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Alister Smith BSc (Hons) PGDip MRICS, professional partner and head of Stags planning and design discusses changes in the planning industry, focusing on the National Planning Policy Framework.
The election of the new government in early July has brought with it a number of priorities it plans on focusing on over the next parliament, of which one of them is planning reform. On the 31st July, the government announced its biggest push towards planning reform by publishing the consultation on changing the National Planning Policy Framework (“NPPF”).
This consultation contains a number of changes with the main direction of travel ultimately aimed at ensuring that there is a sufficient supply and delivery of homes. Some of the key changes are:
This well-known point has been updated, with further clarity being added. This is specifically with regard to when local planning policies are considered ‘out-of-date’, namely around local housing numbers. It further emphasises other aspects to be given weight in decision making such as affordable housing, design and location. It should be noted that there is no indication of how much weight should be given to each.
The policy aims to ensure that there will be a significant increase in the number of homes built; 370,000 per year as opposed to the 300,000 advisory target set by the previous government. This is to be delivered via a new ‘standard method’ which in basic terms is how the government calculates housing need in each council area. For example, in Somerset, the authority would be required to deliver 3,900 homes per year as opposed to the current 2,670 homes per year figure under the current standard method figure.
To assist in delivering the substantial increase in housing numbers the government proposes to bring back some form of strategic planning which has been largely absent over the last 20 years. While there is no direct mechanism proposed to achieve this, the draft NPPF does try to ensure that councils cooperate on cross-boundary concerns approach.
It proposes to remove the clause that states, in summary, the availability of agricultural land used for food production should be considered when deciding what sites are most appropriate for development. At present, larger applications need to consider the impact of the application on food production.
In terms of energy security, the draft contains further support for renewable energy and low-carbon energy sources. Councils are now required to find land for this as opposed to the de facto ban under the current framework.
To further support the economy, councils are required to expressly find land suitable for businesses that are part of the ‘modern economy’ such as laboratories, data centres, digital infrastructure, and freight and logistics. In the same vein, it also supports the expansion or modernisation of industries (business, commercial, etc.).
Finally, and less publicised, the government is proposing an increase in the planning fees for ‘householder’ applications which make up more than half of the total planning applications submitted. At present the fee for this application type is £258 with the proposed fee to increase to £528. This increase is done under the broad premise of funding council planning shortfalls, and improving staff recruitment and retention.
As mentioned, this is subject to consultation and the final version will only likely be available later this year or early next; however, this does give a very clear direction on which the government is going with in regards to planning and delivering homes in general.
Stags is able to assist you with responding to this government consultation as well as with all other planning matters. For more information on Planning and Development, contact one of our knowledgeable members of staff at 01392 439046 or [email protected]
