Monthly Archives: June 2017


How will the Heathrow Expansion be affected by a hung parliament?


Heathrow Airport expansion cancelled

Conservative MPs have warned that the Heathrow expansion is ‘not going to happen’ following the hung parliament. Last week, Zac Goldsmith, the Conservative MP for Richmond tweeted – ‘Heathrow expansion… not going to happen.’


He told The Sun: “Heathrow expansion already faced huge obstacles, not least a very strong legal challenge by Local Authorities and appalling air pollution implications.”

The proposal of a third runway at Heathrow Airport could be grounded!

This is due to as many as 40 of the Prime Minister’s own MPs being against the construction of another runway at the international airport.

If the third runway doesn’t go ahead, it would be a great relief for a lot of people. There could be an end to the major concerns about air pollution, noise pollution, climate change and the destruction of communities.

Before the hung parliament, Heathrow’s third runway was potentially going to be operational by 2026, creating £60 billion of economic benefits across a 60 year period.

The plan consists of a 3,500m runway which is said to be the first full-length runway to be built in the south-east of the UK since the Second World War. The costs involved are estimated to be a staggering £18.6bn.

Last year, the government stated that the decision to approve the plan is central to the economic growth of Britain – does this mean that the have placed more value upon the economic aspect of the development and completely neglected the law and the health risks imposed on Londoners? Well, Gatwick seem to think so. Gatwick have argued that the Heathrow expansion is illegal as it is already in breach of the EU Air Quality regulations and will contribute to prolonged breaches. It therefore undermines the current law and the decision to back the proposal is “unlawful”.

Whilst a large percentage of the Prime Minister’s MPs are against the runway, Labour MPs are divided on the issue. Their election manifesto only committed the party to expand Britain’s airport capacity.

The Conservative’s manifesto stated: “We will continue our programme of strategic national investments, including High Speed 2, Northern Powerhouse Rail and the expansion of Heathrow Airport – and we will ensure that these great projects do as much as possible to develop the skills and careers of British workers.”

Theresa May backed the proposal for a third runway at the airport last year. This was a turnaround for the Conservative party that had campaigned against the extra runway in 2010. Boris Johnson, the Foreign Secretary, Justine Greening, the Education Secretary and the Mayor of London are against the development.

So there could be long delays for the extra runway at Heathrow as well as dealing with the housing crisis here in the UK due to the gamble Theresa May took by doing a snap general election on the 8th June 2017.

We will do a return flight to this topic as soon as we find out more.

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How will the reshuffle affect housing?


Cabinet reshuffle article

There is good news…

Theresa May has announced that Sajid Javid will remain in post as the Secretary of State for Communities and Local Government. His understanding of the housing sector, combined with the continuity of his reappointment, will be of reassurance to the sector. 

The RTPI (Royal Town Planning Association) said it will write to the Communities Secretary Sajid Javid to discuss planning’s role in delivery and the implementation of the measures contained within the housing white paper 2017.

Stephen Wilkinson, president of the RTPI, said: “We will continue to work constructively with the secretary of state (Javid) to ensure the homes, jobs and infrastructure communities across the UK are delivered through the planning system. Developing and implementing a way to capture the rise in land value following public investment is critical to this delivery to ensure everyone benefits from development. I hope to discuss this and the other priorities outlined in our manifestos as soon as possible.”

Furthermore, Greg Clark will also be staying on as Secretary of State for the business, energy and industrial strategy. However, former Housing and Planning Minister Gavin Barwell, who lost his 165 majority in Croydon Central, has been appointed as May’s chief of staff.

Alok Sharma MP will now take on the role of Housing and Planning Minister. He will be the 15th Housing Minister since 2000. Alok Sharma is MP for Reading West and is a chartered accountant. In his constituency, his campaigns show a lot of emphasis on transport and infrastructure – including improvements to local stations and the extension to Crossrail Reading.

Plans to build more homes could be delayed as the new housing minister gets to grips with the property agenda. Gavin Barwell could be a hard act to follow, he was one of the most proactive and successful housing ministers. He faced up to the vested interest groups, challenged house builders to actually build, and told letting agents to their faces that he was going to scrap tenant fees. He had a real determination to get things done.

We will follow the changes and progression as Theresa May strives to achieve stability under her leadership. Let’s hope she’s not leading a sinking ship with the reshuffle.

Watch this space…

Do you have an opinion? We would be interested to hear.

Relevant articles:

The Manifesto 2017:

Election results 2017:

About the RTPI

The Royal Town Planning Institute is the UK’s leading planning body for spatial, sustainable and inclusive planning and is the largest planning institute in Europe with over 23,000 members. It is an organisation and chartered institute responsible for maintaining professional standards and accrediting world class planning courses nationally and internationally.

A charity whose charitable purpose is to advance the science and art of planning (including town and country and spatial planning) for benefit of the public. A Learned society.

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Lagos to London – a Planner’s memoirs


London to Lagos - planners memoirs part 1

I recently travelled to Lagos, one of the federating states in south-west Nigeria. The experience gave me an opportunity to compare the planning challenges faced in Lagos as compared to London.

This is what I found as I journeyed into one of the fasted growing cities in the world…

It was a very interesting journey, some Lagosians are people doing what they need to do to survive in extreme circumstances and others have an entrepreneurial flair with a belief that God will provide.

“Lagos is not a kind of backward situation but an announcement of the future,” the architect Rem Koolhass said. “What is now fascinating is how, with some level of self-organisation, there is a strange combination of extreme underdevelopment and development.”

The nightlife in the bustling city of Lagos is quite a spectacle. From the enthusiastic food vendors on the streets selling various kinds of sumptuous delicacies such ‘suya’ – a spicy, garnished, barbecued shish kebab – to the various ubiquitous street pubs popularly referred to as Beer Parlours or the local gin stalls.

The turquoise beach of Takwa Bay, one of the remote islands off the coast of the main bustling island is breathtaking. It captures the beauty and mystery of nature, ocean waves cascade the shoreline leaving foamy bubbles that soak into the sand. Local fishermen cast their nets and retrieve exotic fish. Small boats to commercial ships come in and out of the harbour which opens up into the vast sparkling Atlantic Ocean.

Fishermen at Takwa Bay

The multi-billion dollars land reclamation of what used to be Victoria Island Beach has been transformed into a development site known as the Eko Atlantic.

This is like a new town, growing and emerging from under the sea. The developing town has been designed to have residential skyscraper style flats, a business district, hotels and restaurants. There will be a selection of night clubs, casinos and private boat harbours. Some of the buildings have already been erected and can be overlooked from the bay. I can only imagine that the locals are fascinated as they observe daily changes on the horizon.

View of the Eko Atlantic from Takwa Bay


When the colony and protectorate of Nigeria were established in 1914, Lagos was declared its capital. It maintained this status until the 12th December 1991 when the capital was moved to Abuja. Nigeria is in West Africa neighbouring Benin Republic in the west, Chad and Niger in the north, Cameroon in the East and the Gulf of Guinea in the South. It is estimated that the population is over 20 million, dwarfing the entire population of its neighbouring countries.

Lagos is a megacity, with a very high population density. Tremendous urbanisation has taken place in Lagos since independence from Britain in 1960. To date, Lagos is still described as a laissez-faire urban society. Informal settlements constitute the biggest problem with urban planning in Lagos. The pre-independence and post-independence planning laws and programmes described have tried to equate Lagos with cities like London and New York, but poor planning policies and largely poor implementation of extant planning laws have been major setbacks.

Metropolitan Lagos is still the premier manufacturing city not only in Nigeria, but also at a regional scale, for west coast Africa. It is the most important seaport, with substantial import and export trade both nationally and internationally. Metropolitan Lagos is the most important mode for telecommunications and the most accessible city in Nigeria by land, air, and sea. It has thus attracted to itself the largest concentration of multinational corporations in Nigeria. It has become not only a West African regional centre but also a focus of international interaction at continental and to some extent at the world scale.

However, there is a great contrast between the local government areas populated with the rich and the middle class to those of the area inhabited by the working class. In many cases, however, there was complete disregard and a nonchalant disposition towards the environment. Open sewage can be easily seen in those poor areas, with a sea of plastic on canals path. This often leads to flooding when there is torrential rainfall.


The stark contrast between rich and poor

The quest of the State government to transform the entire Lagos metropolis to be at par with globally renowned cities that have enviable track records in proper urban planning and physical development is made apparent in the State Government produced Strategic Master Plans for the whole of Lagos as envisioned in the Lagos State Development Plan (2012 – 2025). Eight out of the 12 new development plans proposed for the state, are operational. They include Lekki Comprehensive Master Plan, Badagry Master Plan, Ikoyi-Victoria Island Model City Plan, Ikeja Model City Plan, Apapa Model City Plan, Lagos Mainland Model City Plan, Alimosho Model City Plan and Agege Model City Plan. The other three, which include; Epe, Ikorodu and Oshodi-Isolo Master/Model City Plans, are at different stages of completion.

The social problems of traffic control, traffic discipline, and the observance of traffic laws and regulations constitute another major problem. There is generally a low standard of traffic discipline on the part of motorists. This is aggravated by the extremely low standard of traffic control at strategic four-way intersections. In addition, traffic safety measures are poor, especially with respect to cyclists and pedestrians, particularly school children.

Traffic congestion

Road networks were laid out in specific areas as they became incorporated into the built-up area of the city. There is about 2,700 km of road, about 40 percent of which are tarred, and three main bridges linking Lagos Island and the mainland. However, inadequate land was generally reserved for road networks, with the result that some houses cannot be reached by motorable roads. In many cases, the provision of parking spaces for motor vehicles was virtually ignored.

The lack of coordination between federal, state, and local council networks results in the existence of sharp breaks in road quality and maintenance standard. Similarly, the failure of the Lagos State Development and Property Corporation to integrate development of government layouts with those of private developers has produced an ineffective integration of road networks within the metropolis.

Dilapidated road

The inherent physical characteristics of many areas, especially the swampy terrain, constitute a second important challenge for efficient transportation networks. This involves technical problems in providing efficient drainage networks and in building roads of a high standard. This problem can be surmounted, provided the necessary financial resources are available and contracts for the construction works are awarded on merit to capable and experienced civil engineering firms. An integrated network of underground drainage channels, though costly for the whole of the metropolitan road network, would eliminate the perennial problem of street flooding during the rainy season in the metropolis.

Open drainage

Sustainable planning of Lagos can be achieved if planning laws are frequently reviewed to meet contemporary challenges. However, poor implementation of planning regulations is one of the most contemporary challenges confronting Lagos. Another obstacle to sustainable planning is the need to review obsolete laws that are militating against development in the state.

We’ll follow with some more details of planning issues and challenges in other internationally planning processes. The contrast of opulence and poverty is stark…..

A Lagos pool by night

Contact us if you have any questions about planning, we’d be happy to talk.





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Nitrogen Deposits in Ashdown Forest affects a number of Local Authorities


Nitrogen deposition in ashdown forest article

Ashdown Forest is an ancient area of open heathland and is an area of outstanding natural beauty. The poor condition of Ashdown Forest however has led to concerns regarding air quality and traffic generation which are starting to impact upon the planning processes of Local Authorities close to the forest. 

After three years of monitoring the area Wealden Council has expressed concerns about damage from nitrogen emissions from motor vehicles and other sources. This has led to concerns that additional housing in the area will increase nitrogen deposition alongside roads close to the Ashdown Forest special area of conservation. We therefore explore the evolving position as we understand it from surrounding Local Authority areas.

What does this mean for you?

The nitrogen deposition in Ashdown Forest is of considerable concern to the delivery of housing. This article will update and advise you on issues affecting a number of boroughs and how this will impact decisions on potential new sites.

Wealden Council

The following planning documents are relevant to Wealden’s position:

• Wealden Local Plan Draft Submission dated 14th March 2017 Read document here

• Draft Proposed Submission Document – 15th March 2017 Read document here

Following the adoption of the Core Strategy (19th February 2013), the Council are now obliged to consider developments which would increase the use of the Ashdown Forest for recreational purposes. Having spoken to the Policy Team at Wealden, we were advised that any scheme put forward would need to mitigate its impact on the area and each application will be dealt with on a case by case basis.

Pages 14 to 54 of the emerging Local Plan make specific reference to Nitrogen Deposition. Paragraph 5.16 is of particular relevance – the Plan states that alternatives and mitigation have been considered so as to accommodate growth in the area despite harm taking place.

The Council have highlighted that compensation will be required for sites that have potential to create or improve Heathland. Compensation will need to be secured with a management strategy in place before any development commences.

The Plans states as follows:

“…This means our commitments of over 5000 homes can be built but we will need to get compensation into place before we can allow the further growth in the plan to be delivered. This need to protect the Ashdown Forest from further harm means that only growth outlined in this plan can take place”.

The Draft Proposed Document 2017 states:

“The nitrogen deposition levels are affected by traffic movements originating from across the whole District and beyond so there is no specific zone. Taking into account existing levels of traffic and development commitments that are in place there is already an unacceptable level of impact from nitrogen deposition in the areas close to the forest roads. As a result, any new planning applications within the District will need to show that they will not generate any additional vehicle movements in order to be considered for approval. This applies to development in the south of the District as well as the north. As a planning authority, we cannot guarantee that new vehicle movement, resulting from a development in the District, will not involve routes near or through the Ashdown Forest and lead to consequent environmental damage. Once appropriate compensation measures are in place, new development will be possible up to the level set out in the Plan.”

Any applications made after March 2017 will be placed on hold. The Council were unable to advise how long the applications will be on hold for. The position will be monitored over the preceding months.

For applications that have been allowed, permission will not be affected.

Take note

If development is being considered in the area and harm is identified then it is likely that mitigation measures will need to be in place and a contribution will also have to be made to the Council. It is not yet clear about the sum which is required. We will cover this in an updated blog post once the information is to hand.

In addition, we are of the understanding that Wealden are currently refusing to validate planning applications – which is currently of great concern.

Wealden District Council – visit website

Lewes Council

The High Court decision dated 20th March 2017, Jay Jl quashed parts the Core Strategy belonging to Lewes and South Downs National Park as it was considered that the Joint Core Strategy would have a significant effect on the SAC in combination with the Wealden Core Strategy.

It was ruled that Wealden were out-of-time in challenging Lewes’s adoption of the Joint Core Strategy, however could dispute the park authority’s adoption of it. He noted that the plans were flawed as the Habitats Regulations Assessment that relied on “advice from Natural England that was plainly incorrect”. Download the document here.

Lewes have provided a brief update and have stated that the Joint Core strategy (JCS) for Lewes District Council remains intact as an Adopted Plan as Wealden were held to be out of time to challenge it. It is understood that any applications coming forward in Lewes District which are outside of the National Park are in line with the Spatial Policies in the JCS will therefore be considered appropriate in accordance with the policies.
Any proposals that fall outside of the scope of the JCS will need to consider whether they will adversely impact any European protected site, either alone or in combination with other plans and projects. If harm is identified, this may necessitate an Appropriate Assessment as required by the Habitat Regulations.

Lewes District Council – visit website

Tunbridge Wells

Tunbridge Wells Council have advised that no formal statements have been made in respect of the same as they are currently reviewing their position and the implications for planning decisions within the Authority.
Once Tunbridge Well’s position has been made clear, we will provide further updates.

Tunbridge Wells District Council – visit website

Mid Sussex Council

Mid Sussex Council have confirmed that they are currently seeking legal advice in respect of the issue and their position. A formal statement is yet to be published. Once we have reviewed the statement, we can reappraise the situation and the impacts.

HBF & Summary

The HBF have advised that on behalf of the house building industry they will be entering discussions with Natural England to determine how this matter will be addressed through the planning system. It is anticipated that resolution will be like the SANGS mitigation required for the Thames Basin.

The Government published on the 5th May, consultation of the Air Quality Plan (consultation ends 15th June) which affects Lewes and South Down Joint Core Strategy challenge. The consultation specifically relates to nitrogen dioxide pollution exceeding legal limits along specific roads in urban areas.

A list of English Local Authorities with one or more road consistently exceeding legal limits including the GLA, Basildon, Birmingham, Bournemouth, Bristol, Derby, Guildford, Fareham, Leicester, New Forest, Reading and Surrey Heath and Walsall.

Read the consultation documents here

The matter however is of considerable concern to the delivery of housing and as such, whilst currently no solution has been agreed between all the affected parties, a solution will need to be found, however it will be necessary to keep under careful review the activities of Tunbridge Wells, Mid Sussex and Lewes, to ensure that they do not follow a similar pattern to Wealden.

We’ll be monitoring the position and will keep you updated on progress.

This is something to be mindful of in any land bids in the affected areas. 

Read the Ashdown Forest 7km Protection Zone – The Facts – download document

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Election results 2017 – where are we now?


It’s nearly a week after the hanging and the UK political landscape is changing day by day.

Theresa May is trying to conclude on-going discussions with the DUP, politicians are urging the government to prioritise Brexit negotiations to create a strong post-Brexit economy, and the Conservative Party are trying to reinvent themselves.

May has yet to finalise a deal with the DUP that would see its 10 MPs support her minority Tory government.

Today, 21st June 2017, Theresa May announced 27 Bills and draft Bills in a Queen’s speech that focused on the challenges of Brexit. The prime minister is under a lot of pressure after losing the Conservative Party its majority at the election, however, she was cheered by her backbenchers as she began to speak.

Unusually, the government proposed a policy agenda that will run for two years rather than just one. Jeremy Corbyn took the opportunity to remind the House of Theresa May’s election disaster. He told MPs that the policy agenda was a threadbare legislative programme from a government that has lost its majority and apparently run out of ideas altogether. The Labour leader said it was he, rather than May, who was ready to offer real strong and stable leadership in the interest of the many, not the few.

“Labour won almost 13 million votes at the election because we offered hope and opportunity for all and real change for our country,” Corbyn said.

And so the May and Corbyn battle continues…

Here are the policy measures, including the eight flagship Brexit Bills that have made it into May’s Queen’s Speech:

Repeal Bill 

This is the headline piece of legislation. It will repeal the European Communities Act 1972 and aims to EU law into UK law after Brexit.

Customs Bill

As a member of the EU, the UK follows EU customs rules. This Bill will create a customs regime for the country after Brexit.

Trade Bill

Similarly, as an EU member state, the UK’s trade negotiations are conducted by Brussels. This Bill will “put in place the framework” to allow Britain to conduct international trade negotiations.

Immigration Bill

Immigration was at the core of the EU referendum debate. And this Bill allows the government to repeal EU free movement law and set its own immigration rules for European Economic Area (EEA) nationals.

Fisheries Bill

This Bill will “enable the UK to exercise responsibility for access to fisheries and management of its waters” outside the EU.

Agriculture Bill

As a member of the EU, British farmers receive payments from Brussels. This Bill, the government says, will “provide stability for farmers as we exit the EU”.

Nuclear Safeguards Bill

Brexit will mean the UK leaving the EU’s nuclear energy agency, Euratom. Powers will be now handed over to the UK Office for Nuclear Regulation.

International Sanctions Bill

This Bill will return decision-making powers on non-UN sanctions from the EU to the UK.

Other Bills:

Automated and Electric Vehicles Bill

Space Industry Bill

HS2 2A Bill

Smart Meter Bill

Draft Domestic Violence and Abuse Bill

Automated and Electric Vehicles Bill

Space Industry Bill

Draft Domestic Violence and Abuse Bill

Draft Tenant’s Fees Bill

Data Protection Bill

Courts Bill

Civil Liability Bill

Armed Forces Bill

National Insurance Contributions Bill

Travel Protection Bill

Financial Guidance and Claims Bill

Good Mortgages Bill

Draft Patient Saftey Bill

There are three more Finance Bills which the government says are needed to implement Budget decisions including a range of tax measures. Another technical Bill is included in the speech which ministers say is needed to ratify several minor EU agreements.

So, that is where we are now… let’s see what the rest of the month brings us.


Here’s what we had to say about the election last week…

What does this mean for the housing crisis?

Planning review delayed
It was announced today, Friday 9th June 2017, that Britain has a hung Parliament. This means that no party can reach an overall majority. Faced with the challenges of Brexit and terrorism, what do we do now?

When no single party can get enough MPs to form a majority on its own the Parliament is said to be “hung”. This happened at the 2010 General Election.

In a hung parliament, the Conservative government will remain in office. Theresa May can live in Downing Street, until it is decided who will attempt to form a new government. Theresa May has responded to the election result by promising a ‘period of stability’ despite calls from Jeremy Corbyn for her to step down.

There will be another frantic round of talks between the party leaders and their negotiating teams, as they try to build another coalition government or put either Mrs May or Labour leader Jeremy Corbyn into power as Prime Minister.

Another option is one of the two party leaders could opt to go it alone and try to run a minority government, relying on the support of smaller parties when needed to get their laws passed.

It took five days to put the coalition together in 2010 but it is generally expected to take longer than that. The first deadline is Tuesday 13th June 2017. The expected Queen’s Speech is scheduled for Monday 19th June 2017. The Queen doesn’t get involved in politics so she doesn’t have the power to choose a Prime Minister.

A coalition is when two or more parties join forces to govern as a single unit. For this to happen, it depends on four factors:

  • If the potential coalition partners have enough MPs between them to command a workable majority
  • Whether the biggest party wants to do it or would prefer to try governing alone as a minority government
  • Could the potential partners convince their respective parties that it is a good idea?
  • If they can find enough common ground on policy – the junior partners will inevitably have to ditch some of their policies but they will insist on keeping others

In the past, when minority governments have been formed at Westminster, the Prime Minister has held another election at the earliest opportunity to try and gain a working majority. After Parliament is dissolved there are 25 working days until an election can be held.

46.9 million people registered to vote, the results are in and it’s now out of our hands!

What does the election outcome mean for the housing crisis?

Potentially, if Conservative and Labour are in coalition, it will have to be a joint agreement or no laws can be passed.

For now, we can only go by the manifestos on housing as a guideline, reflecting on both manifestos.

Conservative’s manifesto on housing proposed the following: 

  1. Meet their 2015 commitment to deliver a million new homes by the end of 2022.
  2. Will deliver the reforms proposed in the Housing White Paper 2017.
  3. Continue to maintain strong protections on designated land like the Green Belt, National Parks and areas of outstanding beauty.
  4. Building 160,000 homes on the Government’s own land.
  5. Enter into new council housing deals with ambitious predevelopment Local Authorities to help them build more housing, using low cost capital funding.
  6. Ensure more private capital is invested in more productive investments to help the economy to grown faster and securely.
  7. Build new fixed term social housing sold privately after 10-15yrs with automatic right to buy for tenants.
  8. Reform Compulsory Purchase order to make them easier and less expensive for councils to use and make it easier to determine the true market value of sites.
  9. Continue the £2.5 billion flood defence program put in place for 300,000 existing homes by 2021.
  10. Encourage modern methods of construction and give councils the powers to intervene where developers do not act on their planning permissions.
  11. Not just in the South East, rebalancing housing growth across the country in line with modern industrial strategy.
  12. Work with private and public sector house builders to capture the increase in land value.
  13. Helping housing associations increase their specialist housing stock.

Labour’s manifesto on housing proposed the following:

  1. Promised to invest into building over a million new homes.
  2. Build at least 100,000 council and housing association homes per year by the end of the next parliament.
  3. Set up a new Department for Housing. The Department would have to improve the number, standards and affordability and overhaul the Homes and Communities Agency to be its housing delivery body and give councils new powers to build homes.
  4. Through the National Transformation Fund, it would prioritise the building of new homes, including council homes.
  5. Prioritise brownfield sites, protect the Green Belt and start work on a new generation of new towns to avoid urban sprawl.
  6. Consult on new rules on minimum space standards to prevent rabbit hutch properties and on new standards for building ‘zero carbon homes’.
  7. Ensure local plans addressed the need for older people’s housing, ensuring that choice and downsizing options were readily available.
  8. Land registry would stay in public sector and ownership of land would become more transparent.
  9. Pledged to build thousands more low-cost homes reserved for first-time buyers and guarantee Help to Buy funding until 2027, giving local first time buyers ‘first choice’ for new homes built in their area.
  10. Give leaseholders security from rip-off ground rents and end the routine use of leasehold houses in new developments.
  11. Suspend right-to-buy with councils only able to resume sales if they could prove they had a plan to replace homes sold like of like basis.
  12. For the rental market, it would make new three year tenancies the norm, with an inflation cap on rent increases and look at giving the Mayor the power to give renters in London additional security.
  13. Would legislate to ban letting agency fees for tenants.

The casualties of the Election

What we do know already is that the Housing Minister Mr Gavin Barwell (Croydon) has lost his Croydon seat and we’ll be reviewing who else have been the risers and fallers in the housing and environment arena.

Just like the rest of the world, we will be keeping a close eye on our political situation. We will stay up to date on housing and planning issues, following proposals and changes.

Follow us on Facebook and Twitter so you can be notified of important developments.

Do you have concerns and need to talk to someone about housing and planning? Contact us today.
















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