The Government have announced a further radical restructuring of the Planning system for England.
A consultation paper was published on 6th August 2020 by the Ministry for Housing, Communities and Local Government (MHCLG) with a deadline for responses of 29 October 2020. It is likely that the changes would be implemented from 2021. The full paper is available here.
This White Paper is in addition to the extended Permitted Development Rights and the changes to the Planning Use Classes announced in July 2020,
The key recommendations are:
“It is time for the planning system finally to move towards a modernised, open data approach that creates a reliable national picture of what is happening where in planning, makes planning services more efficient, inclusive and consistent, and unlocks the data needed by property developers and the emerging Property Technology (PropTech) sector, to help them make more informed decisions on what to build and where.
Underpinning this, we need to modernise the day-to-day operation of the planning system. Residents should not have to rely on planning notices attached to lamp posts, printed in newspapers or posted in libraries. The COVID-19 pandemic has highlighted the need for modern digital planning services that can be accessed from home, and many planners and local authorities have responded brilliantly to this challenge. The planning system must build on this success and follow other sectors in harnessing the benefits which digitisation can bring – real-time information, high-quality virtual simulation, straightforward end-to-end processes. It should be based on data, not documents, inclusive for all members of society, and stimulate the innovation of the great British design industry”
Glenigan clients can be assured that we are working closely on all these suggested changes, supporting the Government with its agenda and ensuring that our clients still enjoy preferential access to all projects as they progress.
Specific proposals:
ZONES
All land in England will be classed into zones for “Growth”, “Renewal” or “Protected”.
Proposals in the Growth zones would automatically have outline consent and a detailed approval would be granted via either:
an Approval of Reserved Matters application as now
a Local Development Order agreed with a developer linked to a master-plan
a Development Consent Order under the Nationally Significant Infrastructure Projects regime for exceptionally large sites
Proposals in the Renewal zones would again automatically have a presumption in favour of appropriate development for “gentle intensification” of buildings and gain detailed consent via either:
a new permission route via the prior approval process
a fast-track application process assuming approval if it fits with the Local Plan
a Local or Neighbourhood Development Order
Proposals in the new Protected zones will still require full planning application processes as now.
LOCAL PLANS
Simplify Local Plans, make them visual and map-based, nationally-standardised, digital and accessible.
New-style Local Plans would comprise an interactive web-based map of the administrative area where data and policies are easily searchable, with a key and accompanying text. Areas and sites would be annotated and colour-coded in line with their Growth, Renewal or Protected designation, with explanatory descriptions set out in the key and accompanying text, as appropriate to the category.
Local Plans will need to identify areas to meet a range of development needs – such as homes, businesses and community facilities – for a minimum period of 10 years.
Speed up creation & adoption of Local Plans:
over a 5 stage process taking 30 months to complete - although some LPA’s could complete this faster - nationally complete by mid-2023
all Local Plans to be reviewed every 5 years
PLANNING PROCESS
Modernise the planning process, speed it up and use data rather than documents, using digitally-consumable accessible by external PropTech entrepreneurs
13 weeks to become a deadline for planning decisions rather than an “asperation” as present & some types of applications should be deemed to have been granted planning permission if there has not been a timely determination
Introduce a new wider and more flexible Infrastructure Levy on all developments over an agreed size to be used to fund the delivery of associated developments such as affordable housing, roads, schools, healthcare, open spaces, etc.
Standardise and make openly-accessible critical planning datasets:
all development management policies and code requirements, at national, local and neighbourhood level, are written in a machine-readable format so that wherever feasible, they can be used by digital services to automatically screen developments and help identify where they align with policies and/or codes
fully digitised and web-based application system with agreed web standards rather than document-based. Allows updates to be published instantaneously
geospatial information associated with plans, such as sites and areas, should also be standardised and made openly available online
clearer and more consistent planning conditions, with standard national conditions to cover common issues
Many of these proposed improvements to the planning system will allow Glenigan to capture more information, faster and with more detail for our customers. Glenigan fully supports the Government in its drive to reduce “red tape” and speed up the planning process to enable more development and deliver more work for our industry.
Of course, Planning only accounts for around 45% of Glenigan’s content - the majority now being captured at the pre-planning stage or via unique data partnerships such as the Builders Conference or the Considerate Constructors scheme. Operating by far the largest research team in UK construction (over 110 web & phone researchers) means we make more contact and gather more information than any comparable service - offering uniquely comprehensive coverage.
Glenigan will continue to keep clients updated as these proposals progress through the Parliamentary process - even at the fastest expected timeline it will be mid-2023 before Local Plans are complete and many changes could be made to the legislation before it is enacted.