PLANNING
So far, so good, but it is possible that
some moves, such as doing away with the Regional Plan, may cause more problems than they solve. This is because it is likely that local authorities will still adhere to the housing targets set out in the Regional Plan. However, the Government has anticipated this and aims to address it by offering attractive incentives to any local authorities that accept and encourage development in their region.
The New homes BoNus One particularly attractive carrot most recently dangled by the Government is the New Homes Bonus, announced last month by Grant Shapps, Minister for Housing and Local Government. It may surprise many people who oppose development in their community to know that the number of new homes being built has been in decline for some time and is currently at its lowest peacetime level since the 1930s. In an effort to reverse this, the New Homes Bonus aims to encourage house building where it is considered most necessary. Whilst it has yet to be made clear exactly
how the scheme will work, indications suggest that councils who give planning consent and support the construction of new homes where they are needed and wanted will be recompensed. This reward looks likely to take the form of additional funding which can be used on local projects such as building a community centre, improving leisure facilities – or even a council tax discount for residents.
A powerful iNceNTive Basically, this means that local communities can secure new facilities through allowing more house building in their area – a powerful incentive in persuading people to accept the growth that is necessary to meet housing needs. The figures that are currently being mooted suggest that, for every new house built, the Government will match council tax at an average of approximately £8,500 per dwelling. This means that a 100 house scheme could bring £850,000 of funds for the community – a significant sweetener for residents who routinely oppose development within their area. The Government will reveal more
details about exactly how the scheme will work in the next Spending Review period, and local communities will be asked to have an open and honest debate about the benefits of building new homes in their area in view of the new legislation.
oTher chANges iN sTore In addition to the Decentralisation and Localisation Bill and the New Homes Bonus, the Government has put forward other proposals for change which it is hoped, will have a positive impact on the building and housing market.
(i) social housing fixed term letting
The latest proposal of fixed term lettings for social housing may increase the need for coherent and experienced planning advice. With 1.8 million people currently on the housing waiting list, the situation is becoming critical, with no viable resolution in sight. However, the introduction of fixed term lettings for social housing could incentivise the private sector to enter the housing market, and thus increase supply.
(ii) open source planning – the ‘Big society’ The Government has also proposed changes to development in green belt areas where, if local communities are in agreement, development can take place apparently without the local authority’s formal consent. This is known as open source planning, which is part of the Conservative vision of the UK’s new ‘Big Society’.
(iii) Brownfield or greenfield? Garden grabbing describes the practice of building new houses on what were once private gardens and has been a contentious planning issue for some time. Decentralisation Minister Greg Clark has indicated that councils and communities will be given the power to end this practice and determine the density and type of housing that they want in their region. Garden land has been re-categorised by amending Planning Policy Statement 3 (PPS3) to remove the classification of gardens as ‘previously developed land’, which means that they are no longer designated as Brownfield. In justifying the change, Clark quoted
figures from 2008 which show that 80 per cent of homes were built on Brownfield land, an increase of 24 per cent from 1997. However, this includes development on previously residential land that includes gardens, which has risen from 11 per cent to 23 per cent over the same period of time. The Government believes that the minimum target has resulted in a ‘lack of
The opposiNg view Whilst the changes appear to be, for the most part, pretty positive, there are those who have reservations about some of the proposals. Many involved in planning and property development can see the logic of devolving power to a more local platform, but some apolitical planning organisations such as the Royal Town Planning Institute (RTPI) have expressed concern at the haste with which the bill has been put together. There have also been reservations about the Government’s rejection of regional and national planning organisations. These bodies, argue the RTPI, have played a significant role in planning issues – and could continue to do so in the future. Whether you agree with the changes or
not, there’s no doubt that change is needed to revive the flagging property market. At such an early stage, it is difficult to predict just how successful these proposals will be and how they will play out in reality. Much of the Government’s agenda for change appears to be rooted in common sense, but housing is a sensitive issue and people are quite rightly protective of their
community. It would seem that
the solutions Government has to offer are practical and aim to get to the crux of the problem, but inevitably the housing market will remain susceptible to the economic ups and downs that have caused so many problems for us all in recent years.
ABouT The AuThor Fritz Graves is Head of Planning for Andrew Granger (
www.andrewgranger.co.uk). Fritz has 12 years of experience working in local government planning and 21 years experience working in the construction industry. Andrew Granger & Company offer a range of surveying, estate agency and property development services to clients at their branches across the Midlands.
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family sized homes and flats that local people need’, with statistics indicating that the greatest decline in new built houses has been in the four+ bedroom market, with an proportionate increase in the building of two bedroom flats. The minimum density target outlined in PPS3 of 30 dwellings per hectare has been scrapped.
PROPERTYdrum OCTOBER 2010 23
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