Whether you are a developer, investor or landowner, our live tool can provide you with an up-to-date snapshot of local planning, aiding you in decision making and helping you to advance your development land strategy.
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Sarah Cox
Paul Belton
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Peter Canavan
LONDON
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SOUTH
EAST
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Katy Davis
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Laura Stops
MIDLANDS
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Charlene Sussums-Lewis
WALES
David Churchill
SOUTH EAST
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Select your region: Choose the region you are interested in from the options provided. View Local Plans: Once you select a region, you will be able to clikc into each LPA and view the local planning information for that area. This includes updates on development opportunities and planning decisions. Contact the team: If you are interested in any opportunities or need further information or assistance, you can contact a member of the team. Stay updated: Regularly check the tool for the latest updates to aid in your decision-making and development land strategy.
GLOSSARY
WEST
South & South West
Discover planning and development opportunities across the South and South West of England
Explore the South & South West Regions
GlouCEStershire
Hampshire & isle of wight
BERKSHIRE
SURREY
east sussex
WEST sussex
kent
Wiltshire
BUCKINGHAMSHIRE
OXFORDSHIRE
HERTFORDSHIRE
dorset
somerset
DEVON & Cornwall
essex
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For further information, please contact a member of our team:
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East
Discover planning and development opportunities across the Eastern region
Explore the Eastern Regions
Live local plan monitor to be released shortly
NORFOLK
SUFFOLK
LINCOLNSHIRE
BEDFORDSHIRE
CAMBRIDGESHIRE
NORTHAMPTONSHIRE
North
Discover planning and development opportunities across the Northern region
Explore the Northern Regions
NORTH YORKSHIRE
WEST YORKSHIRE
SOUTH YORKSHIRE
EAST YORKSHIRE
durham
northumberland
cumbria
TYNE & WEAR
LANCASHIRE
GREATER MANCHESTER
merseyside
cheshire
DERBYSHIRE
nottinghamshire
Midlands
Discover planning and development opportunities across the midlands
Explore the Midlands Regions
WEST MIDLANDS
WARWICKSHIRE
STAFFORDSHIRE
SHROPSHIRE
LEICESTERSHIRE
HEREFORDSHIRE
TELFORD
BIRMINGHAM
WORCESTER
HEREFORD
STRATFORD-UPON-AVON
LEICESTER
STOKE-ON-TRENT
WORCESTERSHIRE
Gloucestershire
Explore the map below to discover planning and development opportunities within the region
To classify the opportunity areas above, we have considered several planning and development factors including adopted plans, emerging plans, council’s housing supply and ongoing consultations. However, although a number of the areas above have been marked as not currently possessing an opportunity, that does not mean that their status is not due to imminently change, or our professionals don’t have further insight on their development position. If you have an interest in a specific region, regardless of how they have been classified above, we suggest you contact our planning and development professionals for in-depth advice on possible future strategies.
Future Opportunity Area
Current Opportunity Area
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National Parks
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Greater Bristol
view SOUTH & SOUTH WEST REGIonal map
South Gloucestershire
Adopted plan
Emerging plan
Land availability assessment
Land supply
Opportunity
South Gloucestershire Local Plan: Core Strategy 2006–2027 (December 2013) South Gloucestershire Local Plan: Policies, Sites and Places Plan 2006–2027 (November 2017)
South Gloucestershire Local Plan 2020 Reg 18
No current call for sites
6.07 years (2024)
Respond to consultation. Contact our development consultancy professionals to find out how to realise this opportunity
Forest of Dean Local Plan 2021-2041 Reg 18
Ongoing call for sites
3.46 years (2022)
Respond to consultation and consider land supply. Contact our devleopment consultancy professionals to find out how to realise this opportunity.
Forest of Dean Core Strategy 2006–2026 (February 2012) Cinderford Northern Quarter Area Action Plan (February 2012) Forest of Dean Allocations Plan 2006–2026 (June 2018)
Forest of Dean District Council
Bedfordshire
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MIlton Keynes
Cambridgeshire
Northamptonshire
Norfolk
Suffolk
Lincolnshire
Essex
Hampshire & Isle of wight
South Downs National Park
new forest National Park
East Sussex
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West Sussex
Berkshire
Dorset
*From 1 April 2019, the six district and county councils serving Dorset residents were replaced by the new unitary Dorset Council. Each constituent Local Plan remains extant at present.
+From 1 April 2019, the three unitary councils serving Bournmouth, Christchurch, and Poole residents were replaced by the new unitary BCP Council. Each constituent Local Plan remains extant at present.
Somerset
exmoor National Park
Devon & Cornwall
dartmoor National Park
Hertfordshire
Colin Brown
07775562054
Buckinghamshire
*From 1 April 2020, the five district and county councils serving Buckinghamshire residents were replaced by Buckinghamshire Council. Each Buckinghamshire constituent local plan remains extant at present, however the unitary authority is commencing work on a Buckinghamshire local plan.
Oxfordshire
Surrey
Kent
Planning Glossary (England)
Development plan This is the term used for the overall suite of documents which direct and manage development in an area including: \ Adopted Local Plans \ Neighbourhood development plans \ Waste and minerals Local Plans This is defined in section 38 of the Planning and Compulsory Purchase Act 2004. Planning applications must be decided in accordance with the development plan unless material considerations indicate otherwise.
Development plan documents (DPD) Development plan documents contain planning policies for a defined area. E.g. Districts and/or neighbourhoods. All DPD are subject to public consultation and independent examination.
5-year housing land supply Government policy (NPPF paragraph 73) states that: Local planning authorities (LPA) should identify and update annually a supply of specific deliverable sites sufficient to provide a minimum of five years’ worth of housing against their housing requirement set out in adopted strategic policies… This needs to include an additional buffer of 5%, 10% or 20%, to ensure choice and competition in the market, and to respond to previous under delivery if required. If an LPA cannot demonstrate a five-year supply of housing land its Local Plan policies could be considered out of date. The “Presumption in favour of sustainable development” would apply.
Housing market area A housing market area is a geographical area defined by household demand, and preferences for all types of housing. The area will reflect ‘functional linkages’ such as where people live and work. Market areas often cross district and county boundaries.
Housing requirement This is the housing target adopted in a Local Plan. This will have been derived from the local housing need and moderated to respond to local circumstances including the need for affordable housing, meeting any unmet housing needs from neighbouring authorities, and constraints to development.
Local housing need (LHN) This is the minimum number of homes needed in an area, calculated by using the Government’s ‘Standard Methodology’.
Local Plan This is a statutory plan for a district, county or unitary area that sets out the long-term spatial vision and development framework for the area and strategic policies and proposals to deliver that vision.
Local planning authority This is the public authority whose duty it is to carry out specific planning functions for an area. Local planning authorities include district council, London borough council, county council, Broads Authority, National Park Authority, the Mayor of London and a development corporation.
National Planning Policy Framework (NPPF or The Framework) This sets out the Government’s planning policies for England and how these are expected to be applied at a local level. The NPPF is a material consideration when deciding on planning applications or appeals.
Neighbourhood development plan This is a plan prepared by a town, parish council or neighbourhood forum for a particular neighbourhood area (made under the Planning and Compulsory Purchase Act 2004).
Objectively assessed need The National Planning Policy Framework (NPPF) requires local planning authorities to identify the objectively assessed need for housing in their areas, and that Local Plans translate those needs into land provision targets.
Presumption in favour of sustainable development This is specifically set out at paragraph 11 of the NPPF: For plan-making this means that plans should positively seek opportunities to meet the development needs of their area and be sufficiently flexible to adapt to rapid change. For decision-taking this means strategic policies should, as a minimum, provide for objectively assessed needs for housing and other uses, as well as any needs that cannot be met within neighbouring areas. Approving development proposals that accord with an up-to-date development plan without delay. Where there are no relevant development plan policies, or the policies which are most important for determining the application are out-of-date, granting permission. This includes, for applications involving the provision of housing, situations where the local planning authority cannot demonstrate a five-year supply of deliverable housing sites.
Previously developed land Land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure. This excludes; land that is or has been occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill purposes where provision for restoration has been made through development control procedures; land in built-up areas such as private residential gardens, parks, recreation grounds and allotments; and land that was previously developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time.
Standard methodology The standard method uses a formula to identify the minimum number of homes expected to be planned for, in a way which addresses projected household growth and historic under-supply. The standard method set out below identifies a minimum annual housing need figure. It does not produce a housing requirement figure.
Local Plan preparation stages Reg. 18 Preparation of a Local Plan – this is the informal consultation stage of a Local Plan, often referred to as ‘scoping’ or ‘issues and options’. Reg. 19 Publication of a Local Plan – this is the formal consultation stage of a Local Plan, where the ‘soundness’ of the plan must be considered. Reg. 22 Submission of documents and information to the Secretary of State for examination – this stage occurs after the Local Plan has been through public consultation. A public statement or press release is often made at this stage. Reg. 24 Independent examination – this is the final stage of considering the Local Plan in public before it is adopted by the relevant council. The examination is conducted by an inspector at discussion sessions. To take part in the examination, third parties must have submitted comments at Reg. 19.
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London
Explore the map below to discover planning and development opportunities within London
Leicestershire
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Herefordshire
Shropshire
Staffordshire
Warwickshire
West Midlands
Worcestershire
West Yorkshire
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North Yorkshire
North Yorkshire moors
YORKSHIRE DALES NATIONAL PARK
*From 1st April 2023, the seven local councils in North Yorkshire were reorganised to form one council across the whole of the county, covering a population of approximately 618,000. North Yorkshire County Council and the district and borough councils of Craven, Hambleton, Harrogate, Richmondshire, Ryedale, Scarborough and Selby now form one single unitary authority.
South Yorkshire
East Yorkshire
Durham
Northumberland
Northumberland National Park
Cumbria
LAKE DISTRICT NATIONAL PARK
*From 1st April 2023, the six district councils and Cumbria County Council were reorganised to form two new unitary authorities. Cumberland Council now comprises of the area formerly covered by Allerdale, Carlisle and Copeland districts; and Westmorland and Furness Council now comprises of the area formerly covered by Barrow-in-Furness, Eden and South Lakeland districts.
Tyne & Wear
Lancashire
Greater Manchester
Merseyside
Cheshire
Derbyshire
Nottinghamshire
Wales
For further information, please contact Charlene Sussums-Lewis:
SNOWDONIA
BRECON BEACONS
Pembrokeshire Coast
Planning Glossary (Wales)
The Town and Country Planning (Local Development Plan) (Wales) Regulations 2015. Local Plan preparation stages: Regulation 14 - Issues and Options Regulations 15 and 16 - Preferred Strategy & Pre-deposit Consultation Regulations 17 - Deposit Local Development Plan Regulation 19 - Final Draft Local Plan Regulation 22 - Submission of the LDP to National Assembly for Examination Regulation 23 - Independent Examination in Public (Regulation 23) Regulation 24 - Inspector’s Report Regulation 24 and 25 – Adoption Regulation 37 - Annual Monitoring and Review
Housing Supply On 26 March 2020, the Minister for Housing and Local Government revoked Technical Advice Note 1 (TAN1: Joint Housing Land Availability Studies) and replaced the Five-Year Housing Land Supply section of Planning Policy Wales with a new method based on trajectories set out in Local Development Plans (LDPs). The Housing Supply in Wales has been ordered into three categories: / Higher supply than the trajectory / Level supply to the trajectory / Lower supply than the trajectory Whilst, the requirement for decision makers to afford ‘substantial weight’ to the lack of housing delivery has been removed from Planning Policy Wales, and Welsh Government is refocussing on a plan-led approach to the delivery of homes, the need for new homes, and the performance of individual planning authorities will be a consideration with ‘speculative’ applications for residential development and ultimately appeals.
