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723,552 Planning applications Submitted Online 2021

The Planning Portal received 723,552 applications from England and Wales during 2021 – 17 per cent more than the 617,867 submitted in 2021.

In 2020 there was a surge in submissions, driven by home improvement applications, according to Planning Portal's January Planning Market Insight Report.

This continued into 2021. From May, however, there was a “gradual slow back to a more standard pattern of applications”, which continued for the remainder of the year.

The final quarter of 2021 saw a volume of submissions 6 per cent less than the same quarter a year earlier. This is a reflection of Q4 2020 seeing “extraordinarily high” numbers rather than a “cause for concern”.

In December 2021, 49,587 applications were submitted in England and Wales, compared with the 53,430 submitted in December 2020.

Wales was the only area to report an increase in submissions in December 2021 compared with the same month a year earlier, up 1 per cent with 1,820.

From December 2020 to December 2021, Yorkshire and the Humber saw the biggest fall, down 11 per cent.

For the year, the report shows that of the nine English regions and Wales, seven saw increases between 16 per cent and 19 per cent, against the overall increase of 17 per cent. London saw the smallest year-on-year increase, with a 13 per cent rise in 2021 compared with 2020.

The North East submitted the fewest applications but its volume grew the most – up 22 per cent from 2020 to 2021.

The report notes that although an increase in work brings its rewards, "you can only manage so much with limited resources". Service demand can’t be predicted and this uncertainty makes resource planning “difficult” and there is not the qualified professional resource available to plug the gap.

Planning Portal states: “We are hearing first-hand that the initial positive collaboration and drawing together of the different parties involved in planning is now waning and is being replaced with frustration and annoyance at delays in the validation and determination process.”

The report also says that December 2021 saw the highest amount of fees paid, totalling nearly £32 million. This was £2.1 million higher than in March 2021, which is the second-highest fee-paying month. The December 2021 amount is 2 per cent down on December 2020.

Ammanford Wind Farm: How to build a turbine.


Main Provisions of Housing White Paper 'Fixing our Broken Housing Market'


• £3 billion Home Building Fund to be used to help SME builders challenge major developers. • The previously announced “lifetime ISA” is designed to help first-time buyers save for a deposit. • Ensuring infrastructure is provided in the right places at the right times through the £2.3 billion Housing Infrastructure Fund.

Land and Planning

• Require reviews of Development Plans every 5 years • Look to introducing a standardised method for the assessment of housing needs • Give greater weight and support to permitting small site developments • Time permitted between granting of planning permission and start of building reduced from change to: three to two year except where this could hinder viability. • Developers to be expected to avoid “low-density” housing where land availability is low. • Greater transparency over land ownership and availability to discourage ‘land banking’. • Higher fees and new capacity funding to develop planning departments. • No reform of the Green Belt – development will continue to be permitted only in “exceptional circumstances”.

Modern Methods of Construction (MMC)

• Pledge to stimulate the growth of offsite construction through the Accelerated Construction Programme and the Home Builders Fund. • Support a joint working group with lenders, valuers and the industry to increase availability of mortgages across modern methods of construction, building on the Build Offsite Property Assurance Scheme. • Consideration of how the operation of the planning system is working for MMC developments.


• New route into construction to be launched in September 2019, streamlining the number of existing courses. • The Government has pledged to change the way it supports training in the construction industry. • Pledge to work closely with the Construction Leadership Council to encourage industry to do more on retention and training.

Public Sector

• Councils to be forced to produce up-to-date plans for housing demand, intervening if necessary. • Reviewing Compulsory Purchase powers for Local Authorities. • Extra help for Local Authorities to hold developers to account if they fail to deliver. • Implementing a new housing delivery test to hold local authorities to account. • Consultation on granting Local Authorities flexibility to dispose of land at less than best consideration

Rented Sector

• Government will target investment for Build to Rent. • Shift of emphasis from home ownership (particularly Starter Homes) to “a broader range of affordable housing”. • Consultation on the banning of letting agent fees to be released early this year. • Relaxation of Affordable Homes Programme to include affordable rent as a component tenure, rather than focusing on shared ownership as the scheme did originally.


Holding direction lifted on Birmingham City Plan 

The government has lifted its holding direction on Birmingham City Council’s Development Plan, allowing the authority to deliver thousands of homes and jobs.

Planning and housing minister Gavin Barwell lifted the direction, the first to be made under section 145(5) of the Housing and Planning Act 2016, which prevented the plan from progressing pending further investigation into proposals to earmark land in the Sutton Coldfield green belt for housing and jobs.  It was initially approved in April 2016.

The RTPI Planner magazine reported in May that a holding notice had been issued on Birmingham’s development plan following a complaint by local bicycling MP Andrew Mitchell.

Barwell said the scale of unmet housing demand in Birmingham was “exceptional and possibly unique”, and saw no reason to disagree with a planning inspector’s view that the plan was consistent with national planning policy.

The plan aims to build 51,000 homes, including up to 6,000 at Langley in Sutton Coldfield. The council had promised the new homes will be supported by exemplar infrastructure and facilities plus the “highest standards of design and sustainability” as well as being integrated with the existing community. The plan is expected to be formally adopted early next year.

Birmingham had concluded that 89,000 homes are needed in the next 15 years to tackled the city’s acute housing shortage and growing population. All brownfield land in Birmingham with potential for housing development had been considered under the council’s strategic housing land availability assessment.

Birmingham’s strategic director of economy, Waheed Nazir, welcomed the government’s move.

“Removing the holding direction is an important decision both for the city and the wider UK in terms of our ability to deliver housing growth,” he added.  In October, the government issued a similar direction against Bradford Metropolitan District Council on the adoption of its core strategy amid concerns from Shipley MP Philip Davies over the proposed release of green belt in the Wharfedale area. 


Policy to Boost Self-Built Homes

Teignbridge Council has established a blueprint requiring developers to provide self-build housing 

This year’s Housing and Planning Act introduced new duties for councils to plan for self and custom-build homes.   One local authority in Devon has already been taking a pioneering approach to encouraging this model of housing through local policy.

This summer, Teignbridge District Council said it had become the first in the country to adopt a supplementary planning document (SPD) promoting self and custom build homes.  The document, adopted in July, sets out how the authority intends to secure provision of such homes through conventional housing schemes. 

The SPD is based on a local plan policy that the council adopted two years ago. This requires developers of schemes of more than 20 homes to supply at least five per cent of plots for sale to self and custom builders.  "We are trying to help small house builders and self-builders to maintain or increase their proportion of the market, which will benefit the local supply chain and increase the variety of approaches and designs," says Simon Thornley, the council’s business manager of spatial planning and delivery.  While preparing the local plan, the council gathered evidence for the policy to test the market for self-build housing. 

The results convinced the authority that there was sufficient demand for the product. "The figures looked really strong and suggested that there was a pool of people out there who would be interested," says Thornley.  The council was encouraged by paragraph 50 of the National Planning Policy Framework (NPPF), which advocates incorporating self-build homes into the housing mix. 

The resulting "Teignbridge rule" – the five per cent requirement – was drafted as a local plan policy and met with minimal objection, Thornley recalls. "Developers didn’t seem too concerned," he says. "For them it means selling plots rather than houses, so it’s not about viability so much as certainty." But with the local plan adopted, the council decided that such a new area of policy required further detailed guidance to assist developers, development management officers and custom and self-builders.  It quickly produced an SPD to "give a bit of a route map for the various actors in the process", says Thornley. 

Teignbridge’s work in developing the policy and the SPD has been supported by the Homes and Communities Agency and the National Custom and Self-build Association (NaCSBA).  Thornley says that the association’s advice and online toolkit have taught the authority some key lessons and the association has welcomed the publication of the SPD. "When it comes to encouraging, supporting and growing the opportunities for people to build their own homes, Teignbridge has been one of the most proactive councils in the country," says NaCSBA chair Ted Stevens. 

"This document will make it easier for local people to self-build and I’m sure many other councils in the UK will find it helpful, too." With the local plan policy having been in place for two years, sites that have been through the system are only now starting to be delivered. The first site incorporating self-build and custom plots – a 205-home scheme in Bovey Tracey containing 20 self-build plots – is expected to be marketed in the coming weeks, says Thornley. 

"We have 11 sites permitted that incorporate the self-build requirement, and the total number of plots coming forward from those is 102," he adds. Thornley says that the most difficult aspect of the project has been the long wait to see the fruits of the Teignbridge rule. "It’s going to be great when we start to see these developments coming out of the ground," he says. 

Key lessons;


·        Remember that promoting self-build can help to deliver both market and affordable housing.  According to Teignbridge Council senior planner Alex Lessware, the supplementary planning document (SPD) “seeks to address the demand for both affordable and market self-build through the five per cent allocations policy and on rural exception sites”.

·        Think about how the self-build element of developments can be brought forward in a reasonable timescale.  Teignbridge has found that some developers prefer to leave custom and self-build elements to the end of their builds. The SPD addresses this by giving advice on phasing and providing template section 106 clauses.

·        Local planning authorities should consider ways in which they can raise the profile of their self-build policies. “Clarifying our local plan policies through the creation of an SPD helped to improve comprehension and raise the profile of our policies among our own councillors and staff, as well as the wider public,” says Lessware.

Project: Teignbridge Supplementary Planning Document on Custom and Self-Build Housing 

Organisations involved: Teignbridge District Council, with support from the Homes and Communities Agency and the National Custom and Self-build Association. 


Garden Villages - Policy Think Tank Advice to the Treasury

These announcements, buried deep in the Budget detail, could radically change the way we deliver new homes.

Because rural councils will soon be able to acquire land for these "garden villages" at an affordable price, the development bodies they create will be able to afford to invest upfront in the schools, shops, GPs’ surgeries, workplaces, parks and sports fields to create sustainable communities. This will all be achievable at no expense to taxpayers, as the cost will be repaid by plot sales.

Landowners won’t get a windfall in the form of an unearned multi-million-pound payoff, but they will get decent compensation - more than enough to buy a much better farm or home somewhere else.

Keeping the cost of land moderate will make the homes built on it affordable too – and not just some of them. With plots readily available to all comers, prices will be driven down through competition, rather than up through shortage of supply.

All this is great news for people who desperately want a decent home in a well-served, attractive community. There will be plenty of choice, as low-cost plots can be made available for self-builders and those wanting to commission a home from a local builder, as well as to housing associations, small and medium-sized businesses, and new entrants to the UK housing market - including overseas builders used to mass-producing at scale - who will now be able to access plots without planning risk.

Most importantly, the change offers a new option for councils struggling to deliver the homes their communities need in the face of understandable concerns from existing residents about the impacts of new development - not just visually, but in terms of local services, traffic congestion, and affordability.

Meeting the deadlines for local plans will also become easier, as housing need can be more readily met with a single new settlement using New Towns Act powers, with delivery guaranteed through the development body. This makes for a simpler process, without the need to negotiate the difficult politics of multiple smaller urban extensions (or even a larger one) involving complex land holdings, viability issues and questionable delivery.

This opens the path to the US and European model, in which homes are often built to order within well-planned settlements, and where the necessary social (and other) infrastructure is delivered by a "master builder" and funded by plot sales.

As the development under this model can’t be controlled by one or two large housebuilders, no one can control house prices by drip-feeding homes to a desperate market – nor will they have to do so to meet high land prices.

House-builders will, however, have to compete on quality and price. The development body, engaging commercial expertise, will act for the community as a whole to deliver a great place. It will enforce the masterplan and design codes, and deliver all the services, selling plots at affordable prices.

I believe this will be especially good news for historic market towns and villages besieged by speculative development proposals. Councils that opt to deliver a new garden village to meet local needs will be able to rule out unwanted development on the edge of historic settlements, protecting the places people care about most - those in their own back yard.

It is also about creating sustainable communities fit for the 21st century. With low-cost land, it is far easier to deliver the premises for local entrepreneurs that are typical of older settlements. Shop units, offices and small business premises become part of the infrastructure investment, turning presumptions about what is "viable" on their heads.

This way, we can create communities that are far more self-contained than any recent urban extension.

I would struggle to find a large housing estate that has anything like the range of facilities and businesses found in my village of 1400 homes. Why? Because, in my village, premises are not capital investments competing for land with new homes, expected to make a sizable return for landowner, developer and national retailer. As a result, they are readily available at low cost.

Of course, people will travel to larger service centres for fashion retail and other ‘big trip’ items. But think for a moment – what does 21st century sustainability look like? In an age were electric vehicles are around the corner, the trip to town down the main road will no longer be unsustainable.

What is unsustainable is the traffic congestion currently found in historic towns as people travel by car (let’s face it, they don’t walk) from an edge-of-town estate to established schools, shops and workplaces in the town centre.

This congestion is not ‘solvable’ if we go on extending the edge of town. By contrast, those travelling into major centres from a new settlement can be picked up at a park and ride, and/or given rapid transport options such as executive coaches and bus links. Alternatively, they can be persuaded to use home delivery services instead of making the trip at all.

Today the default option for new homes is endless ‘anywhere town’ estates crammed onto the green fields around historic communities, built there in the name of ‘sustainability’, but in fact adding to congestion.

These are the green fields people value precisely because they are on their doorsteps, and are the setting of their historic communities. They are the fields that absorb flood water and provide access to the countryside.

This is also the land that is most costly, controlled by "land options" guaranteeing the highest possible prices with few, if any, services. As a result, people who move into the new homes have to drive across town for everything, leading to ever-more congested roads, overcrowded schools and surgeries, all at the cost of the historic settings of every market town and village.

No wonder new development is so unpopular.

Residents don’t get the homes they want, either. People are able to well describe their hopes for a home - typically, they look for a decent and affordable house and garden, in a strong neighbourhood, with local facilities and a good school.

Yet we almost always fail to deliver this, because the price of land is too high. In a society where only two per cent of the population aspire to live in a flat, around 40 per cent of what we build are flats.

In a country where, even in the ‘overcrowded’ South East, 87 per cent of the land is green fields, and where meeting housing needs would use less than one per cent of that space, we act as though we are so short of land that an Englishman’s home can no longer include a decent garden - or any at all. What are we thinking of?

A new generation of smaller garden towns and villages - and the extension of the power to use the New Towns Act (suitably modernised) to local planning authorities to achieve them - does not rule out more conventional development options. But I believe it adds a fundamentally game-changing option to the mix.

In time, it will alter perceptions of what land is worth on the urban fringe, as landowners on the edge of town will have to compete for development, no longer able to assume it will come to them sooner or later, and to command prices that reflect under-supply and a lack of alternatives.

This isn’t about more green fields being developed – it is about which green fields, and who gets the financial benefit of development.

It’s not about building new housing estates - it’s about creating sustainable holistic new communities.

Crucially, it’s about listening to what people actually want.

If each of England's rural local authorities builds just one or two new garden villages during the next decade, they can deliver the extra homes desperately needed in their communities in great, well-served new settlements, at prices people can afford.

And all without ruining the historic places we treasure.


Councils demand the power to tax developers who sit on land and block housebuilding

The Local Government Association says councils should have the power to charge big companies that sit on sites with planning permission.

Councils should be given the power to tax developers for every unbuilt house in a bid to unlock 475,000 units which are yet to be started, the Local Government Association has said.  Full council tax should apply to companies sitting on development sites where new homes have been given the green light from the date planning permission expires, the body said.

The tax would act as a punishment to developers who land-bank, preventing homes from being built despite being given the go-ahead by councils.  Almost half a million homes have been granted permission but have not been started, the LGA has found.

The research also revealed that developers are taking a year longer on average to complete work compared to nine years ago, while planning applications given permission have also gone up compared to 2007/8.

Councillor Peter Box, the LGA Housing spokesman, said: "While private developers have a key role in solving our chronic housing shortage, they cannot build the 230,000 needed each year on their own. To tackle the new homes backlog and to get Britain building again, councils must have the power to invest in building new homes and to force developers to build homes more quickly.

“New homes are badly-needed and councils want to get on with the job of building them. If we are to see a genuine end to our housing crisis we have to be given the powers to get on with it.”

Planning permission expires after three years and the LGA has called on Ministers to allow councils to start charging council tax on proposed properties as soon as it runs out.

A spokesman for the Department for Communities and Local Government said: "The government is determined to see more homes built, we do not want to increase costs and bureaucracy that slow the rate of housing delivery or planning permissions being brought forward.

“We do want to see improvements in build out rates and we have seen the number of new homes increase by 25 per cent in the last year alone and are working with the sector to achieve even faster build out.”



Chinese Planning Not Best Practice

A study commissioned by the Royal Town Planning Institute (RTPI) said town planning could be used to drive the UK economy – but was currently seen as a brake rather than an accelerator.

Planning China’s Future, based on research by three members of staff from University College London (UCL), found that municipalities in the Asian powerhouse used strategic planning to attract the developments they wanted.

The study said that while China’s system was not to be seen as best practice for other countries, it did show how planning could support growth.

"The focus of planning should be shifted from physical design to economic development in order to cope with the demands of the market," said the report.

"In the Chinese context, planning has undergone this transformation and succeeded in adapting to the marketisation of the Chinese economy. Chinese planning in this case has managed to become more important and central to the governance system."

The report also said that studying the Chinese system also illustrates "how extreme liberalisation of the planning system should be avoided, as this would weaken the ability of planners to shape the development market". 

The report was based on research conducted for the RTPI by Fulong Wu, Fangzhu Zhang and Zheng Wang from the Bartlett School of Planning at UCL.

RTPI head of research Mike Harris said: "As the UK develops its strategic relationship with China on major projects and investments such as the National Infrastructure Plan and the Northern Powerhouse, these findings can be useful to provide a more positive interpretation of planning and help counter the perception that planning is a passive obstacle to economic growth."


The New Housing Bill and Express Consents  

Tens of thousands of new homes in greenfield areas in England will be given automatic planning permission amid fears that communities will have inappropriate developments forced on them.  Ministers have quietly given developers the right to be granted "planning in principle" in areas that are earmarked for new housing schemes.

Rural campaigners said the new powers will restrict the rights of council planning officers to ensure that the design, density, size and location of homes is in keeping with local areas. Shaun Spiers, chief executive of the Campaign to protect Rural England, said: “The country needs more house building, but the way to achieve this is through well-planned developments that win public consent. Imposing development without local democratic oversight is a recipe for discord.”

“Poor quality, unplanned development may boost the profits of the big builders, but it will do very little to address the housing crisis.”

Ministers have quietly expanded the scope of this "planning in principle" power in recent weeks from brownfield sites to areas earmarked for development in local plans.

Just three weeks ago David Cameron, the Prime Minister, said that the new "planning in principle" changes would apply to brownfield sites like former car parks and industrial areas.

However Government documents said the new power will apply to "housing identified in local plans and neighbourhood plans" which include greenfield areas.

They said that ‘planning in principle’ will give “upfront certainty” for developers on the location, use and size of the new development.

Councils will be able to vet unspecified "technical" details on developments, but will be denied the outright ability to block housing schemes they consider inappropriate.

One document states: “The Government proposes to legislate to enable the Secretary of State to grant ‘permission in principle’ via a development order to land that is allocated for development in locally produced plans and registers.”

Whitehall forecasts say the new plans could be used to give approvals to homes on 7,000 building sites a year.

Whitehall documents published alongside the Bill say: “The total number of developments annually that could benefit from permission in principle will grow as plans and registers come on stream and make site allocations.”

Countryside campaigners attacked the reforms, saying the Government was wrong not to try to see if they worked in a green paper first and blaming developers for not building enough homes.

Mr Spiers said: "The Government seems obsessed with the idea that the planning system is holding back house building. It is not.

“The number of planning permissions has increased massively, developers hold huge and growing land banks, yet fewer houses are being built.

“Permission in principle for greenfield development will not cause more houses to be built, but there is a serious risk that it will result in poor quality, low density developments that will increase public antagonism to house building.

"It also risks undermining the Government’s excellent focus on brownfield development and neighbourhood planning."

John Healey, the shadow Housing minister, said: “The Government is badly failing to hit its housebuilding targets, and the sweeping new powers in this Bill should ring alarm bells about Ministers getting ready to override local communities and give developers a free hand.”

Brandon Lewis, the Housing Minister, said: “Our planning reforms have put an end to the top-down system of the past that pitted neighbours against developers, and instead put power back in the hands of local people.”

“The Housing Bill means permission would be granted in principle where land has been identified for housebuilding in local and neighbourhood plans and on brownfield land – but developers will still need to submit details of what they plan to build and how it will look for approval before they can put spades in the ground.”

“And with over 80 per cent of councils having published a local plan, and over 100 communities having developed neighbourhood plans, it means millions of people will have a direct say over how their area is developed.”



A hundred communities in England have adopted Neighbourhood Plans.


Locality, the national network of community-led organisations, which delivers the planning programme on behalf of the Department for Communities and Local Government, says more than eight million people in 1,600 neighbourhoods now live in areas with Neighbourhood Plans. These documents, written by communities, set out the planning policies for an area.

Once adopted in a referendum, a Neighbourhood Plan becomes part of statutory planning policy and all planning decisions must be guided by it.

Locality has allocated £6.7m in government grants to support community groups through the process since its introduction under the Localism Act in 2011.


Chief executive Tony Armstrong said people want to influence what happens on their doorstep. “Whether that’s ensuring there’s enough affordable housing for their children in the future, protecting green spaces or safeguarding their neighbourhood’s heritage, they get to say what’s important to them and, more importantly, they get to be listened to,” he said.




Campaign for London’s Mayor – Goldsmith versus Khan


Reports are that Zac Goldsmith, MP for Richmond Park and North Kingston, has been named as the Conservative candidate for London mayor today.


The Guardian reports that Goldsmith’s selection sets up a "fascinating personal and political fight with the Labour candidate Sadiq Khan." The newspaper quotes Goldsmith saying that the "biggest challenge of all is the housing crisis. Londoners are being priced out of their city and we will need a step change in the number of homes built, and the manner in which they are built."


Despite a record year for turnover major house-builder still sees LPA's at root of housing shortage.

Despite Redrow Homes posting private revenues inexcess of £1bn for the first time ever they continue to bemoan local planning authorities for site delays, warning that the delivery of new homes is being held up by 'local politics, a lack of resources and unnecessary bureaucracy'.

The housebuilder’s operation review praised the former coalition government for doing "a lot to improve the planning system". It adds that the new Conservative administration’s recently published productivity plan "sets out a clear intention and determination to build more homes that people can afford".

But the group’s operating review warned: "Ultimately delivery is very much in the hands of local authorities where all too often planning is stifled by local politics, a lack of resources and unnecessary bureaucracy."

"To materially increase output, these fundamental issues have to be addressed," the document continued. It said that Redrow tries hard to "overcome these planning obstacles by consulting with local communities and working closely with planning departments".

Redrow chairman Steve Morgan said that the local plan process has "noticeably improved" since the introduction of the National Planning Policy Framework, but added: "Local plans are still taking far too long in many parts of the country."

The statement added: "Last year there was a noticeable increase in the number of outline planning approvals. However, gaining reserved matters and detailed planning consents is still taking far too long.
"Increasing housing supply in the UK is dependent on increasing the number of outlets; yet, despite the increase in headline planning consents, the number of outlets in the industry has barely grown. This situation will not improve until the burden of red tape associated with needless planning reports and conditions has been removed." 

DCLG back down and don’t support Rolleston Neighbourhood Plan efforts.  

Communities secretary Eric Pickles decided not to contest a High Court challenge against his decision to reject plans for 100 Staffordshire homes on the basis that the proposals would 'undermine' an emerging neighbourhood plan.

Last year Eric Pickles rejected an inspector’s recommendation to allow an appeal against East Staffordshire Borough Council’s refusal of planning permission for the homes proposed for a college site at Rolleston on Dove.

Pickles agreed back then with inspector Terry Phillmore that there was a "substantial shortfall" in the council’s five-year housing land supply. But Pickles found that "the effect of granting permission would undermine the neighbourhood plan-making process in this case", as the site, owned by Burton and South Derbyshire College, was not proposed as a housing location in an emerging neighbourhood plan.  A decision letter said that Pickles gave "significant weight to the opportunity which the neighbourhood plan process gives to local people to ensure they get the right types of development for their community".

Burton and South Derbyshire College brought a legal challenge against the secretary of state’s refusal to grant planning permission.

The case was listed for a High Court hearing in July but this week it emerged that Pickles has now "consented to judgement" in the legal challenge against his decision, meaning that the appeal will now be remitted back to the secretary of state for redetermination.

Law firm SGH Martineau, which advised the college, said that Pickles’ decision to consent to judgement was the "first time that the secretary of state has backtracked on neighbourhood plans".

Law firm SGH Martineau added: "This neighbourhood plan did not conform to the council’s local plan, which had allocated the land for development, recognising the benefit the scheme offers in terms of new homes and the potential for economic growth."

The barrister, who represented the college at the appeal and in the High Court proceedings, commented: "The case demonstrates that in his enthusiasm for neighbourhood planning, the secretary of state failed to take into account even the fact the site is allocated in the emerging local plan." The Department for Communities and Local Government spokesman said: "Having reviewed representations, Ministers decided in March to re-determine the appeal at College Playing Fields in Rolleston on Dove. The appeal will now be carefully re-considered." 


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