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Planning By Design spokesperson Aaron Basi says national housing targets must be matched by local planning reality
Andy Burnham’s housing and planning reforms could accelerate decision-making and unlock more land for development, but national policy will not automatically translate into planning permission on individual sites, according to chartered town planner Aaron Basi.
Basi, Head of Planning at Planning By Design, says the distinction matters for developers, landowners and buyers who may be tempted to make decisions based on the government’s housing ambitions before understanding what local planning policy actually allows.
“The biggest mistake land buyers can make is confusing a political commitment with a planning permission. A government can set ambitious housing targets and change national policy, but it is still the planning system and ultimately the circumstances of an individual site that determine what can actually be built.”
Planning reform can make the process faster without making it simpler
Basi, who has experience both as an applicant-side planning consultant and from working within a local authority, says the focus on speeding up planning decisions should not come at the expense of proper site assessment.
“Planning reform can make the process faster without necessarily making it simpler. Before an application is submitted, buyers and developers still need to understand the constraints that apply to their particular site.”
That can include Article 4 Directions, Conservation Area status, heritage considerations, local design policies, Green Belt policy and other site-specific planning constraints.
“The answer isn’t simply fewer checks. It’s better advice earlier in the process. If someone understands the planning position before they commit to a property or piece of land, they have a much better chance of avoiding an expensive surprise later.”
Green Belt release does not guarantee development
Basi also warns against assuming that national commitments to release Green Belt land will automatically create development opportunities.
Even where national policy changes, individual sites remain subject to local planning policy, site assessment and the circumstances of the application.
“A national commitment to release land doesn’t mean that every site next to or within the Green Belt suddenly becomes developable. The question for a landowner isn’t just ‘what has the government announced?’ It’s ‘what does the local planning policy actually say about this site?’”
For landowners and prospective buyers, Basi says this distinction is particularly important where land values are being influenced by expectations of future planning reform.
“If you’re paying a premium today because you believe planning policy will change tomorrow, you’re taking a risk. You need to understand whether the site is actually identified for development, what the council’s policies say and what constraints could affect an application. Hope is not a planning strategy.”
What should buyers and landowners look at?
Basi says anyone considering purchasing land because of anticipated planning reform should establish:
- Whether the site is allocated for development in the relevant local plan.
- Whether Green Belt or other strategic planning policies apply.
- Whether the site is affected by an Article 4 Direction or Conservation Area designation.
- What local planning policies and design requirements apply.
- Whether there are known infrastructure, highways, heritage or environmental constraints.
- What the realistic planning route and timescale could be.
“There are genuine opportunities created by planning reform, but there are also opportunities that exist only in people’s expectations. The job of a planner is to separate the two.”
Also read:
Buy First, Discover Later? The Hidden Planning Risks 1 in 10 Buyers Never See Coming
What You Need to Know About Subdividing Property
Image source: elements.envato.com
