The largest overhaul of the National Planning Policy Framework since its launch six years ago will focus on new housing need tests, clearer requirements for developers, and new tenures.
Announced today by prime minister Theresa May, the draft revision – open for consultation until 10 May – implements 80 previously announced reforms.
The government intends to publish a final framework before the summer, subject to the results of the consultation.
The main changes are:
Ensuring the right homes are built
Ensuring affordable homes meet all needs, including:
- Sites for first time buyers
- Build-to-rent homes with family friendly tenancies
- Guaranteed affordable homes
- Adapted homes for older people
Essentially, this is pulling together a number of different proposals to ensure a wider mixer of tenures are encouraged and planned for.
Maximising the use of land
Local authorities will have more freedom to maximise density on existing brownfield land.
Redundant or under-utilised land development will be encouraged, as will more flexibility around upwards extensions on existing blocks.
Specifically, the NPPF will make it easier for land to be reallocated that has no chance of development.
There is also a consultation on permitted development rights for upwards extensions. However, Rights to Light issues will need to be addressed.
READ MORE: The key issues involved when considering upwards development
More transparent planning processes
Authorities will be encouraged to work together and address the gap between permissions granted and homes built, which is being looked at separately by the Letwin review.
This will include a new standardised approach to assessing need and new measures to make developer contributions clearer, so councils can hold them to their commitments.
Housing delivery test
A new housing delivery test will focus on driving up the number of homes being built, rather than just those planned for.
Developers will be held to account on delivering their commitments, including affordable housing and the infrastructure needed to support communities.
This will feed into local plans, which must be reviewed every five years, and there will be stronger penalties for authorities not setting them.
Viability assessments and faster planning
New wording says that, where a proposed development accords with all relevant policies in the plan, there is no need for a viability assessment to accompany the planning application.
It is also consulting on making all viability assessments publicly available.
Green belt and stronger protection for the environment
The framework maintains the strong protections of the green belt and said it “retains a high bar before green belt land may be released”.
It intends to ensure developments have a net gain to the environment.
READ MORE: The green belt: under siege or no longer fit for purpose?
Higher quality and design
Introducing new quality standards, this places a heavier emphasis on pre-application discussions.
Housing secretary Sajid Javid said: “In moving to a more integrated society, the focus for everyone, whether a developer or a neighbourhood group, must be to come together to build the homes our communities deserve.”
The full consultation is available here
■ See also: Jackie Sadek’s reaction – No doubting her commitment, but did PM say anything new?
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