The election, devolved powers to Manchester, including an elected mayor, and a new Community Infrastructure Levy (CIL) will all affect planning in the North of England this year. Consequently, here are the six key issues for developers in 2015.

1. Housing

Delivering more homes is as high on the political and planning agenda in the North as it has ever been. 2014 saw a 31 per cent increase in the number of major residential planning applications, with an impressive overall approval rate of around 80 per cent.

Across the country the success rate on larger housing schemes is now around two in three (the long-term average is one in three). Expect more of the same in 2015.

2. Devolution

In November it was announced that Manchester is to have its own directly elected mayor. The 15 Lancashire authorities have announced that they too will be ‘seeking support from councillors’ to develop devolution proposals further.

The authorities believe that a combined approach will enable them to work together on strategic issues relating to transport, regeneration and economic growth.

Whether this will provide any greater clarity remains to be seen. Nevertheless, look out for stronger local government alliances being formed and a new layer of policy emerging. Expect close scrutiny by developers and local communities where differences emerge between new strategic policy objectives and existing plans and pressure for higher housing targets.

3. The Election

The prospect of an election inevitably creates uncertainty. Developers don't want their schemes to become political footballs in the run up to an election. On the other hand, who wants to sit on their hands waiting for an election to play out – especially this year with the prospect of no outright winner and therefore potentially lengthy negotiations before a coalition is formed?

Expect a rush of post election submissions; some further tinkering with the National Planning Policy Framework (NPPF), regardless of who wins the election; and a return to 'brownfield first' if Labour comes to power.

4. The Green Belt

There is an acknowledgement across the leading political parties that building more homes will inevitably mean some development on greenfield land. In some areas that will also mean development on the Green Belt, as decades-old boundaries are outdated or fit for purpose.

Reshaping the Green Belt is perhaps a once-in-a-generation opportunity for most areas, so expect developers and landowners to throw their hats into the ring on lots more sites. Look out for 'Green Belt swaps', rounding off, small infill developments and more strategic Green Belt releases also being mooted.

5. CIL and S106

The Community Infrastructure Levy (CIL), a new system of funding infrastructure through planning charges, is a ticking timebomb. Just eight out of 72 authorities across the North are expected to have a charging schedule in place by April 2015. However, from April 2015 the old system of pooled S106 contributions, negotiated on a site-by-site basis, will no longer be allowed, nor will extensions to the CIL deadline.

Look out for controversial battles over S106 payments or unilateral arrangements to steer schemes through.

6. Development plans and neighbourhood plans

Many northern authorities continue to grapple with tough decisions on where to identify enough land for housing and to make up the backlog from low delivery in recent years. Cheshire East is under the microscope at the moment, following the postponement of the Local Plan Examination, with critical comments on how the housing numbers were arrived at with seemingly little connection to economic growth forecasts.

856 neighbourhood plan areas have been designated across the country, with 23 adopted, yet there are relatively few plans in the north of the country.

We can expect neighbourhood plans to drift northwards as more designations are made. How many will genuinely promote additional growth is another matter.

Further information

Visit Savills Manchester Planning team for advice.