Planning reforms could lead to developer 'free for all'

A report by The Sunday Times over the weekend claimed Housing Secretary Robert Jenrick is working with the Prime Minister’s chief adviser, Dominic Cummings, on a major overhaul of the planning system.

The move is part of an economic stimulus package aimed at kick-starting the economy in the wake of the coronavirus crisis.

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On Tuesday, Mr Jenrick said it was “time to re-think planning from
first principles”, commenting in a collection of essays on reforming the planning system by right wing think tank Policy Exchange.

Mr Jenrick said: “High quality design and sensitivity to the local vernacular must be at the very heart of the process.

“The time has come to speed up and simplify this country’s overly bureaucratic planning process.”

Robert Jenrick, Secretary of State for Housing, Communities and Local Government

It is understood that central to the government’s proposals are the introduction of a US-style zonal planning system, which can grant automatic planning permission in certain areas.

The reforms could also include new fast-track planning system for buildings deemed to be high-quality.

Back in March, the government launched a consultation on its ‘Planning For The Future’ paper, which proposed a number of changes to the planning system.

The paper proposed expanding the current system of permitted development rights (PDRs) – rights to make certain changes to a building without the need to apply for planning permission – to allow developers to demolish empty buildings without the need for planning permission.

The government also proposed the use of zoning tools such as Local Development Orders (LDOs), which provide permitted development rights for specified types of development in defined locations.

At the time, the Royal Town Planning Institute (RTPI) said it had “long-standing concerns” over the use extension of permitted development rights, warning that it will encourage a “piecemeal, short-term approach”.

“Extended PDRs risk poorly designed and inappropriately located housing and will make it more difficult for communities to have a say on development,” RTPI chief executive Victoria Hills said.

“It will also result in diminished developer contributions through application fees, which go towards affordable housing and infrastructure.”

The RTPI’s concerns are shared by Labour’s Seve Gomez-Aspron, chairman of the planning committee on St Helens Council.

Cllr Gomez-Aspron also has concerns over some of the proposals in the essays published on Tuesday by Policy Exchange, which feature contributions from a number of experts seen as influential in the government.

In response, Cllr Gomez-Aspron said: “The new proposals seem to want to ‘remove red tape’ and suggest a zoning system similar to the USA, which means some applications are granted automatically and without consultation, which I don’t think is a positive step.

“It also refers to a ‘fast-track’ system to deliver large amounts of housing, again, which seems to remove the local consultation aspect.

“The conclusions label the current system as a ‘straightjacket to development’ which suggests to me that it is a move to unregulated and sprawling development such as the ‘new town’ schemes in Warrington and Milton Keynes in previous years.

“I share the same concerns as the Royal Town Planning institute

“This move could lead to poorly designed housing that doesn’t address a local need and almost entirely removes the chance for local communities to have their say,” he said.

“And I don’t support that. People may not always agree with the current system, but at least it is democratic and locally based.”

Seve Gomez-Aspron, chairman of the planning committee on St Helens Council

Cllr Gomez-Aspron warned that handing the reins to the government will result in “vast sprawling development”.

And he said it is important to remember that while local plans allocate land for development in order to meet government quotas, they also protect the rest of the unallocated land in an area to protect it from development.

The council’s own local plan is facing yet another delay, as the council undertakes a review after it entered a long-term regeneration partnership with the English Cities Fund (EFC).

“Having no plan, or having a zoning system leads to a free for all on development on unallocated land, as we are currently seeing with Haydock Point, Florida Farm and Eccleston Park,” Cllr Gomez-Aspron

“These changes would make ‘out of the blue’ development more common, and locals need to be able to have their say.”

Cllr Gomez-Aspron said the current system “shackles councils to a rigid framework”, but questioned who this new system would really benefit.

“The currently system has its flaws,” Cllr Gomez-Aspron said.

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“I’ve spoken of these in numerous planning meetings such as the majority of things the public raise as a concern, can’t be considered in the meeting.

“The appeal system is weighed in favour of those who can afford to appeal.

“The current system forces councils to deliver a government set housing target via a local plan, and if councils don’t set a local plan, the government intervene and do it for you.”