Planning and Development in a New Political Era

As we enter a new political era, it is incredibly refreshing to see such a renewed sense of optimism within the industry, coupled with a belief that we can take significant steps towards addressing the housing crisis. Labour’s landslide victory provides the new government with the political capital needed to push through the ambitious housing policies outlined in their manifesto.

Housing targets

One of the key promises made by Labour is the pledge to deliver 1.5 million new homes over the next parliament. The new Chancellor, Rachel Reeves, was quick to reinforce this commitment in her speech to business leaders just days after the election victory. To deliver this number of homes, especially taking into account the considerable backlog in the system, is an ambitious target but one that is absolutely necessary if we are to tackle the housing shortage that is pushing up prices and leaving many struggling to afford a home. The government is clearly planning to make the most of this opportunity to address the crisis and kickstart economic growth.

NPPF

The planning and development sector is on the brink of the most significant change since the original introduction of the NPPF in 2012. The publication of draft changes in the NPPF on 30 July, hotly anticipated, will if implemented lead to a sea-change in how the Government would like the planning system to operate.

The draft NPPF and, perhaps more importantly, the explanatory text within the associated consultation questions, provides a real insight into the aims of the changes while the proposed amended standard methodology adds some pretty eyewatering numbers for individual planning authorities.  The consultation runs until 24 September with an (optimistic) aspiration that a final NPPF is published in the Autumn.  Clearly the Government is not looking to hang around but given the range and scale of proposed changes (and likely scale of consultation responses) publication before the end of the year is surely more realistic (hopefully not on 23 December this year).

Local authority resourcing

Local authorities have been woefully under-resourced for many years, causing delays both in planning applications in tackling some of the boarder issues such as nutrient neutrality and phosphate pollution. A well-funded and resourced planning system is crucial in ensuring that new homes are delivered efficiently and in the right locations.

The government has committed to providing 300 additional planning officers, but, representing less than one new member of staff per planning authority, this action will only go part-way to addressing the problem. And while we support this, we believe that an even greater investment in local planning authorities is needed, which is crucial to ensure the necessary resources are in place to deliver on the new and ambitious housing targets.

Decision making powers

The commitment to direct intervention by ministers in planning decisions provides a strong signal to local authorities that the benefits of development will be important material considerations in the determination of development proposals. This will be a key short-term measure to drive development forward. The recovery of planning appeals in Buckinghamshire and Hertfordshire this weekend showcases the Government's willingness to step in when necessary to push through important projects.

Additionally, the Chancellor's directive for the Secretary of State to communicate with local mayors and the Office for Investment highlights the importance of co-ordination and collaboration in achieving successful planning outcomes. This is very welcome and will help ensure that investment opportunities tied to planning decisions are brought to the attention of key decision-makers – and a proactive stance is taken in promoting economic growth.

However, the real challenge lies in implementing these changes at the local planning authority level. While directives from the Government and interventions by the Secretary of State can help guide decision-making, the success of these initiatives will ultimately depend on effective co-ordination and co-operation at the local level. Councils will play a crucial role in translating national priorities into on-the-ground actions that deliver tangible results.

Local Plans

It is important for local planning authorities to understand what is expected of them in terms of having a Local Plan in place, reviews of Green Belt boundaries, and prioritising brownfield and 'grey belt' sites for development. Clear communication from the Government, coupled with support and resources for local authorities, will be key in ensuring that these targets are met in a timely and effective manner.

Green Belt / brownfield

The focus on brownfield sites and the fast-tracking of planning permission for such developments is supported. Brownfield sites should be a priority to address the housing crisis and provide opportunities to maximise previously development land that is often well-served by public transport and infrastructure. It will be important for the government to publish more details on how they plan to implement this policy effectively.

The review of the Green Belt has always been a politically contentious issue, but one that must be tackled if we are to build the homes we need in the most sustainable locations. Releasing land from the Green Belt for new homes in locations near to employment centres and transport hubs is crucial in ensuring that our cities remain vibrant and economically viable. The approach of releasing 'grey belt' land is clearly logical, although questions remain over precisely where that land is located and how accessible it is.

New towns

The anticipated policy change to allow the creation of new towns is something that the planning and development sector has called for decades but even with the greatest political will, these developments will take as long again to materialise.

In these early days, the there is no doubt that the Government's focus on planning as a driver of economic growth is a positive development for the industry. By addressing key issues such as housing delivery, renewable energy development, and investment in local planning authorities, the Government is taking steps in the right direction. The challenge now is to ensure that these initiatives are implemented effectively at the local level to deliver real results for communities and the economy.