Early thoughts on the revised NPPF

6 March 2018

Yesterday’s announcement from Theresa May on the overhaul of national planning guidance offered plenty of rhetoric but little new substance. Planning red tape, slow local authorities and unscrupulous developers are still holding back a surge in house building – filing cabinets are still bulging in the minds of ministers. Though promised a new National Planning Policy Framework, the Government announced yet another period of consultation – until 10th May – on a variety of measures announced over the past 12-months, such as setting standardised housing requirements, pushing for shorter permissions (‘use it or lose it’) and greater transparency in viability assessments. This time we are promised the final NPPF before summer recess on 24 July.

Rather than blaming the housebuilders and/or local planning authorities for not delivering the much-needed housing, perhaps the question that should be asked is whether it the Government’s continued rhetoric and delays in implementing much-needed policy changes that are stifling delivery.

Many of the changes are welcome and have been called for by the house building industry. Indeed, greater transparency and standardisation in setting housing requirements should shorten local plan examinations. But, extending viability assessments into local plan assessment and policy will need better skilled local authorities and Inspectors to implement, and will inevitably lead to discord, appeals and delays to house building. And, despite all the fanfare by ministers, the pressure for greenfield housing will remain, some brownfield sites will still be uneconomic to redevelop, affordable housing levels often remain aspirational rather than realistic, and objectors and promoters will still have to argue their case in front of the local authority planners, Inspectors and local plan Examiners, rather than actually building the much-needed dwellings for everyone to live in.

Planning nirvana still lies ahead of us, yet it is still too far ahead for people trying to get on to the housing ladder or rent an affordable home now. This draft NPPF will not solve the housing crisis in England by itself

DPP Residential Team, 6th March 2018

A more detailed analysis of the consultation on the draft revised NPPF will be published here shortly, sign up below to subscribe to DPP updates


TAGS DPP, House building, NPPF, Residential

North Yorkshire Green Energy Facility Plans Approved

12 February 2018


DPP’s Leeds office has secured planning permission for a Green Energy Facility (GEF) in Knapton, North Yorkshire. The £50m project when complete, will process 65,000 tonnes of non-recyclable local waste and convert it into enough green energy to power 16,000 homes per year.

The scheme, submitted on behalf of Knapton Green Energy, a partnership between Tetragen UK, NCG Estates and Todds Waste Management, will deliver £50m of inward investment into the local economy and generate around 45 jobs. Work on site is due to start later in the year, with the plant set to be operational by Q4 2019.

Philip Atkinson, Director at NCG Estates said;

DPP’s detailed knowledge of Minerals & Waste planning policy meant we were able to engage with Planning Officers with authority and clarity and to address concerns at an early stage.

Their understanding of the complex political environment surrounding major applications meant our public engagement literature could be tailored to directly address the concerns most likely to be raised with elected members.

We valued their direct and unequivocal advice and their willingness to get stuck in and assume the role of project managers – drawing together the various consultants and flow of information to deliver a single consistent message.

TAGS DPP, GEF, Green Energy Facility, North Yorkshire, Tetragen

DPP Win Landmark Appeal for Student Accommodation in Cornwall

24 January 2018

DPP’s Cardiff office has won an appeal to redevelop land which will create 112-bed student accommodation on Fish Strand Hill, Falmouth.

The planning application was refused by Cornwall Council on the basis of an emerging local policy and Neighbourhood Plan which sought to prevent purpose built student accommodation being located in Falmouth.  Appointed by Falmouth Property Investment, DPP co-ordinated the appeal submission and managed to agree on the withdrawal of a number of objections by the Council to the scheme before the hearing. DPP also addressed significant concerns raised by some 150 residents and a dedicated campaign group, successfully demonstrating that the concerns of residents related to the growth of Falmouth University rather than the student accommodation to meet this agreed expansion.

The Inspector’s view was unanimous in support of DPP’s case, that the Council had afforded undue weight to the emerging policy, which did not support the proposals. He also agreed that the Council had not afforded the benefits of the proposals adequate weight, and was positive in his assessment of the regeneration benefits of the proposals. The case presented by DPP was so compelling that the appeal decision was issued just three weeks after the hearing. DPP is now appointed to discharge conditions to enable a start on site later this year.

“We are delighted that the Inspector found so emphatically in support of the proposals. With so much opposition to the scheme and the council’s position grew stronger as they moved towards adoption of their Plan, there was a risk that the Inspector would have been swayed by the emotionally charged arguments against the proposals. However, he agreed that the Council had applied too much weight to the emerging strategy and that the resident’s concerns related to the growth of the University rather than the provision of student accommodation.”


Gareth Hooper – CEO DPP Planning

Image credit Westworks


TAGS Appeal, Cornwall, DPP, Gareth Hooper, Student Accommodation

The New London Plan: What’s The Plan?

Patrick Daly, Senior Planner

7 December 2017

This is likely to have been the toughest draft London Plan to date.

As I sit in a crowded room at City Hall in anticipation of the unveiling of the Plan, I can’t help but find myself reflecting on what has been a difficult year for London. Amidst a number of tragedies over the past year, mounting uncertainty with Brexit looming large in the background and a growing affordable housing crisis, Mayor Sadiq Khan and the London Plan team have had their work cut-out to deliver a draft Plan that provides a clear and decisive direction for London over what could be a challenging decade ahead.

Of course, the most unyielding issue facing London undoubtedly is housing. In the draft Plan, the Mayor has set the bar higher and seeks to deliver 65,000 homes per year; a very ambitious target given prevailing viability issues facing developers and uncertain times ahead. Surprisingly, the Plan includes a relaxation on garden land protection, which has already attracted controversy. There is also a clamp down on parking provision and abandonment of the former Mayor’s density matrix in places near key transport hubs. Indeed, the Plan goes further and states that applications that do not optimise densities should be refused; a clear message for developers then – ‘max out’ sites and get London back on track to deliver as many homes as possible. A large proportion of these new homes are set to be delivered in London’s suburbs, with London’s outer town centres likely to be dominated by islands of high rise development, which again is likely to cause some controversy. In addition, the Mayor’s new private internal standards for homes offer some confusing reading and likely confusion in plan drafting for architects.

As anticipated, the Plan specifies an expectation that half of all new homes on publicly owned land will be affordable. However, the target is set lower for private land at 35%; a concession from the Mayor perhaps and an indication that he understands the issues facing house builders. Interestingly, the Mayor has added a carrot for developers – should private developments meet the affordable housing and tenure targets, planning applications will benefit from a ‘Fast Track Route’ and will not be required to provide a viability assessment. How this ‘fast track system’ works, in reality, remains to be seen, as it will still need the co-operation of Local Planning Authorities to be of real benefit to developers.

New growth corridors have been announced: Crossrail 2, the Thames Estuary, the Bakerloo line extension, Central London, the Elizabeth Line East, Heathrow, the Elizabeth Line West, Trams Triangle/London-Gatwick-Brighton mainline and HS2. These will be key growth areas for London in the coming years as the Mayor seeks to house the predicted 10.8 million people in London by 2041.

Despite the augmented targets and new areas outlined for development, the Greenbelt and Metropolitan Open Land remains sacrosanct and even more so as the renewed emphasis is placed on the role of London’s green spaces as the ‘lungs of the Capital’. With that said, the case can still be made for ‘very special circumstances’ for key projects and indeed, this approach has been used by DPP to secure consent for a number of education developments on Green Belt and MOL sites in recent years. Very much in line with this commitment from the Mayor is the focus to make more than half of London green by 2050 and to assist, a new Urban Greening Factor ‘calculator’ provides a methodical approach for developers and Local Authorities. Again, another very ambitious target given the associated costs of installation and maintenance of green roofs and walls and this is something developers should take note of moving forward.

On sustainability matters, there is a clear emphasis to improve air quality in London, something the Mayor has been keen to tackle. Developers will be expected not to worsen existing poor air quality or create new areas that would exceed air quality limits, along with a host of other new measures. Of course, the net zero-carbon targets will be in force come adoption of the Plan and for the first time, the London Plan has set a London-wide expectation that formal accreditation to BREEAM ‘Excellent’ will be achieved on all major commercial development. Our experience at DPP leads us to believe that this is will be an extra cost burden, as the leap from ‘Very Good’ to ‘Excellent’ involves a disproportionate uplift in cost on developments.

Taking all of this into consideration, I sit here at the end of the presentation wondering whether some of these targets can realistically be met. Whilst there is a clear virtue in the Mayor’s attempt to address London’s housing crisis, I’m unsure as to whether the right signals have been sent to house builders given the current climate of uncertainty; build more homes – yes – but give more affordable housing and meet more design and sustainability standards. Looking ahead, the housing crisis may become especially acute considering the potential impact of a reduced construction workforce and a price hike in the cost of imported materials from future trading tariffs with Europe after Brexit. Indeed, I wonder if the possibility of such negative shocks to the economy has been fully appreciated during the drafting of the Plan. I suppose we wait to see the full ramifications of Brexit talks, future trade deals and the degree of restricted movement of labour to be able to fully assess the likely impacts further.

In all, a London Plan with ambitious but what appears at times to be conflicting aims.

The consultation period of the new draft London Plan is now underway and comments can be submitted until 2nd March 2018. DPP can provide further insight and prepare representations on your behalf. Should you wish to discuss further, please call the London Office on 020 7706 6290.

To view the Draft Plan click here

Patrick Daly, Senior Planner

TAGS London, New London Plan, Patrick Daly

DPP’s Residential Team Budget Analysis

6 December 2017

Last week’s budget acknowledged the ‘housing crisis’ and announced a raft of new funding and measures for the housing market.

The housing package gave £15 billion of new support for house building, split between a series of measures including loans for SME builders, remediation of brownfield land and grants to local authorities to unlock housing land. This additional funding takes the commitment to £44 billion over 5 years to boost skills, resources and land and gave a guarantee of planning reform and intervention, some of which are yet to be announced.

In what feels like a somewhat timeworn, late 90’s style logic, the focus for urban housing growth has been given to ‘high-density housing around transport hubs, where people want to live, making the best use of urban sites and continuing strong protection of Green Belt land.’ A frequently used measure, with a high frequency of failure. There is no relaxation of Green Belt protection or respite from neighbouring planning reform, to go some way to delivering ambitious housing targets. The government’s failure to explore this issue means any reform changes could be significantly constrained.

Behind the budget, we see many urban housing delivery measures, including future consultations to; seek minimum densities for housing developments with greater support for the use of CPOs for site assembly, policy changes to ease conversion from retail and employment land, and a permitted development right to allow commercial buildings to be demolished and replaced with housing.

A commitment was also given to a Letwin review into stalled sites with planning permission, with a measure again to impose CPO or other measures on those who delay delivery.

Intervention, where local authorities are failing to progress Local Plans, is welcomed, as are moves to force joint statutory plans. Less welcome is the suggestion that land being ‘banked’ could be subject to expanded powers of compulsory purchase.  Perhaps a reaction to this measure is that major housebuilders are the leading FTSE 100 fallers since the budget announcements.

Overall the measures, including the additional funding, are much needed, however, the lack of movement or easing on issues such as Green Belt and Neighbourhood Plans is unlikely to deliver the much-needed housing to deal with the crisis.

Jo Robison, Associate Director



TAGS Budget 2017, DPP, Housing, Jo Robison, Residential

DPP’s Kayleigh Dixon promoted to Principal Planner

10 November 2017

DPP are delighted to announce the promotion of Kayleigh Dixon to Principal Planner in the Newcastle office. Kayleigh joined DPP in 2012 as an Assistant Planner and quickly rose through to senior level. Her consistent and significant contributions to the growth of the Newcastle office and input on wider company efforts make this a well-deserved step up.

Newcastle Director Faith Folley said;

“Kayleigh has been a key member of the Newcastle office for over 5 years now. Kayleigh is held in high regard externally and internally to DPP for her technical ability and project management skills, especially in dealing with highly complex large-scale schemes including EIA development. This contribution and more besides to the business has led to a well-deserved promotion. Congratulations!”




TAGS DPP, Kayleigh Dixon, Newcastle, planning consultants, Property

DPP secure resolutions to grant planning permission for 5 new schools

27 October 2017

As the industry prepares for the forthcoming Education Estates event in Manchester next week, we are delighted to have secured resolutions to grant permission for 5 new schools in the past month.

Yavneh Primary School in Hertsmere, Glenbrook Primary in Lambeth,  NAS Vanguard SEN School also in Lambeth, Langley Park Primary in Bromley and Ark Pioneer Secondary in Barnet.

Bob Robinson, DPP Director London said:

It’s been a really successful few weeks, as we have secured resolutions to grant planning permission for 5 new schools, including some on Metropolitan Open Land (MOL) and Green Belt where ‘very special circumstances’ were successfully demonstrated.





TAGS Bob Robinson, DPP, Education, Education Estates, Michelle Davies

Durham University granted approval for £40m teaching and learning centre

29 September 2017

On behalf of Durham University, DPP’s Newcastle office has secured planning consent for a new £40m high-class, state-of-the-art teaching and learning facility as part of its proposed Estate Masterplan over the next ten years.

The facility will be a central part of the University’s estate, and as well as providing additional lecture theatres, classrooms, seminar rooms, catering facilities, education labs, breakout spaces and student learning zones, it will also support conference facilities for around 500 people during University vacation periods. 

 Faith Folley, DPP’s Newcastle director said;

“We’re really pleased to have helped the University secure permission on such an exciting project. We look forward to helping deliver their masterplan vision, which will enable them to build on their existing £650m contribution the institution already makes to the North East, and the 10,000 jobs it supports locally.”


TAGS Durham University, Faith Folley, Higher Education

Seven new Assistant Planners join DPP

28 September 2017

DPP are delighted to welcome 7 new Assistant Planners to the company across all offices. In Newcastle, Lauren Hunter joins after completing a BA in Geography at Northumbria University. Alice Henderson, based in Manchester, joins following a BA in Geography from the University of Leeds.

DPP’s Leeds office welcome Rosie Allsopp from the University of Sheffield.

Cardiff welcomes two people from Cardiff University; Sian Thomas and Kate Davis.

Finally, the London office welcomes Poppy O’Flanagan from Cardiff University, whilst Dolapo David, joins from Reading University.

CEO, Gareth Hooper said:

“This investment in a significant number of talented Assistant Planners in each of our offices reflects the growth we are experiencing in every region and across many sectors. These new recruits enable us to continue to provide the excellent service our existing clients have come to expect, whilst also enabling us to continue to grow in new areas. As witnessed by a number of the current Directors, DPP has a history of Assistant Planners rising through the company and I hope the support we provide to the new recruits and the wide variety of projects they will experience, will enable this to continue”


DPP releases latest Residential sector brochure

14 September 2017

RESI 2017 kicks off in earnest today, and to follow a raft of new sector brochure launches, we’re pleased to share the latest from DPP Director, Mark Lane’s Residential team; Osian Roberts, Tim Spencer, Richard Purser, and Jo Robison. Please contact any of them if you would like further information

DPP - Residential Brochure F1 compressed


TAGS #Resiconf, #RESIConf2017, Brochure, DPP, Jo Robison, Mark Lane, Osian Roberts, Residential, Richard Purser, Tim Spencer

DPP’s Higher Education brochure

8 September 2017

As the UK’s universities begin another scholastic year, DPP are pleased to launch a second brochure from sector head, Michelle Davies; Higher & Further Education

Please contact Michelle for further information on 0113 350 9865 or michelle.davies@dppukltd

DPP - Higher Education F2 under 2MB


TAGS Brochure, DPP, Education, Higher/Further Education, Michelle Davies

DPP launches latest Schools brochure

1 September 2017

Head of Education, Michelle Davies, is pleased to launch DPP’s latest sector brochure focusing on the great work she and her team have been doing for Schools.

Please contact Michelle for further information on 0113 350 9865 or michelle.davies@dppukltd


DPP - Schools Brochure F2 webcompressed

TAGS DPP, Education, Michelle Davies, Schools

DPP secures 360 new apartments for ESRG Developments

10 August 2017


Acting on behalf of ESRG Developments, DPP Planning have secured permission for more than 360 new apartments to be built on a pair of derelict sites in Digbeth, Birmingham including one ravaged by fire two years ago.

DPP promoted two applications on neighbouring sites for re-development by ESRG, reflecting the aspirations of Birmingham Council’s ‘Big City Plan’, which aims to regenerate the area south of the city centre. Architects Whittam Cox developed the two schemes which reflect the industrial heritage of the area, whilst addressing the challenges of irregular shaped sites and overlooking neighbouring properties.

DPP Chief Executive Officer, Gareth Hooper said:

“These two applications have really tested the Council’s commitment to regenerating the area. The transition Digbeth is currently going through means that we had to work hard to demonstrate that a residential use was appropriate in a formerly industrial area. Overcoming the challenges of high density living, accessibility and viability meant that these consents pave the way for the further regeneration of the area.”

DPP are also progressing an application for a further 135 residential units in Digbeth and in pre-application discussions for another 150.




TAGS Birmingham, Birmingham City Council, Bradford Street, DPP, ESRG Developments, Regeneration, Residential

DPP Appoints Senior Planner To Its Newcastle Office

3 August 2017

National planning consultancy DPP have appointed a new senior planner, Jen Patterson, based in their Newcastle office.

Originally from Guildford, Jen has a degree in Planning and a Post Graduate diploma in Planning, both from Newcastle University.

Having worked in both public and private sectors, Jen brings to DPP, a wide range of experience with a variety of clients, and projects including rural diversification, renewable energy and both large and small scale commercial and residential.

Faith Folley, DPP’s Newcastle Director said “We are delighted to welcome Jen to the team, she brings with her great experience and additional knowledge to our ever-expanding portfolio of projects and clients in the North East. We have worked especially hard on growing our residential experience, notably with the recent approval of the landmark tower at Rutherford Street, Newcastle.  Jen will be a great asset in driving forward the success we have seen in this sector lately.”


“DPP has some very exciting projects in the pipeline, a fantastic team and a great reputation for results not just for clients but also for fostering career development,” says Jen, “I’m delighted to be joining Faith’s team, and jumped at the chance of working together having known her for a while now.”





TAGS DPP, Faith Folley, Jen Patterson, Newcastle, Rutherford Street

DPP summer 2017 promotions

28 July 2017

DPP are delighted to announce the promotion of 4 staff across three of its five offices, including Jonathan Burns’ appointment to Associate Director in Manchester.

 John Francis, Director of DPP’s Manchester office, had this to say;

 “Jonathan joined us in 2008 as a graduate and has risen through the ranks to become an Associate Director and key member of the Manchester team. Although he’s an all-rounder and advises on all aspects of planning and land uses, soon after joining us it became clear he had a strong aptitude for retail and economic assessments. Since then, initially as a member of the wider team, but more recently as its lead, he has driven the main DPP retail team.”

 Other promotions include; Ryan Grant (Manchester), Nicola Waller (Newcastle) & Matthew Rhodes (Leeds) all of whom go from Assistant Planners to Planners.

 “Jonathan, Ryan, Nicola and Matt are all working on a range of projects across the UK, and have delivered outstanding results for our clients. These well-deserved promotions reflect the important contributions they have all made to DPP and I look forward to them continuing to develop with us.”

 Gareth Hooper, Chief Executive Officer



Matthew Rhodes


Ryan Grant


Nicola Waller

TAGS DPP, Leeds, Manchester, Newcastle, planning consultants, Property

DPP shortlisted for Wales Insider Consultancy of the Year award 2017

9 June 2017

We’re delighted to announce we have been shortlisted for Consultancy of the Year award in the Wales Insider Property Awards 2017.

‘DPP’s Cardiff office continue to work with an impressive range of clients across Wales, delivering an exemplary record in securing approvals in some of the most constrained and protected sites in the region. Our track record demonstrates not only the personal ownership and pride we take in every project, but our dedication to ensuring that by applying knowledge, experience and national contacts, we can unlock difficult sites.’ Gareth Hooper, CEO DPP Planning.

DPP’s shortlisting was based on their work on nationally significant projects including Cardiff University’s centre for Student Life, the first new building to be approved in Cardiff’s Civic Centre for 36 years; the regeneration of the listed former HSBC building on Bute Street; and the leading the proposals for the redevelopment of Bradley Court in Cardiff city centre.

The winner will be announced on 29th June at Cardiff’s Mercure Holland House Hotel & Spa. Best of luck to all of those nominated.

TAGS Business Insider, Cardiff, DPP, Wales Property Awards

DPP submits detailed planning application for Rochdale Riverside development

28 November 2016

The Manchester office of DPP has submitted a detailed planning application for a new mixed-use retail and leisure development in Rochdale town centre.

DPP is acting for Genr8 Developments on its £60 million Rochdale Riverside development that will deliver around 18,580 sq m of retail and leisure floor space for 24 units, including a new Marks & Spencer anchor store as well as a Next outlet. Phase 1 will also include a new 6-screen cinema operated by Reel Cinemas while Phase 2 of the development will see additional commercial and office space, 100 residential apartments and a hotel.

Rochdale Riverside is a key element in the town centre’s £250m regeneration programme, which has already seen the re-opening of the River Roch and construction of Rochdale Borough Council’s award-winning customer service centre, library and office building, Number One Riverside.

“Rochdale Riverside is an exciting project to work on and a vital part of the town’s regeneration,“ says John Francis, Director at DPP’s Manchester office.  “As well as working with Genr8 and the scheme’s designers TP Bennett Architects, DPP has provided strategic planning advice and support, including the preparation of an environmental statement.”

Phase 1 of the scheme is expected to generate over 1,000 new jobs and deliver a £17m boost to the local economy. Rochdale Riverside is being delivered jointly by Genr8 Developments and Kajima in partnership with Rochdale Borough Council, with a decision on the planning application expected in the New Year.

DPP secures planning permission for Durham City’s Milburngate Development

15 November 2016

The Newcastle office of DPP has secured planning permission for the development Milburngate, the largest regeneration site in Durham City for a decade.

A consortium of Arlington Real Estate, Carillion and Richardson Capital LLP will redevelop the Milburngate House site. Formerly home to Her Majesty’s Passport Office and National Savings and Investments, Milburngate will be a mixed-use development, providing the opportunity for around £160m of inward investment and lead to the creation of more than 1,000 full-time jobs and 650 construction roles.

Adjacent to a World Heritage and conservation area setting, it will feature an Everyman Cinema as the cornerstone of its leisure offering alongside a variety of premium restaurants and bars, 291 high- specification apartments and energy-efficient office space.

“We’re proud to be involved in such an exciting, high-profile project,” says Faith Folley, Director of DPP’s Newcastle-upon-Tyne office. “I truly believe that the redevelopment will transform the area, opening up the use of the riverside and improving public facilities. It will also be a significant catalyst in generating jobs.”

The Milburngate House site is the second key element of the regeneration of Durham’s riverside by the consortium, having previously undertaken the regeneration of Freemans Reach on the opposite bank of the River Wear, creating sustainable new offices for Her Majesty’s Passport Office and National Savings and Investments and helping retain more than 1,000 jobs.

Construction on site will start in spring next year after the demolition of the existing building, which is currently underway.

DPP Secure planning approval for new Lidl store in west Hull

14 November 2016

The Leeds office of  DPP has secured planning approval for a new supermarket on Brighton Street in west Hull.

The approved proposal will transform a former car showroom which now lies vacant into a 2,470 sq. m gross, 1,424 sq. m net Lidl foodstore.

The new Lidl supermarket will replace an existing Lidl in Hessle Road, which will be closing because it is too small and outdated to fully meet Lidl’s customer requirements and the company’s expansion plans.

“This proposal will improve the shopping offer in this part of West Hull, regenerate a brownfield site and help to increase the footfall and activity to the Hessle Road District Centre,” says Michelle Bath, Director at DPP’s Leeds Office.

Construction is due to start in January 2017.

DPP achieve planning permission for two developments in Salford

28 October 2016

DPP’s Manchester office has secured planning permission, on behalf of English Cities Fund, for an 11 storey building as part of the ongoing regeneration scheme in the New Bailey area of Salford Central.

The new Grade A, BREEAM ‘Excellent’ development, will provide around 24,000 sqm of B1 office floor space and 830 sqm of commercial ground floor space. The building, designed by architects Allford Hall Monaghan Morris, is set to complement the recently completed One New Bailey development, which houses London law firm Freshfields Bruckhaus Deringer and restaurant Menagerie.

In addition, DPP has also achieved planning permission in Salford for the English Cities Fund for four new apartment buildings with up to 843 new units, a 33 storey tower, multi-storey car park and space on the ground floor for commercial units. These changes are part of a broader planning exercise to update the Salford Central Masterplan for Zones A/C. The development, created by architect AHR, borders both the St. Johns and Middlewood Locks developments.

“We are delighted to have achieved planning permission for both of these projects for English Cities Fund,” says John Francis, Director at DPP’s Manchester office.  “It’s an exciting time to be involved in the regeneration of Salford and these changes reflect the current market trends and the changing cityscape of the area”.

DPP has been planning advisers to English Cities Fund, which is a partnership of Muse, Legal & General and HCA, on the Salford Central project for 10 years.