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Government restores ‘social rent’ to definition of affordable housing

The government has restored the term ‘social rent’ to the definition of affordable housing in its national planning rulebook after housing and council bodies voiced concerns.

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The new National Planning Policy Framework (NPPF), published today, now lists homes for rent “set in accordance with the government’s rent policy for social rent or affordable rent, or is at least 20% below local market rents” as one of several acceptable forms of affordable housing.

A draft version of the updated NPPF published in March had removed reference to ‘social rent’ while adding mention of Starter Homes and build-to-rent.

Bodies including the National Housing Federation and the Local Government Association (LGA) had expressed alarm at the omission.


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Responding to the new document, Lord Porter, chair of the LGA, said: “It is positive to see social rent retained in the definition of affordable housing – as called for by the LGA – although the definition should be clearer in separating social rent from ‘affordable’ rent which is often not accessible for people on lower incomes.”

Starter Homes and build-to-rent are still listed as forms of affordable housing – as well as discounted market sale housing and “other affordable routes to homeownership” such as shared ownership.

The Ministry of Housing, Communities and Local Government (MHCLG) said the new NPPF – which replaces the previous 2012 rulebook – emphasises the importance of “attractive and better-designed homes in areas where they are needed”.

Housing secretary James Brokenshire said: “Fundamental to building the homes our country needs is ensuring that our planning system is fit for the future.

“This revised planning framework sets out our vision of a planning system that delivers the homes we need.

“I am clear that quantity must never compromise the quality of what is built, and this is reflected in the new rules.”

The final NPPF states that councils should “seek to ensure that the quality of approved development is not materially diminished between permission and completion”, citing changes in materials used in the final scheme as an example.

And the document expands its paragraph on viability assessments, stating that applicants are responsible for demonstrating the need for viability tests and that planning departments may decide on how much weight to give them.

Amendments to the viability assessment system aimed at preventing developers from dodging affordable housing commitments grabbed headlines when the draft NPPF was published.

Ministers also published rules for the Housing Delivery Tests, which will force councils to meet nationally set delivery targets when they come into force in November.

Lord Porter said it was “hugely disappointing” that the government is pushing ahead with the tests, warning that the test “punishes communities for homes not built by private developers”.

MHCLG claims the new framework also provides more protections for the environment, including by placing extra importance on air quality and tighter safeguarding for ancient woodland.

John Acres, president of the Royal Town Planning Institute (RTPI), said: “The RTPI welcomes the government’s efforts to tighten definitions and processes in the NPPF, such as the presumption in favour of sustainable development, and are pleased to see a stronger emphasis on place-making and design, digital technology, and renewed recognition of the role of planning in creating healthy and safe communities.”

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