Conveying the benefits of development is key

Resident outcry and delays have long been fixtures of the planning system. However, a slew of recent media reports have been published highlighting struggles across the country caused by housing development. Towns like Falmouth and Coventry, which residents are describing as “warzones” and “creaking at the seams” as a result of the amount of development happening, are perfect examples of the resistance Labour’s radical housebuilding policies will likely face as they continue to be rolled out. The positive changes proposed by the National Planning Policy Framework consultation, which concluded last month, will help provide the foundation for essential development to be delivered in a planned way. However, the detail behind the reforms will likely not be fully understood or implemented for another six to 12 months, due to transitional arrangements. Some small tweaks to rhetoric made in the interim could be enough to dissipate tensions between local councils, developers and residents ahead of these changes and ensure the need to address the housing crisis is fully understood. Community engagement is key The planning system has long been plagued by competing priorities. For example, councillors are an integral part of the decision-making process, often keen to improve their constituency with new or improved facilities. However, as an elected official, they also want to be seen to be listening to and carrying out their constituents’ wishes. This means they can end up rejecting plans that are considered suitable by their planning officers and technical teams at the council, which can result in some applications going to appeal unnecessarily, forcing applicants to take an adversarial route and doing nothing to improve the rhetoric surrounding development. Developers are in a similar predicament. Getting approval for larger sites often necessitates an outline permission first with the detail following via later reserved matters applications. However, community engagement undertaken at the outline stage is unlikely to be able to confirm certain detailed elements which residents often seek. This is often met with criticism from residents, who aren’t always aware of the intricacies of the planning system and the potential future benefits that could be on the table at the appropriate stage. So, how can developers and councils get residents on side? Setting aside the general lack of desire to see development in a local community, residents’ specific complaints often primarily stem from a perceived lack of planned or provided facilities, assumptions about the general disruption caused by construction and a concern about the sense of community within new developments. These are all worries that can be alleviated through thorough community engagement. When constructing larger sites, developers often have to provide certain amenities, for example schools, GP surgeries or new roads, to make a development viable. Asking residents directly what improvements or facilities they would like to see in their area can go a long way to improving community relationships. It must be appreciated that wants and desires from residents do not always align with the technical requirements for an area, or a council’s broader strategy. Councils can support this by sharing information with residents about the local area’s specific needs and helping them understand how developers are attempting to meet these needs, rather than it being left open to interpretation. Local authority improvements Councils can also help by changing their rhetoric around regional development. Reframing communication around housing developments could also include discussing the other benefits they bring to the area, whether that be through section 106 contributions, community infrastructure levy payments or the additional facilities that will come alongside the new homes. This will reinforce the idea of development as bringing positive change, rather than inconvenience. A small change to any council’s website could also make the process smoother. Currently on most planning applications, the click through for visitors says “object or comment” on the application. This wording suggests that the primary goal of gathering the feedback is to hear objections. Making the wording more neutral and inviting people to “share their thoughts” or “find out more” will help change perceptions, and hopefully encourage people to also share positive sentiments. National policy While these small changes to rhetoric at a regional level will make a difference, this needs to be supported by changes at a national level too. The government has taken a radical stance on planning reform. While the targets are ambitious, they are much needed. In order for the plans to be executed well, local councils need to be supported with positive rhetoric, as well as additional finance and resources. This includes using their platform to highlight the benefits development of any kind can bring including new and improved facilities, as well as desperately needed homes, both market and affordable. Construction will always be disruptive for local residents to some extent. This makes it even more important to take their concerns on board and ensure they are kept informed about developments that are being proposed and under construction. If the need for development is commented on positively by politicians at a local and national level, it will have a significant benefit to how residents engage with the process at the application stage and beyond. Craig Pettit is planning director at Marrons Photo from Shivendu Shukla/Unsplash