CIH responds to the publication of the National Planning Policy Framework

Yesterday (17 August) the government announced the publication of the National Planning Policy Framework (NPPF), following its consultation which closed earlier this year.

Some of the key changes for housing professionals include:

• Section 106 on medium sites — In a shift from its draft proposals published for consultation, the government has decided not to change Section 106 agreements for delivery of on-site affordable housing on medium-sized sites. The government had proposed providing more scope for developments of between 10 and 49 homes to deliver social and affordable homes off-site via developer contributions, but the updated NPPF retains existing policies for on-site delivery. CIH welcomes this decision, which allows local authorities to prioritise the delivery of affordable housing in a way that meets local needs in all areas, including for rural communities
• The role of registered providers — The NPPF now states that registered providers should be involved in pre-application engagement to support planning for affordable housing. This is a positive step to support collaboration between housebuilders, local authorities and social housing providers so that local housing needs are planned for
• Minimum social rent levels — In our consultation response, CIH proposed that the new NPPF should require that most developments deliver a minimum of 20% social homes. This proposal has not been adopted. Whilst disappointing, we welcome the government’s reinforced commitment to prioritising the building of new social rent homes through other policies and the Social and Affordable Homes Programme. We are also pleased to see measures included in the NPPF that, if a local plan is up to date, reduce the potential for developments to drive down the percentage of affordable and social homes delivered
• Accessible homes — New accessibility standards have been included in the NPPF. We welcome the clarity that at least 40% of new homes should be built to higher accessible and adaptable standards (Building Regulations Part M 4 (2)) - and that this figure represents a minimum expectation, not a target. However, making this the default standard for all new homes would provide real choice for households with additional requirements, and embed accessibility into developments from the outset. This would reduce the costs associated with adapting homes at a later stage and increase the number of adaptable and accessible homes available. It also helps to offset the existing lack of adaptable and accessible homes in our current ageing housing.  Councils will be expected to set out requirements for fully wheelchair accessible homes in local plans, but the government has not taken up a proposal to set a national baseline.  It will require consistent data collection and monitoring to ensure these homes are delivered. We will continue to work with government and sector partners to outline why planning policy must go further in delivering accessible homes
• Local authority planning capacity — The government has acknowledged that local planning authorities need sufficient capacity to deliver its housing ambitions effectively. It has also recognised the implications of local government reorganisation and its impact on local authority housing teams. CIH has consistently highlighted the need for local authority planning and housing departments to be properly resourced, and we welcome the government’s commitment to supporting this
• Spatial development strategies (SDSs) — The new NPPF provides more clarity on the role and purpose of SDSs, which are being developed by strategic authorities and other regional bodies across England. They will operate as 25-year strategies to guide decision making on housing and infrastructure delivery, including on urban extensions, new settlements and sites which cross local authority boundaries. CIH welcomes this guidance for areas preparing SDSs and views SDSs as important tools for the delivery of new homes and communities
• Development around stations — The government has confirmed its commitment to enabling the development of more homes close to rail stations. We welcome the expansion of its definition of ‘well-connected stations’ which now includes those in the top 80 travel-to-work areas, up from 60 in the draft NPPF. This move will support the development of higher density housing close to commuter hubs which will reduce reliance on private vehicles, improve accessibility and help reduce carbon emissions
• Military housing definition — Military housing will now be included under the definition of affordable housing. The government acknowledges the need for further guidance for local authorities to implement this change, including how need should be evidenced and how provision should be delivered in appropriate locations
• Rural housing — The NPPF confirms policies to support the development of rural housing, which CIH welcomes. Rural areas often experience acute housing needs and require specific policies to support new affordable homes. The new NPPF clarifies the definition of designated rural areas and the size of rural exception sites. It also recognises the need for more guidance on how rural exception site policies apply to the permission in principle policy, as well as the use of benchmark land values
• Climate adaptation and mitigations — We welcome the inclusion of stronger requirements on climate change adaptation and resilience, and the new standalone chapter on clean energy and water. The government has also amended policy PM13 to clarify that more ambitious energy efficiency standards can be set through local plans in some circumstances.  

Tom Arnold, policy manager at CIH, said: “CIH welcomes the new National Planning Policy Framework as part of the government’s efforts to meet England’s housing needs. We particularly welcome the decision to continue prioritising on-site delivery of Section 106 homes, including on medium-sized sites, to ensure as many new developments as possible provide affordable and social homes. This is an especially important measure for the delivery of rural social housing.

“The new framework also provides valuable clarity on the role of new spatial development strategies in the planning system, and their relationship with local plans. They will now play an important part in identifying key strategic sites over a 25-year timeframe and co-ordinating housing delivery with transport infrastructure, employment land and action to address climate change.

“The government has also recognised the importance of boosting capacity in local planning authorities, and the challenges for housing professionals brought about by local government reorganisation.”