1. Society of Local Authority Chief Executives
‘Using land value uplift to fund infrastructure’
28th March 2019

2. Murrell Green / Winchfield Hart 5,000-10,000 dwellings Monks Wood
Culm Garden Village
Mid Devon
dwellings
Murrell Green / Winchfield
Hart
5,000-10,000 dwellings
Monks Wood
Braintree
5,500-7,000 dwellings

3. Identified Failures
Failure to capture sufficient land value uplift
Housing without (or not paying for) infrastructure
No real benefits for existing residents
Broken development model creating a vicious circle of opposition and rising prices
Development system not seen as fair
Lightwood’s Solutions
Local Planning Authorities need to understand what is required to deliver the new settlement before the site is selected
Introduce phasing/ransom strips in to S106 agreements for new settlements

4. Understand the contract, early, and let it inform plan preparation and consultation
Viability
Equalisation
Master plan
Establish to ensure land value capture and infrastructure deliverability
Call for Sites
SHLAA
Draft Plan consultation
Proposed Submission Plan consultation
Examination
Adoption
5-year supply dependency
Application
Don’t prepare the Plan on BLV outputs, and hope for the best

5. Managing Implementation
Use phasing / ransom belts as part of S106 for new settlements.
Gives the electorate confidence
Belt given to the local council around each masterplan phase, which then gives it control over the progression of the project.
All promised infrastructure must be delivered before the belt is extinguished and progress allowed

6. Future waves of ‘available’ land for new settlements need to be forced to compete in terms of deliverability, not just sustainability. They need to prove credentials much earlier to inform ‘optioneering’.
HIF and RIS budgets need to go further to meet 300,000 new homes from the mid 2020’s. Find efficient projects. Ditch the wasteful ones.
Land needs to work harder. Still some way to get housing and infrastructure strategies to fuse together.
Use ransom/phasing belts in S106 to ‘lock-in’ implementation in very large sites.

7. Benefits
Security of 5 year housing land supply
Housing Delivery Test
Deliver Net Biodiversity Gains
Deliver Affordable Homes
Deliver Beautiful Places and Homes
Deliver Infrastructure
Gain the trust of Local Communities
New housing less contentious
Smoother planning process