Comment
Turley releases planning reform recommendations to rebuild economy
We have released five recommendations for the Government’s planning policy paper expected later this month. They focus on how the current system should adapt to support quicker economic recovery in the short term.
The current planning system could be reshaped to better stimulate much needed economic growth.
With potentially radical changes mooted, including rumours of a US-style zoning system, we also question whether now is the right time for such root-and-branch reform. Instead we suggest a number of simple adaptations which we believe could achieve substantive change to support a rapid economic recovery.
1. Simplify and accelerate planning for economic growth and regeneration
The Government should simplify and accelerate planning for economic growth. This would include encouraging the wider use of Local Development Orders to establish parameters that allow developments to take place quickly. To attract investment and stimulate job creation we are also proposing the extension of existing tools including Enterprise Zones and the designation of new freeports. Granting a permission in principle for land allocations in adopted Local Plans could speed up and simplify the process in some areas across the country.
2. Revise the standard method for assessing housing need so that it works for all
While measures to boost the supply of new homes had seen delivery increase, the effects of COVID on housing delivery have been significant and it continues to fall well short of the levels needed to address the UK’s longstanding housing crisis. The current method of assessing need has failed to deliver the amount or distribution of new homes that are required.
Government must urgently revise the approach to deliver the 300,000 homes per year that are needed and to ensure a fair distribution that supports the Government’s levelling up agenda. Once these requirements are in place, Local Plans must be required to meet those needs in full unless there is a binding agreement in place to ensure they are provided in a neighbouring authority.
3. Strengthen the presumption in favour of sustainable development
Sustainable development will be critical in supporting long-term economic recovery, but existing policy doesn’t go far enough. We are calling for changes to the National Planning Policy Framework (NPPF) to reduce the weight given to older Local Plans (especially those that have not met the legal requirement for five yearly review) and to review the current disapplication of the presumption in favour of sustainable development within the Green Belt.
Given the importance of addressing climate change, we also argue that Government should consider a policy incentive for early adoption of zero carbon development.
4. Create healthy and green communities by allowing our core cities to expand
The Government could help drive recovery and support the ‘levelling up’ agenda by allowing the UK’s urban centres to expand through new well-planned mixed-use communities that can deliver the amount and the types of homes that our modern economy needs. In some areas, outdated Green Belt boundaries are preventing much needed development especially of family housing and affordable homes. Government should establish an independent commission to review the effectiveness of current policy, provide guidance on the assessment of exceptional circumstances that justify a change to Green Belt boundaries, and encourage improved access to and improvement of retained Green Belt.
5. The resources to deliver
Finally, we are calling on Government to invest in local resources to deliver the country’s ambitious development plans. Local authority planning departments are already stretched in dealing with existing developments coming through the system. Alongside planning reforms, we suggest ring-fencing funds to support resourcing for planning for recovery. These funds could be contributed to by an increase in planning application fees linked to strict performance criteria and dedicated resource.
Dave Trimingham, Chief Executive said: “It is right for Government to look forward rather than backward in assessing what needs to change in the upcoming planning reforms. The impacts of COVID on what kind of future we are planning for cannot be under-estimated.
“History shows that structural reforms of the planning process take time to have effect. The pressing priority must be on short term and rapid economic and social recovery. The policy changes announced last week to reduce red tape and fast track the approval process in town centres may relieve some pressure. However, we believe that further targeted changes to planning policy, along with increased resourcing for local authority planning services, can help to deliver more and lay the ground for any more radical changes that may follow.”
28 July 2020