Our planning system is usually criticised for being either (1) too slow and cumbersome, or (2) too top-down and undemocratic, or (3) both.
The Labour Government has tended to focus more on the first problem. The Treasury-commissioned Barker Review in 2006 said that the planning system needed to be speeded up and simplified, to help support productivity and economic growth. That's why Barker proposed the new national planning body, the Infrastructure Planning Commission.
The Tories' Planning Green Paper - quietly unveiled by David Cameron yesterday - sets out a very different approach, targeted more at the second problem. They say the current (centralised) planning system "gives local communities little option but to rebel against Whitehall and regional diktats". So they want to scrap a load of national and regional targets and plans, and go instead for a combination of local people power and financial incentives - which they hope will trigger a new wave of more consensual development.
The Tories are calling this new approach "Open Source" planning - a "radical reboot" of the current system, so that "local people in every neighbourhood will specify what kind of development they want to see in their area".
The problem with a "radical reboot" is that the computer might say "no".
Some proposals in the Green Paper are welcome, but need more consideration:
- The proposed tariff for all new development is likely to be more effective than the Community Infrastructure Levy.
- The "council tax match" incentive for new housebuilding is a good idea - but probably won't be big enough.
- Injecting a pro-development bias into local councils sounds good - but councils will be able to define what they mean by "sustainable development", and could still be quite restrictive.
Overall, this localism-heavy strategy is risky. I'm not sure local people are sufficiently interested to engage - and I'm not convinced all local councillors will be able to deal with this proposed new system. The proposals could just entrench existing NIMBY attitudes. And without any national leverage over councils, it looks like a Tory Govt would be powerless to prevent a continued anti-development sentiment in many areas.
To make this work, the Conservatives will need to persuade many more local people and councillors to welcome new development. New but moderate financial incentives won't do this on their own. Successful places like Cambridge, Brighton and Milton Keynes will need to open themselves up for more new development, and avoid the risk of slipping into preservation mode. A large dose of political clout will need to be applied, to make this happen. And a more positive relationship between councils and business will be required.
Media coverage was quite thin - I've only spotted this in the FT and Telegraph. Here are some other reactions:- Royal Town Planning Institute say the plans could lead to uncertainty, and hold up vital new housing and infrastructure
- CBI welcome the financial incentives for councils to encourage development, "but given the natural tendency of constituents to oppose development, it is doubtful that even these incentives are enough".
- British Property Federation thinks the proposed right of appeal for third parties will lead to "chaos".
Recent Comments