Development
Insights Edition 1 • Spring 2024
Development Our national Property Development capability is underpinned by the fact that it comprises an integrated team of regional specialists, located strategically across our nationwide network of offices. Our focus is always on ensuring clients optimise the asset value of their investments and realise their financial and strategic goals. We provide our clients with a comprehensive and holistic service designed to support them throughout the lifecycle of the development - from inception to completion.
Politics vs Planning? In launching the updated National Planning Policy Framework (NPPF) (19 December 2023) the Government confirmed its commitment to building more homes, acknowledging that too many local planning authorities (LPAs) have no up-to date Plan; too many take too long to get their Plan in place; and, too many Plans do not deliver as they should. So what has changed in the NPPF to address these issues? We look at some of the key changes and the impacts these are already having on the planning system. • Housing Need – The updated NPPF confirms that the standard method for calculating housing need is an advisory starting point and that exceptional circumstances will be required for using an alternative method. Many LPA’s had already stalled preparation of their Plans hoping for this amendment to be implemented, with some of these LPA’s now considering reducing their own housing requirement or going back on previous commitments to deliver neighbouring unmet needs. Whilst this may speed up the Plan making process; without any obligation to help out neighbouring authorities there is a real risk that housing needs will not be met.
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• Housing Supply – The updated NPPF removes the requirement on LPAs with an up to date Plan (less than 5 years old) to demonstrate a rolling 5 year housing land supply. This is meant to provide an incentive for LPAs to get plans in place quickly and avoid speculative applications. Further, LPA’s at an ‘advanced’ stage of their Plans now need only demonstrate a 4 year housing land supply for decision making purposes. Others yet to reach the advanced stages are still required to demonstrate a 5 year supply.
• Green Belt – The updated NPPF confirms there is no requirement on LPA’s to review or alter Green Belt boundaries. The Government’s protection of the Green Belt has been widely opposed by the development industry claiming without such reviews the targeted delivery of 300,00 homes per annum is unlikely to occur. We could soon be working to an altogether new planning system however, with a General Election on the horizon. The Labour Party have stated that they would immediately reverse the NPPF updates and have signalled that in order to deliver on housing needs they would allow some development of Green Belt land. So everything could yet be shaken up!
Angela Brooks Planning 01530 566576 angela.brooks@fishergerman.co.uk