Major planning reforms analysed – and why Sussex residents should act now

Content editor Oli Poole, who has dissected local plan reviews and the planning system in his former role as deputy political editor for Sussex Newspapers, comments on the reforms under consideration by the Government:
Housing in Sussex, by Steve RobardsHousing in Sussex, by Steve Robards
Housing in Sussex, by Steve Robards

Major housing developments are rarely without controversy – and those who successfully navigate the complex planning system are often angered by a perceived lack of solutions for our congested roads, oversubscribed surgeries and a desperate need for affordable housing.

So will the Government’s sweeping reforms to the planning system win over hearts and minds of Sussex residents? Click here to see how many homes Sussex areas could have to accommodate

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Planning for our Future admits public trust in developers and councils is at rock bottom. Too often we see residents frustrated by being overruled. Concerns their roads will be overwhelmed by an increase in vehicles are contradicted by expert consultees who forecast roads will not be severely impacted; not enough infrastructure to support hundreds of new families; housebuilders arguing for increased homes targets and often winning.

Much of this stems from centrally set policy and pressure to meet ever-increasing housing targets, largely dictated on a national level.

We suspect the key to building confidence will be giving residents a meaningful say, with more locally set policy, however the new proposals appear to continue the theme of national targets, perhaps even reducing local input when it comes to issues such as infrastructure.

Local plans are a real turn-off for most, mired in complex detail realistically accessible only to professionals.

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Many do not realise these blueprints for future development exist before planning applications for land on their doorstep are lodged.

The Government rightfully wants planning to be simpler.

Local plans could be significantly shortened, with interactive maps clearly highlighting where new housing could be built. It envisages a system compatible with smartphones.

It makes a big play of moving planning into the 21st century, making it ‘accessible to all people’.

This is to be welcomed, however in saying it is ‘moving away’ from reliance on notices in local newspapers and lamppost notices it must not scrap these entirely and risk alienating those who rely on traditional media.

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Engagement by all is going to be crucial. Not just because more people need to have their say in their communities’ futures but because local plans may take on an even greater importance in deciding where things are built.

‘Growth’ areas suitable for ‘substantial development’ could automatically gain outline approval, while others could be afforded a presumption in favour of development, with decisions handled by planning officers, rather than elected councillors.

If people do not therefore share their views at local plan stage, they may find it too late to object. But if the system is not simple, they will not engage.

The Government concedes housing targets like the high figures seen in Sussex are usually ‘contested’. In our experience developers typically argue for more homes and residents plead for fewer.

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But the Government is also crystal clear in its belief not enough homes are being built. It is unlikely Sussex housing targets will be reducing.

And one line in the proposals may sound alarm bells with Sussex residents.

The desire to build 300,000 new homes annually across the UK ‘should have regard to’: “The relative affordability of places (so that the least affordable places where historic under-supply has been most chronic take a greater share of future developments).”

While it notes ‘land constraints’ should be taken into account, with strict targets continuing to be heavily influenced nationally, it remains to be seen whether those who feel our county is taking too much housing will approve of the new plans.

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The Government proposes reform to the way infrastructure is delivered – but while technical tweaks may make the process simpler for developers and planners, we are looking at a nationally set charge. It could see the end of locally negotiated developer contributions, known as Section 106 payments, which many councils use. Will councils miss the flexibility?

A proposed new levy will lead to, according to the Government, ‘at least, if not more’ affordable housing. On the other hand the Government admits councils will still have to ‘identify the right balance’ between affordable housing and infrastructure ‘as they do at present’. The same dilemmas may remain.

A new system needs to be simpler and more transparent, as intended, but this cannot just be to the advantage of housebuilders, Local input is vital, as is ensuring affordable housing levels are significantly boosted, not merely maintained.

If the Government’s ideas are adopted, councils will need support – proper funding and expertise to deliver the ‘21st century’ system. They will be tasked with handling applications in newly set timescales.

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Councillors, often warned of the cost implications of losing at appeal, may face additional pressures if automatic rebates of planning fees are granted to developers which successfully overturn rejections.

Councillors face a challenge to help engage their residents at the right time – residents who may no longer even be afforded the automatic right to speak at local plan examinations.

But perhaps the biggest challenge is for residents. It is more important than ever to learn about planning – and it starts with making your views heard about Planning for the Future.

Planning rules shape our communities. If you want a say in how that is done, now is the time to act.

Click here to find out more. And let us know your thoughts.