What Does 'Builders Rather Than Blockers' Mean for Development?

Posted by Colliers on 4th August 2024 -

In line with its manifesto promises, the new Labour Government has swiftly revised the National Planning Policy Framework (NPPF) to support "builders rather than blockers," aiming to deliver 1.5 million homes over the next five years.

 

The consultation for the draft revisions to the NPPF (NPPF24), announced on the July 31, 2024, is open for eight weeks until the September 24, 2024. These revisions include proposals that either retain or revert changes made to the December 2023 version of the framework, along with new policies. The primary purpose of the changes  to significantly enhance efforts to address housing and other development needs, focusing on the following points:

• Requirement for an up-to-date local plan: Local authorities must plan for the number of homes their communities need, allowing people to engage in how, not if, homes are built.
• Introduction of a mandatory standard method for assessing housing needs: Local authorities must plan for homes proportionate to the size of existing communities. A comprehensive spreadsheet shows how local authority housing numbers would change, with the national housing target rising from 300,000 to just over 370,000 per year.
• Broadened definition of brownfield land: There is an expectation that more applications on such land will be approved.
• Green belt land release: Local authorities will be expected to release green belt land for development if they cannot meet their identified housing needs.
• The new land category of ‘grey belt’: This includes previously developed land and other parcels in the green belt that contribute minimally to the five green belt purposes.
• Golden rules for development on green belt land: This includes 50% affordable housing, delivery of national or local infrastructure, and green space.
• Scrapping of previous government’s amends: ”Urban uplift” rules are to be scrapped, reducing London’s housing target from 100,000 to 80,000 homes a year, and the requirement for new homes to be ”beautiful” will be removed.
• Enhanced presumption in favour of sustainable development:more restrictive with emphasis placed on design and the provision of affordable housing.
• Support for economic growth: The government will facilitate the construction of laboratories, digital infrastructure, freight and logistics hubs, and data centres, requiring specific allocations within local plans.
• Clean energy:  Support for onshore wind and renewable energy projects

In addition, Angela Rayner outlined in her statement earlier this week plans for a:

• Council house revolution: Government funding will be provided to councils and housing associations to increase the delivery of social housing.
• Planning and Infrastructure Bill: Measures will be included to speed up the delivery of high-quality homes and infrastructure.
• New Towns Task Force: Sir Michael Lyons and Dame Kate Barker will lead an independent task force to develop a vision for new towns, with suitable locations recommended within 12 months.

This is an strong start for Labour, demonstrating a well-considered focus on planning policy to meet housebuilding requirements across England. From a strategic planning perspective, this should expedite the development of green belt release sites, which historically in Colliers’ experience have taken up to 10 years to remove from the green belt.

While the consultation is promising, it requires action to back the proposed policy changes. Communities across England are already feeling the pressure of new developments and raising concerns about the lack of infrastructure needed to support this residential growth. The consultation draft of the NPPF does not address this issue, and as Rachel Reeves has confirmed, there is less government funding available than previously thought to support necessary infrastructure projects. Additionally, rural and suburban communities may have concerns about the reduced housing requirements within cities, which could lead to opposition from backbench MPs, similar to what was seen under the previous Conservative Government.

We expect to hear more about the new NPPF in the coming weeks, and Labour may make further announcements. The outcomes of this consultation and the publication of the revised NPPF towards the end of 2024 will be awaited with interest.