What does the Government’s ‘Planning for the future’ mean for homeowners and developers?
Have you heard about the government’s plans to overhaul the planning system in England? Robert Jenrick, the Secretary of State for Housing, Communities and Local Government, launched the ‘Planning For The Future’ White Paper at the beginning of August. But what does this mean for architects, self-builders and homeowners?
He’s saying it will make it easier for people to build the house they want, where they want. If you’re thinking of starting a build project in the next couple of years, you might be wondering if this will make it easier to find a self-build site or add that ambitious extension to your home.
Jenrick says that the idea is to streamline and modernise the planning process, bring a new focus to design and sustainability, improve the system of developer contributions to local infrastructure - such as roads, green spaces, hospitals and schools - and ensure more land is available for development where it is needed.
At its heart is a major overhaul of the planning permission process, taking power away from local council planning committees. In its place would come a new system, in which local people will help to set design briefs for their neighbourhoods, overseen by ‘zoning commissioners’ who would have the final say.
The process is already underway, much to the consternation of critics. Under extensions to Permitted Development (when certain alterations and extensions to a property are allowed without the need to seek formal planning permission) already rolled out, it’s now already much easier to build an extra storey on top of existing homes. New rules introduced this summer allow for an additional two storeys to be added to apartment blocks and suitable houses.
With Planning For the Future, there would also be exacting new standards for energy efficiency and a review of the policy for building homes in areas prone to flood-risk.
Crucially, the government says that the reforms are aimed at giving smaller developers the opportunity to build, instead of allowing larger housebuilding firms to dominate the market. Sites on areas designated ‘brownfield’, perhaps with stringent long-standing conditions relating to industrial use, could be brought into the mainstream.
The idea is to free up more land for development, including smaller or ‘infill’ plots which smaller developers would welcome. Although unwise to speculate at this stage, it does seem that the long-held differences between greenbelt, greenfield and brownfield sites may disappear; watch this space.
"The planning process has become increasingly complex and uncertain” says Chris Couper of Couper Planning Services (www.couperplanning.co.uk). “The proposed changes aim to reduce risk, speed up decisions, decrease supporting information and add greater certainty. But the question remains whether that can be done whilst delivering schemes in the right place, and without compromising environmental and design standards."
However, some architects and planning experts say that that the proposals will damage architectural standards and do nothing to deliver the affordable housing that’s so badly-needed in many towns, cities and villages.
For instance, Section 106, the clause which puts the onus on larger developers to add affordable homes to their schemes and ‘give something back’ to local communities, will be replaced with a less-demanding levy.
RIBA, the organisation which represents architects in England and Wales, fears that loosening regulations still further will create badly-designed new buildings. RIBA President, Alan Jones,says: “While there’s no doubt the planning system needs reform, these shameful proposals do almost nothing to guarantee the delivery of affordable, well-designed and sustainable homes.”
What do you think? The reforms are now out for a 12-week consultation period.
Find out more and have your say at https://www.gov.uk/government/consultations/planning-for-the-future