Lifting the Mood

Over 80 people crowded into the Marquis of Wellington on Tuesday 24^th to talk about the draft NPPF out to consultation, with a closing date for responses later that night.

The three speakers; each for a maximum of 10 minutes were myself, Paul Brailsford (Freeths) and Grant Butterworth (Leicester City).

 

I largely focussed on the strategic issues, where returning to the essential Duty to Cooperate across Council boundaries, with a requirement to accommodate across boundary unmet needs, was one of the two most significant proposals. The other was in Green Belt areas, where the duty to review the boundaries, if development needs cannot otherwise be met,  should be very significant. This can be an exceptional circumstance for modifications of the GB. There is thenew ‘Grey Belt’ idea of areas, such as carparks and transport yards, that can be developed, which make a limited contribution to the five purposes of the Green Belt designation. I am not convinced that this will make much difference to overall figures of new houses. But I am not negative to it.

The ‘Golden Rule’ on Green Belt releases of 50% affordable housing, I think is too onerous. I believe this needs to be reduced to secure the housing development targets the Government hope to reach.

 

The greater focus on renewable energy, including the possibility of once more onshore wind farms and greater solar farms is already being seen in the decisions of the Energy Secretary Ed Milliband.

 

Paul focussed on housing and first of all walked us through how badly we have been performing in recent times with an average of under 190,000 built over the last 20 years. Virtually the first major policy announcement of the new Government was to do with planning and the need to transform the delivery rate of housing. (When was the last time  Planning has been central to the political argument?) As well as the NPPF, there are all sorts of related announcements from introducing more application delegation; to changes to the Affordable Homes Programme; the Right to Buy; and a new generation of New Towns.

 

The 5 year housing land supply requirement is back (even where Local Plan adoption is recent), with a restored 4% buffer and a 20% one where delivery is below 85% of the housing requirement. The ‘standard method’ formula is back in virtually all circumstances, with a stock based assessment approach (0.8% p.a.) and a potential affordability adjustment. Transitional arrangements exist on Local Plan preparation, especially where the increase in housing numbers need as a consequence of these policy changes is greater than 200 p.a.

 

Grant largely concentrated on the local implications in Leicestershire, where the Green Belt is virtually non-existent (bad luck on Robert Galiji for winning the quiz on this subject, but left before it was my round for drinks!). The big takes for him were the restoration of strategic planning, where Leicester districts had stoutly compensated for this dearth in recent years with their non-statutory Strategic Growth Plan and a Statement of Common Ground ensuring genuine co-operation between the districts. He summarised the change in housing numbers by district, which are very substantial (albeit the previous cooperation between the Leics Districts will significantly ameliorate the impact in most cases).

 

Grant was obviously pleased that Planning is central to the new Government’s agenda and expects a further range of supporting initiatives from new Acts, a National Housing Strategy and National Development Management Policies to follow.

 

Overall, the general conclusion was that this is an extremely positive first major step to getting development moving in areas, which are essential for the greater social, economic and environmental health of the UK. While it needs the economy to grow to make it work, this is at least in part dependent on getting the amount and quality of development right. Personally, I don’t think this consultation draft needs changing much and the important thing is to get it out there, finalised asap. Tweaks can be made later.  So go go go for a December launch as trailed and continue the mood of positivity for as long as possible.