Isle of Dogs Neighbourhood Pl anning Forum EGM 25 th July 2018 Sustainable development for the Isle of Dogs 1
Agenda 1. What happened to the ‘Quick’ Neighbourhood Plan? 2. What to do next? 3. Rationale for the ‘Basic’ Plan, and proposed resolution to pursue it 4. Isle of Dogs & South Poplar Opportunity Area Planning Framework – discussion, and proposed resolution to submit Forum’s response 5. Development update 6. Westferry Printworks update Isle of Dogs Neighbourhood Planning Forum 2
What happened to the ‘Quick’ Neighbourhood Plan? 2014-2017: Plan developed over 3 years with wide public consultation. June 2017: GLA privately circulated Development Infrastructure Funding Study (DIFS) calling for >£1bn investment in our area and justifying Plan’s core ‘density’ policy. Due to be published 31 st July 2017. July 2017-April 2018: Forum chased DIFS publication. October 2017: Forum submitted Plan to Council. February 2018: Council publicly consulted on Plan. March 2018: Freedom of Information (FOI) request for DIFS. April 2018: GLA reply to FOI: “The GLA does not hold a full copy of the study because this has not yet been completed / finalised. The original timeframe for completion and publication was summer 2017…” April 2018: Forum obtained leading QC’s opinion that Plan complied with planning rules and law. May 2018: GLA published DIFS on 9th May, coincidentally hours before public hearing on Plan. Same overall conclusions as June 2017 version. Contrary to GLA’s FOI response, DIFS says it was finalised November 2017, and based on work done Q1 2017. May 2018: Examiner checked Plan for compliance with planning rules and law. June 2018: Examiner recommended rejection due to “fatal flaw” of DIFS not being published in time for Plan consultations, but accepted Plan promoted “Sustainable Development”. June 2018: Council rejected Plan due to fatal flaw. Isle of Dogs Neighbourhood Planning Forum 3
DIFS Document – clearly indicates document was final in DIFS Commissioned June 2016 November 2017 with primary research complete Planned to complete February 2017 Q1 2017 Planned to look at adding 56,500 homes & 110,000 jobs to the area. Later amended to three different growth options up to 49,000 extra homes One Housing Group paid £50k as a contribution Isle of Dogs Neighbourhood Planning Forum 4
What to do next? Four options. 1. Wait until the GLA’s draft Opportunity Area Planning Framework for the Isle of Dogs and South Poplar, and Tower Hamlet’s draft new Local Plan, have both been completed, with a view to our Isle of Dogs Neighbourhood Plan enhancing the authorities’ plans and filling in any gaps, rather than seeking to establish our own policies up front. 2. Use the Examiner’s report on the Quick Plan solely as guidance for our continued work on the comprehensive Long Neighbourhood Plan, without pursuing any other Plan in the meantime. 3. Progress the Quick Plan as a non-statutory Community Action Plan only, using our own procedures and potentially arranging our own public referendum. This would not have any formal statutory power over planning decisions, but should still be a material consideration for planners to take into account. 4. Develop a replacement for the Quick Plan to be called the Basic Plan Questions • How far do we want use the powers available to us? What do we want our relationships with the GLA and with Tower Hamlets Council to be? • Isle of Dogs Neighbourhood Planning Forum 5
Rationale for the Basic Plan Don’t leave a vacuum • More super-dense applications are coming. • • Neighbourhood Plan policies are material considerations, gaining weight as they progress. Use Quick Plan process to guide smoother progress next time • Move those Quick Plan policies which Examiner deemed not ‘for land use or • development’ (a formal planning policy requirement) to annex. Our QC disagreed, but that didn’t persuade Examiner or Council. They’d still be planning considerations, but less weight than formal policies. Re-write density policy, as Council claim it did not ‘promote sustainable development’ • (another planning policy requirement) because it would act as an embargo on further development. Examiner and our QC disagreed with Council, but need Council’s cooperation for easy progress. So instead of a density policy prohibiting further huge developments unless the • necessary infrastructure has been guaranteed (i.e. the Council’s ‘embargo’ on development), the new Basic Plan density policy seeks to ensure planning committees have the information needed to judge infrastructure adequacy, and the obligation to take that into account. Isle of Dogs Neighbourhood Planning Forum 6
How the Basic Plan density policy works • We produce our own baseline analysis of the current infrastructure availability, spelling out deficits and surfeits, and attach that to the Basic Plan. (The GLA’s DIFS and OAPF already analyse the infrastructure needs for future development, so we don’t need to repeat that.) • Council invited to enhance our baseline analysis, but no obligation, so our policy is not dependent on the Council doing anything new. • All applicants for large developments (at least 10 homes) have to show how their proposed development would affect this analysis. They also have to take account of all further developments permitted since the latest baseline analysis, automatically keeping the effective baseline up-to-date if the Council doesn’t maintain it. • The planning committee is required to take all of this into account when considering if the proposed development can be sustained by the supporting infrastructure. • We’ve also retained the Quick Plan policy requirement that any super-dense development application needs to show why it’s exceptional: not just of exceptional design. This makes existing GLA planning guidance (which the Council consistently overlooks as it’s only guidance) into a formal planning policy. Isle of Dogs Neighbourhood Planning Forum 7
Example of the baseline analysis of the current infrastructure availability and gaps Using Skylines as an example – new homes generate new residents – infrastructure need Plus Skylines Population 2018 Projection Application Blackwall and Cubitt Town ward 22,100 Canary Wharf ward 15,500 Island Gardens ward 18,000 Approved planning application 39,000 19,500 planning permissions * 2 people per home Skylines additional residents 1,158 579 apartments * 2 people per home Total 55,600 94,600 95,758 GP Surgery 1 surgery with space for Doctors for 18,000 pople Number required based on population 3.09 5.26 5.32 Actual number 3.6 4 4 Island Medical below average size, to be enlarged Gap -0.51 1.26 1.32 Planned Wood Wharf for 9 GP's delivery date ? Fire station One fire station for every 51,000 people Number required based on population 1.09 1.85 1.88 Actual number 1 1 1 Gap 0.09 0.85 0.88 Planned None Police station One police station for every 85,000 people Number required based on population 0.65 1.11 1.13 Actual number 1 1 1 Gap -0.35 0.11 0.13 Planned None but Limehouse may have space when renovations complete Source: https://data.london.gov.uk/dataset/ward-profiles-and-atlas & GLA Opportunity Area Planning Framework Isle of Dogs Neighbourhood Planning Forum 8
Resolution “THAT the Forum Committee is authorised to finalise the draft Basic Plan presented to this General Meeting of 25th July 2018, adjusted for any further revisions approved at this General Meeting, and to commence a public consultation on it with a view to its being submitted to Tower Hamlets Council as a new Isle of Dogs Neighbourhood Plan as soon as reasonably practicable.” Isle of Dogs Neighbourhood Planning Forum 9
Isle of Dogs & South Poplar Opportunity Area Planning Framework (OAPF) GLA-led masterplan for the Isle of Dogs. TfL and Tower Hamlets Council involved. OAPF started 2014 in response to scale of • development on the Isle of Dogs • Includes South Poplar (area to south of Chrisp street market in map to the right) Consultation on documents ends 1 st August – will • then aggregate responses this autumn Sign off by Mayor of London late 2018 (tbc) • • 25 year life Contains 7 documents, most important of which are: • Opportunity Area Planning Framework • TfL Transport Strategy • TfL Local Connections Strategy • Development Infrastructure Funding Study • (DIFS) written by consultants, Peter Brett Assoc. Isle of Dogs Neighbourhood Planning Forum 10
Population growth Isle of Dogs & South Poplar by ward 100,000 90,000 80,000 70,000 60,000 50,000 40,000 30,000 20,000 10,000 0 1981 1991 2001 2006 2011 2013 2016 2018 2023 2028 Blackwall and Cubitt Town ward Canary Wharf ward Island Gardens ward Poplar ward The GLA yield calculator shows that the total number of children requiring primary and secondary school places up to 2041/2042 are as follows: Low growth: 8,694; High growth: 11,171; Maximum growth: 12,646. Isle of Dogs Neighbourhood Planning Forum 11
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