Is anyone headed to Leeds this year? If so, how are you making the most of your time?

I said on a recent call that Grey Belt may be a limited window, with the potential to become a political battle ground.... And what do you know...

Couple of planning updates leading from the catch up call earlier. Re strategic sites, I mentioned the auto referral for schemes of over 150 dwellings which LPAs are going to refuse. Steve Reed (Housing Sec) stated: "Given the scale of the housing crisis, and the imperative of building the homes we need, I want to use these [call-in] powers in a more focused and active way”. Accordingly, LPAs will be required to notify the Housing Secretary of their intention to refuse an application for 150 homes or more. Once notified, the Housing Secretary will decide whether to take the application over. This kicks in from tomorrow. Potential helpful independent scrutiny ahead of a refusal. No idea how long this might take in practice though... Grey Belt - happy to talk to any of you more on this. I have one application running (120 units), one in pre-app (20) and two being prepared (160 and 10). Happy to talk requirements and risk. Whilst I'm on... I'd already flagged that application fees are going up by 3.8% on 1 April. I was at an event with the Chief Planner for England on Monday, and she relayed info about a potential new application fee scale. With costs only going one way, and a couple of worrying details... Consultation went live yesterday. See my LinkedIn post here for more info: https://www.linkedin.com/posts/nick-stafford_fees-for-planning-applications-share-7442147721324621824-BaGv?utm_source=share&utm_medium=member_desktop&rcm=ACoAAAVnzbMBopLmayIDgc_qomtPf3ja_fepEFY

I’m reviewing a development appraisal this morning and thought it would be useful to get some thoughts from the group. Headline numbers: GDV: £6.3m Total development cost: £5.27m Profit: £905k Return on Cost: 17.2% For most equity partners or development funders this is a little tight. Typically we’re trying to get schemes closer to 20–25% return on cost. The main pressure point here is the land value is locked at £1.1m, which leaves the developer profit a bit thin. One option we’ve been discussing is restructuring the land so the landowner stays in the deal. For example: Land value: £1.1m Plus 30% share of development profit Based on the current appraisal that would give the landowner roughly: £1.1m plus £270k profit share= £1.37m total Which could make the scheme easier to fund and improve the developer’s equity return. But before progressing it further I’d be interested in the group’s thoughts. A few questions for the developers here: 1. Would you progress a deal at 17% return on cost in the current market? 2. Would you prefer to renegotiate land value or bring the landowner in for a profit share? 3. Any other structures you’ve used that have helped unlock similar deals? Always interesting to see how different developers approach these situations. Would love to hear your thoughts.

Getting schemes ready for submitting for planning? As an experienced planning consultant, I wanted to flag a couple of things to the community - new planning appeal procedures, and increased planning application fees, both coming in on 1st April 2026. The primary change relates to Written Representations appeals, and the prospect of appeals being determined on the basis of the detail within the original planning application only. With no opportunity to supplement this or bring in new supporting evidence. Planning Inspectorate guidance states, “There is no opportunity for the appellant to submit new evidence not already seen by the LPA unless there has exceptionally been a material change of circumstance.” Any schemes of any complexity and which have the potential to end up at appeal must be submitted as robust planning applications with sufficient technical material that - if it needs to be relied on at appeal - gives your scheme the best chance of success. This includes comprehensive planning justification, and a full suite of supporting technical material. I'm well-placed to support planning applications of all scales and across multiple sectors, either co-ordinating and running the application itself, or providing a standalone planning statement as might be required. Good planning advice and support will be more important than ever. Also be aware that planning application fees will be increasing by 3.8%. Also effective 1st April 2026. This is the second of what is now an annual increase in line with CPI. Give me a shout if you want to know more or if I can be of any help!