It was March 2012 when I appeared on BBC Breakfast commenting on the first publication of the National Planning Policy Framework (NPPF).
Back then, there were no leaks or blogs so I was largely in the dark on its content, especially as it wasn’t to be published until lunchtime, although I did know it was to be a significant simplification of the many Planning Policy Statements that it replaced, and a stronger emphasis on development being ‘sustainable’ in an environmental, economic and socially responsible way.
Whilst there have been a number of revisions to the NPPF since 2012, yesterday’s version of the NPPF offers the first complete overhaul of the way national planning policy is structured with it now containing policy numbers, in much the same way as a development plan document, plus clearer separation between plan-making and decision-taking policies.
It is also over twice the length of the original version, perhaps because there are things to consider in plan-making and decision-taking that didn’t exist 14 years ago.
CRITICALLY IMPORTANT
Whilst the NPPF is to remain a material consideration in the determination of a planning application, it is clear to me that the NPPF is increasing its significance for decision-taking, not just where development plan documents are out-of-date, and plan-making, as the new NPPF refers to it being ‘of critical importance in both contexts’.
I am delighted that the NPPF has been published as this shows that the Government, under new leadership, remains committed to planning reform and to delivering homes and infrastructure that the country needs.
A COMMITMENT TO SUSTAINABLE DEVELOPMENT
At the heart of the NPPF remains the commitment to sustainable development although now with stronger ‘in principle’ support for development in sustainable locations, including within settlement boundaries.
REDEVELOPMENT OF PREVIOUSLY DEVELOPED LAND
For the first time, the NPPF also contains a policy for development outside settlements in certain circumstances including (inter alia) the redevelopment of previously developed land and limited infilling within groups of houses, and support for development that would address an evidenced unmet need including where the authority cannot demonstrate a five year housing land supply or scores below 75% in the most recent Housing Delivery Test.
Such measures are very positive as the previous blanket approach to prevent development outside settlements failed to recognise that many authorities can only meet housing need by expanding beyond their defined settlement boundaries.
SUPPORT OF RESIDENTIAL AND MIXED-USE DEVELOPMENT
Also positively, the NPPF supports residential and mixed-use development which would be within reasonable walking distance of a station (subject to certain other criteria) where it would be physically well-related to an existing settlement and be of a scale which can be supported by existing and proposed infrastructure.
The revised NPPF has helpfully reduces the minimum density for development around stations from 40/50 dph to 35/40 dph, with exemptions for smaller sites.
Development of any land, especially Grey Belt land around stations, should make efficient use of land and whilst the minimum density has been reduced, the NPPF seems to understand that not all locations would necessarily be suited to higher densities.
SPATIAL DEVELOPMENT STRATEGIES
The NPPF sets out the approach to Spatial Development Strategies which provide a strategy for the next 25 years and identify broad areas for growth and against which development plan documents, prepared at a local level, must be consistent.
This more strategic approach to plan-making is welcomed by many, although we need to be careful not to delay local plans whilst authorities grapple with the challenges of establishing a spatial plan for a larger area.
GREY BELT LAND
I am also pleased to see the Government remains committed to development on Grey Belt land in sustainable locations where the ‘golden rules’ are met.
The Government has also clarified that renewable energy projects will comprise inappropriate development when located in the Green Belt and therefore very special circumstances (i.e. wider environmental benefits associated with increased production of energy from renewable sources) are required if they are to be supported.
This will be well-received by those communities who are concerned that energy companies are taking advantage of Grey Belt policy to deliver solar farms in the Green Belt.
PROTECTION OF PUBS
As a key part of British culture, I also support the protection of public houses to avoid them being redeveloped for housing or other uses.
However, this does nothing to address the economic challenges being faced by pub owners who struggle to make their businesses viable.
CONSULTATION WITH STATUTORY CONSULTEES
Aside from the NPPF, I’m pleased to see a more focused approach to planning application consultation with statutory consultees as this avoids unnecessary consultation which can lead to delays in decision-making.
However, on the face of it, the changes seem relatively modest with changes only affecting Sport England (who will still be consulted on significant cases), and the Gardens Trust and Theatres Trust (who are only involved in a fraction of the number of applications determined).
So, overall, yesterday was a good day for planning reform, although time will tell whether this goes far enough to deliver faster development plans and quicker planning decisions.
