These planning reforms are coming in 2024

A raft of planning reforms have been, and are set to be introduced in 2024, which aim to simplify the planning process for homebuilders.

We run you through the main planning proposals that could affect you gaining planning permission, from the Levelling Up Bill, to changes in the National Planning Policy Framework.

Here's what you need to know about which planning reforms have been introduced and how they could end up affecting your project or homebuilding in your local area.

Planning reforms announced in Levelling Up Bill

Housing Secretary Michael Gove has said the planning system is "not working as it should" as he unveiled new planning reforms as part of the Levelling Up and Regeneration Bill.

The Levelling Up and Regeneration Bill is hoped to improve the planning application process for residents and local authorities.

The government promises that the planning process will be more streamlined and focused in the early stages, with reduced evidence requirements, aiming for plans to be adopted within 30 months.

Every local planning authority must create a design code for its area, which will become part of either the local plan or a supplementary plan.

Additionally, the act introduces 'street vote' powers, allowing residents on a street to propose and implement property redevelopment plans based on their design preferences. This gives local people the power to set their own development rules in suburban areas.

The recently approved Bill also introduces a range of other new reforms, such as:

• National housing targets remain but there will be new flexibilities to reflect local circumstances
• Green Belt protections will be strengthened, although it is unclear how just yet
• Brownfield land will be prioritised for development, with the government launching a review into how such sites are used
• The 'four-year rule' is set to be scrapped. This is where homes without planning permission are allowed to stay if four years have passed, and will now be replaced with a new 10-year rule
• Local authorities will be able to set a new Infrastructure Levy - designed to replace Section 106 - so varying levy rates for self builders and renovators seeking planning permission can be set across differing areas. Mr Gove says this could help to lower rates on brownfield land and increase brownfield development
• Neighbourhood plans - a way for communities to have a say in the future of the places where they live - will be strengthened where a plan has evidently been part of a wider local authority development for five years, instead of two
• New penalties will be issued to slow developers failing to build already-approved homes
• The obligation on local authorities to maintain a rolling five-year supply of land for housing will end, providing local plans are up-to-date.

Michael Gove, said: “Our landmark Levelling-Up and Regeneration Act will deliver more homes for communities across the country and unleash levelling up in left-behind places.

“It will deliver revitalised high streets and town centres. A faster and less bureaucratic planning system with developers held to account. More beautiful homes built alongside GP surgeries, schools and transport links, and environmental enhancement.

“Communities taking back control of their future with new powers to shape their local area. And our long-term levelling up missions enshrined in law.”

A revised National Planning Policy Framework

A number of changes have also been made to the National Planning Policy Framework (NPPF) in response to the Levelling Up Bill.

The NPPF is the government's economic, environmental and social planning policies for England which has introduced a number of measures, such as:

• Increase planning fees by 35% for major applications and 25% on minor applications, including the doubling of fees for retrospective applications in instances where breaches of planning have occurred.
• Homeowners now have to apply for planning permission to rent out their properties as short-term holiday lets, such as Airbnbs
• A new financial penalty approach for local authorities in order to accelerate the speed at which permissions are granted
• Awarding local authorities the power to stop historically slow developers being granted planning permission

Biodiversity Net Gain charges set to be introduced

Laws requiring homebuilders to improve rural areas, known as Biodiversity Net Gain, have been delayed until April 2024 for small sites.

The law was set to be introduced in January 2024 to make sure that land used for building houses that also serve as a wildlife habitat is left in a better condition than before development. 

If a project is expected to cause a loss in habitation or worsen the area's biodiversity then it may be required for homebuilders to purchase biodiversity credits to compensate, or else face having their planning permission refused or revoked.

What else could be introduced?

There could be changes to 'Article 4' directives (planning tool used by councils to restrict certain permitted development rights) following several local councils using 'Article 4' directives to block the extension of bungalows to protect housing supplies for the elderly who need single-story homes. 

This could have a significant effect on those looking at building an extension as their Permitted Development rights could now be blocked, forcing them to gain planning permission.

Furthermore, the Affordable Homes Programme has ended for new applicants as of December 2023.

Why have new reforms been proposed?

The last significant update to the planning system occurred in 1947 and the government has previously said it wants to cut the planning system red tape, due to the current speed of housing development in England.

Under the current rules, it takes an average of five years for a standard housing development to go through the planning system. 

The number of planning approvals in 2023 reached its lowest levels since 2006 prompting calls for the government to do more for self builders.

The government claim that the forthcoming reforms will make the planning system more accessible to residents and help more young people get on the property ladder. 

How planning reforms have impacted self builders

In 2021, the government published planning reforms to strengthen requirements on design quality, give local authorities power to reject housing schemes that do not meet the required quality, and make it easier for self builders to secure planning permission if their builds are well designed and use high-quality materials.

The National Model Design Code (NMDC) includes references to custom and self build, with accompanying guidance underlying how design codes can encourage self build and custom build developments. 

The Future Homes Standard, set to be introduced in 2025, will bring building regulation changes to require newly built homes to 75%-80% less carbon emissions than previously built homes in order to help the government meet its net zero targets.