Since the government published its long awaited and controversial National Planning Policy Framework (NPPF) on 27 March, we have a “presumption in favour of sustainable development”. Greg Clark says in his introduction to the document, “development that is sustainable should go ahead, without delay”. The good news here is that government recognises that economic growth and jobs are part sustainable development.
Over 1,000 pages of guidance have been reduced to about 50 in an attempt to simplify the planning system. However planning still remains complex. It’s important to understand that in parallel to the national policy changes local councils are reducing their spending and reducing the number of planning officers. And in a desperate effort to increase their income most of the councils in the north east have now decided to stop providing free advice for planning applications and now make a charge to provide ‘pre-submission planning application advice’ – ouch!
So what does it mean for you as a small business owner?
Well it depends on what you want to do….! Councils in the north east don’t have up to date local plans, the NPPF says that where there are no up to date local plans (i.e. approved after 2004) then they can be forgotten! This means that for large parts of the north east where we no longer have a local plan the policies of the NPPF are now those that the council must use to test your planning application! So if you have been trying to get planning permission for the last 10 years or so and the ‘local plan’ has been stopping you then you may now just have a chance. (We’ll be happy to discuss any sites you might have and give you an informal view on getting planning permission under the new arrangements!)
The coalition government has given all councils 12 months from March to get a local plan in place that is in line with the NPPF. So you need to have your wits about you now! Most councils in the north east will be consulting residents and businesses about their new local plans and development proposals – so if you haven’t already been involved and you own land or buildings that you might want to develop or extend then you need to find out when the council will be consulting! If you don’t get involved the council may well decide what you can and can’t do with your land and buildings without you even knowing! Anybody with commercial interests in an area should keep a close eye on emerging plans and seek to influence their content. This means taking a slightly longer term view and integrating forward looking planning consideration matters into the normal business planning process. (again we’ll be happy to let you know what the councils in your area are doing on ‘plan making’ as it’s called by the NPPF and when they will be consulting – if they yet know themselves! )
The NPPF states that Local Authorities’ new plans should be prepared in collaboration with the business community to meet its needs – so there is a chance for your local fsb branch to get actively involved.
The planning geeks amongst us will continue to trawl over the NPPF to find new ways to improve our clients’ chance of success, and there is plenty to be welcomed in the NPPF in terms of establishing a more business friendly planning regime.
Local Authorities will find it difficult to meet some of the NPPF’s challenges, but we are already seeing some positive signs that Officers and Members have started to understand that economic growth will require a more positive planning system.
The business community as a whole must continue to drive this message home. The NPPF will help in many discussions with councils in the North East, but I agree with those that have suggested that the new framework will result in an increased number of planning appeals to the secretary of state if we are deliver the government’s pro-growth agenda.
The immediate test is whether the NPPF gives business the confidence to invest in the planning system in order to bring forward that sort of much needed development – I am certainly of the view that the NPPF as a whole is a very positive step forward and the business community should take comfort from it when considering such opportunities.