{"id":767849,"date":"2024-12-13T09:16:25","date_gmt":"2024-12-13T09:16:25","guid":{"rendered":"https:\/\/www.architectsjournal.co.uk\/?p=767849"},"modified":"2024-12-13T09:20:46","modified_gmt":"2024-12-13T09:20:46","slug":"positive-start-but-more-to-do-reaction-to-the-governments-planning-changes","status":"publish","type":"post","link":"https:\/\/www.architectsjournal.co.uk\/news\/positive-start-but-more-to-do-reaction-to-the-governments-planning-changes","title":{"rendered":"\u2018Positive start but more to do\u2019: reaction to the government\u2019s planning changes"},"content":{"rendered":"

Ministers formally released the reformed National Planning Policy Framework<\/a> (NPPF)yesterday and brought into effect mandatory minimum housing delivery numbers<\/a> for councils.<\/p>\n

The government also pledged an extra \u00a3100 million for councils to hire staff and consultants next year and said this was on top of increasing planning fees to cover costs and an additional 300 planning officers.<\/p>\n

It follows months of rhetoric about housing since the summer election and comes days after prime minister Keir Starmer used a major speech<\/a> to commit to building 1.5 million homes and deciding 150 applications for infrastructure projects this parliament.<\/p>\n

\u2018Promising\u2019<\/h4>\n

RIBA president Muyiwa Oki said the planning reforms offered \u2018a promising path forward\u2019.<\/p>\n

He added: \u2018Enhanced emphasis on design quality and sustainability reflects a clear understanding of what constitutes good design, paving the way to create places where people truly want to live.<\/p>\n

\u2018Significant moves to review the use of the green belt and define the meaning of grey belt land, while prioritising brownfield development, also signal a willingness to tackle some of the most pressing barriers to large-scale development.\u2019<\/p>\n

But Oki cautioned: \u2018To ensure success, two critical interventions are needed: greater involvement of architects and greater resource for local planning authorities.<\/p>\n

\u2018Most importantly, this cannot become solely a numbers-driven exercise. In our cities, towns and countryside, people deserve high-quality, well-designed homes that meet their needs and stand the test of time.\u2019<\/p>\n

\u2018Positive\u2019<\/h4>\n

Paul Rickard, managing director at developer Pocket Living, said the refreshed NPPF was \u2018certainly a positive start\u2019.<\/p>\n

He added: \u2018While we still believe that there is scope to go further on unlocking small brownfield sites through the introduction of a permission-in-principle regime for planning applications compliant with affordable housing policy, the measures around accelerating plan-making and increasing housing targets will make a significant difference at a national level.\u2019<\/p>\n

But Rickard warned: \u2018Planning reform is not in itself going to ensure that these new homes are built. That\u2019s why the government now needs to deliver on creating an environment attractive for small and medium-sized housebuilders to return to what they do best, which is playing their role in meeting new local housing supply quickly.\u2019<\/p>\n

\n

At a glance: National Planning Policy Framework changes<\/h4>\n
    \n
  • Councils have been given immediate mandatory housing targets, adding up to 370,000 units per year<\/li>\n
  • Areas with the lowest levels of affordability and greatest potential for growth will see housebuilding targets increase the most<\/li>\n
  • Councils must review their green belt boundaries and identify lower-quality \u2018grey belt\u2019 land for development<\/li>\n
  • Any development on the green belt must meet strict requirements, with rules requiring developers to provide infrastructure for local communities<\/li>\n
  • Councils and developers will need to give greater consideration to social rent when building new homes<\/li>\n
  • The government said it supported \u2018builders, not blockers\u2019 and would \u2018deliver for working people\u2019<\/li>\n<\/ul>\n<\/div>\n

    \u2018Optimism\u2019<\/h4>\n

    Dave Trimingham, executive chair at planning consultants Turley, said \u2018bold planning reform\u2019 was required to deliver on Labour\u2019s manifesto promises.<\/p>\n

    He added: \u2018That has been delivered today under the revised NPPF. The government\u2019s intention to boost housing supply and accelerate economic growth is clear.<\/p>\n

    \u2018The new approach to housing needs, which moves away from trend-based demographic projections and uses the existing housing stock as a baseline, is particularly transformative and represents significant increases in housing targets for most local authorities. There is confirmation that these housing targets are mandatory and that, where necessary, green belt will be reviewed.<\/p>\n

    \u2018Elsewhere, encouragement to local planning authorities to support proposals for all forms of renewable and low-carbon energy development is a key amendment to the planning framework that will have a significant impact on the UK\u2019s net zero ambitions.<\/p>\n

    \u2018Today\u2019s reforms will bring optimism to the development sector as it looks to support the government\u2019s rightfully ambitious growth plans.\u2019<\/p>\n

    \u2018Contention\u2019<\/h4>\n

    Robert Wofinden, head of the residential team at law firm Browne Jacobson, said government attempts to remove friction from housebuilding were \u2018certainly a boon for developers\u2019.<\/p>\n

    He added: \u2018Ambiguity around what is considered as green or grey belt land will be a bone of contention between developers, communities and local authorities but, once this has been stress-tested, we\u2019ll start to see some form of clarity for developers.<\/p>\n

    What is considered as green or grey belt land will be a bone of contention<\/p><\/blockquote>\n

    \u2018However, to reach the full potential of UK housebuilding, more action will likely be needed on boosting the number of planning officers in local authorities. The new guidance will be resource-intensive and, while town planners being in demand is certainly a positive from a development standpoint, more than 300 new planners will be needed to avoid a backlog.\u2019<\/p>\n

    \u2018Challenge\u2019<\/h4>\n

    Victoria Du Croz, head of planning at law firm Forsters, agreed there could be \u2018ongoing ambiguity\u2019 over which land is classified as grey belt.<\/p>\n

    She said: \u2018Despite an overwhelming consensus from the industry that greater specificity is needed over what land should be removed from the green belt and made available for development, the government has failed to provide this today, although it has referenced that there will be further guidance in the new year.<\/p>\n

    \u2018Without increased clarity, the definition of grey belt will be played out at appeal and in the courts, delaying planning applications and fundamentally delaying the provision of new homes.\u2019<\/p>\n

    Du Croz added: \u2018The transitional provisions in the NPPF are also going to make the government\u2019s ambitious 1.5 million home target a challenge. If local authorities are able to continue developing in line with current local plans, including those that are near-final, the step change in housing numbers is going to take years to come through.<\/p>\n

    \u2018The NPPF is, of course, only one lever the government is pulling to get housing numbers to increase. But it is hard to see how these revisions are going to deliver the vast number of homes Labour has committed to.\u2019<\/p>\n

    \u2018Overhaul\u2019<\/h4>\n

    Starmer said: \u2018For far too long, working people graft hard but are denied the security of owning their own home.<\/p>\n

    \u2018We owe it to those working families to take urgent action, and that is what this government is doing. Our Plan for Change will put builders, not blockers, first, overhaul the broken planning system and put roofs over the heads of working families and drive the growth that will put more money in people\u2019s pockets.\u2019<\/p>\n

    The government said local authorities had three months to progress local plans that were currently in development, subject to conditions that catch those significantly undershooting new targets.<\/p>\n

    Where plans based on old targets are still in place from July 2026, councils will need to provide for an extra year\u2019s supply of homes in their pipeline.<\/p>\n

    If they do not do this, the strengthened presumption in favour of sustainable development will apply.<\/p>\n","protected":false},"excerpt":{"rendered":"

    Ministers formally released the reformed National Planning Policy Framework (NPPF)yesterday and brought into effect mandatory minimum housing delivery numbers for councils. The government also pledged an extra \u00a3100 million for councils to hire staff and consultants next year and said this was on top of increasing planning fees to cover costs and an additional 300 …<\/p>\n","protected":false},"author":104183,"featured_media":757656,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_oasis_is_in_workflow":0,"_oasis_original":0,"ep_exclude_from_search":false},"categories":[681],"tags":[100542,84209,4390,25518],"yoast_head":"\n\u2018Positive start but more to do\u2019: reaction to the government\u2019s planning changes<\/title>\n<meta name=\"description\" content=\"Key figures have welcomed \u2018promising\u2019 and \u2018positive\u2019 changes to rules governing when development can take place \u2013 but warned that much remains to be done to make the move a sustained success\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" 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