An overhaul of the planning system has been announced by deputy prime minister Angela Rayner, with all councils in England to be given new mandatory housing targets in the government’s plan to build 1.5 million more homes by 2029.  

The new targets are intended to compel councils to boost housebuilding in areas most in need. The Ministry of Housing, Communities and Local Government said the deputy prime minister has written to every council leader and chief executive in England to make clear that there is “not just a professional responsibility but a moral obligation to see more homes built”, and that she will not hesitate to use her powers of intervention should it be necessary – including taking over an authority’s plan making directly.   

In addition to restoring mandatory housing targets, the method used to calculate them will be updated. The new method will require councils to “ensure homes are built in the right places and development is proportionate to the size of existing communities, while adding an extra level of ambition in the most unaffordable areas”, the government said.    

The first port of call for development will be brownfield land. Reforms will “make explicit” that the default answer to brownfield development should be “yes” and promote homebuilding at greater densities in urban centres, like towns and cities.  

Councils will have to review their green belt land if needed to meet their own target, identifying and prioritising ‘grey belt’ land, which the government has set out a definition for: this includes land on the edge of existing settlements or roads, as well as old petrol stations and car parks.   

The government said the update will make clear the requirement for councils to consider the proximity of new homes to existing transport infrastructure.   

Where local authorities do not have up-to-date plans in place or enable sufficient housing to come forward to meet local targets, homebuilders can bring forward proposals on grey belt land. In all cases, land that is safeguarded for environmental reasons will continue to be protected.   

Land released in the green belt will be subject to the government’s ‘golden rules’, which state that development should deliver 50% affordable homes, increase access to green spaces and put the necessary infrastructure in place, such as schools and GP surgeries.

In addition to these reforms to the planning system, the government said it will take steps to deliver “quality affordable and social housing”. This includes changes to Right to Buy, giving councils flexibility to use their receipts to build and buy more social homes. The government has started its review of the increased discounts introduced in 2012, with changes to be implemented in the autumn.   

The deputy prime minister has also confirmed that details of future government investment in social and affordable housing will be brought forward at the next spending review.  

The deputy prime minister said: “Today marks a significant step to getting Britain building again.     

“Our decisive reforms to the planning system correct the errors of the past and set us on our way to tackling the housing crisis, delivering 1.5 million homes for those who really need them.    

“And something I am personally proud of, our new flexibilities for councils will boost the number of social and affordable homes, and give working families a better route to a secure home.” 

Reaction

Commenting on the government announcement, Nathan Emerson, CEO of Propertymark, said: “Ensuring sustainable homes are delivered in key areas is paramount for the economy and it’s encouraging to hear Angela Rayners commit to an ‘infrastructure first’ approach, and one that focuses on making full use of available brownfield and grey belt land where possible first.

“Propertymark has long called for an enhanced housing strategy to be developed and one that can deliver for generations to come, so it’s positive to hear this will become an integrated ambition moving forwards. It is essential housing supply has seamless continuity and keeps pace with demand, so the return of mandatory housing targets and a commitment to building a mixture of housing becomes a reality.”

Philip Allin, director of Boyer (part of Leaders Romans Group), said: “Whilst the anticipated changes are no secret, the nature and language both seek to underline the significant shift underway and more muscular nature of the government’s new approach. 

 “Many of the aims are familiar (e.g. requirement for universal Local Plan coverage). However, the tools with which this is to be achieved differ markedly from that of the previous government. 

“How already stretched planning authorities will deliver these objectives will remain to be seen. However, these announcements are most welcome and will hopefully result in the new infrastructure and increased housebuilding that the country desperately needs.”