Consultation on NPPF: sustainable development changes
UK Government revises NPPF, altering sustainable development presumption to boost housing.
On 30th July 2024, the UK Government launched a public consultation on proposed revisions to the National Planning Policy Framework (NPPF), aiming to address long-standing challenges within the planning system. One of the proposed revisions focuses on Paragraph 11 of the NPPF, which outlines the circumstances under which development can occur based on the principle of "presumption in favour of sustainable development" (PIFSD).
What is the presumption in favour of development, and what changes are being proposed?
The presumption in favour of sustainable development is intended to streamline planning approvals for developments that align with sustainability principles, particularly in instances where local planning policies are out of date or where housing supply targets are unmet. Historically, the PIFSD served as a mechanism to ensure that sustainable development is approved unless there are strong, policy-based reasons to refuse. However, it has faced criticism for being inconsistently applied and for not sufficiently addressing housing shortages across the country.
By refining the language of Paragraph 11 of the NPPF, the Labour Government intend to clarify the application of the mechanism, while introducing new safeguards to ensure that development quality is maintained.
Key changes:
- Provide clearer guidelines on when the presumption in favour of sustainable development can be triggered, particularly in the absence of an up-to-date development plan. The focus will now shift from the importance of outdated policies to the availability of land supply. By emphasising the importance of land supply, the proposed revisions aim to reduce the ongoing debate in appeals and court cases surrounding the triggering of the presumption.
- To address concerns about low-quality and unsustainable development, the proposed changes introduce additional safeguards to ensure that schemes relying on the presumption will meet a higher standard of quality.
- The changes also aim to bring clarity to the exceptions that can override the presumption, particularly those related to the location, design, and provision of affordable housing in the development.
- The changes seek to strike a balance between promoting sustainable development and ensuring the right type of development in suitable locations.
It will be crucial to consider these changes in the wider context of other amendments to the NPPF, such as increased mandatory housing targets for local authorities and adjustments to Green Belt policy as these factors will influence the application and scope of the principle.
What are the potential implications?
While these changes aim to address the shortcomings of the current planning framework, their impact is uncertain. The more explicit application of the PIFSD to support housing supply could lead to faster approvals for much-needed housing projects, especially in areas where local authorities have struggled to keep their plans up to date. However, there is a risk that this could lead to increased pressure on local infrastructure and the environment if not carefully managed.
Moreover, while the intention to safeguard against poor-quality development is clear, the effectiveness of these measures will depend on how consistently they are applied by local authorities. There remains a concern that even with the proposed safeguards, the focus on meeting housing targets could still result in developments that do not fully meet local needs or design expectations.
In conclusion, while the revisions to the PIFSD represent a concerted effort to tackle long-standing issues within the planning system, particularly regarding housing delivery, the practical implications of these changes will depend on how they are implemented. Developers and local authorities alike will need to navigate these new guidelines carefully to ensure that both housing needs and quality standards are met.
If you would like to discuss the proposed changes and how they may affect your projects, please get in touch with our planning team.
