The day is finally here, after much debate and campaigning it is Election Results Day. We now know that Labour will be forming the next government after winning by a majority with 412 seats in the General Election.
We wanted to explore what a Labour government will now deliver for planning and take a look at what was promised in Labours manifesto specifically relating to housing and the planning sector.
Firstly, the promise was made that change will come within 100 days of being elected. Let the countdown commence. But what changes have the new Labour government promised?
Housing
Labour has promised to deliver 1.5 million new homes over the next parliament. To assist in achieving this target, they have proposed measures which include:
- restoring mandatory housing targets;
- ensuring Local Plans are up to date;
- reform and strengthen the National Planning Policy Framework’s presumption in favour of sustainable development; and
- delivering a “new generation of new towns” which alongside regeneration and urban extension projects will form part of new communities.
They have also pledged to fund an additional 300 planning officers by increasing the rate of the stamp duty surcharge paid by non-UK residents by 1%. Will these additional funds be ring fenced or will there be opportunity for cash strapped councils to use the funds in other protected areas of the council such as social care? It is also worth noting that these additional planning officers are not hanging around waiting to start work. There will be a delay whilst they are trained and come into the system.
The Labour manifesto emphasised delivery of more social and affordable housing by strengthening planning obligations on new developments which will provide for more affordable homes. This is also whilst providing protection for existing and newly built affordable housing stock from the existing right to buy regime. A regime which currently takes affordable stock out of the system without being replaced only to exacerbate the housing crisis.
Labour’s stance on the Green Belt
Always a controversial topic but we are at a point in time with the housing crisis that a meaningful review needs to be undertaken which balances protection of quality greenbelt land and releasing the lower grade greenbelt land to deliver housing.
The party promises to adopt a brownfield first approach with a fast-track route for approval of urban brownfield sites. They also pledge to take a more strategic approach to greenbelt land designation and plan to release the lower quality land from the green belt which will be classed as “Grey Belt” land. Whilst we are lacking in detail, it would appear that this is a sensible starting approach to the release of greenbelt.
Cross-boundary Strategic Planning
There will a requirement for all Combined and Mayoral Authorities to work together to plan for housing growth in their areas (haven’t we been here before with regional planning!?). Labour hopes to facilitate this by giving Combined Authorities new planning powers to make better use of grant funding. Again, it is not clear what these new powers or mechanisms may include but the detail we are sure will be forthcoming over time.
Labour has promised to transfer power out of Westminster and give more autonomy to local authorities in the form of a Take Back Control Act. Specifically in relation to planning, Labour has said they will look to “consolidate powers to allow for improved decision making”.
Compulsory Purchase Compensation (CPO)
Labour has promised to reform CPO rules by ensuring landowners are awarded fair compensation for specific schemes and speed up site delivery, housing and infrastructure.
Having had experience with landowners affected by HS2, one would hope that this could be an opportunity to learn lessons.
Infrastructure Delivery
Labour has pledged to develop a ten-year infrastructure strategy which will include improving rail connectivity in the north. To increase economic growth the party promises to make changes to the planning regime by putting in place new national policy statements, deliver major projects faster and lessen the cost by removing red tape. Labour has stated that we need to “forge ahead” with new road, railways and nationally significant infrastructure.
The outgoing government haven’t covered themselves with glory when it comes to infrastructure projects. The current HS2 project has been curtailed to Handsworth leaving many with questions as to certainty of these types of projects and investment in them. With the above pledges, can Labour reinstate their confidence?
What is likely to happen post-election?
A lot of the promises contained in Labour’s manifesto lack the detail as to how they will be delivered. We expect that some of this detail may be forthcoming in the King’s Speech which is currently scheduled for the 17th July 2024. Labour have however expressed clear intention to flex their political muscle if needed.
So how much of the above will we actually see and when? Some of Labour’s proposals relate to updating existing planning policies and reversing others. This process is likely to be undertaken over time and will require consultation. Consultation is key, making sure the system will work for all those involved.
The planning system is crying out for positive change. The current system is having a catastrophic consequence on SMEs in particular who are struggling to deal with the cost and delay in the system.
Whilst the system needs work and improvement the one single change that could help would be the proper resourcing of Council’s planning and accompany legal departments to allow them to have the expertise and capacity to deal with applications. The constant turnover of staff being lost to the private sector is hampering the speed and quality of decisions so the proposed investment in case officer resource is a welcome one albeit it will take time.
What is clear is that the effectiveness of the planning system will have a knock-on effect to the number of houses that can be delivered.
The information provided in this article is provided for general information purposes only, and does not provide definitive advice. It does not amount to legal or other professional advice and so you should not rely on any information contained here as if it were such advice.
Wright Hassall does not accept any responsibility for any loss which may arise from reliance on any information published here. Definitive advice can only be given with full knowledge of all relevant facts. If you need such advice please contact a member of our professional staff.
The information published across our Knowledge Base is correct at the time of going to press.
