Boost for housing schemes near rail hubs after NPPF shake-up
Plans to build thousands of homes near Midlands transport hubs could be delivered more quickly, the government says, after changes to national planning frameworks were given the green light.
Changes to the National Planning Policy Framework, launched by the Government earlier this year, have now been rubber-stamped following a 12-week consultation which attracted more than 20,000 responses.
The proposals, published in December, include a softening of planning laws around “well connected” transport hubs, designed to make it easier to build sustainable housing in central locations, at higher densities.
Those changes could have wide-ranging effects on developments across the region, with schemes currently on the drawing board or at planning stages in Derby, Coventry, Leicester, Wolverhampton, and Nottingham – while almost all of Birmingham’s huge Digbeth regeneration also falls within the Government’s definition of “reasonable walking distance” of the HS2 station at Curzon Street.
Devil in the detail
However, the final policy is more nuanced than the original proposal, with the Government dropping a proposed blanket minimum density of 40 homes per hectare around stations with lower service levels.
Instead, “well-connected” stations will have minimum densities based on service frequency, with a minimum of 35 homes per hectare where there are four or more trains/trams per hour and 45 homes per hectare where there are eight or more per hour.
The changes are aimed at boosting housing development as the administration aims to hit a target of building 1.5m homes before the end of the current Parliament.
Current official estimates show around a quarter of that figure has now been delivered.
“The steps announced today act on a key commitment we made as part of that strategy, to support densification of development around well-connected stations to create vibrant, sustainable and well-connected homes and places,” said transport secretary, Heidi Alexander.
“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.”
Backing for data centres
The Government says its updated NPPF provides stronger in-principle support for development, with a “more explicit” presumption in favour of development in sustainable locations, such as within existing settlements and near to transport hubs.
The changes also include stronger support for AI Growth Zones and data centres, alongside wider plans for growth and infrastructure support. Planned AI Growth Zones in the Midlands include Chatterley Whitfield in Stoke-on-Trent and the Midlands AI Supercluster in Birmingham.
Secretary of State for housing, communities and local government, Angela Rayner added: “A safe, secure home is the foundation of opportunity, but too many people are being priced out of the communities where they want to live and work.
“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.
“That’s how we’ll tackle the housing crisis and raise living standards for people in every corner of the country.”
The government’s policy statement on the final NPPF consultation can be read in full on the gov.uk website.
