December 13, 2024
On the 12th December, the Government unveiled the latest iteration of the National Planning Policy Framework (NPPF), marking a significant overhaul of the planning system in England. This updated Framework introduces several important changes aimed at improving housing delivery, protecting the environment, and ensuring sustainable development.
Avalon Planning & Heritage have been busy reviewing the changes to understand the implications this might have on local authorities, developers and communities. These are listed below.
Housing Targets and Land Supply - The revised standard method increases housing targets for each Authority setting an overall need of 370,408 for England, depending upon the stage in preparation of the Local Plan for each Authority accommodating increased allocations in emerging plans can be set aside (for now).
The expected revocation of Paragraph 226 of the NPPF introduced on 19th December 2023 has taken place, meaning that all Authorities must undertake annual monitoring reports against a 5 year backdrop. This will mean that some Authorities could be in significant deficit, and the housing delivery test could also push Authorities into a need deficit. For decision making this ultimately means that the ‘tilted balance’ under Paragraph 11d of the NPPF will be engaged. In such circumstances, sites outside of established boundaries but in sustainable locations where there are no strong reasons for refusing permission should be allowed.
The update has removed the following requirements:
- at least 10% of the total number of homes on major sites as affordable home ownership; and
- 25% of affordable housing units delivered through s.106 Agreements as First Homes.
Instead, Authorities must make their own judgement.
Brownfield Land – Greater emphasis is being given to the use of brownfield land for development, with the revised NPPF indicating that proposals ‘should be approved unless there is substantial harm’. This sets a very high bar to refuse permission on previously developed land (PDL) (agricultural land remains exempt from the definition of PDL).
Green Belt - There is a new sequential test in place for development in green belts (see para 148).
For green belt release plans should give priority to previously developed land, then consider grey belt (PDL land that does not strongly contribute to any of purposes of the area or purposes where footnote 7 of 11d would provide strong reasons for restricting development) which is not previously developed, and then other Green Belt locations.
All new housing developments on the Green Belt must provide at least 15% more affordable housing than would normally be sought - subject to an overall cap of 50% UNTIL a new locally determined threshold is set through local plans. That locally determined threshold should be 50% unless viability concerns dictate otherwise.
Design – The words ‘beautiful’ and ‘beauty’ have been removed, instead there is emphasis on well designed places.
Highways – New wording has been added to Para 116 ….following mitigation, would be severe, taking into account all reasonable future scenarios. The glossary assists in how future scenarios are to be modelled.
Industrial - New para 86(c) inserted giving greater emphasis on facilitating development to meet the needs of a modern economy, citing ‘Invest 2035: The UK’s Modern Industrial Strategy which identifies priority sectors for growth and support.