Planning Permission Affected by Going Green

The changing climate is changing the planning process.  What does it mean for those seeking planning permission?

When zero-carbon homes were first built they were often seen as well meaning but eccentric curiosities. Mid-2007, and the ideas and technologies these buildings incorporate are seen as having mass market potential. Low carbon and zero carbon buildings are going commercial, creating a new urgency surrounding adapting to and preventing global warming.

The land use planning system is recognised as a key means of supporting and enforcing Scotland’s move towards new low and zero carbon developments.  Planners are responsible for ensuring renewable energy systems and emissions reduction are built into the design of a scheme.

For those looking to secure planning permission for proposals, their level of compliance with these new and emerging policies will increasingly affect their chances of a positive outcome. The larger the scheme, the more likely it is that local authorities will seek evidence of sustainable building practices and design.

Some new policies have already been released at the national and local authority level and more will follow. Scottish Planning Policy (SPP) 6 on Renewable Energy sets out the first major new target. Local planning authorities will now seek at least an extra 15% reduction in CO2 emissions beyond the 2007 building regulations standard on all new developments over 500m2.

Central government policy has been backed by local initiatives. For example, the Edinburgh Standards for Sustainable Buildings (ESSB), now Supplementary Planning Guidance, puts the City of Edinburgh Council ahead of most other Scottish authorities. The ESSB sets out two priority standards. All new build developments over a certain threshold are to reduce predicted CO2 emissions to 5% below the current buildings standards, i.e. less than the SPP6 target. However, Edinburgh also requires a minimum of 10%, or 20% for large scale developments of a development’s remaining energy requirements to be supplied by on-site renewable energy generation providing at least a further 10% (20% for large scale development) reduction in CO2 emissions. This second reduction takes the target up to and beyond the Scottish Executive’s target, particularly for large scale developments. Proposals in Edinburgh that have been granted outline consent already will not be subject to these new standards.

Until recently, BREEAM ratings were purely voluntary.  Evolving council policies illustrate how building standards and the planning system can work together, providing a benchmark and method of enforcement that can reduce buildings’ emissions. However, new buildings form a small fraction of the built environment. 70% of the building stock that will be in existence in 2050 is already constructed. Significant reductions in emissions can be made by improving the energy efficiency of existing buildings.

The Climate Change Bill, currently being consulted on, may task Scotland with the toughest targets in the world: cutting carbon emissions by 80% by 2050 or 3% a year. This is both a tool to promote Scotland’s green credentials and an economic opportunity. Scotland has a competitive advantage due to its experience in offshore and renewable energy development. Areas of conflict are likely to arise as the best sites for renewables can be in the most scenic areas.  It depends on whether preservation of our landscapes or development to combat climate change wins the argument.   

There is huge potential for the planning system to be at the heart of adapting Scotland’s built environment for a changing climate but it will need advances in technology and awareness.

For further information: fiona.clandillon@ryden.co.uk