In 2017 the Conservative Government set a target for the country to build 300,000 new homes per year. Cumulatively over the past seven years, this target has not been met and a shortfall of nearly 400,000 homes has been created. Because of this, our new Labour Government has set about amending the National Planning Policy Framework (NPPF) in the hope of increased delivery.
Key amendments to the NPPF (list not exhaustive) include:
- The introduction of ‘The Grey Belt’ – Parts of the Green Belt which could come forward for development. The proposed definition is “Previously Developed Land (PDL) and/or land that makes a ‘limited contribution’ to the Green Belt purposes”.
- Compulsory Green Belt reviews
- Amendments to the standard methodology – the calculation that sets the number of houses required, which in effect means more houses.
- Strengthening cross-boundary collaboration between councils.
- Strengthening the presumption of sustainable development
In our opinion, the announcement of proposed amendments to the NPPF have already slowed down development, because the progression of some local plans – such as the collective Black Country Local Plan – have collapsed and others have stalled. Some, but not many, seem to have progressed more quickly but not to the benefit of building additional new homes. The NPPF amendments will not immediately be in place for all councils – only those without an up to date local plan and not for those currently formulating their local plan who are at the Regulation 19 stage of the process.
The positive news is that the Government is in favour of building more houses in areas that need them. This however means they are also open to building on Green Belt land (and Grey Belt land). Despite this, our view is that the aspirational housing delivery of 300,000 new homes per year is the best part of a decade away. Big and bold change was needed but unfortunately, we only got a halfway house (excuse the pun).
Our development team is here to guide you. If you think your land may be suitable for development please get in touch and we will be happy to give an initial appraisal on a no-obligation basis.
By Ian Large
