{"podcast":{"title":"50 Shades of Planning","slug":"50-shades-of-planning-1168819","podcast_index_feed_id":1168819,"rss_url":"https://feed.pod.co/50-shades-of-planning","website_url":"https://pod.co/50-shades-of-planning","image_url":"https://images.pod.co/5mS4nT6SQ3R4_geO4VUXYGg3bhYRQVG3qwYGGgh0ock/resize:fill:1500:1500/plain/artwork/04acffea-73a6-4d39-813c-a571d416c0f1/50-shades-of-planning-1744212704.jpg","author":"Samuel Stafford","episode_count":168,"summary":"50 Shades of Planning is Sam Stafford’s attempt to explore the foibles of the English planning system and it's aim is to cover the breadth of the sector both in terms of topics of conversation and in terms of guests with different experiences and perspectives. 50 Shades episodes include 'Hitting The High Notes', which are a series of conversations with leading planning and property figures. The conversations take in the six milestone planning permissions or projects within a contributor’s career and for every project guests are invited to choose a piece of music that they were listening to at that time...","last_synced_at":null,"page_url":"https://stenobird.com/podcast/50-shades-of-planning-1168819"},"episode":{"title":"The Snagging List II","slug":"the-snagging-list-ii","published_at":"2025-11-22T10:00:22+00:00","page_url":"https://stenobird.com/podcast/50-shades-of-planning-1168819/the-snagging-list-ii","show_page_url":"https://stenobird.com/podcast/50-shades-of-planning-1168819","url":"https://pod.co/50-shades-of-planning/the-snagging-list-ii","audio_url":"https://downloads.pod.co/b6f9f0f9-d7fe-4a5a-836c-563849ec1a3e/c1223034-607e-4421-9917-80615321fa88.mp3","summary":"Empirical evidence is starting to emerge, as speculated upon earlier in the year, that there will indeed be a significant increase in the number of planning applications being submitted this year, certainly for residential development and largely, it is held, driven by the introduction of Grey Belt. TerraQuest , the company behind the Planning Portal, has reported that the number of new homes for which planning permission was sought between 1 July and 30 September 2025 was 68% higher than during the same period in 2024. As Sam Stafford said in the introduction to the first Snagging List episode, if this increase in planning applications is to make a meaningful contribution to the Government's new home target within the parliamentary term, then these applications will need to be transacted an awful lot faster than applications have been transacted hitherto. According to research by Lichfields for the LPDF and Richborough, the average time taken to determine a major outline application has risen from 8 months in 2014 to two years in 2024. That first Snagging List episode focused on the application process, from pre-app, determination and committees to conditions and Section 106 Agreements. That of course though is only a part of the development process and it was suggested during that recording that the post-consent delays to getting permissions implemented warrant an episode in their own right and so this is that follow-up episode. According to Lichfields’ third ‘Start to Finish’ report, published in 2024, on sites of more than 500 homes it takes an average of between 1.3 and 1.6 years from detailed consent to first completion. For sites of between 50 and 99 homes that period is an average of 2.3 years, and for sites of between 100 and 499 homes that period is 3.2 years…","meta_description":"Empirical evidence is starting to emerge, as speculated upon earlier in the year, that there will indeed be a significant increase in the number of planni…","key_points":[],"chapters":[],"topics":[],"duration_seconds":3800,"processing_state":"not_requested","actions":[{"name":"request_transcript","method":"POST","url":"https://stenobird.com/v1/public/podcasts/50-shades-of-planning-1168819/episodes/the-snagging-list-ii/transcription-requests","description":"Idempotently request low-priority transcript generation for this episode."},{"name":"read_markdown","method":"GET","url":"https://stenobird.com/podcast/50-shades-of-planning-1168819/the-snagging-list-ii.md","description":"Read the agent-friendly Markdown representation of this episode resource."}]}}