Build to Rent Local expertise, national insight Build to Rent in the UK Bringing the alternative into the mainstream

The distinct characteristics of Build to Rent (BTR) BTR is an integral part of the wider housing market; housing require a tailored approach to planning schemes contribute to housing targets and deliver strategy. BTR schemes present specific challenges affordable housing. In advocating BTR schemes and opportunities with regards to: it is critical that LPAs understand their important • housing mix contribution to housing supply, to complement for sale housing. • housing choice and affordability The planning policy environment is changing. • financial viability, clawback and covenants In England, the NPPF and PPG support Affordable • parking and car-free living Private Rent and there is a requirement to plan positively for rented homes in Local Plans. • density and height Accordingly, local authorities are increasingly • management, amenities and tenant stability adopting a more positive approach. • design standards As the market matures, this ‘alternative’ residential • place making and regeneration supply is moving into the mainstream. A growing number of local authorities understand that BTR • delivery at scale and pace expands their residents’ access to, and choice of, We have a proven track record of engaging with local good quality housing, helping affordability in the authorities on the specific challenges and benefits of widest sense. the sector.

Cover image courtesy of Moda Build to Rent in the UK Perfectly positioned Glasgow Edinburgh

Turley has secured a range of City of Derry ~ commercially attractive BTR North West permissions across the UK. On the following pages we set out some notable projects, drawing out key Belfast planning challenges that we tackled.

Our offices are strategically positioned across the UK, ensuring we are able to provide expertise across all Build to Rent markets.

BTR completions and pipeline hotspots Cambridge

Reading Cardiff Bristol

Southampton Image courtesy of Leach Rhodes Our track record Walker

2one2 Broad Street, Birmingham

481 new homes within a 42 storey mixed-use development We secured planning permission for this high profile city centre scheme, which also delivers office space and generous residents’ amenities. • We were instrumental in shaping a positive policy approach to BTR in Birmingham. • We successfully made the case for the development meeting need in Birmingham for high quality, well managed rental homes. • We achieved flexibility on national space standards, through advocating design quality and the value of shared amenities. Forth Banks, Newcastle • Our Development Viability service created a specific viability model and negotiated a commercially attractive Section 106 280 new homes across three purpose-built blocks, package, without covenant or clawback provisions. with ground floor retail We worked as part of a multi-disciplinary team, providing CLIENT development consultancy and market assessment advice, underpinning negotiations with the local authority and the Panacea Property institutional investor. Development CLIENT • Our Development Viability team assessed financial viability LPA Moda to ensure deliverability. This also assisted with funding by Newcastle City Council LPA an institutional investor. STATUS Birmingham City Council • Through negotiation with the local authority we secured a Planning permission granted STATUS competitive package of Section 106 planning obligations. • We led negotiations with the council’s property services SERVICES Planning permission granted department with regards to a capped overage clause. Development Viability Image SERVICES & Economics courtesy of Planning, Development Viability & Heritage Moda Image courtesy of Kent Street Baths, Birmingham Visualisation One 406 BTR and 98 private sale homes with associated amenities, commercial and community space

We delivered permission for a mixed tenure residential scheme, CLIENT demonstrating that BTR and for sale homes are complementary parts of a healthy housing market. Lupa Land Ltd • We secured a high proportion of studio and one bed homes LPA through market evidence demonstrating demand for, and affordability of, smaller units, particularly suited to graduate Birmingham City Council retention. STATUS • A bespoke viability assessment was prepared by our Planning permission granted Development Viability service, addressing both private sale and BTR tenures. We secured one of the most SERVICES competitive Section 106 packages achieved Planning, Development on city centre residential development in Birmingham. Viability, Heritage & Strategic • We advocated the wider benefits of the proposals, Communications including the regeneration of the Southside area, and secured permission for a 19 storey building beyond the council’s tall building zone. Echo Street, Manchester

403 co-living units and 94 student flats across three inter-linked towers up to 24 storeys We successfully promoted the first scheme of its kind in the city. CLIENT • Through early discussions with senior council officers we iQ Student Accommodation demonstrated that co-living responds to a specific housing need in Manchester. Co-living achieves a more affordable LPA price-point than conventional residential, providing an Manchester City Council accessible housing choice for a range of tenants. STATUS • We aligned the scheme with council aspirations to position Planning permission granted Manchester as a leading international city which attracts and retains the best talent. SERVICES • Planning permission was secured with no restrictions Planning, Heritage, on occupation and no S106 financial obligations. Economics, Sustainability & Strategic Communications Image by Virtual Planit courtesy of Sheppard Robson Image courtesy of Feilden Clegg Bradley Studios

Theatre Square, Swiss Cottage, London Academy Street, Belfast

184 new homes with retail and community space, within 90 new homes and ground floor retail, within a 16 storey a 24 storey tower building; the first Build to Rent scheme in Northern Ireland This was an early BTR scheme for London and we successfully CLIENT We secured committee approval for this ground-breaking CLIENT advocated the benefits of the BTR tenure to Camden and the scheme in the Cathedral Quarter of the city. Essential Living Lacuna/Watkin Jones GLA. We secured permission through a Public Inquiry, necessary • We engaged with Belfast City Council to advocate the due to heritage and townscape matters. LPA benefits of BTR and to work through its specific planning LPA • We demonstrated the contribution of BTR to meeting local London Borough of Camden requirements, supporting the council’s ambitions to Belfast City Council housing needs and diversifying housing supply to broaden STATUS expand city centre living. STATUS market access. • We advocated a tall building within the context of designated Appeal allowed Resolution to grant • We negotiated with Camden and the GLA an appropriate heritage assets. range of rental levels within the Discounted Market Rent SERVICES • We negotiated a ground-breaking car-free scheme. This was SERVICES homes, to balance identified need with viability and delivery. Planning & Heritage accepted by the city council and DfI roads, on the basis of Planning & Strategic • We secured commercially attractive Section 106 site accessibility and the target demographic of prospective Communications mechanisms in relation to affordable housing and claw back. residents. This marks an important milestone which will • We advocated the wider planning benefits of the underpin expansion of BTR in Belfast. proposals, including regeneration of an under-performing • By quantifying the economic benefits of construction town centre site and the provision of a community theatre. and occupation, we also demonstrated wider benefits of the proposals. Emerging policy

Turley takes an active role in shaping policy development within the areas in which we operate. This is important to underpin site-specific planning strategy.

London Birmingham Manchester Belfast The policy approach in London varies Birmingham has embraced BTR and is an Manchester City Council has responded to Within the City Centre Regeneration and significantly between the local planning early adopter of positive planning policies. growth in both the wider Private Rented Sector Investment Strategy, the council has identified authorities, and less than half of authorities We played an instrumental role in influencing and the BTR sector though the provision an aspiration to increase the city centre have an existing or emerging BTR policy. the Birmingham Development Plan (BDP) to of numerous area-specific regeneration residential population and has acknowledged However, with the London Plan taking a positive include positive modifications stating specific frameworks, such as in relation to the St John’s that the private rented sector could assist approach and with increasing numbers of BTR support for Build to Rent developments. former Granada Studios complex. These in contributing to this objective. The council schemes being delivered, London’s authorities The BDP also gives explicit recognition of provide site-specific policy context, delivering has published a Draft Plan Strategy as part of are increasingly engaged in the sector. the economic circumstances surrounding certainty but often a good degree of flexibility, the emerging Local Development Plan which the delivery of BTR schemes and the need and in many cases directly encourage the identifies a requirement for 6,000 homes in We are involved in the debate on the London to have regard to each scheme’s particular development of BTR accommodation. the city centre. Plan and will be assisting business lobby group characteristics when assessing viability. London First in representing the industry at the This support is provided in the context of the Turley has engaged with the plan-making London Plan Examination in Public, which will There has been a wave of BTR proposals in the Manchester Residential Growth Prospectus, process, providing representations in response take place in early 2019. city since adoption of the BDP in 2017, and this which encourages and guides residential to proposed policies. These representations has been supported by the positive approach development across the city. The prospectus have included consideration of the potential The draft London Plan sets out a positive of the city council. The city council has also identifies six key principles for the future impact of policy requirements, such as planning framework for the sector, accepts established a delivery vehicle to bring forward growth of the residential sector, including affordable housing, on the Build to Rent market. BTR specific viability issues and supports schemes for private rent on council-owned land. support for a quality private rented sector, Discounted Market Rent housing. There are, which makes an important contribution to the however, concerns around the proposed city’s housing market. threshold approach to affordable housing. This would require BTR schemes to deliver 35% of units as affordable and 30% of affordable homes to be at ‘London Living Rents’ , to meet the ‘threshold approach’ to viability. This adds to the financial pressure on an emerging sector and sets unrealistic expectations from officers and members. About Turley Development Expert Witness Viability

Turley is a full service national planning Planning and development consultancy. We bring deep thinking, smart strategy and expert delivery. Economics Design Our core services are Planning, Design, Economics, Heritage, Strategic Communications and Sustainability. These are supplemented by specialist advice on Landscape and Visual Impact Assessment (LVIA), Environmental Impact Assessment (EIA), Development Sustainability Heritage Viability and Expert Witness.

We operate in all jurisdictions in the Strategic UK and are located in major cities and Communications growth areas. Environmental Landscape and Visual Our teams are experts in their fields; Impact Assessment Impact Assessment they shape better places and achieve success for our clients. Key contacts

The North The Midlands London and the South East

Andrew Bickerdike Damien Holdstock Oliver Jefferson [email protected] [email protected] [email protected] 0161 233 7631 0121 234 9127 0207 851 4013

The South West and Wales Scotland Northern Ireland

Jeff Richards Colin Smith Emma Walker [email protected] [email protected] [email protected] 0117 989 7028 0131 297 0229 028 9072 3911

Heritage Development Viability Strategic Communications

Roger Mascall Matt Spilsbury Nick Jones [email protected] [email protected] [email protected] 0207 851 4045 0161 233 7647 020 7851 4011 Turley offices

Hamilton House, 37 Clarendon St, 1 New York St, 3 Joy St, Belfast Londonderry Manchester BT2 8LE BT48 7EG M1 4HD 028 9072 3900 028 7126 2634 0161 233 7676

9 Colmore Row, 26 Dublin St, 20 Tudor Rd, Birmingham Edinburgh Reading B3 2BJ EH3 6NN RG1 1NH 0121 233 0902 0131 297 0225 0118 902 2830

40 Queen Square, 100 W George St, 2 Charlotte Pl, Bristol Glasgow Southampton BS1 4QP G2 1PP SO14 0TB 0117 989 7000 0131 297 0225 023 8072 4888

8 Quy Ct, Stow cum Quy, 2 Bond Court Cambridge Leeds CB25 9AU LS1 2JZ 01223 810 990 0113 386 3800

18 Windsor Pl, 84 Theobalds Rd, Cardiff London CF10 3BY WC1X 8NL 029 2034 4445 020 7851 4010

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