Local Authorities now require that a Travel Plan (otherwise known as a Green Travel Plan) be submitted with a planning application for many types of development in order to ensure that the new business or facility actively looks at ways of minimising traffic impact.
This will usually aim to reduce single occupancy car journeys by staff travelling to work. In some cases a customer travel is also included within the document.
London Travel Plans required by Local Authorities within the Greater London Area must be written in accordance with Transport for London and the Mayor of London’s specific Travel Plan Guidance.
There are also a group of west London Boroughs who deal with Travel Planning together under an umbrella organisation called Westtrans and Travel Plans in those Boroughs are dealt with by Westtrans officers.
All London Boroughs are aiming for the same result’ to cut traffic and congestion within the city and reduce the need for parking by encouraging staff (and sometimes customers) to use public transport, walk or cycle. The art when writing a Travel Plan is to demonstrate you are helping to achieve these goals without committing your client to expensive measures both short and long term.
This requirement has been in place for a number of years now and the content and quality of Travel Plans, particularly in London, are now given much more scrutiny than in the past. Often within London, a developer is seeking to reduce parking on their site or in some cases provide no parking at all and in these situations a bespoke, practical and well written plan can be key to achieving planning permission.
The challenge in all cases is to balance the commercial demands of the business whilst formulating a robust and detailed plan which is frequently key to securing planning permission. For example I recently dealt with a new hotel with zero on-site parking. This meant that both staff and guest travel to the site needed to be actively addressed through a range of specific measures to discourage car travel.
In contrast I recently dealt with a hotel which had free on site parking. In this instance I had to devise a travel plan which demonstrated active steps to reduce the demand for those parking spaces over the initial period of 5 years.
Both sites were covered by the same overall London-wide policies but the individual site issues dictated that the plans were very different. In both instance I managed to reach a solution which met my client’s commercial needs and satisfied the Local Authorities’ requirements.
The different approach and requirements in each case demonstrates that a template is a misnomer. In my opinion the templates that are available are likely to result in clients being signed up to costly and impractical measures. In terms of cost, as the plans are monitored for at least 5 years, the management costs going forward can also be significant if not considered at an early stage.
In my experience travel plans prepared at the application stage are all too often a standardised document which is not fully considered, with the result that developers inadvertently agree to a range of measures in order to get planning approval. Those measures may be inappropriate, expensive to implement and difficult or costly to monitor.
The examples cited above demonstrate the importance of producing a plan which is specific to the site and to the end user, not least to prevent the added cost of having to re-writing the document. In both of these cases the original developer obtained agreement to a draft which, if implemented, would have resulted in significant costs for the end-user.
In order to meet the requirements of the client and to satisfy the Local Authorities it was necessary to re-write the documents in a way which delivered practical and value for money measures for my client but also satisfied the requirements of the Local Authorities. I like to think that my experience in this area helped to achieve a result which all were happy with.
Evans Jones offer more than 10 years experience of working with commercial developers