Polka dots and stripes: why the UK shouldn’t mix politics with planning
The run-up to an election is usually an uncertain time for property developers, as those in power look to make their mark by tearing up old policies and putting in place new ones (often prefixed with a catchy slogan – ‘Build Back Better’, ‘Northern Powerhouse’, ‘Levelling Up’, ‘Build Build, Build’). Unfortunately, this turbulence can also arise from the same government but a new cabinet member. Case in point, Michael Gove was recently appointed as the new Minister for Levelling Up and Housing in the Government’s latest shake-up and his words have already created a sign of uncertainty for the industry.
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A speech at the Conservative Party Conference suggested that communities should be able to push against large scale housing targets and areas of outstanding natural beauty and green fields. This soundbite is all well and good for politicians looking to secure votes, but it isn’t great for property developers who already have developments in the Local Plan or have approved planning permission to build on green field land for the thousands trying desperately to get onto the property ladder.
Developers will know that a change in policy could have their plans back in front of committees for approval, which would mean months of work and thousands of pounds lost. Such action has even caused one homebuilder to insist on planning committee members to receive planning training – an understandable request considering how much of an impact their decisions could have on the housing crisis.
Local Authorities are seeing delays to their Local Plan consultations as a result of the upcoming elections in May 2022. Officers are all too aware that such decisions can be used as a political tool by Members to achieve local support, particularly around election time. In an attempt to overcome this, Authorities often delay such consultations until post-election.
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Whilst this ultimately tries to curb the political influence on site allocations, in a plan-led system this delay can bring its own problems, causing a snowball effect on the development industry by slowing down predicated timescales for securing new allocations, subsequent submission of planning applications and ultimately housing delivery. Given how long developments take to complete, the industry understandably hedges its bets based on what new political leanings may be and this stop start approach slows down the levelling up approach of badly needed homebuilding.
In an attempt to smooth over these clashes, some local authorities have begun to train committee members. However, this approach rarely addresses the root of the problem. A rounded understanding of the planning process and a holistic appreciation of the issues involved can only be achieved through a thorough understanding of town planning complemented by industry experience, which is rarely possible for elected officials with other day jobs.
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The current practice of decision by (often unqualified) planning committees often places members in an awkward position and undermines the process and the work undertaken by officers. Caught between following a positive recommendation from a planning officer and fulfilling a promise to residents to fight development. A better means of collaboration would be to invest properly in local authority planning departments and allow qualified officers to do their job, and allow influential local figures involved at a higher level to lobby at the point of an outline application (if on unallocated sites) or at the formulation of policy.
There is a part for politics to play in planning and that is not at the ground level, providing obstacles for everything from technical issues such as drainage, design or highways. It is at a level that ensures developers, and the community are understand housing plans from the outset – as only by being in this housing crisis together will we meet desperately sought-after housebuilding targets. The focus should be on a national Green Belt Review, a national infrastructure plan, a national spatial plan, strategic regional planning and investment in Local Authorities. The lack of progress in these areas is stifling this country’s ability to plan properly and build the houses it needs.
