Several industry figures have welcomed the government’s revised NPPF, particularly the renewed focus on design. However, concerns remain around the central focus on housing to the exclusion of areas such as town centres.
The British Property Federation has urged the government to recognise that the UK’s planning system must “not focus on housing alone”.
The government has a target to build 300,000 new homes a year by the mid-2020s. In total, 217,000 homes were built last year.
In a statement, the BPF says: “While the NPPF rightly embraces multi-tenure housing delivery, higher-quality design of new homes and the benefits of the build-to-rent sector (new, professionally managed homes built for renters), the nation’s town centres and the industrial and logistics sectors still require more support from planning policy.”
Ian Fletcher, director of real estate policy at the BPF, argues that the planning system for town centres “remains too inflexible and outdated”. He comments: “The way people use town centres is changing, and in turn town centres must be able to respond more quickly and innovatively to this.”
Focus on delivery
Eversheds Sutherland partner Stuart Andrews agrees that the revised policy “is all about the government’s refocus on housing delivery and really little else (subject to some carefully worded advice in respect of the natural environment)”.
He adds: “It brings with it a strong direction as to realistic and deliverable plan-making and a new emphasis on design quality and community engagement.”
Others are positive about a “long overdue” and “more pragmatic” approach to housing delivery.
John McLarty, national head of planning for Strutt & Parker, comments: “The policies contained in the new NPPF provide long-overdue updates to government policy since it was first introduced in 2012. Critically, it sets out a series of welcome proactive measures to improve the planning process and aid the delivery of housing.”
Duncan Field, head of planning at law firm Norton Rose Fulbright, says: “The sense I have so far is that the zeal with which the consultation was published in terms of trying to support delivery of more housing has been tempered a little bit by practicalities. It is more pragmatic.”
For example, the government originally proposed that 20% of local authorities’ housing requirement should be accommodated on small and medium-sized sites. This has been reduced to 10% and small sites have been defined as less than one hectare.
David Bainbridge, partner at property consultancy Bidwells, adds: “The revised NPPF clearly seeks to address many of the issues identified at the consultation stage. Clarity on the supply of small sites through local plans is particularly welcome.”
Frequency of review
Other changes include the frequency with which local plans need to be reviewed. The consultation document suggested a five-year review, but the final version suggests that strategic policies need to be updated only if local housing requirements have “changed significantly”.
The government has also emphasised design in the updated policy.
Tim Hellier, head of planning and environment at BCLP, comments: “The changes that have been made increase the emphasis on good design in sustainable development, with further details provided on how ‘good design’ should be assessed.”
Meanwhile, Ghislaine Halpenny, director of external affairs at the BPF, adds: “The design section is very interesting, particularly how planning permission must be refused if the design does not improve and enhance an area. That is a real indication from the government of the importance it puts on design.”
Overall, while the new NPPF may well contribute to the government’s housing delivery targets, could it have gone even further?
Jason Lowes, partner in the planning team at consultancy Rapleys, concludes: “By selling the NPPF essentially as reform to housing, planning for jobs has seemingly taken a back seat. Although solving the housing crisis is obviously of enormous importance, one wonders whether the government has missed a trick, as it is critical that housing delivery is allied with sustainable commercial development.”
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