approved Document B making provisions such that new residential buildings more than 30 metres are provided with a second staircase.”


Then, on 14 February 2023, the Mayor of London mandated that all residential buildings over 30 metres must have two staircases.


Then, ahead of the response to the consultation on Approved Document B, Michael Gove announced in his “Long-term plan for housing” speech on 24 July 2023 the Government’s intention to mandate second staircases in new residential buildings above 18 metres in height, not the 30 metre threshold that had been consulted on.


Mr Gove promised in his speech that there would be “transitional arrangements in place to make sure that there is no disruption to housing supply”, but, to date, none have emerged and, as Anna Clarke at The Housing Forum has said: 


The lack of technical specifications means that those designing or constructing tall buildings don’t have clear instruction on exactly what they need to do. They are also unable to make sensible evidence-based decisions on risk for themselves, because they are not clear on the core purpose of the two staircases.


To learn more about the second staircases Sam Stafford recently went to a Planning Futures breakfast seminar that was held at Central Hall in Westminster. So that Sam could help 50 Shades listeners learn more about this issue Hannah David and Cian Bryan at Planning Futures kindly arranged for the session to be recorded.


On the panel that day and who share their insights in this episode are:


Allison Flight, Deputy Head of Development Management at the GLA;Adrian Dobson, Executive Director Professional Services at RIBA;Mark Wilson, Operational Lead for Policy and Planning Gateway One at the HSE;Rhodri Williams, Technical & Sustainability Director at HBF; andEmma Williamson, Director of Planning at Old Oak and Park Royal Development Corporation.

Some accompanying reading.


Independent Review of Building Regulations and Fire Safety: Hackitt review


https://www.gov.uk/government/collections/independent-review-of-building-regulations-and-fire-safety-hackitt-review


Letter from the Housing Forum to the Secretary of State


https://housingforum.org.uk/second-staircases-letter-from-thf-to-secretary-of-state/#:~:text=The%20requirement%20for%20a%20second,the%20purpose%20or%20design%20requirements.


Sadiq Khan accuses Government of ‘dither and delay’ over fire safety rules


https://www.standard.co.uk/news/london/sadiq-khan-michael-gove-18m-building-height-second-staircase-fire-safety-b1106890.html


HSE’s planning and fire safety guidance


https://www.planningportal.co.uk/planning/planning-and-fire-safety


Some accompanying listening.


Guidance by Thievery Corporation


https://www.youtube.com/watch?v=nLEChpC9L3k


50 Shades T-Shirts!


If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive say that...


'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.


Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here: http://samuelstafford.blogspot.com/2021/07/50-shades-of-planning-t-shirts.html

Sam Stafford was in London this week and managed to catch up with some of the 50 Shades crew for a conversation about another turbulent few weeks in the fast-paced, ever-changing, rock and roll world of town and country planning. 


Sam met Andrew Taylor, Gilian Macinnes, Simon Ricketts and Nicola Gooch at Soho Radio Studios for a wide-ranging, whistle-stop catch-up that took in application fees in the context of wider local authority funding challenges; a new local plan consultation in the context of the ongoing crisis in local plan-making; and NSIPs in the context of Labour’s possible proposals for a new wave of new towns. The gang also touch on Green Belt, PD rights and BNG. Michael Gove’s "Long-term plan for housing" also gets a cursory mention.


Some accompanying reading.


Long-term plan for housing: Secretary of State's speech


https://www.gov.uk/government/speeches/long-term-plan-for-housing-secretary-of-states-speech


Plan-making reforms: consultation on implementation


https://www.gov.uk/government/consultations/plan-making-reforms-consultation-on-implementation


Permitted development rights


https://www.gov.uk/government/consultations/permitted-development-rights


Operational reforms to the Nationally Significant Infrastructure Project (NSIP) consenting process


https://www.gov.uk/government/consultations/operational-reforms-to-the-nationally-significant-infrastructure-project-consenting-process


Six in ten people in England would keep the Green Belt as it is


https://www.ipsos.com/en-uk/six-in-ten-people-in-england-would-keep-green-belt-as-it-is


Statement: Community Infrastructure Levy (CIL) funds


https://www.woking.gov.uk/news/statement-community-infrastructure-levy-cil-funds


Technical consultation: Stronger performance of local planning authorities supported through an increase in planning fees: government response


https://www.gov.uk/government/consultations/increasing-planning-fees-and-performance-technical-consultation/outcome/technical-consultation-stronger-performance-of-local-planning-authorities-supported-through-an-increase-in-planning-fees-government-response


New towns are building blocks of Labour’s plan for UK growth


https://www.thetimes.co.uk/article/url-labour-party-new-towns-uk-house-building-plan-2023-d8gp3zkj2


The Golf Belt


https://golfbelt.russellcurtis.co.uk/


Sussex Section 106 agreement marks key moment for developers in Biodiversity Net Gain provision


https://www.c-l-m.co.uk/clm-news/sussex-section-106-agreement-marks-key-moment-for-developers-in-biodiversity-net-gain-provision/


The Government’s Big Move On Nutrient Neutrality – Now We Have Seen The Government’s LURB Amendment


https://simonicity.com/2023/08/29/the-governments-big-move-on-nutrient-neutrality-now-we-have-seen-the-governments-lurb-amendment/


LURB Watch 2: The nutrient amendments have landed


https://imbusiness.passle.net/post/102imu5/lurb-watch-2-the-nutrient-amendments-have-landed


Summer madness: what have you missed?


https://www.planoraks.com/posts-1/summer-madness-what-have-you-missed


Some accompanying viewing.


Three Blokes in a Bath


https://www.youtube.com/watch?v=80sSbLzSuak


Some accompanying listening.


Higher Ground - Stevie Wonder


https://youtu.be/I1_uU9eIZRo?si=W8d-tYxQUKcq8Zh_


50 Shades T-Shirts!


If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive say that...


'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.


Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here: http://samuelstafford.blogspot.com/2021/07/50-shades-of-planning-t-shirts.html

This episode is another in the Hitting The High Notes series, which is planning’s equivalent of Desert Island Discs. In these episodes Sam Stafford chats to preeminent figures in the planning and property sectors about the six projects that helped to shape them as professionals. And, so that we can get to know people a little better personally, for every project or stage of their career Sam also asks his guests for a piece of music that reminds them of that period.


Unlike Desert Island Discs you will not hear any of that music during the episode because using commercially-licensed music without the copyright holders permission or a very expensive PRS licensing agreement could land Sam in hot water, so, when you have finished listening, you will have to make do with You Tube videos and a Spotify playlist, links to which you will find below.


This episode features a conversation that Sam recorded with Hashi Mohamed at Soho Radio Studios in London towards the end of July 2023.


Regular listeners will recall that Hashi featured in episode 78, which was the recording of a conversation that he and friend of the podcast Simon Ricketts had had on Clubhouse about Hashi’s book ‘A Home of One’s Own’.


Sam's conversation with Hashi also takes in ‘A Home of One’s Own’, as well as Hashi’s other book, ‘People Like Us - What It Takes to Make It in Modern Britain’. In addition to the politics of housing and social mobility, you will also hear Hashi talk about his remarkable arrival in this country and a career in the law that has seen him become one of Planning Magazine’s top-rated junior barristers. His ‘Three A’s’ are top tips for any professional and listen out too for the best planning inquiry tale you will hear bar nun.


Sam also marks this 100th episode with some extended bonus waffle at the end, which was recorded whilst he was sunning himself in southern Spain.


Hashi’s song selections


Unforgettable - Nat King Cole


https://www.youtube.com/watch?v=JFyuOEovTOE


You’ll Never Walk Alone - Gerry & The Pacemakers


https://youtu.be/OV5_LQArLa0


Shaking of the Sheets – Steeleye Span


https://www.youtube.com/watch?v=I16WqxSMCu0


 Changes - Tupac


https://youtu.be/eXvBjCO19QY


Still D.R.E - Dr Dre


https://youtu.be/_CL6n0FJZpk


A change is gonna come – Sam Cooke


https://youtu.be/wEBlaMOmKV4


Hashi’s Spotify playlist


https://open.spotify.com/playlist/6LIyBa2ifAY9EClQMdvrom?si=a8d8417838c3488e


Some accompanying listening.


Analysis: Housing, Planning and Politics


https://www.bbc.co.uk/sounds/play/m0014ptp


Analysis: Adventures in Social Mobility


https://www.bbc.co.uk/sounds/play/p04zrkxv?partner=uk.co.bbc&origin=share-mobile


Gettin’ In The Way – Cooper T


https://youtu.be/BX9UkVoGRj8


Some accompanying reading.


Raising the bar: Hashi Mohamed’s journey from child refugee to top lawyer


https://www.theguardian.com/society/2020/jan/12/hashi-mohamed-child-refugee-barrister-people-like-us


Hashi’s books


https://www.hashimohamed.com/the-book


The housing theory of everything by Sam Bowman, John Myers and Ben Southwood


https://worksinprogress.co/issue/the-housing-theory-of-everything


50 Shades T-Shirts!


If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive say that...


'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.


Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here: http://samuelstafford.blogspot.com/2021/07/50-shades-of-planning-t-shirts.html

Long-serving listeners might recall that for episode 45 of the podcast Sam Stafford published a conversation with Clive Betts, MP for Sheffield South East, about the then Housing, Communities & Local Government Committee’s recently-published report on the future of the planning system in England. Clive chaired that committee and has been involved in housing and planning-related select committees of different names since 2002. He has been a member of parliament since 1992.


That 2021 report, which considered the ‘Planning for the Future’ white paper of August 2020, highlighted concerns about "the lack of detail, which has made it very difficult to assess the possible practical implications” and concluded that “Government should consult on the details of proposed reforms to prevent unintended consequences and harms resulting from them”.


Here we are a couple of years on and the now Levelling Up, Housing & Communities Committee, which Clive still chairs, has published another report on reforms to national planning policy and he very kindly made time to record another online conversation with Sam about it. Their wide-ranging, whistle-stop conversation takes in, amongst the other issues covered by the Committee's inquiry, the politics of the NPPF consultation, housing targets, a 'Plan for England', Green Belt (obviously), the Infrastructure Levy and local authority resources.


Some accompanying reading.


The LUHC Committee’s planning reform report


https://committees.parliament.uk/work/7281/reforms-to-national-planning-policy/publications/


The HCLG Committee’s 2021 planning reform report


https://committees.parliament.uk/work/634/the-future-of-the-planning-system-in-england/publications/


The LUHC Committee’s report on funding for “Levelling Up”


https://committees.parliament.uk/work/6928/funding-for-levelling-up/publications/


Philip Barnes’ blog on abolishing hope value


https://philipbarnesblog.wordpress.com/2023/07/11/is-it-really-the-hope-that-kills-you/


The UK now spends more on housing benefit than on most government departments


https://www.newstatesman.com/chart-of-the-day/2022/11/uk-spending-housing-benefit-government-departments


Gove’s department hands back £1.9bn meant to tackle England’s housing crisis


https://www.theguardian.com/society/2023/jul/12/gove-department-hands-back-19bn-meant-tackle-england-housing-crisis


Community Infrastructure Levy review: report to government


https://www.gov.uk/government/publications/community-infrastructure-levy-review-report-to-government


Some accompanying viewing.


Sam’s evidence to the LUHC Committee’s planning reform inquiry


https://parliamentlive.tv/event/index/be5501c6-ca1a-4aaf-9c69-f444392df7fd


Some accompanying listening.


Episode 90 of 50 Shades of Planning – No hope?


https://pod.co/50-shades-of-planning/no-hope


Feels Like We Only Go Backwards by Tame Impala (s/o to Simon Ricketts)


https://www.youtube.com/watch?v=wycjnCCgUes


50 Shades T-Shirts!


If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive say that...


'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.


Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here: http://samuelstafford.blogspot.com/2021/07/50-shades-of-planning-t-shirts.html

This episode is part of an international triumvirate, which has been put together with the help of old friend of the podcast, Ian Wray, and new friend of the podcast, Lucy Natarajan.


Ian, regular listeners will know, is a Professor at the Heseltine Institute for Public Policy, Practice and Place at University of Liverpool.


Lucy is one of the editors of the Built Environment journal, a co-founder of Place Alliance, an Associate Lecturer at Oxford Brookes and an Associate Professor at UCL’s Bartlett School of Planning.


Ian and Lucy compiled the December 2022 edition of Built Environment and sought in so doing to explore ‘the power of plans’. This, they endeavoured to do, by way of a series of internationally commissioned case studies on grand plans that have been shown to work, asking how they worked and why. In this series Sam Stafford explores with Lucy and Ian three of those case studies.


In this episode, in a conversation recorded remotely at the end of November 2022, Sam and Lucy talk to Bob Yaro about New York, a city that has experienced rapid growth, rapid decline and an impressive economic turnaround. New York has long been planned on a city region scale, but the origin of it’s series of great plans lies in a small number of planning pioneers and philanthropists.


That economic turnaround has much to do, despite it not having a statutory function, with the Regional Planning Association, with which Bob is heavily involved and who’s role he describes as “advancing ideas whose time has not yet come".


Some accompanying reading.


Built Environment – The Power of Plans


https://www.alexandrinepress.co.uk/built-environment/power-plans


The Big Plans That Built New York City


https://www.bloomberg.com/news/features/2022-02-02/how-new-york-s-master-planners-shaped-a-metropolis


Ian’s recommendation.


The Power Broker: Robert Moses and the Fall of New York by Robert Caro


https://www.theguardian.com/books/2015/oct/23/the-power-broker-robert-moses-and-the-fall-of-new-york-robert-caro-review


Some accompanying listening.


Ian’s recommendation.


New York, New York by Tony Bennett and Frank Sinatra


https://www.youtube.com/watch?v=qzCdxrfcAtc


Bob's recommendation


Take The A Train by Duke Ellington


https://www.youtube.com/watch?v=cb2w2m1JmCY


Sam’s recommendation.


The Only Living Boy in New York by Everything But The Girl


https://www.youtube.com/watch?v=xgA6cpPNXEk


50 Shades T-Shirts!


If you have listened to Episode 45 of the 50 Shades of Planning Podcast you will have heard Clive Betts say that...


'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.


Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here: http://samuelstafford.blogspot.com/2021/07/50-shades-of-planning-t-shirts.html