The Election Results - Planning for Uncertainty
The Conservative/Liberal Democrat coalition government now places the English planning system into a period of major transition and uncertainty.
The key change is that the previous Labour Government's "centralist" and "regional approach” to planning in England looks increasingly likely to be replaced by the localism/neighbourhood approach as advocated by both the Conservative Party and the Liberal Democrats.
The two parties propose greater devolution and local community involvement in both planning policy formulation and determination of planning applications. In short, the coalition government will drive change for a more "localist" or "neighbourhood" community approach to planning.
For example, both parties propose to abolish the Infrastructure Planning Commission (IPC) as the planning body responsible for the determination of major infrastructure projects. Both parties also wish to either abolish or reform the Regional Development Agencies and both are considering third party rights of appeal. The Tories did propose a planning bill within first year of being elected and this could still be on the cards with a Liberal Democrat alliance.
The consequences are that the English planning system will be in a period of uncertainty during the period of transition from the “old regime" to the "new". In practice this is likely to result in:
- Few, if any, Local Planning Authority's, taking up the Community Infrastucture Levy (CIL) - future financial contributions based on set tariffs per sq metre of development, with "scaled back" section 106 requirements based on off site impacts.
- Uncertainty of the validity of housing 5 year supply targets set by RDA's and the status of sites allocated in "old style" core strategy/site allocation Development Plan Documents.
- Major public sector led regeneration initiatives on hold until financing is known and who might now implement them.
- Possible greater delay due to the need for much greater local community and local political engagement in pre application negotiations and formulation of new neighbourhood planning policy.
- Local Authorities struggling to resource the sought changes to the planning system.
These likely scenarios mean than more than ever property developers, landowners, occupiers and investors will need professional and independent planning consultancy advice so as to respond to the predicted increasingly complex and uncertain transition affecting English Planning System due to the new coalition Government.
For further information about how CgMs Consulting can advise you during these uncertain times please contact:
Residential Planning Team - Richard Tilley
Commercial Planning Team - Chris Hicks
Retail and Leisure Planning Team - Malcolm Honour
Energy and Waste - Richard Atkinson
Public Sector - Mike Straw
Heritage Assets - Paul Chadwick
For further information about the Conservative Party's proposed reform to the English Planning System please see their publication entitled "Control Shift" and click here.
