Government Proposes Housing Land Supply Boost in NPPF (2024)
The new Government's latest consultation proposes reforms to the National Planning Policy Framework (NPPF) and other aspects of the planning system to boost housing supply.
The consultation document is titled “Proposed reforms to the National Planning Policy Framework and other changes to the planning system”, which was published on 30th July 2024.
These changes could significantly impact developers and landowners across England.
Let's dive into the key proposals and their potential implications.
Ambitious Housing Targets
The government has set an ambitious goal of building 1.5 million new homes in England over the next five years.
This target underpins many of the proposed changes, aimed at boosting housing supply and streamlining the planning process.
Reversal of December 2023 Changes
Mandatory Standard Method
One of the most significant proposals is to make the standard method for assessing housing need mandatory, rather than advisory.
This change would remove the option for local authorities to use alternative approaches in "exceptional circumstances."
For developers and landowners, this could mean:
More certainty about housing targets in different areas
Potentially higher housing requirements in some locations
Less room for local authorities to argue for lower housing numbers
Removal of Urban Uplift Policy
The consultation proposes deleting the urban uplift policy introduced in December 2023.
This policy directed additional housing growth to 20 largest urban areas. Its removal could result in:
A more even distribution of housing growth across different areas
Potentially more opportunities for development in smaller towns and rural areas
Deletion of Character and Density Restrictions
The Government proposes to delete policies that allowed local authorities to restrict density based on local character concerns.
This change could lead to:
More opportunities for higher-density developments
Increased development potential in urban areas
Challenges to local opposition based solely on character grounds
Strengthening the Presumption in Favour of Sustainable Development
The consultation proposes to clarify and strengthen the presumption in favour of sustainable development. Key changes include:
Focusing on policies for land supply when determining if policies are out-of-date
Adding explicit references to design and affordable housing policies
For developers and landowners, this could mean:
Easier approval processes in areas without up-to-date plans or sufficient land supply
More weight given to national policy over outdated local policies
Increased importance of high-quality design and affordable housing provision in proposals
Restoring the 5-Year Housing Land Supply Requirement
The Government proposes to reinstate the requirement for all local planning authorities to continually demonstrate a 5-year housing land supply, regardless of their local plan status. This could result in:
More opportunities for speculative applications in areas without a 5-year supply
Increased pressure on local authorities to allocate and deliver sites
Greater importance of land promotion and maintaining a pipeline of sites
Reintroducing the 5% Buffer
The consultation proposes reintroducing a universal 5% buffer on top of the 5-year housing land supply requirement.
Implications for Developers and Landowners
Many of these changes aim to boost housing supply and make it easier for development to come forward. This could create new opportunities for developers and landowners, particularly:
In areas without up-to-date plans or 5-year land supply
For higher-density developments in urban areas
On sites that may have previously been considered out of character
The move towards strategic planning and cross-boundary cooperation means developers and landowners should think strategically about their land holdings and development proposals. Engaging with planning processes at a broader scale may become increasingly important.
Design and Affordable Housing Focus - With explicit references to design and affordable housing in the presumption, high-quality design and appropriate affordable housing provision will be crucial for successful applications.
Need for Proactive Approach
To take advantage of these changes, developers and landowners should:
Review their land holdings in light of potential increased housing requirements
Consider opportunities for higher-density development in urban areas
Engage early with local authorities on emerging plans and strategies
Prepare high-quality proposals that align with national policy objectives
Final Thoughts on the Government’s Proposed Changes
These proposed changes represent a significant shift in planning policy, aimed at boosting housing supply and streamlining the planning process. While they offer potential opportunities for developers and landowners, they also bring new challenges and considerations.
It's important to note that these are currently proposals open for consultation.
The final policy changes may differ based on feedback received. Developers and landowners should closely monitor the progress of these reforms and be prepared to adapt their strategies accordingly.
As always, early engagement with local authorities, careful site selection, and high-quality proposals will be key to navigating the evolving planning landscape successfully.
If you have a site that may be suitable for development, contact our planners today !!
