Director for Savills Oxford David Bainbridge weighs up what the July 30 revisions to the NPPF will mean for the Thames Valley.
On July 30, Government published a revised National Planning Policy Framework (NPPF) and update to the Standard Method for calculating housing requirements.
These are intended to build upon policy aspirations to get Britain building, made ahead of the General Election.
The Government has placed planning reform at the heart of its growth-led agenda. In her maiden speech as Chancellor of the Exchequer, Rachel Reeves set out initial proposals to ‘kickstart growth’ based on three pillars – economic stability, investment and reform. The Chancellor described the existing planning system as a ‘graveyard for economic ambition’ and promised that the new Government would implement planning reform.
Secretary of State for Housing, Communities and Local Government, Angela Rayner, addressed Parliament to outline the reasons why change is necessary. Key amongst these is the need to increase the supply of new homes in England to meet the Government’s 1.5m homes target (the equivalent of 300,000 homes per year) over the term of this Parliament.
Applied nationally, the revised method equates to 371,541 dwellings per annum, which is an uplift of circa 21 per cent on the number derived from the previous method.
Among the proposed changes are increases in housing requirements, including in Berkshire, Buckinghamshire and Oxfordshire. Some authorities are facing the prospect of a near doubling of housing requirements and hence will have to decide how to identify the land and infrastructure needed for a step-increase in delivery.
Consultation on the NPPF includes a requirement to review the Green Belt to meet development needs. This will include land in the Metropolitan Green Belt west of London into Bucks and Berks and within the Oxfordshire Green Belt.
Government has provided a definition of ‘Grey Belt’ land which is intended to become a source of new housing where a minimum of 50 per cent will be affordable homes.
The consultation NPPF retains the requirement for Local Plans to proactively and positively encourage sustainable economic growth. It outlines that plans should set criteria and identify strategic sites, for local and inward investment to match the strategy and to meet anticipated needs.
The concept of New Towns is also front and centre stage of the Government’s plans, with the establishment of a taskforce led by Sir Michael Lyons and Dame Kate Barker. The vision is to deliver new communities of at least 10,000 new homes and hence the taskforce has 12 months within which to make recommendations on appropriate locations. This could feasibly include land within the Thames Valley area.
Views on the NPPF consultation are being accepted up to September 24 with the intention being for the final document to be published before the end of this year.
There will be many different views on the proposals and it will be interesting to see whether this new Government with its majority will have the resolve to see through planning reform and deliver new housing, employment and infrastructure.
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