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All change for planning

By Jonathan Weekes

AR Group

THERE have been pledges from Central Government to support higher house building rates and make the UK more prosperous in the last 12 months. A number of legislative changes are being brought into effect, but what difference will they make and how will this affect Northamptonshire from a town planning perspective?

The National Planning Policy Framework (NPPF) is being updated. This forms the key document in Central Government’s stance on planning. The 2017 consultation version had over 27,000 responses so some changes may well occur when it is adopted later this year. The expected key changes are set out below.

An increase in housing requirements across the country to 300,000 dwellings per annum is expected. Addressing the regional imbalance, a much higher requirement is anticipated for the south and less to the north. A modest increase is expected for the Midlands, so Northamptonshire is unlikely to see a massive change in its requirements.

Housing requirement calculations are being standardised. This aims to eradicate a lot of debate around this process, with the adopted figure for housing requirement in the Development Plan expected to be unchallengeable for five years after the plan’s adoption. A review will be expected after this timeframe to reflect any newer housing assessments relating to the area. This offers a level of certainty for councils that have their plans adopted, with Corby, East Northamptonshire, Kettering and Wellingborough essentially protected until February 2021. Northampton, Daventry and South Northamptonshire fair less well, with protection of housing numbers only to December 2019.

From a developer perspective though, where one door closes, another opens. The updated NPPF is seeking to place more onus on the councils proving deliverability of sites in order for them to be included in their future five-year land supply. Along with more rigorous compliance tests, particularly from November 2020 where recent completions also become very important, the scope for a presumption in favour of development unless there is ‘significant and demonstrable harm’ is more likely to occur with almost all councils. The day of the developer securing consent for unallocated sites may yet again be coming in the near future to Northamptonshire and the rest of England.

Other mooted legislation changes include enabling up to two extra storeys onto buildings via the General Permitted Development Order. The adjacent building already needs to be taller, but this could have massive implications for Northamptonshire’s skyline.

New legislation is also coming into effect from June 2018, offering a simplified Permission in Principle application system, aimed at securing basic approvals on smaller sites. This is the perfect way to secure consent on a parcel of land intended to be sold onto a developer, whilst keeping financial investments to a minimum.

Finally, changes to legislation for Houses in Multiple Occupation have been announced as coming into effect in October 2018. This will increase the scope of buildings captured under this designation, with roughly three and a half times more properties needing licences and potential planning implications as a result.

Should you wish to find out further information in respect of these changes and how we could assist with your planning matters, contact Jonathan Weekes in AR Group’s Northampton Town Planning Division on 01604 880163 or email

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