On 30 July 2024 Angela Rayner MP wrote to Metro Mayors and Local Authorities (LAs) about the Government’s home building plan. The letter recognises the ambition and radical nature of the plan. In addition to stronger planning tools, it also stresses the need for cross-boundary collaboration.  

In this insight we outline the principal elements of the plan.

Planning is fundamental

The Government stresses that planning on a wider scale is vital to the realisation of the ambition, and strategic infrastructure and planning for effective delivery is fundamental.

“Universal coverage of strategic planning” will be formalised in legislation – elected Mayors are to oversee the development and agreement of Special Development Strategies (SDSs). Government will look at similar arrangements outside of mayoral areas.

Additionally, the Government will work with local leaders to ensure SDSs can be concluded quickly. It will also look at strengthening the position in the National Planning Policy Framework (NPPF) on cooperation between LAs to ensure the right engagement is taking place to share unmet housing need and other strategic issues.

Finally, the Government wants to identify priority groupings of other LAs where strategic planning, in particular the sharing of housing need, would provide particular benefits and engage directly with the local authorities.

Proposed changes to NPPF

As of 30 July 2024 the standard method is to be restored as the required approach for assessing housing needs and planning for homes. The wider changes to NPPF made in December 2023 are to be reversed as being detrimental to housing supply.

The Government is consulting (more on this in our insight here) on a new standard method to ensure local plans are ambitious enough, which will include stretching the target for London. The right kind of housing is to be delivered quickly through the planning system.

Changes to the Green Belt

The Government will consult on changes to the Green Belt to require LAs to review boundaries and release Green Belt land where necessary to meet unmet housing or commercial need.

Affordable housing and supporting communities

“Firm Golden Rules” are to be established with a target of at least 50% of the homes onsite being affordable, and a requirement that all development is supported by required infrastructure including GP surgeries, schools, transport links and accessible green space.

Furthermore, The Local Authority Housing Fund (LAHF) 3 will go ahead, with £450 million being provided to LAs to acquire and create homes for families at risk of homelessness.

Onshore wind projects

Larger scale onshore wind projects are to be brought back into the Nationally Significant Infrastructure Projects regime.

Caps on replacements delivered and a replacement house Right to Buy flexibilities removed

Caps on the percentage of replacements delivered as acquisitions (previously 50%) and the percentage cost of a replacement house that can be funded through Right to Buy receipts (also previously 50%) are being removed. Councils will be able to combine Right to Buy receipts with s106 contributions. Additional flexibility will initially be in place for 24 months.

LAs will be encouraged to make best use of these flexibilities to maximise Right to Buy replacements and to achieve the right balance between acquisitions and new builds.

Planning and Infrastructure Bill

A Planning and Infrastructure Bill is to be introduced to modernise Planning Committees and introduce a national scheme of delegation.

How Capsticks can help

All in all, the above outlines a serious commitment to ensuring reform happens quickly, with the emphasis being on collaboration.

Our specialist local government advice is cost-effective and strategic, complemented by practical knowledge of your daily challenges. We are experts on all aspects of compliance with these new legal requirements and can advise on the broader changing landscape of the planning law.

If you have any queries around what is discussed in this article, and the impact on your organisation, please speak to Tiffany Cloynes, Suzanne Smith, Vicki Moore or Chantal Davison to find out more about how Capsticks can help.