The long-awaited new National Planning Policy Framework (NPPF) was posted this week, introducing significant changes aimed at accelerating housing delivery, supporting economic growth, reducing uncertainty in decision-making and bringing forward more land for development. Below are my five key takeaways for developers.
The “Very” Tilted Balance
The revised Framework introduces a stronger presumption in favour of sustainable development through a location-based approach that distinguishes between development within settlements (Policy S4) and development outside settlements (Policy S5).
Under Policy S4, development proposals within settlements should generally be approved unless the adverse impacts would substantially outweigh the benefits when assessed against the Framework’s national decision-making policies. This effectively creates a stronger starting point in favour of suitable development within settlements.
Policy S5 applies to certain forms of development outside settlements, including where there is an evidenced unmet need – the obvious example of this being a failure to provide a 5 Year Housing Land Supply, but this could also include some specialist housing types such as older persons’ housing and student accommodation. These proposals also benefit from a presumption in favour of development, unless adverse impacts substantially outweigh the benefits
Higher Density Development is now Being Encouraged
As mentioned above, there is now a greater emphasis on making efficient use of the land and increasing density within the settlement areas and well- connected locations. This means that more homes may be achievable on allocated sites, improved scheme viability and stronger policy support for apartment-led and mixed-use schemes.
Outdated Local Plans Carry Less Weight
Local plans that are not up to date may not reflect the aims of the framework, and therefore as a result should be given less weight in the decision making process of an application.
A Need for Faster Housing Delivery
There will be a more favourable policy climate for residential developments, and a push to get these applications through the decision-making process quicker due to the desire for faster housing delivery. This will also allow for more opportunities to put land forward for development schemes.
This article was written by Stephaine Crowle Connor, Paralegal in our Planning team, if you need advice about the above topics then feel free to reach out.