In a 10-minute speech at the House of Lords last week the Queen outlined 30 new laws that ministers intend to pass in the coming year. Issues ranged from educational reform, constitutional changes, infrastructure, environmental policy, and housing – but it was the Planning Bill that most caught the eye.
The proposals, initially brought forward as part of the Government’s Planning Reform White Paper in August 2020, would designate land for either ‘Growth’ or ‘Protection’, with a further designation of ‘Renewal’ still under consideration. Land within Growth zones would have an automatic presumption in favour of development.
With the intention of “providing more certainty for communities and developers, particularly smaller developers, about what is permitted where” and “simpler, faster procedures for producing local development plans”, the aims have been well received by many within the industry.
However, the Government will face stiff opposition in the form of countryside groups such as CPRE and its own backbenchers. Former Prime Minister, Theresa May has already voiced her displeasure at the plans.
In truth, the Planning Bill offers little to support city centre and urban development. Generally, there is already a presumption in favour of development in these areas. Instead, it is likely to support strategic planning on green field land or in the Green Belt.
Challenges to brownfield development, such as the high cost of remediation and associated viability issues have not been addressed.
However, the funding for affordable housing and infrastructure will be improved with a new, more predictable, and more transparent levy, which the Government says will support the objective of delivering 300,000 new homes a year by the end of the parliament.
Even with this change there is little to support a brownfield first approach which has been so successful for Andy Street and other Conservatives in the West Midlands and provide a real vote winner in the recent local elections.
With opposition already mounting on the Conservative benches, it is unlikely this Bill will progress in its current form. Expect changes.
