Thousands of new homes will be built around England’s train, tram and underground stations under new planning rules introduced on 17 August, helping families to live closer to work, schools and transport.
The common-sense changes will fast-track quality homes in well-connected areas, making better use of underdeveloped land around stations while creating jobs, unlocking investment, driving growth and connecting communities. This builds on the priorities set out by the government to ensure that planning decisions give proper consideration to the proximity of public transport links.
Under the government’s new National Planning Policy Framework (NPPF), there will be a default ‘yes’ for homes within reasonable walking distance of well-connected stations, alongside new minimum expectations for how much housing should be built in these areas.
Secretary of State for Housing, Communities and Local Government Angela Rayner said: “By unlocking thousands of homes around well-connected transport hubs, we’re helping people live closer to work, school and the services they rely on, while backing local businesses and driving growth in our communities.”
Transport Secretary Heidi Alexander stated:“The changes being announced today turn long-held ambitions into reality for our communities. Densification, combined with high-quality walking, wheeling, cycling and public transport, will support healthier lifestyles, improve access to jobs and services, and protect important public transport services.”
Nicholle Kingsley, partner, real estate at Mishcon de Reya, said:“The focus on development around well-connected stations and greater density is largely as expected, but it is a welcome addition and should be fully supported. The real test, however, will be whether these reforms are accompanied by action to tackle the practical barriers holding up delivery.
“What is surprising is how little is currently being said about the potential role of AI in speeding up planning decisions. The Government is simultaneously looking to streamline consultation and enable more decisions to be taken under delegated authority. There is an obvious opportunity to explore how AI could support planning officers with those decisions. If the ambition is genuinely to make the system more efficient and predictable, technology surely has to form part of that conversation.”
However, the announcement by the Ministry of Housing, Communities and Local Government added “Pubs and music venues are the lifeblood of communities, local jobs and high streets – and the changes we are making will protect them from being lost without good reason.”
The updated NPPF contains more protections for pubs at threat of closure for conversion to another use and Fergus Charlton, planning partner at national law firm Michelmores, said: “This is an example of decisions on land-use overriding commercial decisions. A good well-run pub is a valued community asset, and its commercial viability means the market will ensure its survival. The all-too-familiar empty carcasses of un-valued failed pubs lying derelict in towns and villages are monuments to this upended decision-making policy. In the face of a housing crisis, planning policy should allow them to convert.”
