Guidance

Investment Zones: expression of interest guidance

Updated 11 October 2022

This guidance was withdrawn on

This expression of interest is closed please see the Investment Zones prospectus.

Applies to England

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This publication is available at https://www.gov.uk/government/publications/investment-zones-in-england-expression-of-interest/investment-zones-expression-of-interest-guidance

Overview

1. This document provides the questions and assessment guidance for the Investment Zones expression of interest (EOI) form for England. This should be read alongside the Investment Zones in England: additional information.

Background

2. In The Growth Plan the UK government set out a plan for Investment Zones which will drive growth and unlock housing. Investment Zone sites will benefit from tax incentives, planning liberalisation, and wider support for the local economy. Additional information on Investment Zones in England is provided in Investment Zones in England: additional information.

3. Investment Zones in England will be considered following a rapid EOI process open to mayoral combined authorities. Where a mayoral combined authority (MCA) does not exist, upper tier local authorities (UTLA), or Freeports (with the backing of relevant MCAs or UTLAs), will be invited to submit EOIs. Full details of the eligibility can be found below. Submission should only happen after local in principle approval is confirmed. This includes approval in principle from local planning authorities, constituent authorities and district councils and other key stakeholders as set out in the expression of interest criteria.

4. To begin your expression of interest, you must follow the link here Investment Zones; pre-registration form and complete the pre-registration form. Once you have completed the pre-registration form you will be given access to a unique SharePoint folder where you will be asked to submit your expression of interest, an excel form containing the questions, and the supporting evidence.

5. This document provides the criteria for this EOI process in England only. The government will work with devolved administrations and local partners to introduce Investment Zones across the UK.

Application process

6. The EOI assessment process is managed by the Department for Levelling Up, Housing and Communities. Applications will be open from 2 October 2022, and all applicants must submit their EOI and supporting documents via an online portal by 11:59 am 14 October 2022. Applicants must provide all of the information requested so the government can fairly and effectively assess all received EOIs. 1. The link to the pre-registration form for MCAs, UTLAs and Freeports to pre-register can be found here: Investment Zones; pre-registration form.

7. EOIs must be signed off by the chief executive and Section 73/151 officer from the submitting authority, confirming that the EOI is correct, and where requested an accurate appraisal of the MCA or UTLA’s financial position. Authorities are expected to have engaged with relevant local planning authorities during development of their EOI.

8. We request only one application per Mayoral Combined Authority (MCA) or Upper Tier Local Authority (UTLA) in England, detailing all the proposed sites in that locality. The Government will only ask for submissions from UTLAs in areas without an MCA; if you are a UTLA within an MCA area, please work with your MCA as appropriate and do not complete this form. We encourage UTLAs to collaborate with neighbouring Local Authorities to help ensure additionality and reduce duplication. Submitting authorities should put forward an EOI application individually. Where individual Investment Zones sites within an EOI are cross border with another UTLA or MCA they should clearly identify that site in the EOI. Further details can be found in the guidance on eligibility criteria.

9. Final wording and the order and numbering of questions may change when the online portal is published. We will update guidance as required.

10. DLUHC will only accept resubmissions under the following circumstances. DLUHC will endeavour to review all pass or fail questions against the proposed Investment Zone sites within each EOI and validate their accuracy with the relevant MCAs, UTLAs and Freeports where an Investment Zone site has failed. Responses will be required within 24 hours and a failure to respond within that deadline will mean the Investment Zone site is considered as failed. DLUHC will not seek any resubmissions relating to question 3.7 post 14 October.

Expression of interest criteria

11. The government will set a high bar for establishing Investment Zones. The government anticipates setting up a specific number of Investment Zones across the country, where it can be demonstrated that they will have the greatest impact on growth and housing supply. They will need to demonstrate value for money, minimise displacement and bring forward new development. Investment Zones will particularly support regeneration of undeveloped and under-developed areas. The precise number of zones will depend on factors, such as their overall geographical spread and the fiscal costs of the programme, in the context of the government’s medium-term fiscal plan.

12. Investment Zone sites will be judged by the EOI criteria as per this framework. The questions within the EOI help to address geographical distribution, split of housing/commercial sites, delivery readiness, any risks of duplication, alignment with other HMG investments, costs, value for money of proposed sites. Equalities will also be factored into this advice, with even more detailed advice to follow once HMG enters detailed discussions on the location and benefits of Investment Zone sites.

13. Officials will present DLUHC Ministers with a list of EOIs that have met the EOI criteria and can be considered for further Investment Zone delivery planning.

14. In the event of a very large number of EOIs meeting the minimum standards, and to ensure we are able to deliver at pace, we will start with bids that are most ready to deliver and have demonstrated they are likely to have the greatest economic impact. The RAG rating set out in the Expression of Interest Criteria Framework is not intended to be a quantitative scoring system but instead will be used to inform qualitative advice from officials to ministers.

Prioritisation criteria

15. On top of responses to the EOI, Ministers will use the following criteria to prioritise bids for delivery:

  • ensuring broad geographic distribution of Investment Zones (for example a minimum number for each ITL1 region in England), and/or a balance of urban and rural areas;
  • ensuring a proportionate balance of housing and commercial sites;
  • prioritising bids that do better on specific criteria:

i. readiness to deliver;

ii. reducing displacement by ensuring duplicative Investment Zone sites focused on the same sectors or technologies are not in close proximity.

iii. taking into account wider economic shocks in the area.

16. These criteria may mean that even proposed Investment Zone sites that perform well against the RAG rating are not prioritised for delivery.

Freeports

17. Where proposed Investment Zone sites are existing Freeport tax sites only section 1 (initial data) of the EOI needs to be filled out, for those Freeports who wish to convert to Investment Zone status. These will be automatically converted subject to approval of their Full Business Case (and the other points relevant for all Investment Zones including any legal requirements and commitments). If Freeports propose expansions or additions to their tax sites, this will require the full EOI and to be subject to the full selection process.

Delivery plans

18. Based on this assessment, the government will then announce Investment Zone sites successful at EOI stage. Sites successful at the EOI stage will then work with government on their delivery plans, including any legal requirements and commitments. Delivery plans will include confirmation that sites will represent value for money for taxpayers and deliver the housing and growth objectives of the Investment Zones programme.

19. Sites successful at the EOI stage will then work with government on their delivery plans, including agreeing the specific tax incentives, planning liberalisation, and wider support for the local economy. Progressing to delivery plan discussions is not a guarantee that Investment Zone status will be designated.

20. We recognise that the EOIs submitted to government may be dependent on the necessary legislation, and that the commitments requested by government at this stage are in principle subject to confirmation of that legislation.

21. If an Investment Zone site is located within a minister’s constituency, or a member of a bidding coalition has a relationship to a minister which amounts to a personal or business interest, the minister will act in line with the Ministerial Code. Where there is a conflict of interest, decision-making on the Investment Zone site will be delegated to a different Minister.

Equalities and subsidies assessments

22. Decisions on Investment Zone sites will be subject to the Public Sector Equality Duty, necessary legislation and delivery planning. To ensure we have the necessary evidence to assure ourselves that these requirements will be met, the analysis will be developed following the initial EOI process and during the detailed delivery conversations with Investment Zone sites which have been successful at the EOI stage. Implementation of the Investment Zone sites will be subject to these assessments.

23. On subsidy control you should seek guidance from BEIS and DLUHC on how to ensure subsidies granted in Investment Zones take into account subsidy control requirements.

Guidance: Eligibility to submit an expression of interest

  • MCAs, or UTLAs who are not part of MCAs, are eligible to complete the EOI.  MCA/UTLAs that are eligible are invited to submit for Investment Zone site(s) that meet the Expression of Interest criteria.

  • If an MCA/UTLA have more than one site, the EOI must contain information on all of the sites and sites will be individually reviewed.

  • If an MCA/UTLA has a site which crosses an MCA/UTLA border – information on this should be included in each EOI (cross-referenced) and include maps which clearly set out which part of the site(s) sits within each boundary.

  • At this stage we ask for MCA/UTLAs to submit a single EOI relating to the Investment sites within their authority and will consider governance structures, jointly with other UTLAs or otherwise, to oversee sites in the delivery planning stage.

  • Where Freeports would like to convert an existing Freeport tax site they will need to complete just section 1 of the EOI for these sites. They will be automatically converted subject to full business cases approval. Should Freeports wish to add or expand sites these sites would need to be submitted in full and subject to the full EOI selection process.

  • No bids across the boundaries of the constituent nations of the UK are permissible at this stage, but how Investment Zones operate in Scotland, Wales and Northern Ireland is subject to work with respective devolved governments.

Expression of interest questions

Contact details and approval

Number Answer type Pass/Fail
1.1 Short response Whole section needs to be completed for EOI to be considered
1.2 Short response  
1.3 Short response  
1.4 Short response  
1.5 Short response  
1.6 Dropdown - options from question  
1.7 Yes/No dropdown  
1.8 Yes/No dropdown  
6.1 Yes/No dropdown  
6.2 Short response  
6.3 Short response  

Economic opportunity

Number Answer type Pass/Fail
  Short response  
2.1 Yes/No  
2.2 Short response  
2.3 Dropdown Pass/Fail
2.3 Long response (200 words)  
2.4 Long response (200 words)  
2.5 Long response (200 words)  
2.6 Long response (200 words)  
2.7 Long response (200 words)  

Delivery

Number Answer type Pass/Fail
3.1 Short response Pass/Fail
3.2 Long response (200 words) Pass/Fail
3.3 Yes/No dropdown Pass/Fail
3.4 Short response  
3.5 Yes/No/Don’t know dropdown  
3.6 Short response Pass/Fail
3.7 Yes/No dropdown Pass/Fail
3.8 Short response  
3.8 Short response  
3.8 Short response  
3.9 Yes/No dropdown  
3.1 Yes/No dropdown  
3.11 Yes/No dropdown  
3.12 Yes/No dropdown  
3.13 Yes/No dropdown  
3.14 Long response (200 words)  
3.15 Yes/No dropdown  
3.16 Long response (200 words)  
3.17 Yes/No dropdown Pass/Fail
3.18 Yes/No dropdown Fail if you answer yes and fail to upload evidence.
3.19 Long response (200 words)  
3.2 Yes/No dropdown  
3.21 Long response (200 words)  
3.22 Yes/No dropdown  
3.23 Long response (200 words)  
3.24 Long response (200 words)  
3.25 Yes/No dropdown Pass/Fail

Wider strategic considerations

Number Answer type Pass/Fail
4.1 Long response (200 words)  
4.2 Yes/No dropdown  
4.3 Yes/No dropdown  
4.4 Long response (200 words)  

Investment Zone locations

Number Answer type Pass/Fail
  Short response  
5.1 Long response Pass/fail

Expression of interest assessment framework

Theme: Economic opportunity

Guidance

The strategic objective of Investment Zones is to drive growth and unlock housing. Areas with Investment Zones will benefit from tax incentives, planning liberalisation, and wider support for the local economy

In this section you should address how the proposed Investment Zone sites meets the above objectives.

We expect larger Investment Zone sites to be optimal for achieving scale of economic growth and housing development. Site size should, however, align with the local and economic context of the Investment Zone, for example a smaller site in an urban centre, or a larger site where there is more available land or greater economic opportunity.

  • Commercially focused sites will need to demonstrate that the Investment Zone will drive development of at present undeveloped land and/or fulfilment of growth potential.
  • Residential sites will need to demonstrate housing impact through acceleration or additionality.
  • Mixed sites will need to demonstrate both.

Each of these questions should be answered on a site-by-site basis.

Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI. This will include benchmarking against details agreed as part of delivery planning to inform Monitoring and Evaluation.

2.1

Question: Does the proposed Investment Zone site cross a border with another MCA or UTLA?

If you answer yes, please ensure you reference that context throughout your answers for this proposed Investment Zone Site and that the MCA/UTLA/Freeport you are submitting with is content.

Yes: Please answer question 2.2

No: No further details required.

2.2

Question: If the proposed Investment Zone site crosses a border with another MCA or UTLA, what is the full name of the MCA or UTLA that it crosses borders with?

Please enter the full name for the MCA/UTLA/Freeport this Investment Zone site crosses borders with, if there are multiple, please enter those details in full.

This must correspond with the MCA/UTLA/Freeport EOI who you are jointly submitting the proposed Investment site with.

2.3

Question: Is the site commercial, residential, or mixed-use (a combination of commercial and residential)?

The MCA/ULTLA/Freeports should specify if the site is commercial residential or mixed use. If it is commercial, they should only answer 2.2, residential they should answer only 2.3 and mixed use the should answer only 2.4.

Pass

Confirmation whether a proposed Investment Zone site is a:

  • commercial development
  • residential development
  • mixed-use development

Fail

Failure to confirm if a proposed Investment Zone site is a:

  • commercial development
  • residential development
  • mixed-use development

2.4

Question: If your site is commercial, set out here the estimated impact of the site over 10 years. What evidence is there that the site will drive development of previously undeveloped land and fulfilment of growth potential?

MCAs/UTLAs/Freeports should provide a credible estimated impact of the impact of their proposed commercial Investment Zone sites over 10 years. If these are sites which already in development, it should draw upon the existing evidence base.

Please provide a clear rationale for how the planning offer and the tax incentives provided as part of Investment Zone sites will drive development of previously undeveloped land and accelerate or fulfil planned growth.

All sites should include estimates detailing the metrics below. These should be over a 10 year period. If these are sites which are already in development it should draw upon the existing evidence base, but should address the metrics below:

  • Increase in GVA
  • New commercial space created
  • Planning use class
  • The level of relative underdevelopment of proposed sites
  • New employment creation (additional jobs)
  • Unfulfilled potential growth

The level of relative underdevelopment of proposed sites could include information about the type of land (e.g. brownfield land), existing number of employees on site, any planned investment for the area, low GVA, productivity for the region, selection as a Freeport tax site, housing density and land values.

Unfulfilled potential growth could include sectoral data that implies the area would benefit from greater investment to crowd in agglomeration benefits and/ or evidence of burgeoning productive clusters in key industries.

You should also address which sectors you intend to focus the Investment Zone site on, why you are prioritising them and how it supports into wider agglomeration.

Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI. This will include benchmarking against details agreed as part of delivery planning to inform Monitoring and Evaluation.

High

The answer:

  • demonstrates a well evidenced, credible, estimated impact against the metrics in the question, over a 10-year period.

  • demonstrates how this will create, unlock and accelerate new and existing development opportunities.

  • sets out clearly which sectors this Investment Zone will focus on.

  • how this will help ensure additionality.

Medium

The answer:

  • demonstrates an estimated impact against the metrics in the question. Metrics are not necessarily estimated specifically for a 10-year period.

  • demonstrates how this will create, unlock and accelerate new and existing development opportunities.

  • sets broadly out which sectors it will target with some consideration of how these sectors will complement additionality.

Low

The answer:

  • demonstrates limited estimated impact against the metrics in the question.

  • a lack of demonstration of how this will create, unlock and accelerate new and existing development opportunities.

  • does not present a coherent approach to which sectors it will focus on and how it will ensure additionality, rather than displacement.

2.5

Question: If your site is residential, set out here the estimated impact of the site over 10 years. What evidence is there that the site will drive additional or accelerated housing supply?

MCAs/UTLAs/Freeports should provide a credible estimate on the impact of the Investment Zone residential sites over 10 years they are proposing.

All sites should include estimates detailing the metrics below. These should be over 10 years. If these are sites which already in development it should draw upon the existing evidence base, but should address the metrics below:

  • Increase in land value uplift
  • New residential units
  • Planning use class
  • The level of unmet housing need currently in your MCA/UTLA/Freeport

You should use your response to set out how the proposed residential Investment Zone sites will address the specifics of local needs focusing on the following points:

  • Evidence to establish your current status quo
  • Evidence requested on how you will demonstrate what development has been unlocked in addition either through densification of existing planned sites, new sites, or both; and
  • What existing development will be accelerated

Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI. This will include benchmarking against details agreed as part of delivery planning to inform Monitoring and Evaluation.

High

The answer:

  • demonstrates a well evidenced credible estimated impact against the metrics in the question over a 10-year period.

  • demonstrates clearly how this will create, unlock and accelerate new and existing residential development opportunities, with a particular focus on new residential developments.

Medium

The answer:

  • demonstrates an estimated impact against the metrics in the question over a 10-year period.

  • The answer demonstrates how this will unlock and accelerate existing residential development opportunities, but with less focus on new residential developments.

Low

The answer:

  • demonstrates limited estimated impact against the metrics in the question.

  • does not effectively demonstrate how it will unlock new residential development or accelerate new and existing development.

2.6

Question If your site is mixed-use (a combination of residential and commercial), set out here the estimated impact of the site over 10 years. What evidence is there that the site will drive additional or accelerated housing supply?

MCAs/UTLAs/Freeports should provide a credible estimate on the impact of the Investment Zone mixed sites over 10 years they are proposing.

How will the site(s) drive development of previously undeveloped land, fulfilment of growth potential, and additional housing supply?

All sites should include estimates detailing the metrics below. These should be over 10 years. If these are sites which are already in development it should draw upon the existing evidence base, but should address the metrics below:

  • Increase in GVA
  • New commercial space created
  • New employment creation (additional jobs)
  • Planning use class
  • New residential units
  • The level of relative underdevelopment of proposed sites
  • Increase in land value uplift
  • Unfulfilled potential growth
  • The level of unmet housing need currently in your MCA/UTLA/Freeport

Mixed sites should focus on providing all the evidence set out against commercial and residential sites in sections 2.4 and 2.5.

Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI. This will include benchmarking against details agreed as part of delivery planning to inform Monitoring and Evaluation.

High

The answer:

  • demonstrates a well evidenced credible estimated impact against the commercial and residential metrics in the question over a 10-year period.

  • demonstrates how this will create, unlock and accelerate new and existing development opportunities.

  • sets out clearly which sectors this will focus on, how this will help ensure additionality and why this approach is warranted.

  • demonstrates clearly how this will create, unlock and accelerate new and existing residential development opportunities, with a particular focus on new residential developments.

Medium

The answer:

  • demonstrates an estimated impact against the commercial and residential metrics in the question over a 10-year period.

  • partially demonstrates how this will create, unlock and accelerate new and existing development opportunities.

  • sets out broadly which sectors it will target with some consideration of how these sectors will complement additionality.

  • demonstrates how this will unlock and accelerate existing residential development opportunities, but with less focus on new residential developments.

Low

The answer:

  • demonstrates limited estimated impact against the commercial and residential metrics in the question.

  • negligible demonstration of how this will create, unlock and accelerate new and existing development opportunities.

  • does not present a coherent approach to which sectors it will focus on and how it will ensure additionality rather than displacement.

  • does not effectively demonstrate how it will unlock new housing development or accelerate and existing development.

2.7

Question: How will the proposed Investment Zone avoid deadweight, negative displacement, transfers, substitution and leakage?

MCAs/UTLAs should set out how the Investment Zone will avoid displacement of existing economic and housing activity and provide meaningful additionality both on a local and national level.

MCA/UTLAs should set out how the Investment Zone will avoid creating an overall deadweight loss both on a local and national level.

Transfers, substitution and leakage should also be factored into your response. See Treasury Green Book Annex 2 for further details.

Further information will be required as part of the delivery phase.

High

The answer demonstrates:

  • extensive consideration of the displacement and deadweight implications of the proposed Investment Zone site for the surrounding local area (e.g., citing relevant economic literature or providing detailed explanation of economic geography).

  • a plausible set of mitigating actions are proposed that are likely to significantly mitigate local displacement, with extensive consideration given to any nearby deprived areas. Other potential negative externalities are considered and plausible mitigating actions which are proposed.

Medium

The answer demonstrates

  • some consideration of the displacement and deadweight implications of the proposed Investment Zone site for the surrounding local area (e.g., some awareness of what economic displacement is and how its negative effects apply in the applicant’s context).

A plausible set of mitigating actions are proposed that are likely to somewhat mitigate local displacement (see c. right for examples cited in the Bidding Prospectus), with some consideration given to any nearby deprived areas.

Low

The answer demonstrates:

  • little consideration of the displacement and deadweight implications of the Investment Zone proposal for the surrounding local area(s).

  • Any proposed actions are either unlikely to lead to significant mitigation of displacement or are implausible.

Delivery

MCAs/UTLAs/Freeports should provide details for all of the Investment Zone sites they propose to take forward. Each question must be answered for each proposed Investment Zone sites, unless otherwise stated.

Investment Zone sites delivery readiness is considered on a site-by-site basis, the failure of one or multiple sites within this EOI will not impact the progress of other sites.

The delivery plan stage will enable further checks to be undertaken, including but not limited to assessments to monitor and prevent fraud. The precise shape and nature of sites will be confirmed following this stage.

The questions and the format answers will be requested in are set out below.

3.1

Question: What is the name of the site?

Please provide the full name, ordered by priority.

The proposed Investment Zone site will fail if a site name is not provided.

Pass: A name for the site is included

Fail: A name for the site is not included

3.2

Question: What is the size of the site in hectares?

The size of each site in hectares must be provided in ha

The proposed Investment Zone site will fail if the size of the proposed Investment Zone site is not provided.

Pass: The size for the site is included

Fail: The size of the site is not included

3.3

Question: Do you know the name of the individual or organisation who owns the site’s land?

This is in a format where the submitting authority can either state the name of the landowner, state that there is no landowner or state that information is Not Available.

The proposed Investment Zone site will fail if none of the options above are provided.

Yes: Please complete question 3.4 and 3.5.

No: No further details required at this time. Further information on a site-by-site basis will be required as part of the delivery phase, if the Investment Zone site is successful at EOI.

3.4

Question: If you know the name of the individual or organisation who owns the site’s land, enter the name for each site.

Where this is an organisation/company or charity please enter the name best to describe them. If you do not know this please clearly enter “Do Not Know”

Pass: The submitting authority states the name of the organisation or landowner who owns the land of the proposed site.

Don’t know: If you don’t know the name of the site owner please enter “Do Not Know.” No further details required at this time. Further information on a site-by-site basis will be required as part of the delivery phase, if the Investment Zone site is successful at EOI.

3.5

Question: Is the landowner happy for the land to become an Investment Zone, and be used for Investment Zone purposes?

This is not a pass or fail question.

Yes: No further details required at this time. Further information on a site-by-site basis will be required as part of the delivery phase, if the Investment Zone sites is successful at EOI.

No: No further details required at this time. Further information on a site-by-site basis will be required as part of the delivery phase, if the Investment Zone site is successful at EOI.

3.6

Question: What is the name of local planning authority for the site

What is the name of the local planning authority that the Investment site is situated within?

Pass: The name of the local planning authority the proposed Investment Zone site is located in is provided in full.

Fail: The name of the local planning authority the proposed Investment Zone site is located in is not provided in full.

3.7

Question: Does the local planning authority’s leader support the site becoming an Investment Zone?

MCAs/UTLAs/Freeports are asked to provide confirmation that in principle discussions with your Local Planning Authority(s) have taken place and confirm that the leader of the Local Planning Authority agrees in principle.

You must provide evidence if you answer yes to this question. This evidence must be uploaded to the Sharepoint.

This is a pass of fail question.

Pass: Confirmation of the following details against each site:

  • That the Local Planning Authority has agreed in principle with the Investment site proposed in their authority

  • Evidence that the Leader of the Local Planning Authority has provided in principle agreement.

Fail: Confirmation of the following details has been not provided for each site:

  • that the Local Planning Authority has agreed in principle with the Investment site proposed in their authority.

  • no evidence provided of in principle agreement from the Leader of the Local Planning Authority.

3.8

Question: What are the Top three priority sector codes (SIC) for the site

Please provide the top three priority sector codes (SIC) wherever available against each of the Investment Zones sites you have proposed. This is not a pass or fail question.

3.9

Question: Does the site already have planning permission, or is expected to have planning permission (in whole or in part) by 30 September 2023 for the proposed Investment Zone site activities?

This should be answered in a Yes or No format.

If you answer yes to this question you do not need to answer question 3.10, against the Investment Zone site.

Yes: No further details required at this time. You must answer 3.20 and 3.21 which relate to this question.

No: Please complete question 3.10 for each for each of the proposed Investment Zone sites where you have answered no. You must answer 3.20 and 3.21 which relate to this question.

3.10

Question: If the site does not have planning permission, will it have planning permission (in whole or in part) by 30 September 2023 for the proposed Investment Zone site activities?

Yes: No further details required at this time. You must answer 3.20 and 3.21 which relate to this question.

No: No further details required at this time. You must answer 3.20 and 3.21 which relate to this question.

3.11

Question: Is there a Master Developer in Place for the Site?

This should be answered in a Yes or No Format.

Yes: Please answer 3.12

No: No further details required at this time. Further information on a site-by-site basis will be required as part of the delivery phase, if the Investment Zone sites is successful at EOI.

3.12

Question: Is the Master Developer happy for the site to become an Investment Zone and be used for Investment Zone purposes.

This should be answered in a Yes or No Format.

Yes: No further details required at this time. Further information on a site-by-site basis will be required as part of the delivery phase, if the Investment Zone sites is successful at EOI.

No: No further details required at this time. Further information on a site-by-site basis will be required as part of the delivery phase, if the Investment Zone sites is successful at EOI.

3.13

Question: Can you fund the proposed Investment Zone site from your existing budgets, including any resource or capital costs that that would be needed to deliver it?

This should be answered in a Yes or No format, if the answer is no the site will not fail to pass on this basis alone.

Yes: No further details required at this time. Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI.

No: Please complete question 3.14

3.14

Question: If funding is not currently available to deliver any of the sites, tell us how you intend to source this funding, including how much money you think you’d need to borrow.

For MCAs/UTLAs/Freeports who have set out that some of their proposed Investment Zone sites cannot be funded from existing budgets as per 3.1.9, they should set out:

  • how much they would expect it to cost
  • how they would intend to raise those funds. Funding plans should be based on central government providing no new funding but can include borrowing. (This should include any assumptions on borrowing arrangements and whether this is deemed affordable)

This is with the exception of existing Freeport tax sites, where delivery plans have already been approved.

If sites are successful at the EOI stage, we will require further information on a site-by-site basis to support Delivery Phase discussions. At the Delivery Phase, we will consider whether there is added value in providing Investment Zones with priority access to the Brownfield Investment Fund.

3.15

Question: Is there an existing governance or delivery vehicle to progress the Investment Zone sites proposed?

This should be answered in a Yes or No format, if the answer is no the site will not fail to pass on this basis alone.

Yes: No further details required at this time. Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI.

No: Please complete question 3.7

3.16

Question: Where governance or delivery vehicles are not currently in place, what is the timeline for establishing these?

Please describe the timeline for forming governance or delivery vehicles of each individual Investment Zone site, unless they are already in place. This should focus on providing clear milestones and procedures for setting up the relevant governance or delivery vehicles.

If you are considering a joint governance model with other submitting authorities please do reference in your response.

This should not seek any new resource or capital funding from central government.

Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI.

3.17

Question: Have local stakeholders been engaged?

This should be answered in a Yes or No format against each of the proposed Investment Zone sites.

Pass: Engagement on the development or potential development of the Investment Zone site has happened with key stakeholders either prior to or during this EOI period. Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI.

Fail: No engagement has occurred with key local stakeholders regarding the potential delivery of the proposed site, either prior to or during this EOI period.

3.18

Question: Does the site have the support of the relevant Member of Parliament? Evidence required if you answer yes.

This should be answered in a Yes or No format.

If you answer yes, you must provide evidence, or the site will fail. No submission of this evidence after the deadline will be accepted.

If the answer is no, the site will not fail to pass on this basis alone.

Yes: No further details required at this time, Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI. Please provide evidence if you answer yes.

No: No further details required at this time, Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI.

3.19

Question: If there are any land assembly issues, what is your approach for managing these?

Please use this section to detail any specific land assembly issues with any of the proposed Investment Zone sites at this stage and how you propose to manage and resolve these.

Please set out how the specific planning powers, deregulation and proposed tax incentives set out in the Investment Zones policy document will accelerate any land assembly issues.

Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI.

3.20

Question: Do you agree in principle to ensure outstanding planning matters impeding early delivery are brought to resolution to an accelerated timetable (enabling additional delivery within the next two years)?

Please answer Yes or No to the question for each Investment Zone site

Yes: No further details required at this time, Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI. Please provide evidence if you answer yes.

No: No further details required at this time, Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI.

3.21

Question: For each site, please provide details of how you would accelerate delivery (either by streamlining post-permission approvals or using other tools such as Local Development Orders); and anticipated additional development.

In agreeing to this, you would be committing to deliver an action plan to set out more detail of how you would achieve this.

For each proposed Investment Zone site please provide details about:

Whether the site has been allocated in an adopted local plan, identified for allocation in an emerging local plan or as an opportunity area in a strategic development plan?

Whether there has been a masterplan developed or in the process of being developed for the site?   Please include information about the status of the masterplan, the degree of previous community engagement, and links to the masterplan.

Whether the proposed development would be on land which is in:

  • a National Park;
  • an Area of Outstanding Natural Beauty;
  • an SSSI or equivalent designation;
  • the buffer zone of a World Heritage Site
  • designated Green Belt

Key planning policies to ensure developments are well designed, maintain national policy on the Green Belt, protect our heritage, and address flood risk, highway and other public safety matters, along with building regulations, will continue to apply.

Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI.

3.22

Question: Investment Zones will benefit from a new, faster, and more streamlined consent to grant planning permission, as outlined in the policy guidance.

Do you agree in principle to use the framework for developments which do not have existing planning permission, or are not expected to have planning permission by 30 September 2023?

This is a Yes/No answer, please confirm whether you will agree in principle to using a new streamlined overarching planning system.

Yes: No further details required at this time. Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI.

No: No further details required at this time. Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI.

3.23

Question: What is the impact of the Investment Zone on the financial position of constituent local authorities? This should include whether any of the local authorities involved in the delivery of the Investment Zone are currently in statutory intervention or if there have been concerns raised about their governance or capacity/capability by an appropriately qualified third party. For an example, an authority’s external auditor.

If so, please include details of whether they have consulted the relevant commissioners and/or improvement board and/or qualified third party with regards to their capacity to deliver the Investment Zone and what mitigations are proposed.

Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI.

3.24

Question: What is the timeline for delivery of development?

Please describe the timeline for delivery of the Investment Zone sites.

This should focus on providing clear milestones and procedures for the delivery of the Investment Zone site.

These milestones should clearly set out how the specific planning powers, deregulation and proposed tax incentives set out in the Investment Zones policy document will accelerate the progress of the Investment Zone site’s development and overcome existing or future blockers.

These milestones should include:

  • Construction starting
  • When the first units will become available
  • When construction will be complete.

Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI.

3.25

Question: In principle, do you agree to require mitigation, either on or off site, or any environmental impacts of the proposed Investment Zone development?

This question relates to all potential Investment Zone sites, proposed by an MCA/UTLA/Freeport.

This is a Yes or No question seeking the in-principle agreement that the authority would commit to mitigating environmental impacts of all proposed Investment Zone sites, subject to further delivery conversations.

Pass if the MCA/UTLA /Freeport agree to require mitigation either on or off site of any environmental impacts of all proposed Investment Zone development.

Fail if the MCA/UTLA/Freeport does not agree to require mitigation either on or off site of any environmental impacts of the proposed Investment Zone development.

Wider strategic considerations

4.1

This answer should set out how the proposed Investment Zone site will align with:

  • existing public, private investments or foreign direct investment where projects and spend are already subject to legal or contractual commitments.

  • emerging public, private investments or foreign direct investment where projects and spend are already legally or contractually committed to.

  • wider work planned, including local economic strategies, spatial plans and emerging challenges.

Further information on a site-by-site basis will be required as part of the delivery phase, if successful at EOI.

High

The answer demonstrates clear alignment and planning between the investment zone site and relevant and current local strategies (such as Local Plans, local economic strategies, Local Transport Plans), planned or existing investment and local objectives for Growth and Housing

Medium

The answer shows some consideration of how the Investment Zone site will interact with current local strategies (such as Local Plans, local economic strategies, Local Transport Plans) planned or existing investment and local objectives for Growth and Housing.

Low

The answer negligible or no alignment and consideration of how the Investment Zone site will interact with current local strategies (such as Local Plans, local economic strategies, Local Transport Plans) planned or existing investment and local objectives for Growth and Housing. It makes links to strategies which are not relevant with the programme’s objectives of Growth and Housing

4.2

This answer should confirm:

  • Is the site located within an existing Freeport outer boundary?

Yes: Please continue to question 4.3

No: Do not answer questions 4.3 or 4.4

4.3

If the site is located within an existing Freeport outer boundary, does the Freeport governing body in principle support your proposals?

Sites will not pass or fail on this basis.

Yes: Proceed to answer 4.4.

No: Proceed to answer 4.4

4.4

Regardless of the answer to 4.3, this answer should set out:

  • How the sites fit with the Freeport sector focus, tax, and customs sites.
  • If the Investment Zone site proposed is a primarily commercial site, why that aligns with the Freeport and ensures additionality rather than displacement from existing tax sites.
  • If the Investment Zone site proposed is a primarily residential site, how that compliment and supports the existing sectors and tax sites in the Freeport
  • If the Investment Zone site proposed is mixed use, how that both provides additionality and supports existing sectors and tax sites in the Freeport

High

The answer:

  • demonstrates clearly that the Freeport Governing body has been engaged and is supportive of the proposed investment site and its alignment with their existing and future ambitions.

  • demonstrates clearly, supported by evidence, how the Investment Zone site proposed will support and align with the existing Freeport ambitions.

  • demonstrates that the proposed primary use of the site (commercial, residential or mixed) has been considered and why the intended primary use of the Investment Zone site makes sense within the wider Freeport context.

Medium

The answer:

  • demonstrates some engagement with the Freeport Governing body has been engaged and some indication of support for the proposed investment site.

  • demonstrates that the Investment Zone site proposed will endeavour to support and align with the existing Freeport ambitions.

  • demonstrates that the primary use of the site (commercial, residential or mixed) has been considered somewhat within the wider Freeport context.

Low

The answer:

  • does not demonstrate engagement with the Freeport Governing, body or it demonstrates engagement but that the Freeport Governing body is not content with the current proposed Investment Zone site.

  • demonstrates limited or negligible consideration of how the Investment Zone site proposed will support and align with the existing Freeport ambitions.

  • demonstrates limited or negligible consideration about why the intended primary use (commercial, residential or mixed) of the Investment Zone site makes sense within the wider Freeport context.

Local Plans and map of proposed Investment Zone

5.1

As a minimum, a list of all postcodes against your proposed Investment Sites is required. Wherever possible please also upload:

1. a PDF map of your MCA/UTLAs outer boundary, and the locations of the site(s), customs sites, and any other sites which make up the proposed Investment Zone.

2. a PDF map of each site in the proposed Investment Zone, clearly showing the boundaries of the site. This could be a masterplan.

3. a GeoJSON or ESRI shapefile, which shows the boundary of each site in the proposed Investment Zone. Freeports maintaining existing boundaries do not need to upload these files.

Pass: As a minimum a list of Investment sites with postcodes must be provided against each of the Investment Zone sites.

Fail: If no  postcodes are provided against the Investment Zone sites then this should be failed, with the exception of Freeports who are not applying for a change to boundaries.

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