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0 0 14 37.8474 552.8771 Tm .0053 Tc [(en)15.1(vir)10(onment)]TJ ET EMC /P <>BDC /GS2 gs BT 9 0 0 9 580.9749 39.9352 Tm 0 0 0 1 k 0 Tc (5)Tj ET EMC /P <>BDC /GS1 gs BT 10 0 0 10 78.3942 39.1987 Tm 0 1 .15 0 k .016 Tc .0242 Tw [(www)47.1(.planning)13.2(inlondon.com Issue 121 )62(A)-9.8(p)0(r)]TJ 43.2146 0 TD .0157 Tc .0245 Tw (il-June 2022)Tj ET EMC /Artifact <>BDC 0 1 .15 0 K 0 J 0 j .125 w 10 M [] 0 d q 1 0 0 1 35.851 48.127 cm 0 0 m 549.904 0 l S Q EMC /Artifact <>BDC 0 0 0 0 k 138.898 68.042 445.938 606.793 re f EMC /P <>BDC /GS2 gs BT 10.5 0 0 10.5 139.8979 665.4453 Tm 0 0 0 1 k -.0346 Tc .0242 Tw [(Just as the Inter)19.1(g)13.2(o)23.2(v)14.2(ernmental P)17.1(anel on Climate Chang)13.2(e announced a )54.2(no)19.1(w or ne)12.2(v)14.2(er)51.1( moment in the dash to a)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 578.6791 665.4453 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 652.8453 Tm -.0346 Tc .0242 Tw [(lo)19.1(w carbon econom)18.1(y and society)47.2(,)43.2( our 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le)12.2(v)14.2(elling-up ag)13.2(enda div)14.2(er)-12.9(ting in)15.2(v)14.2(estment up nor)-12.9(th,)43.2( our ability to actuall)14.2(y f)13.2(ocus on)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 545.1966 615.0453 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 602.4454 Tm -.0346 Tc .0242 Tw [(mitig)15.2(ating climate c)-7.8(hang)13.2(e in the capital becomes e)12.2(v)14.2(en mor)12.2(e c)-7.8(halleng)13.2(ing)-29.7(.)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 433.8862 602.4454 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 151.2363 589.8453 Tm -.0346 Tc .0242 Tw [(T)13.2(he point is that the )54.2(conte)12.2(xt)51.1( of London in its widest sense,)43.3( post-Br)12.2(e)12.2(xit,)43.3( post-pandemic)-29.7(,)43.2( and possibl)14.2(y post-)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 577.2454 Tm [(globalisation as the w)14.2(orld divides into uncooper)20.1(ativ)14.2(e and sanction-minded democr)20.1(atic and autocr)20.1(atic camps,)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 578.8109 577.2454 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 564.6454 Tm -.0346 Tc .0242 Tw [(is lik)15.2(el)14.2(y to be r)20.1(adicall)14.2(y diff)13.2(e)0(r)12.2(ent fr)10(om the pr)12.3(e)12.2(vious f)13.2(our decades.)43.3( )75.2(W)51.1(e)0( ma)19.1(y be looking at a significant )54.2(post-)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 552.0455 Tm [(gr)10(o)19.1(wth)51.1( deflationary er)20.1(a f)13.2(or London once w)14.2(e)0()21(v)14.2(e assimilated w)10.1(hat happened in the pandemic)-29.7(.)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 513.5276 552.0455 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 151.2363 539.4454 Tm -.0346 Tc .0242 Tw [(London)27.1(s citizens will ha)14.2(v)14.2(e)0( less disposable mone)16.2(y)47.2(.)43.3( R)34.2(esidential and commer)16.2(cial r)12.2(ents ar)12.3(e lik)15.2(el)14.2(y to stabilise)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 571.1692 539.4454 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 526.8455 Tm -.0346 Tc .0242 Tw [(and f)12.2(all,)43.2( and as inter)12.2(est r)20.1(ates r)10(ise,)43.2( the capital v)25.2(alue of assets will also f)12.2(all.)43.3( )62(T)13.2(he r)12.2(est of the country has seen)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 563.003 526.8455 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 514.2455 Tm -.0346 Tc .0242 Tw [(continuing house pr)10(ice r)10(ises,)43.2( those in the capital,)43.2( par)-12.9(ticularl)14.2(y in the centr)12.3(e,)43.3( ha)14.2(v)14.2(e)0( seen r)12.2(eductions or little)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 556.7303 514.2455 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 501.6456 Tm -.0346 Tc .0242 Tw [(gr)10(o)19.1(wth,)43.2( although in London)27.1(s suburbs,)43.2( pr)10(ices incr)12.2(eased dur)10(ing the pandemic)-29.7(,)43.2( impl)14.2(ying a futur)12.3(e r)12.2(edistr)10(ibution)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 574.4712 501.6456 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 489.0455 Tm -.0346 Tc .0242 Tw [(of activity)47.2(.)43.2( )]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 184.1845 489.0455 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 151.2363 476.4456 Tm -.0347 Tc .0243 Tw [(W)9.9(hile suppl)14.1(y of ne)12.1(w aff)13.1(o)-.1(r)16.1(dable housing is still insufficient in London,)43.2( r)10(ising inter)12.1(est r)20(ates will ne)12.1(v)14.1(e)-.1(r)-13(theless)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 576.9945 476.4456 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 463.8456 Tm -.0346 Tc .0242 Tw [(r)12.2(educe demand,)43.2( because these hac)-7.8(k at the k)15.2(e)16.2(y dr)10(iv)14.2(er of pr)10(ices people)27.1(s desir)12.3(e and ability to borr)10.1(o)19.1(w)0( and pa)19.1(y)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 579.7733 463.8456 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 451.2457 Tm -.0346 Tc .0242 Tw [(mor)12.2(e f)13.2(or homes.)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 206.756 451.2457 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 151.2363 438.6457 Tm 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mor)12.3(e centr)20.1(al ar)12.3(eas.)43.2( )62(And,)43.3( w)10(ho kno)19.1(ws,)43.3( incr)12.2(easing le)12.2(v)14.2(els of suppl)14.2(y ma)19.1(y actuall)14.2(y beg)13.2(in)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 574.1814 400.8458 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 388.2458 Tm -.0346 Tc .0242 Tw [(to r)12.2(educe pr)10(ices.)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 205.7994 388.2458 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 151.2363 375.6458 Tm -.0346 Tc .0242 Tw [(W)10(hat sor)-12.9(t of things should London)27.1(s planning system be addr)12.2(essing in this ne)12.2(w conte)12.3(xt? Long-term)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 553.3531 375.6458 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 363.0457 Tm -.0346 Tc .0242 Tw [(London)27.1(s success is dependent on its en)15.2(vir)10(onment.)43.2( )62(T)13.2(he Ma)19.1(y)14.2(or)27.1(s London En)15.2(vir)10(onment Str)20.1(ateg)-11.9(y of Ma)19.1(y 2018)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 570.7993 363.0457 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 350.4459 Tm -.0346 Tc .0242 Tw [(still mak)15.2(es sense.)43.2( )75.2(W)10(hether all 33 bor)10(oughs)51.1( en)15.2(vir)10(onmental policies seek str)10(ict deliv)14.2(ery of its ambitions in)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 559.2983 350.4459 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 337.8458 Tm -.0346 Tc .0242 Tw [(individual planning applications,)43.2( in urban design,)43.2( ar)16.2(c)-7.8(hitectur)20.1(al and building perf)13.2(ormance terms is mor)12.2(e)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 551.2733 337.8458 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 325.2459 Tm -.0346 Tc .0242 Tw [(difficult to measur)12.2(e.)43.2( Mor)12.2(e clar)10(ity and definition is perhaps r)12.3(equir)12.3(ed of applicants.)43.3( )]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 466.9599 325.2459 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 151.2363 312.6459 Tm -.0346 Tc .0242 Tw [(T)13.2(he mor)12.2(e homes that can be built,)43.2( the better London will pr)12.2(eserv)14.2(e and gr)10(o)19.1(w)0( its economic dr)10.1(iv)14.2(er)14.2(s.)43.2( )62.1(T)13.2(h)0(e)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 559.7276 312.6459 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 300.046 Tm -.0346 Tc .0242 Tw [(mor)12.2(e fle)12.2(xible w)14.2(e)0( can be about permitting diff)13.2(e)0(r)12.3(ent uses to occup)14.2(y land and buildings,)43.3( the mor)12.2(e the)16.2(y will)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 560.4674 300.046 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 287.4459 Tm -.0346 Tc .0242 Tw [(attr)20.1(act economic activity to sustain social and economic g)13.2(oals.)43.3( London)27.1(s planning has to become better at)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 567.6319 287.4459 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 274.8459 Tm -.0346 Tc .0242 Tw [(identifying tr)12.2(ends and accommodating them in a mor)12.2(e testing global economic conte)12.2(xt.)43.3( )]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 497.7524 274.8459 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 151.2363 262.246 Tm -.0346 Tc .0242 Tw [(Assuming of cour)14.2(se w)14.2(e)0( manag)13.2(e to a)14.2(v)14.2(oid Mutuall)14.2(y )62.1(Assur)12.3(ed Destr)10.1(uction..)43.2( )]TJ ET EMC /P <>BDC /GS1 gs BT /TT2 1 Tf 10.5 0 0 10.5 444.4717 262.246 Tm 0 .4 .06 0 k 0 Tc 0 Tw (n)Tj ET EMC /Artifact <>BDC q 1 0 0 1 35.851 48.127 cm 0 0 m 549.904 0 l S Q EMC /Artifact <>BDC 1 w q 1 0 0 1 37.851 819.026 cm 0 0 m 547.924 0 l S Q EMC /P <>BDC BT /F1 1 Tf 9 0 0 9 37.8506 825.1946 Tm 0 1 .15 0 k (LEADERS)Tj ET EMC /Artifact <>BDC 0 0 0 0 k 586.772 47.273 36.853 93.544 re f EMC /P <>BDC BT /F2 1 Tf 9 0 0 9 587.7719 118.0627 Tm 0 1 .15 0 k ( )Tj ET EMC /P <>BDC BT 9 0 0 9 587.7719 106.0627 Tm ( )Tj ET EMC /P <>BDC BT 9 0 0 9 587.7719 94.0627 Tm ( )Tj ET EMC /P <>BDC BT 9 0 0 9 587.7719 80.0626 Tm -.0262 Tc (>>>)Tj ET EMC /Artifact <>BDC 0 0 0 0 k 36.851 68.033 87.844 164.03 re f EMC /P <>BDC BT /F3 1 Tf 14 0 0 14 37.8506 213.877 Tm 0 .4 1 0 k 0 Tc ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8506 196.877 Tm -.0343 Tc .0175 Tw [(Planning in)]TJ ET EMC /P <>BDC BT 14 0 0 14 95.5399 196.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8506 179.877 Tm -.0342 Tc (London)Tj ET EMC /P <>BDC BT /F1 1 Tf 14 0 0 14 77.2398 179.877 Tm -.0346 Tc .0242 Tw [( has)]TJ ET EMC /P <>BDC BT 14 0 0 14 98.7948 179.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8506 162.877 Tm -.0346 Tc .0242 Tw (been published)Tj ET EMC /P <>BDC BT 14 0 0 14 118.8583 162.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8506 145.877 Tm -.0346 Tc .0242 Tw [(and edited b)19.1(y)]TJ ET EMC /P <>BDC BT 14 0 0 14 111.2394 145.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8506 128.877 Tm -.0346 Tc -.051 Tw [(Br)10(ian W)51.1(ater)14.2(s,)]TJ ET EMC /P <>BDC BT 14 0 0 14 107.9106 128.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8506 111.877 Tm -.0346 Tc .0242 Tw (Lee Mallett and)Tj ET EMC /P <>BDC BT 14 0 0 14 121.1761 111.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8506 94.877 Tm -.0346 Tc .0242 Tw [(P)17.1(aul F)20.1(inc)-7.8(h )]TJ ET EMC /P <>BDC BT 14 0 0 14 95.0418 94.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8506 77.877 Tm -.0346 Tc .0242 Tw (since 1992)Tj ET EMC /Figure <>BDC /GS3 gs q 207.36 0 0 82.56 392.053 709.327 cm /Im2 Do Q EMC /P <>BDC /GS1 gs BT /F4 1 Tf 22 0 0 22 397.8494 770.6188 Tm .004 .969 .988 0 k 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 22 0 0 22 450.6701 744.2189 Tm (LEADERS)Tj ET EMC /P <>BDC /GS2 gs BT /F1 1 Tf 43 0 0 43 139.9379 687.4775 Tm 0 0 0 1 k -.032 Tc .0242 Tw [(It)27.1(s a w)10(hole ne)12.2(w conte)12.2(xt)]TJ ET EMC /Artifact <>BDC 0 0 0 1 K .5 w q 1 0 0 1 138.895 250.672 cm 0 0 m 443.86 0 l S Q EMC /Artifact <>BDC 0 0 0 0 k /GS1 gs 138.895 155.528 443.868 93.544 re f EMC /P <>BDC /GS2 gs BT 43 0 0 43 139.9347 213.7147 Tm 0 0 0 1 k -.016 Tc [(Getting ser)10(ious about)]TJ ET EMC /P <>BDC BT 43 0 0 43 515.0077 213.7147 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 43 0 0 43 139.9347 168.7147 Tm -.016 Tc .0242 Tw [(carbon r)12.2(eduction)]TJ ET EMC /Artifact <>BDC 0 0 0 0 k /GS1 gs 138.898 72.473 443.861 77.575 re f EMC /P <>BDC /GS2 gs BT 10.5 0 0 10.5 139.8979 140.6583 Tm 0 0 0 1 k -.0346 Tc [(It has been a cur)10(ious f)12.2(act that despite the climate c)-7.8(hang)13.2(e debate and the commitments to net zer)10.1(o)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 540.5026 140.6583 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 128.0583 Tm -.0346 Tc .0242 Tw [(constr)10(uction and de)12.2(v)14.2(elopment,)43.2( ther)12.2(e has been vir)-12.9(tuall)14.2(y no f)13.2(ormal attempt to monitor or anal)14.2(yse planning)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 567.6237 128.0583 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 115.4584 Tm -.0346 Tc .0242 Tw [(applications in r)12.2(espect of these matter)14.2(s,)43.2( e)12.2(xcept in the sense that the)16.2(y need to meet Building R)34.2(egulations.)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 562.7051 115.4584 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 102.8585 Tm -.0346 Tc .0242 Tw [(Indeed,)43.2( ther)12.3(e seems to ha)14.2(v)14.2(e)0( been an assumption that the planning system as a w)10(hole,)43.3( and individual officer)14.2(s,)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 579.3235 102.8585 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 90.2585 Tm -.0346 Tc .0242 Tw [(ha)14.2(v)14.2(e)0( the skills and author)10(ity to mag)13.2(icall)14.2(y enf)13.2(or)16.2(ce COP tar)19.1(g)13.2(ets and the pr)10.1(o)23.2(visions in the UK of the Climate)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 566.6353 90.2585 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8979 77.6584 Tm -.0346 Tc -.0378 Tw [(Chang)13.2(e A)29.1(ct.)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 187.4727 77.6584 Tm 0 Tc 0 Tw ( )Tj ET EMC Q endstream endobj 89 0 obj <>/XObject<>/ExtGState<>/ColorSpace<>>> endobj 98 0 obj [/Indexed/DeviceCMYK 1 100 0 R] endobj 100 0 obj <>stream endstream endobj 182 0 obj <>stream /P <>BDC q 1 i 0 870.236 623.621 -870.236 re 311.805 435.135 m W n .015015 870.255 623.61 -870.24 re W n /GS2 gs BT /F1 1 Tf 9 0 0 9 37.85 39.9978 Tm 0 0 0 1 k 0 Tc 0 Tw (6)Tj ET EMC /P <>BDC /GS1 gs BT 9 0 0 9 60.5272 39.9978 Tm 0 1 .15 0 k .0053 Tc .0242 Tw (Planning in London)Tj ET EMC /Artifact <>BDC 0 1 .15 0 K 0 J 0 j .125 w 10 M [] 0 d q 1 0 0 1 36.856 48.193 cm 0 0 m 549.912 -.055 l S Q EMC /Artifact <>BDC 0 0 0 0 k 36.843 249.449 93.544 394.016 re f EMC /P <>BDC BT 14 0 0 14 37.8434 631.2783 Tm 0 1 .15 0 k 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 614.2784 Tm ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 597.2784 Tm ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 580.2783 Tm ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 563.2784 Tm ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 546.2784 Tm ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 529.2784 Tm ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 512.2784 Tm ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 495.2784 Tm ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 478.2784 Tm ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 461.2784 Tm ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 444.2784 Tm ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 427.2784 Tm ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 414.2783 Tm -.0346 Tc .0242 Tw [(T)13.2(his is an)]TJ ET EMC /P <>BDC BT 14 0 0 14 87.415 414.2783 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 397.2783 Tm -.0346 Tc .0242 Tw [(oppor)-12.9(tunity to)]TJ ET EMC /P <>BDC BT 14 0 0 14 117.4922 397.2783 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 380.2783 Tm -.0348 Tc .0244 Tw (dust off the still)Tj ET EMC /P <>BDC BT 14 0 0 14 123.1588 380.2783 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 363.2783 Tm -.0346 Tc .0242 Tw [(e)12.2(xtant Ne)12.2(w)]TJ ET EMC /P <>BDC BT 14 0 0 14 101.4651 363.2783 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 346.2783 Tm -.0346 Tc -.0378 Tw [(T)73(o)19.1(wns A)29.1(ct )-62(2015)]TJ ET EMC /P <>BDC BT 14 0 0 14 123.7384 346.2783 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 329.2783 Tm -.0346 Tc .0242 Tw [(and f)13.2(orm a)]TJ ET EMC /P <>BDC BT 14 0 0 14 96.865 329.2783 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 312.2783 Tm -.0346 Tc [(Str)20.1(ateg)13.2(ic)]TJ ET EMC /P <>BDC BT 14 0 0 14 87.8291 312.2783 Tm 0 Tc ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 295.2783 Tm -.0346 Tc [(De)12.2(v)14.2(elopment)]TJ ET EMC /P <>BDC BT 14 0 0 14 110.61 295.2783 Tm 0 Tc ( )Tj ET EMC /P <>BDC BT 14 0 0 14 37.8434 278.2783 Tm -.0346 Tc [(C)24.2(o)0(r)10.1(por)20.1(ation)]TJ ET EMC /Artifact <>BDC 1 w q 1 0 0 1 37.85 819.024 cm 0 0 m 570.6 0 l S Q EMC /P <>BDC BT 9 0 0 9 37.85 825.1932 Tm .0053 Tc (LEADERS)Tj ET EMC /Artifact <>BDC 0 0 0 0 k 138.897 489.775 434.502 294.288 re f EMC /P <>BDC /GS2 gs BT 10.5 0 0 10.5 151.2358 774.6733 Tm 0 0 0 1 k -.0346 Tc .0242 Tw [(But is it r)12.2(easonable to blame planning and planner)14.2(s f)13.2(or f)12.2(ailur)12.2(es to date? No)18.1(.)43.3( Under)24.2(-funded,)43.2( under)24.2(-)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 762.0732 Tm [(staff)13.2(ed and under)24.2(-appr)12.2(eciated,)43.2( this w)25.2(as ne)12.2(v)14.2(er g)13.2(oing to be a task w)10.1(hic)-7.8(h could be tak)15.2(en on boar)16.2(d,)43.2( using)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 548.7751 762.0732 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 749.4734 Tm -.0346 Tc .0242 Tw [(e)12.2(xisting r)12.2(esour)16.2(ces to addr)12.3(ess w)10(hat ar)12.2(e comple)12.2(x and c)-7.8(halleng)13.2(ing issues.)43.2( Mor)12.3(eo)23.2(v)14.2(e)0(r)38.1(,)43.3( it is doubtful w)10.1(hether it)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 563.6336 749.4734 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 736.8734 Tm -.0346 Tc .0242 Tw [(should be planner)14.2(s w)10(ho ar)12.3(e task)15.2(ed with carbon and other en)15.2(vir)10(onmental assessments,)43.2( ne)12.2(v)14.2(er ha)14.2(ving been)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 563.1068 736.8734 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 724.2734 Tm -.0346 Tc .0242 Tw [(tr)20.1(ained to do so)18.1(.)43.2( It w)14.2(ould mak)15.2(e f)12.2(ar mor)12.3(e sense to mak)15.2(e this the pr)10(o)23.2(vince of building contr)10(ol,)43.2( and to fund as)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 571.1617 724.2734 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 711.6733 Tm -.0346 Tc .0242 Tw [(necessary the assessment pr)10(o)10(g)0(r)20.1(amme.)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 295.8144 711.6733 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 151.2358 699.0734 Tm -.0346 Tc .0242 Tw [(Ho)19.1(w)14.2(e)12.2(v)14.2(e)0(r)38.1(,)43.2( ther)12.2(e is another side to carbon r)12.3(eduction str)20.1(ateg)13.2(ies w)10.1(hic)-7.8(h is the potential inno)23.2(v)25.2(ation and)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 549.319 699.0734 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 686.4734 Tm -.0346 Tc .0242 Tw [(cr)12.2(eativity that the)16.2(y ma)19.1(y tr)10.1(ig)-11.9(g)13.2(er in other w)14.2(o)0(r)16.2(ds it is not just about leaping y)14.2(et another hur)16.2(dle in the w)25.2(a)19.1(y)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 565.6481 686.4734 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 673.8735 Tm -.0346 Tc .0242 Tw [(of planning permissions,)43.2( but seizing an oppor)-12.9(tunity to launc)-7.8(h pr)10(oactiv)14.2(e initiativ)14.2(es to help both applicants)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 563.1923 673.8735 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 661.2734 Tm -.0346 Tc .0242 Tw [(thr)10(ough the pr)10(ocess,)43.2( and to g)13.2(ener)20.1(ate inter)12.3(est and enthusiasm f)13.2(or the pr)10(o)10.1(g)0(r)20.1(ammes on the par)-12.9(t of the wider)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 570.7548 661.2734 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 648.6736 Tm -.0346 Tc [(public)-29.7(.)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 166.2242 648.6736 Tm 0 Tc ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 151.2358 636.0735 Tm -.0346 Tc .0242 Tw [(T)13.2(he City of London is taking a v)14.2(ery positiv)14.2(e lead her)12.2(e,)43.2( with the cr)12.2(eation of its )54.2(Skills f)13.2(or a Sustainable)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 554.6432 636.0735 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 623.4736 Tm -.0346 Tc .0242 Tw [(Sk)8.1(yline )62(T)116.2(askf)13.2(or)16.2(ce)51.1( w)10(hic)-7.8(h will look at )54.2(defining and addr)12.2(essing skills g)15.2(aps ar)10.1(ound the constr)10.1(uction,)43.3( r)12.2(etr)10.1(ofit)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 556.6332 623.4736 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 610.8735 Tm -.0346 Tc .0242 Tw [(and maintenance of lo)19.1(w-carbon commer)16.2(cial buildings in C)34.2(entr)20.1(al London bor)10.1(oughs.)43.3( )62(All po)19.1(w)14.2(er to its elbo)19.1(w)47.1(.)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 566.2623 610.8735 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 151.2358 598.2737 Tm -.0346 Tc .0242 Tw [(It is w)14.2(o)0(r)-12.9(th r)12.2(emember)10(ing that London)27.1(s tr)20.1(ansf)13.2(ormational planning and de)12.3(v)14.2(elopment pr)10.1(o)10.1(g)0(r)20.1(ammes,)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 542.147 598.2737 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 585.6737 Tm -.0346 Tc .0242 Tw [(histor)10(icall)14.2(y)47.2(,)43.2( w)14.2(e)0(r)12.3(e)0( lar)19.1(g)13.2(e)0(l)14.2(y)0( tr)10(ig)-11.9(g)13.2(e)0(r)12.3(ed b)19.1(y)0( disease,)43.2( fir)12.2(e)0(,)43.2( pollution and w)25.2(a)0(r)38.1(.)43.3( Unf)13.2(or)-12.9(tunatel)14.2(y that is still the case,)43.2( but)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 569.7302 585.6737 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 573.0737 Tm -.0346 Tc .0242 Tw [(w)14.2(e)0( can add the additional catastr)10(ophic element of climate c)-7.8(hang)13.2(e to an unhapp)14.2(y mix.)43.3( If ther)12.3(e is an)15.2(y sor)-12.9(t)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 562.3544 573.0737 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 560.4736 Tm -.0346 Tc .0242 Tw [(of silv)14.2(er lining in this hea)14.2(vy cloud,)43.2( it is the f)12.2(act that decisions tak)15.2(en under intense pr)12.2(essur)12.2(e ha)14.2(v)14.2(e)0( w)14.2(ork)15.2(ed.)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 558.1962 560.4736 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 547.8737 Tm -.0346 Tc .0242 Tw [(W)51.1(e)0( w)14.2(ork)15.2(ed out ho)19.1(w to deal with fir)12.2(e)0( \(a lesson w)14.2(e)0( ar)12.2(e,)43.3( alas,)43.2( ha)14.2(ving to r)12.3(e-learn\);)43.3( w)14.2(e)0( embank)15.2(ed the )62(T)13.2(hames)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 564.0732 547.8737 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 535.2737 Tm -.0346 Tc .0242 Tw [(to fight c)-7.8(holer)20.1(a;)43.2( w)14.2(e)0( intr)10(oduced the Clean )62(Air )62.1(A)29.1(cts;)43.2( and nationall)14.2(y w)14.2(e)0( r)12.3(educed carbon emissions b)19.1(y)0( 50 per)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 560.4081 535.2737 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 522.6738 Tm -.0347 Tc .0243 Tw [(cent in r)12.1(ecent decades e)12.1(v)14.1(en though the econom)18(y doubled in size.)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 402.86 522.6738 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 151.2358 510.0738 Tm -.0346 Tc .0242 Tw [(London ma)19.1(y be able to r)12.2(espond to cr)10(isis as it has in the past,)43.3( b)19.1(y)0( pur)14.2(suing positiv)14.2(e c)-7.8(hang)13.2(e r)20.1(ather than)]TJ ET EMC /P <>BDC BT 10.5 0 0 10.5 556.2689 510.0738 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10.5 0 0 10.5 139.8972 497.4738 Tm -.0346 Tc .0242 Tw [(becoming cynical and def)13.2(eatist.)43.2( )]TJ ET EMC /P <>BDC /GS1 gs BT /TT2 1 Tf 10.5 0 0 10.5 269.0996 497.4738 Tm 0 .4 .06 0 k 0 Tc 0 Tw (n)Tj ET EMC /Artifact <>BDC 0 0 0 0 k .015015 760.063 4.371 32.287 re f EMC /P <>BDC BT /F2 1 Tf 9 0 0 9 3.3865 784.0629 Tm 0 1 .15 0 k ( )Tj ET EMC /Artifact <>BDC 0 0 0 0 k 137.816 424.063 464.947 52.724 re f EMC /P <>BDC /GS2 gs BT /F1 1 Tf 36 0 0 36 138.8376 447.0231 Tm 0 0 0 1 k -.032 Tc .0242 Tw [(W)10(hat no)19(w f)13.2(or the CaMK)27.1(oX )61.9(Ar)16.1(c)]TJ ET EMC /Artifact <>BDC 0 0 0 0 k /GS1 gs 136.734 76.725 436.665 354.142 re f EMC /P <>BDC /GS2 gs BT 10 0 0 10 137.7339 421.8763 Tm 0 0 0 1 k -.0373 Tc [(A g)13.2(o)23.2(v)14.2(ernment decision to shelv)14.2(e a str)20(ateg)13.2(ic plan to cr)12.2(eate a Br)10(itish r)10(i)0(v)25.2(al to Silicon )75.2(V)87.2(alle)16.1(y connecting Oxf)13.2(or)16.1(d and)]TJ ET EMC /P <>BDC BT 10 0 0 10 562.6509 421.8763 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 409.8763 Tm -.0373 Tc .0242 Tw [(Cambr)10(idg)13.2(e r)10(isks costing the UK econom)18.1(y 50bn.)43.2( In October 2018,)43.2( the g)13.2(o)23.2(v)14.2(ernment r)12.2(esponse to a 2016 National)]TJ ET EMC /P <>BDC BT 10 0 0 10 564.6902 409.8763 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 397.8763 Tm -.0373 Tc .0242 Tw [(Infr)20(astr)10(uctur)12.2(e C)24.2(ommission r)12.2(epor)-12.9(t suppor)-12.9(ted the ambition to build up to one million homes b)19.1(y)0( 2050 to maximize)]TJ ET EMC /P <>BDC BT 10 0 0 10 569.0464 397.8763 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 385.8765 Tm -.0373 Tc .0242 Tw [(the economic gr)10(o)19.1(wth of the )62(Ar)16.1(c)-29.8(.)43.2( )62(T)13.2(h)0(e)16.1(y)0( announced significant funding f)13.2(or both eastw)14.2(est r)20(ail and the e)12.2(xpr)12.2(essw)25.2(a)19.1(y)47.1(,)]TJ ET EMC /P <>BDC BT 10 0 0 10 565.5071 385.8765 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 373.8765 Tm -.0373 Tc .0242 Tw [(and indicated futur)12.2(e commitments to local par)-12.9(tner)14.2(s,)43.2( including univ)14.2(er)14.2(sities,)43.2( and to the appointment of an)]TJ ET EMC /P <>BDC BT 10 0 0 10 536.922 373.8765 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 361.8765 Tm -.0373 Tc .0242 Tw [(independent business c)-7.8(hair f)13.2(or the )62(Ar)16.1(c)-29.8(,)43.2( and a minister)10(ial c)-7.8(hampion to )54.2(f)12.2(acilitate co-or)16.1(dination acr)10(oss )75.2(W)10(hitehall.)43.2( )]TJ ET EMC /P <>BDC BT 10 0 0 10 563.2014 361.8765 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 149.0725 349.8765 Tm -.0373 Tc .0242 Tw [(In Mar)16.1(c)-7.8(h)0( 2019,)43.2( the MHCLG r)12.2(eleased a r)12.2(epor)-12.9(t titled )]TJ ET EMC /P <>BDC BT /F3 1 Tf 10 0 0 10 344.4576 349.8765 Tm -.0369 Tc .0174 Tw [(Oxfor)13.2(dCambridge )22.2(Ar)13.2(c:)29( Go)10(v)17.1(ernment )22.2(Ambition and J)7.1(oint)]TJ ET EMC /P <>BDC BT 10 0 0 10 552.7953 349.8765 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 337.8765 Tm -.0369 Tc .0174 Tw [(Declar)15.1(ation betw)13.2(een Go)10(v)17.1(ernment and Local P)20(a)0(r)-13.9(tner)-6.8(s)]TJ ET EMC /P <>BDC BT /F1 1 Tf 10 0 0 10 333.6429 337.8765 Tm -.0373 Tc .0242 Tw [(.)43.2( )62(T)13.2(his announced the establishment of the )62(Ar)16.1(c Leader)14.2(s Gr)10(oup)]TJ ET EMC /P <>BDC BT 10 0 0 10 564.7632 337.8765 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 325.8765 Tm -.0373 Tc .0242 Tw [(\(ALG\),)43.2( compr)10(ising local author)10(ities,)43.2( LEPs,)43.2( EEH and 10 univ)14.2(er)14.2(sities.)43.2( It emphasizes the r)10(ole of housing deliv)14.2(ery in)]TJ ET EMC /P <>BDC BT 10 0 0 10 553.1251 325.8765 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 313.8765 Tm -.0373 Tc .0242 Tw [(r)12.2(ealizing the economic potential of the )62(Ar)16.1(c)-29.8(,)43.2( and f)13.2(our thematic ar)12.2(eas to do this:)43.2( pr)10(oductivity)47.1(,)43.2( place-making)-29.8(,)]TJ ET EMC /P <>BDC BT 10 0 0 10 542.6512 313.8765 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 301.8765 Tm -.0373 Tc .0242 Tw [(connectivity and the en)15.1(vir)10(onment.)43.2( )54.2(T)13.2(he potential de)12.2(v)14.2(elopment of the )62(Ar)16.1(c r)12.2(esonates str)10(ongl)14.2(y with stated)]TJ ET EMC /P <>BDC BT 10 0 0 10 535.9718 301.8765 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 289.8766 Tm -.0373 Tc .0242 Tw [(commitments b)19.1(y)0( the g)13.2(o)23.2(v)14.2(ernment to)19.1(w)25.1(a)0(r)16.1(ds infr)20(astr)10(uctur)12.2(e de)12.2(v)14.2(elopment,)43.2( science-based gr)10(o)19.1(wth,)43.2( suppor)-12.9(t f)13.2(o)0(r)]TJ ET EMC /P <>BDC BT 10 0 0 10 539.7689 289.8766 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 277.8768 Tm -.0373 Tc .0242 Tw [(r)12.2(esear)16.1(c)-7.8(h)0( and de)12.2(v)14.2(elopment,)43.2( design and place-making)-29.8(,)43.2( and acceler)20(ated housing deliv)14.2(ery)51( sa)19.1(ys Pr)10(of)13.2(essor Da)14.2(v)14.2(e)0( )75.2(V)87.2(aller)]TJ ET EMC /P <>BDC BT 10 0 0 10 569.4041 277.8768 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 265.8768 Tm -.0373 Tc .0242 Tw [(of Oxf)13.2(or)16.1(d Br)10(ook)15.1(es.)43.2( )62(T)13.2(he le)12.2(v)14.2(elling up depar)-12.9(tment sa)19.1(ys it r)12.2(eco)10(gnises "the impor)-12.9(tance of the Oxf)13.2(or)16.1(d-Cambr)10(idg)13.2(e )62(Ar)16.1(c)]TJ ET EMC /P <>BDC BT 10 0 0 10 564.2084 265.8768 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 253.8768 Tm -.0373 Tc .0242 Tw [(as a globall)14.2(y r)12.2(eno)19.1(wned hub of inno)23.2(v)25.2(ation" and is due to publish the r)12.2(esults of an October 2021 consultation on)]TJ ET EMC /P <>BDC BT 10 0 0 10 561.8745 253.8768 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 241.8768 Tm -.0373 Tc .0242 Tw [(deliv)14.2(er)10(ing an o)23.2(v)14.2(er)20(ar)16.1(c)-7.8(hing planning fr)20(ame)12.2(w)14.2(ork f)13.2(or the pr)10(oject "in due cour)14.2(se".)43.2( )]TJ ET EMC /P <>BDC BT 10 0 0 10 432.3394 241.8768 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 149.0725 229.8769 Tm -.0374 Tc .0243 Tw [(T)13.1(he question w)25.1(as r)19.9(aised with Joanna )62(A)74.1(v)14.1(erle)16(y)47(,)43.1( c)-7.9(hief planning officer)38(,)43.1( at the r)12.1(ecent Planning Update conf)13.1(er)12.1(ence)]TJ ET EMC /P <>BDC BT 10 0 0 10 564.0631 229.8769 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT /F3 1 Tf 10 0 0 10 137.7339 217.8769 Tm -.0369 Tc .0174 Tw [([see our full r)13.2(epor)-13.9(t)]TJ ET EMC /P <>BDC BT /F1 1 Tf 10 0 0 10 206.356 217.8769 Tm -.0373 Tc .0242 Tw [(].)43.2( )62(Ask)15.1(ed w)25.1(as this c)-7.8(hang)13.2(e of hear)-12.9(t a sign of )54.2(le)12.2(v)14.2(elling do)19.1(wn)51( in the SE,)43.2( she advised w)14.2(e)0( )54.2(w)25.2(atc)-7.8(h this)]TJ ET EMC /P <>BDC BT 10 0 0 10 564.9994 217.8769 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 205.8769 Tm -.0373 Tc .0242 Tw [(space.)43.2( )62(T)13.2(her)12.2(e has been local opposition to the housebuilding ambition of the concept par)-12.9(tl)14.2(y the r)12.2(esult of lac)-7.8(k of)]TJ ET EMC /P <>BDC BT 10 0 0 10 561.692 205.8769 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 193.877 Tm -.0373 Tc .0242 Tw [(local eng)15.1(ag)13.2(ement and poor pr)12.2(esentation.)43.2( Nic)-7.8(k Ra)19.1(ynsf)13.2(or)16.1(d f)13.2(or the )62(TCP)53.2(A comments:)43.2( )54.2(because the o)23.2(v)14.2(er)20(all pr)10(ocess)]TJ ET EMC /P <>BDC BT 10 0 0 10 558.093 193.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 181.877 Tm -.0373 Tc .0242 Tw [(lac)-7.8(ks clear leg)15.1(al definition or statutory under)10(pinning)-29.8(,)43.2( ther)12.2(e is no eff)13.2(ectiv)14.2(e par)-12.9(ticipation or g)13.2(o)23.2(v)14.2(ernance fr)20(ame)12.2(w)14.2(ork)]TJ ET EMC /P <>BDC BT 10 0 0 10 570.4521 181.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 169.877 Tm -.0373 Tc .0242 Tw [(w)10(hic)-7.8(h leads to a str)10(ong public r)12.2(esponse.)]TJ ET EMC /P <>BDC BT 10 0 0 10 289.4294 169.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 149.0725 157.877 Tm -.0373 Tc .0242 Tw [(T)13.2(his is an oppor)-12.9(tunity to dust off the still e)12.2(xtant Ne)12.2(w )62(T)73(o)19.1(wns )62(A)29.1(ct 2015 and f)13.2(orm a )54.2(Str)20(ateg)13.2(ic De)12.2(v)14.2(elopment)]TJ ET EMC /P <>BDC BT 10 0 0 10 551.2216 157.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 145.877 Tm -.0373 Tc .0242 Tw [(C)24.2(o)0(r)10(por)20(ation)51( b)19.1(y)0( tw)14.2(eaking it and defining the site,)43.2( w)10(hic)-7.8(h embr)20(aces 17 local author)10(ities.)43.2( It will need po)19(w)14.2(e)0(r)14.2(s)0( to)]TJ ET EMC /P <>BDC BT 10 0 0 10 549.0968 145.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 133.877 Tm -.0373 Tc .0242 Tw [(acquir)12.2(e land at EUV)34.2(,)43.2( and call-in planning po)19.1(w)14.2(e)0(r)14.2(s)0( f)13.2(or planning applications aff)13.2(ecting its o)19.1(wn str)20(ateg)13.2(ic policies.)43.2( )62(T)13.2(h)0(e)]TJ ET EMC /P <>BDC BT 10 0 0 10 566.1597 133.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 121.877 Tm -.0373 Tc .0242 Tw [(LP)53.2(As will be r)12.2(epr)12.2(esented on the C)24.2(o)0(r)10(por)20(ation and,)43.2( lik)15.1(e the ne)12.2(w to)19.1(wns,)43.2( will be g)13.2(i)0(v)14.2(en a 25 y)14.2(ear deadline and po)19(w)14.2(e)0(r)14.2(s)]TJ ET EMC /P <>BDC BT 10 0 0 10 567.0263 121.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 109.877 Tm -.0373 Tc .0242 Tw [(to deliv)14.2(er)38.1(.)43.2( )]TJ ET EMC /P <>BDC BT 10 0 0 10 176.9666 109.877 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 149.0725 97.8772 Tm -.0373 Tc .0242 Tw [(Ho)19(w to finance it? Homes England is sitting on millions in pr)10(ofits inher)10(ited fr)10(om the ne)12.2(w to)19.1(wns.)43.2( )62(T)13.2(his can be)]TJ ET EMC /P <>BDC BT 10 0 0 10 559.7324 97.8772 Tm 0 Tc 0 Tw ( )Tj ET EMC /P <>BDC BT 10 0 0 10 137.7339 85.8773 Tm -.0373 Tc .0242 Tw [(used to fund the infr)20(astr)10(uctur)12.2(e and the land acquisition.)43.2( De)12.2(v)14.2(olution,)43.2( le)12.2(v)14.2(elling-up and str)20(ateg)13.2(ic spatial planning)-29.8(.)43.2( )]TJ ET EMC /P <>BDC /GS1 gs BT /TT2 1 Tf 10 0 0 10 559.9919 85.8773 Tm 0 .4 .06 0 k 0 Tc 0 Tw (n)Tj ET EMC /Artifact <>BDC 0 0 0 0 k 8.504 760.063 129.177 24 re f EMC /P <>BDC BT /F2 1 Tf 9 0 0 9 120.8717 775.063 Tm 0 1 .15 0 k -.0262 Tc (>>>)Tj ET EMC /Artifact <>BDC 0 0 0 1 K .5 w /GS2 gs q 1 0 0 1 138.897 484.063 cm 0 0 m 432.326 0 l S Q EMC Q endstream endobj 183 0 obj <>/ExtGState<>>> endobj 6 0 obj <> endobj 5 0 obj <> endobj 68 0 obj <>stream Adobe d C o! 1AQ"aq2 #BR3$bC4% rS&cD5Ts6'E7FdU()8GHVe*9:IJWXYZftugvwhijxyz ? {{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{{>{is[=szwa{Xxsa}sX=s=s=s=s=s=s=s=s2E soKu.*wV>Un,TDF SI\ɺr}]{O7ȵj/#',ɔZ^~s|R?w0 Vg-m(0sNXDnHvSϖ*o^0