The Government has released a revised version of the National Planning Policy Framework (NPPF), which is effective immediately, giving highway capacity a decisive role in whether developments go ahead.
Following a consultation on potential changes last year, amendments have been made to some of the more radical initial proposals, signalling a major win for groups like the Chartered Institution of Highways and Transportation (CIHT), which called for more guidance and moderation.
One key passage in the new NPPF states that: 'Development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network, following mitigation, would be severe, taking into account all reasonable future scenarios.'
In the Government's response to the consultation, officials explained they had amended the consulted text from ‘all tested scenarios’ to ‘taking into account all reasonable future scenarios'.
The glossary defines 'reasonable future scenarios' as 'a range of realistic transport scenarios tested in agreement with the local planning authority and other relevant bodies (including statutory consultees where appropriate), to assess potential impacts and determine the optimum transport infrastructure required to mitigate any adverse impacts, promote sustainable modes of travel and realise the vision for the site'.
The amendment was done to provide clarity and reflect concerns from CIHT and others 'that the consulted wording may imply that unrealistic scenarios could be tested in order to permit a development'.
Transport Planning Society chair Ben Plowden argued the revision should have gone further as it gives too much importance to road capacity.
He said: 'The current wording essentially makes highway capacity concern the only reason an application can be refused on transport grounds and therefore serves to undermine much of the other good wording in the framework.'
Mr Plowden concluded: 'Ultimately however, the revised Framework moves planning policy in the right direction, particularly by reiterating pedestrian and cyclist priority on the roads; emphasising the need for sufficient EV charging infrastructure; and ensuring public transport provision is a major factor when development is being considered.
'It also makes positive reference to the need to ensure good access to local services, such as shops, sports centres and pubs, both by protecting existing services and providing new ones.'
Another key change is the introduction of a 'vision-led approach' to planning and transport.
The new NPPF states: 'Transport issues should be considered from the earliest stages of plan-making and development proposals, using a vision-led approach to identify transport solutions that deliver well-designed, sustainable and popular places.
'This should involve:
- a) making transport considerations an important part of early engagement with local communities;
- b) ensuring patterns of movement, streets, parking and other transport considerations are integral to the design of schemes, and contribute to making high quality places;
- c) understanding and addressing the potential impacts of development on transport networks;
- d) realising opportunities from existing or proposed transport infrastructure, and changing transport technology and usage – for example in relation to the scale, location or density of development that can be accommodated;
- e) identifying and pursuing opportunities to promote walking, cycling and public transport use; and
- f) identifying, assessing and taking into account the environmental impacts of traffic and transport infrastructure – including appropriate opportunities for avoiding and mitigating any adverse effects, and for net environmental gains.'
The government calls for a ‘vision-led’ approach to be 'appropriately considered from the earliest stages of plan-making and development proposals'.
The Government has also pledged to produce updated planning practice guidance to support how this new approach might be applied on the ground.
Mr Plowden said there was 'an urgent need' for new transport assessment guidance if the ‘vision-led’ approach is to be 'effectively operationalised'.
A vision-led approach is defined as one 'based on setting outcomes for a development based on achieving well-designed, sustainable and popular places, and providing the transport solutions to deliver those outcomes as opposed to predicting future demand to provide capacity (often referred to as ‘predict and provide’)'.
Housing and planning minister Matthew Pennycook placed the reforms in the context of the Government's 'hugely ambitious goal of delivering 1.5 million new homes this Parliament, and the vital infrastructure needed to grow our economy and support public services'.
He added that 'next year, we will introduce a Planning and Infrastructure Bill to speed up and streamline the planning process, to build more homes of all tenures and accelerate the delivery of major infrastructure projects'.
Chief planning officer, Joanna Averley, said: 'There will be more to do in the coming months as we continue to modernise the planning system. These include introducing agile, shorter, and faster local plans and improving engagement; updating viability guidance; designing a new strategic planning system; refreshing the National Model Design Code; rolling out increased planning fees; and other aspects of policy that we will bring forward in the Planning and Infrastructure Bill.'
Other key changes set out in the new framework include:
- Mandatory housing targets for principal authorities, with increased targets in areas facing the highest levels of unaffordability.
- A new standard method formula to ensure local plans are in line with the Government’s manifesto commitment of 1.5 million new homes in this Parliament.
- Confirmation of transitional arrangements for local plans.
- Principal authorities must identify and prioritise lower-quality grey belt land to meet housing targets.
- New Golden Rules for greenbelt development require developers to provide essential infrastructure for local communities, such as nurseries, GP surgeries, transportation, and a higher proportion of affordable housing
- Increased emphasis on affordable housing, particularly social rent.
The Deputy Prime Minister has asked local planning authorities to produce an updated Local Development Scheme (LDS) to include clear, realistic, and specific dates for consultation and submission of the local plans, within 12 weeks of the publication of the NPPF - by no later than 6 March 2025.
??The Government have set aside more than £14m to provide grant funding, which will enable local authorities to implement the policy changes.
This funding will be provided to local authorities that are at an advanced stage of the local plan making process (Regulation 19 stage), and that will need to revise their draft plans to accommodate the increase in their local housing need figures as a result of the changes.
The funding will also provide additional support to local authorities that will need to undertake a Green Belt review. Eligible local planning authorities are invited to submit an Expression of Interest (EOI) form by 17 January 2025 to request a share of these funds.
