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Robert Jenrick’s planning overhaul is welcome, but history teaches us to be cautious

The government has unveiled plans to reform the planning system, with plenty for housing associations to consider. But Hannah Langford questions whether the proposals will have the desired impact 

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Robert Jenrick’s planning overhaul is welcome, but history teaches us to be cautious #ukhousing

“The pragmatic use of technology to allow members to attend planning committees or for hearings or local plan examinations to take place virtually will help both in the immediate and long term,” writes Hannah Langford of @Devonshires #ukhousing

“One area of interest for housing associations will be the chance to extend up without planning permission, as long as you meet certain criteria,” writes Hannah Langford of @Devonshires #ukhousing

Robert Jenrick’s announcement that he is going to introduce a white paper to speed up the planning system is welcome news for housing associations. However, as anyone involved in the planning system will know, it is in a constant state of reform.

There have been various initiatives, policies and reviews all aimed at speeding up the planning system, delivering more and better-designed housing and supporting the high street.

Recent revisions to the National Planning Policy Framework and extension of permitted development rights have all been aimed at speeding the process up.

So, what is this plan and is it good news for housing associations?

Anybody who has dealt with the planning system knows that it is a slow, expensive process with no guarantee of success.

The government’s policy paper published this month – Planning for the Future – promises to maximise the potential of new technologies to modernise the system.


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As the past few weeks have shown, the planning system relies on people being present to vote at planning committee meetings or attending public inquires.

The pragmatic use of technology to allow members to attend planning committees or for hearings and local plan examinations to take place virtually with all parties involved will help both in the immediate and long term to deliver quicker decision-making, which has to be welcomed.

One of the main aspects of Mr Jenrick’s plans is the requirement for all local authorities to have their local plan in place by December 2023.

Many local authorities, including Kent’s Sevenoaks Council and Wealden Council, are struggling to get their local plans in place.

The government says they will intervene as they have done in Oxford and London.

In the capital, Mr Jenrick suggested changes to the draft London Local Plan which significantly affect the mayor’s policies that aim to protect green belt and industrial land.

“The pragmatic use of technology to allow members to attend planning committees or for hearings and local plan examinations to take place virtually will help both in the immediate and long-term”

The government’s commitment to the plan-led system is clear. However, in order to meet its housebuilding target they must ensure local authorities are well resourced to enable them to respond positively to deliver on plan-making commitments. Another fairly revolutionary – for the UK anyway – suggestion is the introduction of moving away from policy-based planning to a zoning-based system.

This effectively takes a local authority area and divides it into zones where certain uses, such as housing, are permitted without requiring a planning application. Zoning might be a useful tool for the delivery of the government’s First Homes initiative.

This could be great news for housing associations as it provides certainty from the outset and takes away the micromanagement of the planning process.

Current zoning tools such as Local Development Orders (LDOs) already allow local planning authorities to remove planning permission for certain types of developments and are encouraged by the National Planning Policy Framework for use for small and medium sites.

However, LDOs are rarely used – suggesting that there is still some uncertainty about them as a route to delivery.

One area of interest for housing associations will be the chance to extend up without planning permission, as long as you meet certain criteria.

Housing associations will still need to consider leaseholder rights and any consultation requirements, but this is an area which organisations may look to take advantage of to drive value from their existing assets.

Likewise, the plan to allow the demolition of unused commercial sites to use as new residential units.

This is potentially great news for housing associations which could look to bring forward more difficult sites where development ambitions may previously been ruled out for being too uncertain or expensive.

“One area of interest for housing associations will be the chance to extend up without planning permission, as long as you meet certain criteria”

Given the current coronavirus epidemic, the white paper will most likely be delayed.

The government is being urged to consider short-term approaches to keep the planning system operational during the current lockdown. This includes extending the time in which planning permissions can be implemented, keeping them alive while developers can’t get out on site.

But even when it finally moves forward, history suggests that for all the good ideas and intentions, many of these plans may not help to deliver the government’s ambitious housebuilding and infrastructure targets.

If they do, housing associations should be ready to make the most of the new freedom that will make building new units easier.

Hannah Langford, partner, Devonshires

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