There have been responses from all sides following the government’s launch of a major consultation on a revamped NPPF, a move that marks the most significant overhaul of planning regulation in more than ten years.
Read the original story on the consultation here.
Responding on behalf of the Local Government Association, Cllr Tom Hunt, Chair of the LGA’s Inclusive Growth Committee, said: ‘The proposed changes to the National Planning Policy Framework are some of the most significant we’ve seen, so it is crucial that the views of councils – who approve nine in ten planning applications and are keen to deliver developments for their areas – are fully taken into account through this consultation process.
‘While the government’s commitment to boost development and housebuilding is admirable, changes to the planning system alone will not suffice. Councils need sufficient powers and funding to buy land, bring forward and connect with much-needed infrastructure, and speed up build-out of sites with planning permission. government must also take steps to address the growing skills and workforce challenges in the construction sector.
‘Planning committees are the democratic backbone of the planning system, with councils being accountable to their communities about what should be built where. This is a central tenet that must remain under a reformed planning system.
‘We will now work with our members to fully consider the proposed changes and what they mean for local government and the communities they serve.’
Paul Belton, Partner, Carter Jonas (Cambridge) said: ‘Following a raft of changes to the NPPF introduced last December, these latest proposals represent a fuller and more definitive update to national policy to support development and help create and grow good places in which to live and work.
‘The draft NPPF is said to mark the culmination of a sustained push over the first period of parliament to overhaul the planning system. The draft seeks to hard wire a set of clear, more rules-based policies to make planning policy easier to use, underpin the development of faster and similar local plans and be more directive of decision making in support of both appropriate housing and commercial development.
‘From a quick review it is clear that some policies are fine tuning proposals introduced last year, whereas other proposals are more radical. It is clear that the government is committed to overhauling the planning system, streamlining processes and providing a policy framework that is equipped to boost housing and economic growth.
‘The idea of easing the burden on small and medium sized development will be welcomed by many while ideas such as a presumption in favour of proposals near to well-connected train stations could also open up new opportunities. Any approach to tackle issues relating to infrastructure shortfalls will also be welcome to the development industry as a whole.’
The Campaign for the Protection of Rural England said: ‘There is lots to welcome in this draft revision to the NPPF, not least a focus on urban densification, a recognition of the importance of rural affordable housing, and welcome support including targets to encourage more SME builders.
‘However, any brownfield-first approach needs teeth. Brownfield targets are still missing. Our research shows that there is room for at least 1.4 million homes on brownfield sites in England alone.
‘Our main concern remains the rise of speculative development in the countryside, especially in rural local authorities that have seen a massive increase in their housing targets. Already, every year since 2019, the UK has lost 3,800 acres of countryside on average – equivalent to the footprint of a small city.
‘We are wary of any automatic green light for development in the countryside, including in the Green Belt where the government’s ill-defined ‘grey belt’ policy isn’t working. Our research shows that the vast majority of new homes approved on ‘grey belt’ sites will be built on unspoilt countryside, not the disused petrol stations and car parks the government promised last year.’
The Centre for London‘s CEO, Antonia Jennings, said: ‘A safe, secure home is the foundation for a decent quality of life. Where we live has direct implications on our health, our wellbeing and our livelihoods, as well as the next generation’s ability to learn and grow. The government’s prioritisation of a stable, rule-based planning system is critical to ensuring everyone can access a home.
‘Changes to the National Planning Policy Framework have significant implications in the capital. The most notable change for London is the default ‘yes’ to building suitable homes near railways stations. In combination with the policy on ‘grey belt’ land and new measures which are set to increase density, this could unlock hundreds of thousands of homes in and around the capital – with the infrastructure in place for Londoners to hop on a train to work.
‘It’s encouraging to also see the support for SME builders, a crucial part of London’s housebuilding machinery. With around 10,000 households on the social housing waiting list in Lewisham, and 2,700 in temporary accommodation, it’s encouraging to see this London Borough included in the rollout of the Small Sites Aggregator, with financial support for SME builders to specifically build social housing. The planning system must continue to support the social housing sector as the number one priority.
‘It’s important to reiterate that London is the epicentre of the housing crisis. Our social housing waiting list is double the population of Cambridge with 336,000 households waiting for a decent home. Our temporary accommodation crisis continues to cost local councils £5.5 million every single day. Meanwhile, the implications of London’s housing crisis on productivity, our economy and our health continue to climb.
‘The planning system is a critical part of the housing system. For the whole to function effectively, each part needs to be fit for purpose. Next on the government’s agenda must be fixing our property tax system, which distorts an already-broken housing market.’
Lawrence Turner, Director, Boyer said: ‘We welcome the introduction of a clearer, more rules-based NPPF, with a stronger presumption in favour of development in the most sustainable locations and a renewed focus on delivery. Measures such as a permanent presumption for suitably located development, a ‘default yes’ around railway stations, and clearer expectations on urban intensification should help reduce delay and uncertainty, increase developer confidence, and unlock much-needed new homes.
‘In particular, we support the strengthening of the presumption in favour of suitably located development. This should give local planning authorities greater confidence to accept the principle of development and focus decision-making on delivery and quality, front-loading certainty for developers, especially on previously developed urban land.
‘The emphasis on building homes around railway stations is long overdue, and we support the proposed ‘default yes’ approach. However, minimum density expectations must allow sufficient flexibility to respond to local context, including heritage and townscape considerations, flood risk, site capacity and the availability of deliverable infrastructure. Similarly, higher-density suburban development must continue to meet established NPPF tests relating to residential amenity, parking and design code expectations.
‘We welcome the intention to reduce duplicated and inconsistent local standards. This should help speed up plan-making and the determination of application, giving certainty to applicants.
‘Finally, we also support the stronger emphasis on bringing forward small and medium sized sites, including the introduction of a new ‘medium development’ category. However, proposals to allow cash-in-lieu affordable housing contributions will only work where there are clear, robust safeguards to ensure this does not simply displace on-site’ affordable housing delivery.
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