Building the future: The planning and infrastructure bill

The publication of the lengthy and complex Planning and Infrastructure Bill eight months after the General Election is further proof that the Government understands that further reform is desperately needed if their ambitious aims of delivering 1.5m new homes in this Parliament and achieving net zero by 2030 are to be achieved.  The measures included in the Bill – such as removing the barriers to delivering major infrastructure projects, setting out a clearer framework for development corporations and removing the need for developers to provide measures such as the now-infamous bat tunnel – have mostly been widely welcomed, the overall consensus being that they will help the Government achieve its aims, including generating economic growth.

While the changes to the National Planning Policy Framework (NPPF) came into effect immediately following the publication of the revised document in December – you only have to look at the applications on ‘grey belt’ which have already been given the go ahead to see the impact that it is already having –  it will be a while before we see the measures included in the Planning and Infrastructure Bill become law, let alone have an effect. Going through the parliamentary process also means that the contents of the Bill could change significantly. We can expect to see the Government themselves adding whole new sections to the legislation and while the journey through the Commons might be smooth sailing given the Government’s large majority, the Bill could encounter some obstacles in the Lords. There are some slightly contentious issues included in the Bill, most notably the power it gives Ministers to introduce a national scheme of delegation for planning applications, which will mean that more planning officers will make decisions, taking the decision-making away from councillors on planning committees – a move that has resulted in accusations the move is anti-democratic.  Expect more clarity on this change to be introduced through secondary legislation. Other parts of the Bill, including money off energy bills for those living near new or improved energy projects, the ability for local authorities to set their own planning fees and mandatory training for those making planning decisions (yes, that does include the Mayor of London) should be easier to swallow.

The measures included in the Bill largely aim to facilitate and speed up the delivery of homes and infrastructure, but some argue that it is not solely the planning system which needs to be reformed to boost delivery. There are some issues that the sector experiences on a day-to-day basis that the Government hasn’t quite got to grips with just yet. Just look at training and skills: it was recently reported that to meet the target of delivering 300,000 new homes per year, the UK would need 25,000 more bricklayers, 10,000 more carpenters and 3,000 additional carpenters – so even if new homes are granted planning permission, we don’t have enough people to deliver them. Training is an area which desperately needs to be looked at, though as this is a longer-term solution, there is definitely more that needs to be done in the short-term. The good news is that according to a recent survey, construction is among the top 10 career choice for teenagers aged between 13 and 16.

It would not be possible to write a blog about planning and housing delivery without mentioning the v-word – viability. This is ultimately the biggest issue affecting the sector, with a combination of factors, including high costs, meaning that even if developments get through the planning system, they are then often deemed to be unviable.

It feels, with the publication of this Bill, as though this is a Government which is making long-term changes – even when it might lead to some resistance – rather than seeking short-term popularity. Ultimately, the Planning and Infrastructure Bill is a step in the right direction, but will it actually help the Government achieve its aims? Only time will tell.