Planning Context Sample Clauses
The Planning Context clause defines the background, objectives, and key considerations that inform the planning and execution of a project or agreement. It typically outlines the relevant circumstances, stakeholder interests, and any constraints or assumptions that must be taken into account during the planning process. By establishing a shared understanding of the project's environment and goals, this clause ensures that all parties are aligned and that subsequent decisions are made with reference to the agreed context, thereby reducing misunderstandings and supporting effective project delivery.
Planning Context. 2.1 Epping Forest District Council published the Draft Local Plan for consultation between October and December 2016. This document identified the sites that the Council considered at this stage should be allocated for residential development and traveller purposes, and in due course sites for employment and/or other forms of development will also be identified as required. A number of these sites are within the Green Belt, and represent significant additional growth to existing settlements. It is necessary to ensure these sites are delivered in a cohesive and timely manner to fully realise the aspirations of the Local Plan.
2.2 The preparation of the Draft Local Plan is supported by a wide range of evidence, all of which is available to guide the way in which the development will be delivered. In addition, the Council intends to prepare site guidance for allocated sites where appropriate, which will be published in the Pre-Submission version of the Local Plan. It is intended that this will set out the broad principles and requirements for each site, which in some cases will be further supplemented by Strategic Masterplans as necessary.
2.3 EFDC is seeking to work with landowners / site promoters in a collaborative and open way, in order to bring forward the development envisaged by the Local Plan in a timely fashion. The principles for communicating and engaging with local and other relevant stakeholders are set out in Section 5 below.
2.4 [ Where Strategic Masterplans are identified as being required, the scope of this PPA will be extended to incorporate this element. ]
2.5 In March 2017, EFDC agreed a revised Local Development Scheme which identifies the timetable for the further preparation of the Local Plan. It is intended that the Pre- Submission representation period will take place in January/February 2018, with subsequent submission to the Planning Inspectorate in May 2018.
Planning Context. The team will examine the policies, relationships, and organizational priorities that will influence the planning process. Our work on this task will be expanded in subsequent phases and help shape our recommendations.
Planning Context. Preparation of this Plan has been guided by the following: • Species protection requirements, incidental take provisions, and other sections of the FESA and the California FGC (including, but not limited to, the California Endangered Species Act (CESA) • The agreement reached in September 1996 regarding the transfer of approximately 7,500 acres of Pacific Lumber Company (PALCO) and Elk River Timber Company (ERTC) properties to the United States of America and the state of California (Headwaters Agreement) • The Pre-permit Application Agreement in Principle reached in February 1998 regarding components and completion of this Plan and interim measures to be implemented by PALCO (Agreement in Principle) • The Draft SYP/HCP and public comments
Planning Context. An understanding of the planning context will help to set the framework from which general planning decisions can be made. The following are elements to be documented in order to establish the planning context:
a. Review past and ongoing planning efforts conducted by the City.
b. Evaluate regional initiatives, including activities of adjacent cities.
c. Conduct a physical features assessment, including topography, floodplains, developed/undeveloped land, natural features, sensitive environmental areas and other physical implications that impact growth and development.
d. Evaluate implications of public health emergencies and specifically the COVID-19 pandemic on the City’s planning context.
Planning Context. 8.1 National Planning Policy Framework (NPPF)
8.1.1 This document came into force on 27th March 2012. The NPPF provides Central Government’s overarching planning policy. The principles and policies contained in the Framework which includes a presumption in favour of sustainable development should guide the preparation of local plans that reflect the vision and aspirations of local communities. Three dimensions to sustainable development: an economic role contributing to building a strong, responsive and competitive economy; a social role supporting strong, vibrant and healthy communities and an environmental role contributing to protecting and enhancing our natural, built and historic environment. The Framework identifies 12 core land-use principles that that should underpin decision making and plan preparation. These aim at building a strong competitive economy, vital town centres, prosperous rural economy, sustainable transport, advanced communications infrastructure, range of quality homes, good design, healthy communities, protect green belt, meet the challenge of climate change, conserve and enhance the natural and historic environment.
8.1.2 With regards to planning obligations, paragraph 205 states that “Where obligations are being sought or revised, local planning authorities should take account of changes in market conditions over time and, wherever appropriate, be sufficiently flexible to prevent planned development being stalled”.
8.2 The London Plan (March 2015 – consolidated with alterations since 2011) – including MALP
8.2.1 The London Plan, which forms part of the Development Plan, is the overall strategic plan for London, setting out an integrated economic, environmental, transport and social framework for the development of London over the next 20 – 25 years. The documents bring together the geographic and locational (although not site specific) aspects of the Mayor’s other strategies – including those dealing with: • Transport • Economic Development • Housing • Culture • A range of social issues such as children and young people, health inequalities and food • A range of environmental issues such as climate change (adaptation and mitigation), air quality, noise and waste.
8.2.2 In March 2015, the Mayor published the London Plan with all consolidated alterations to the London Plan since 2011. It is the policies in these documents (and any subsequent Alterations to it) that form part of the development plan for Greater London, and which sho...
Planning Context. Diversifying Uses Activating Ground Floors
Planning Context. The property is designated within an employment area in the Regional Official Plan (ROP). The lands are designated as “Employment” (“Business Employment”) in the City’s Official Plan and zoned “Business Employment” (E1-27) in Zoning By-law 2018-050 which permits office uses and a limited range of light industrial uses. Residential uses are not permitted as per the policies in the Regional and City Official Plans nor are they permitted in the Zoning By-law. To enable a residential development on the property, an amendment to the existing planning framework is required (see council report CAO2024-017). On June 11, 2024, the City submitted a request to the Minister of Municipal Affairs and Housing (MMAH) for a Minister’s Zoning Order (MZO) that will, if approved, permit a mixed-use, affordable and attainable residential development on the property. The new zoning, if approved by the Minister, would supersede the existing zoning and the employment land policies in the Region of Waterloo and City of Waterloo Official Plans. A copy of the requested zoning order is attached as Appendix 1. Requested Minister’s Zoning Order. Through the MZO request, the City is proposing Residential Mixed-Use 40 (RMU-40) zoning for the property, which would enable multi-unit residential and mixed-use buildings up to 40m and 12 storeys in height, a minimum density of 150 bedrooms per ha and a max density of 600 bedrooms per ha. The MZO request proposes additional primary and ancillary uses beyond what is permitted in the proposed base RMU-40 zoning to provide for greater flexibility in residential built forms and a broader range of commercial and employment uses. Further, the proposed zoning would allow for ancillary commercial and employment uses to be located within the entirety of a building podium. Notwithstanding the heights and densities that are permitted in the RMU-40 zone, the City is seeking expressions of interest that demonstrate achievement of the objectives set out in Section 1.0 Opportunity Overview and the height limit requirements detailed in Section
Planning Context. The area was historically typified by light industrial uses but planning was granted on 7 ▇▇▇▇▇▇▇ Road and 2 - 12 ▇▇▇▇▇▇▇▇ Road for the erection of 2 x 4 storey buildings comprising 50 flats and 31 parking spaces. This development is nearly completed. ▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇▇▇▇▇▇ ▇▇▇▇▇ which is at the beginning of ▇▇▇▇▇▇▇ Road has planning consent for 30 flats. The Wheatsheaf Public House also at the end of ▇▇▇▇▇▇▇ Road has planning consent for a 5 storey building comprising 13 flats and the associated car park has planning consent for 6 flats and The Horseshoe Public House at ▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ has planning consent for 20 flats and a retail unit. This is all following the completion of the ▇▇▇▇▇▇ ▇▇▇▇▇▇ scheme to the north-east of the site. Accordingly the character of the whole area is changing into one of new residential blocks of flats as opposed to commercial use. Given this site has good access to ▇▇▇▇▇▇▇ Road but also secondary access onto Grove Road, residential redevelopment is a significant possibility as buildings are near the end of their useful life. Ground Floor Units 2 & 3 – Storage (office furniture) 310.65 3,343 Ground Floor Main Building Units 4 & 4A – Industrial Use (steel fabrication) 196.10 2,111 Ground Floor Unit 5 – Vehicle Storage (same tenants as first floor Units 7 & 8) 239.58 2,578 746.33 8,032 First Floor Unit 6 – Stove Enamelling 157.92 1,700 Unit 7 & 8 – Vehicle Repair 512.77 5,519 670.69 7,219 TENANCIES UNIT TENANT LEASE START LEASE END ANNUAL RENT Units 4 & 4a M&S Metalcraft Ltd 25.03.17 24.03.22 *£9,150 Units 5, 7 & 8 Mr ▇ ▇ ▇▇▇▇ (part sub-let to 25.03.17 24.03.22 £29,000 ▇▇▇▇ ▇▇▇▇▇▇ on the ground rising to floor and ▇ ▇ ▇▇▇ on part £34,000 in first floor) year 2 Unit 1 Mr B Champion 25.12.16 24.12.21 £14,000 Units 2 & 3 ▇▇▇▇▇▇ ▇▇▇▇▇ Prior 25.03.17 24.03.22 £18,600 Unit 6 Vacant N/A N/A TOTAL 65,701
Planning Context. The City’s Official Plan designates the Subject Land as Low Density Residential with a Future Node identified on Schedule ‘A’ Land Use Plan. A Future Node is an area that can accommodate commercial uses to support the surrounding neighbourhoods and/or business areas in addition to residential uses. In addition, there are two Specific Provision Areas (SPA) applied to the lands. SPA 25 requires that prior to approval of a draft plan of subdivision or severance of the land, an Environmental Impact Statement and/or other appropriate studies must be undertaken. This constitutes work that the developer would be required to complete in order to develop the property. SPA 27 permits a food store up to a maximum of 4,645 square metres and that lands designated as Low Density Residential within the Future Node shall have a mix of residential unit types. To note an important reference to Table 5-2 of the Official Plan the designated road allowance of University Avenue East in this area is 35.0 metres and 38.0 metres with warranted transportation improvement. Furthermore, the Subject Land is located within the Rural East District Plan. According to Concept Plan – Map 1 of the Rural East District Plan, the lands are identified as Residential (Low Density), Residential (Medium Density) and Residential (Medium-High Density). A Minor Node is also identified on the west side of the Subject Land which, shall contain commercial uses and a range of residential development with an emphasis on medium-high density developments. Zoning By-law 2018-050 zones the property as Future Determination (FD) Zone. A Zoning By- law Amendment application will be required to rezone the lands appropriately to allow for the proposed development, which will include residential with a commercial component. Additional planning applications will be required depending on the nature and scope of the proposed development. The City will not be pre-approving these applications as part of the EOI process. The negotiated agreement of purchase and sale will not constitute the City’s approval of any proposed development. All planning applications will be processed independently and on their merits after the execution of the agreement.
Planning Context. Review of federal, state, and local preservation programs and how they are interrelated and interdependent, based upon grassroots initiative.