A leading planning expert at Knights believes we could see more speculative planning applications as a result of the Government’s new National Planning Policy Framework (NPPF).
Senior Associate and Town Planner, Ollie Clawson, believes the new "blanket approach" to planning could give developers more confidence in progressing with projects.
What has changed in the new NPPF?
The new framework, which has been labelled as pro-development by experts, was announced this week with hopes that it moves the Government closer to achieving their target of 1.5million new homes built by the end of this Parliament.
Why developers may have more confidence
Clawson said:
“The immediate reaction is that this is a much more pro-development document than the previous iteration was – in that it is a much more direct and prescriptive approach from the government.
“The old framework referred to guidance which set out expectations on how local authorities should approach planning policy with the caveat that it could be amended and applied to the local geographical context. This NPPF unashamedly includes policies which set out when and where developments will and won’t be supported – something it hadn’t done so strictly before.
“However, there has been some early criticism of the new framework trying to impose a one-size-fits-all model to planning – I suppose we’ll soon find out whether that’s the case and whether it works or not. To my mind, it looks like it’s been introduced in an effort to speed up plan and decision making.
“The immediate reaction is that this is a much more pro-development document than the previous iteration was.”
Ollie Clawson Senior Associate
A more consistent approach to development
“The new NPPF is direct in setting out that local plans should not duplicate the sort of content contained within it – which is a step away from the previous version in that local plans were expected to be prepared in conformity with the NPPF but applying it to a local context. It will still need to be consistent, but what this version is saying is don't duplicate. There are now stricter parameters by which development will be benchmarked against.
“The easiest and most clear-cut way in which this change arises are the policies dealing with residential development in and outside of settlements. There are now very few circumstances, on the face of it at least, where development within or on the edge of a settlement won't be supported.
“Previously the local authorities arguably had more power to establish when and when they won't support development in these areas which meant there was a very fragmented approach as it meant each authority had slightly different criteria. Under the new NPPF, there seems to be a more blanket approach which should give developers a degree of confidence to know what they’re working with – irrespective of where the site sits geographically. I think this will open the door for more speculative development applications going in.”
Could the new NPPF accelerate housing delivery?
Speaking in reaction to the announcement, Planning Partner, Rob Pattinson, said:
“My initial reaction is it's clearly designed to support the government's initiative and drive to build more houses in this country. There are policies within the new framework that are pro-development but, like any policy document, there are policies within it that must be looked at quite closely. Although there is policy support and quite a significant amount of support for housing delivery, that has to be seen in the context of other aspects of the document which potentially could be used to restrict delivery moving forward.
“There are some key differences from previous iterations including a policy that seeks to encourage more residential development quite close to train stations. I have read reports that suggest that this policy in itself could result in an additional 500,000 more houses or so being delivered within the lifetime of the current government - so that's a new and positive policy that didn't exist before.
Challenges and transitional issues
“However, with the outlined policies effectively applying from 17th August, we are finding some early sticking problems when it comes to ongoing developments and discussions slowing down as local authorities get to grips with what this new NPPF means – which is unfortunately inevitable.
What developers and local authorities should consider
“I think the key takeaway is that overall, it's a very positive document. It contains a number of positive proposals that I think will help to allow more houses to be built in this country.
“However, in order for that to happen, I think there has to be a concerted effort on both sides of the fence, both from developers and also from local authorities, to take matters forward positively with a view to trying to ensure that development is approved in locations where it can be built. This policy document provides a framework within which that can happen.
“As with any policy document, there are always downsides, and caveats but, on the whole, it looks to be a good document, with certain points that will need to be considered carefully by my clients moving forward.
Expert outlook on the future of planning reform
Clawson added:
“I think this document is clearly a step by the Government towards getting close to their housing target – but, even with this, it will be difficult to see them reaching it before the end of this current Parliament. However, the effort is clear, so it’s welcome.
“However, planning remains subjective, you can prepare as many policies and guidance as you want to, but there's always going to be a decision maker that is a human. I think it will be interesting to see how quickly the pro-development narrative that surrounds this NPPF filters down to the people who are making decisions. I think that is going to be a key test to establish how far this can go to delivering the homes that the country needs.”