Planning was identified by delegates at the recent Brodies Homes Conference as the most significant barrier to delivering more homes. The problems are well known, so the planning panel session focused on solutions, especially shorter-term ones that could help address the current housing emergency. The panel, comprising Pamela Clifford, Kevin Murphy, Catherine Wood and Stuart Salter, discussed three key recommendations on planning.
1. Reintroduce the presumption in favour of sustainable development
The presumption in favour of sustainable development was contained in the Scottish Planning Policy (SPP), which was replaced by the NPF4 policies. The panellists’ experience was that the presumption was a valuable delivery tool, because the sites consented went on to be delivered in full for a mix of housing within a very short space of time.
Reintroducing the presumption might be a temporary measure, during the housing emergency and also in the lull while new style LDPs are being prepared and adopted. That would address the dilemma that a policy presumption in favour of development can undermine the certainty provided by the plan-led system.
2. Expedited planning process for brownfield development
The Panel noted that there used to be more of a public/ private partnership on brownfield sites, and that is needed again. The panellists agreed that a flexible approach should be taken by planning authorities, for example on developer contributions. NPF4 policy 22 on flooding is causing lots of problems but the panel flagged that there are discussions with SEPA about introducing flexibility.
Masterplan consent areas were also highlighted as a worthwhile tool, but only likely to be used occasionally.
3. Expediting delivery of allocated sites
The Panel discussed the new focus on deliverability in emerging LDPs which should mean that allocated sites can be consented more quickly, once the new LDPs are adopted. However, it is not clear how planning authorities will assess the deliverability of sites competing for allocation.
The consenting process would be assisted if LDPs are more masterplan based, so there is more information about what the planning authority want/ expect. It was noted that the effectiveness of pre-application discussions depends on the approach taken by both the planning authority and the applicant. On the one hand, Councillor awareness sessions alert councillors to what’s coming and gives them an opportunity to raise issues. However, the fee charged by some authorities can make pre-application discussions too expensive and often when delivering allocated sites community opposition only emerges at the planning application stage.
Bringing the panel session to a close, the audience vote indicated that the most important factor in helping planning to deliver more homes is increasing the number of planners; with strong support also for the three recommendations in the Prosper report (Housing for a Growing Economy) launched at the Conference.
(Our thanks to the panellists - Kevin Murphy, Homes for Scotland; Catherine Wood, Lovell; Stuart Salter, Geddes Consulting; Pamela Clifford, East Ayrshire Council)
Contributors
Partner
Solicitor
