National Planning Policy Framework (NPPF) Consultation nearing completion

Consultation on the DLUHC's revisions to the National Planning Policy Framework (NPPF) will end on 2 March 2023, meaning there are only two days remaining to make representations on the proposed amendments. Here's a look at the main changes and what can be expected if they are adopted.

The consultation’s focus is on speedy changes to the NPPF which, subject to the outcome of the consultation, will be published around Spring 2023.

The Government also intends to reset its purported course to deliver 300,000 homes a year by the mid-2020s and to secure more quality homes in the right places through the adoption of local plans. The ability of achieving these targets through these changes is being much debated within the property industry.

Proposed Changes

The proposed immediate amendments to the NPPF, summarised by the Government, are:

• make clear how housing figures should be derived and applied so that communities can respond to local circumstances;
• address issues in the operation of the housing delivery and land supply tests;
• tackle problems of slow build out;
• encourage local planning authorities to support the role of community-led groups in delivering affordable housing on exception sites;
• set clearer expectations around planning for older peoples’ housing;
• promote more beautiful homes, including through gentle density;
• make sure that food security considerations are factored into planning decisions that affect farm land;
• and enable new methods for demonstrating local support for onshore wind development.

Implications

The new proposed NPPF is not a significant re-draft but does contain certain focussed amendments that have significant implications for landowners and developers. In particular, proposed reforms that will have implications on housing delivery, design and local plan progression.

Requirements to plan positively for housing to meet needs in full, and the mechanisms to enforce this have generally been relaxed. This will have widespread implications for urban areas and Green Belt authorities in particular, where new development will need to be built at appropriate densities compatible with ‘local character’ whilst maintaining the existing Green Belt.?

The strengthening of Green Belt policy will allow Authorities to plan below required needs and the requirement for the cities/urban areas uplift to be contained within these areas has already been demonstrated to be undeliverable.

Government intends to implement the changes to the NPPF in the short term: Spring 2023.?In the meantime, several local authorities have already delayed progress with their local plans whilst they wait for publication of the revised NPPF, creating further delays and uncertainty to investment and development.

It is clear from initial market reactions that the proposed amendments to the Framework are unlikely to secure the Government’s long-held ambition to simplify the planning system, support the need to deliver over 300,000 homes a year or address a worsening national housing crisis.

If you want more information or are concerned how this may impact on your property, portfolio or development plans, please contact Broadgrove via [email protected] or 0161 485 8866.