COMMENT Based on the latest polling, a change in government is likely at the next general election, which is expected later this year. While the composition of the next government is unknown, what is known is that the planning system needs a significant overhaul to enable the rapid and efficient delivery of much-needed housing across the country. As such, there is an opportunity for the incoming government to reshape planning policy and speed up housing delivery.
New governments are often initially judged by achievements within the first 100 days and, once they’ve got to grips with things, after a year or two.
Here I – a planning practitioner – set out my recommendations to the incoming Labour government with key targets within the first 100 days and by the second year of its term.
Within the first 100 days, there are five key actions a new Labour government should take.
1. Properly resource planning departments
At the Labour Party Conference in October 2023, it was refreshing to hear Sir Keir Starmer pledge 300 additional planners, among a raft of changes to reform the existing planning system. However, the incoming Labour government should go further, much further. Having discussed this with several practitioners within the industry (both public and private sector), I would argue that the number one issue facing the sector is under-resourced local planning authorities. I would urge Starmer to aim for 3,000 additional planners.
I propose that the incoming Labour government work with the Royal Town Planning Institute and the Local Government Association to put in place a recruitment programme, whereby upon leaving university, planners who work for any LPA would automatically receive “chartered” status from the RTPI after one year of employment. Following this one-year period, these planners would be enrolled onto a planning master’s course (two-year or three-year part-time and funded by the government) and upon completion be bonded to any LPA for two additional years.
There are other ways to attract planners to LPAs – a collaborative approach with the aforementioned parties is required. While I appreciate this won’t be delivered in full within the first 100 days, it must be a priority.
2. Mandate LPA housing targets
I was bitterly disappointed when Rishi Sunak gave in to rebellious backbench MPs, led by Theresa Villiers, who proposed an amendment to scrap mandatory housebuilding targets in favour of making this “advisory”. Mandatory housebuilding targets for LPAs are critical in ensuring housebuilding continues at pace. Perversely, this amendment is massively counterproductive in achieving the government’s own ambitions of delivering 300,000 homes annually.
3. Bring back regional spatial strategies
The benefits of regional spatial strategies appear significantly positive in delivering infrastructure, identifying long-term locations for growth (both housing and employment), facilitating collaborative climate change objectives, and ensuring biodiversity, ecology and well-being are strategically considered. RSSs will inform new local plans, especially given the overwhelming majority of England is two-tiered.
4. Commit to stopping the housing minister merry-go-round
By my count, since 2010, there have been 16 housing ministers. This instability is unhelpful, especially when seeking to address one of the most serious issues facing our country. An easy win for the incoming Labour government would be to publicly commit to having one housing minister in post for an extensive period – full term of parliament would be ideal. It would signal that the government is truly focused on housing delivery.
5. Make a national housing target a key standalone policy
At October’s Labour Party conference, Starmer announced that Labour will build 1.5m new homes over five years. If Starmer is serious, then this target should be introduced as a key standalone policy (with immediate effect) with responsibility for delivery falling on the new housing minister.
Within the first two years in power, five more targets should be set by the Labour government.
1. Reform planning committees
The size of planning committees should be reduced to half the current make-up, with those lost replaced with volunteer professionals from the built environment sector. I would give up an evening each month to assess applications, with my professional hat on, and assist the planning committee to make decisions on planning merit.
The planning/housebuilding sector is ever-changing, and my experience has been that many planning committee members are not fully up-to-date with latest planning policies, guidance and laws. As such, planning committee members should attend mandatory quarterly planning briefings. If members fail to attend two or more of the four annual briefings, they should be made to stand down.
2. Review the green belt
A wholescale, government-led green belt review must be undertaken by the incoming government. For far too long, the green belt has been a political hot potato, with neither major political party getting to grips with it. The industry needs to see action which clearly redefines green belt policy to enable 1.5m homes to be built. The review should be reflected in the new National Planning Policy Framework, the reinstated RSSs and in new local plans. The new government won’t meet its ambitious housing delivery strategy unless unsuitable land is removed from the green belt.
3. Take a harder line on local plans
The existing NPPF already requires LPAs to produce new local plans covering a minimum of 15 years ahead. However, a significant proportion of LPAs have fallen short of this and seemingly are not motivated to meet this requirement. I recommend new guidance which stipulates that new local plans be prepared within 24 months from start to submission to the Planning Inspectorate. If LPAs fail to deliver, then the Planning Inspectorate should step in and create the new local plan. And, as a consequence of the LPA’s failure, the new local plan should have an additional development uplift of 20% above the objectively assessed development needs.
4. Focus on increasing home ownership
So many hardworking people can’t afford to own a home because it’s difficult to raise the deposit. I recommend that the new government introduce a mortgage product whereby renters who have paid rent in full for three years (with good credit) be offered 100% mortgages. They have demonstrated their ability to consistently repay. It might be that interest rates on these mortgage products are slightly higher and be for a longer term (5-10 years), but a significant swathe of people would end up owning rather than renting, which is a good thing.
5. And, finally, deliver a new National Planning Policy Framework
If an incoming Labour government does take on board all my recommendations above, a new NPPF will be necessary to capture this new government’s direction of travel.
Dan Wilson is a planning manager at Cala Homes
