Stakeholder Engagement expert, Rowan Cole, offers his insight on the proposed changes to the National Planning Policy Framework.
By Rowan Cole
The opportunity to influence planning policy, by commenting on the proposed changes to the National Planning Policy Framework (NPPF), ends soon with the consultation closing on 24th September. Once the consultation ends, it’s anticipated that the changes will come into effect swiftly – and they will need to if the Government is going to achieve its 1.5m new homes target in this Parliament.
On the surface, there’s a lot to like for developers. The proposed reforms offer significant opportunities – higher housing targets in most areas, a faster Local Plan process and the potential release of ‘grey belt’ land are among the most important changes. But as with any policy, the real test will be in its implementation.
A Labour government can typically open doors for development in ways a Conservative one cannot. Even former Conservative Chancellor Kwasi Kwarteng admitted, after stepping down, that meaningful planning reform is a challenge for the Tories. The political reality is that Conservative heartlands, often in rural or semi-rural areas, are reluctant to accept large-scale development, creating a difficult landscape for pro-growth policies.
For regions like the Home Counties bordering London, the proposed changes could be a double-edged sword. On one hand, increasing housing targets may ease affordability pressures as more homes are built. On the other, changes to green belt protection mean some lower-quality green spaces could lose their status, potentially paving the way for development even on previously untouched land. Striking the balance between protecting prized landscapes and meeting housing demand has never been more challenging.
One of the most welcome proposals is the push for all Local Authorities to have an adopted Local Plan by the end of this Parliament. The current process for plan adoptions is frustratingly slow, and speeding it up could provide much-needed clarity for developers and communities alike. However, there is a potential downside. Some Local Authorities are now pausing their Local Plan development, either because they’re not far enough along in the process, or because the new housing targets far exceed their current emerging plans. This opens the door for unplanned and speculative development, especially in areas without a sufficient five-year housing supply.
So, is this good news for developers? Yes. We should warmly welcome any policy that encourages more building, particularly the building of homes. Pro-development rhetoric by the Government should be welcomed, as should any policy changes that make it easier to kick-start new developments. But the proof of the pudding is in the eating. The proposed changes send a clear signal that Britain is open for building. That said, it’s likely that changes will need to be made to the NPPF before the end of this Parliament to truly unlock the full potential of these reforms.
For developers, the opportunity is here for the taking.
