The Leaders Council recently held a series of roundtable discussions with architects involved in the planning process to address the issues caused by an antiquated planning system. The government are currently looking to refresh the planning system to streamline the processes involved in getting new developments off the ground in a cost effective and timely fashion.
The discussion brought together representatives from the sector to share their on-the-ground experiences and offer unvarnished insights. The meeting aimed to identify the key issues facing the planning system and to make recommendations for addressing these issues. The group reached broad agreement on several key recommendations.
One of the main recommendations was that the planning system needs greater clarity and consistency at both local and national level. The group felt that the planning system is too complex and inconsistent, which leads to confusion and delays. The absence of a clear and consistent planning system leads to an array of problems for all parties involved in the house building process. This not only causes problems for those involved with house building, but it also leads to additional costs for local authorities, developers, and clients. This is particularly true for developers who are often unsure of the regulations they need to comply with and the process they need to follow. The lack of consistency also makes it harder for the public to understand what is happening in their local area and engage with the planning process. This is why the group agreed that it is vital to have a more consistent approach to planning, so everyone is aware of the rules, regulations and guidelines that need to be followed.
Another key recommendation was that architects should have a more direct involvement in the planning system. The group cited the social enterprise Public Practice as an example of how this can work. By placing architects within local authorities, they can provide valuable expertise and help to ensure that new developments meet the needs of the community. Architects play an important role in the design and planning process. They have knowledge and understanding of the needs of the local community and can ensure that new developments are of the highest quality and will be used in the long term.
The social enterprise Public Practice is a good example of this. It places architects within local authorities to provide professional advice and support for the delivery of major development projects, including new housing developments, regeneration schemes, and infrastructure projects. This can help to increase the quality of developments, improve the sustainability of projects and ultimately benefit local communities
Brexit was another issue that was raised at the meeting. The group agreed that Brexit has led to regulatory uncertainty, and that the government should set out clearly which EU regulations will be retained and which will be repealed. They also noted that Brexit has led to issues with recruitment, with many talented professionals choosing to work in other EU countries instead. This makes it harder for developers and builders to plan and invest in new projects. It also makes it harder for local authorities to create clear and consistent planning policies that comply with the new regulations. Therefore, it is important for the government to provide clarity over which EU regulations will be retained and which will be repealed.
A major problem planners face is a lack of resources, which leads to delays. Delays mean huge costs for local authorities, developers and clients. Therefore, the group recommended that greater investment in the planning system would save significantly more money than it would cost. One possible way to provide greater investment would be to allow people to pay a fee to have their planning application fast-tracked. This would reduce delays and provide funds for local authorities to improve planning across the board. Delays in the planning process can be caused by a variety of reasons, including a lack of resources, a lack of expertise, or a lack of funding. This can lead to additional costs for local authorities, developers and clients. By investing more in the planning process, it is possible to reduce these delays and save money in the long run.
The group also identified the increase in bureaucracy as a problem. They felt that the paperwork burden should be lessened, with a focus on what is essential. They cited the example of the mountains of paperwork and months of delays required to construct a small bin and bike shed. Bureaucracy in the planning process has increased over the years, but it has not led to an increase in standards. The group argued that the paperwork burden should be reduced, with a focus on what is essential. This would not only save time and resources, but it would also ensure that the planning process remains efficient and effective.
Another key issue was the definition of ‘affordable housing’. The group felt that in most of London and the South East, the current definition needs a complete rethink. They argued that if a £1,000,000 property is sold at a 35% discount, it is still not affordable. This simply distorts the market without solving the issue. The group suggested that the definition of affordable housing needs to be reviewed, especially in London and the South East, where house prices are the highest. This would ensure that the housing market remains fair and that the needs of low-income families are met.
Many other points were raised at the meeting. These included the need for digitization of local plans; the unregulated nature of the planning appeals process; the lack of clarity over carbon targets; and the need for a better link between house building and local infrastructure. Another concern was the rarity of face-to-face discussions between developers and planners; the lack of emphasis on community when big projects are planned; and the need for a better link between house building and local infrastructure.
Overall, the group agreed that there are several major issues facing the UK’s planning system. However, they also identified a range of potential solutions that could help to improve the system. By investing in the planning system, providing greater clarity and consistency, and involving architects more directly in the planning process, it is possible to create a system that is more efficient, effective, and responsive to the needs of the community.
The group recommended that the government, local authorities, and the private sector should work together to ensure that the planning system is responsive to the needs of the community, while also being efficient, effective and sustainable. This will help to ensure that the UK has a planning system that is fit for the future and that can help to deliver the high-quality housing and infrastructure that is required to support the UK's long-term economic growth.
Photo by Tolu Olubode on Unsplash
