What’s new for the Midlands in the NPPF? | Q&A with Grace Brocklehurst

More than six months after it first floated a raft of changes to the National Planning Policy Framework, the government published its revised document this week, likely to have a major impact on housing, investment and regeneration across the Midlands.

The government says its NPPF changes will create a system that is “genuinely plan-led”, with fresh impetus on local authorities to have up to date local plans in place. Above those, spatial development strategies are intended to set the course for entire regions.

But what does that mean for the West Midlands in particular? Place Midlands caught up with Grace Brocklehurst, director in CBRE’s Birmingham planning and development team, to find out her thoughts.

What does the revised NPPF mean for the West Midlands, and who stands to benefit?

“The revised policy gives a clearer national direction, which has come at a particularly important time for the West Midlands. Several local planning authorities are currently preparing to begin delivering their new local plans under the government’s more streamlined 30-month process, meaning this timely publication date will allow the local plans to be easily aligned with the national agenda.

“For developers and landowners, the biggest opportunity is likely to come from the stronger support for development in well-connected locations, particularly around train and tram stations. The new approach should give developers greater confidence to invest in accessible locations, while making it easier to deliver appropriate housing on underused or available land within existing towns and cities.

“Unlocking new development opportunities will be significant for speeding up the delivery of the government’s national target of building 1.5 million homes. In the Midlands, where many local authorities do not currently have a five-year housing land supply, there is a clear need to identify and deliver more sites for housing and mixed-use development in particular. However, the impact will not be uniform as some of the more constrained urban authorities are already seeking to maximise densities around well-connected transport hubs. The greater opportunity could be around stations outside the main urban areas, such as Bromsgrove and Solihull, where development has significantly been constrained.”

Does the policy create a real opportunity to unlock investment in the Midlands?

“Yes, the Midlands’ strong existing transport network, with rail and tram connections linking the region’s major centres and surrounding communities creates an opportunity to better connect housing delivery with existing infrastructure.

“There is also a wider regeneration opportunity however: if the planning system is able to speed up decision-making and provide greater certainty, this will increase confidence from investors. The revised NPPF is double the initial 2012 first publication at 130 pages, highlighting the complexities of planning in practice and the details needed to try and solve existing issues. The combination of elevated build costs and constrained values also continues to impact the viability of housebuilding across England. However, if these factors can addressed, not only could this mean more developments are backed but could also bring forward schemes that may have previously been difficult to progress.”

What could this mean for the wider national devolution agenda?

“The NPPF reinforces the importance of thinking about housing, transport and infrastructure together. This is particularly relevant as we consider what greater regional and mayoral powers could mean for planning in the years ahead.

“Greater Manchester, for example, provides an interesting comparison as it has recently taken a more strategic approach to linking development of all three areas across the combined authority. The question for the Midlands is whether greater devolution could allow the region to take a similarly coordinated approach to where new homes and investment should be directed.

“National policy can set the framework but there is a strong argument that decisions about where growth should take place should also be informed by a local understanding of transport network, infrastructure capacity, housing need and economic priorities. The revised policy could therefore strengthen the case for strategic planning at a regional level – particularly if the West Midlands does make the most of future opportunities created around its transport network.”

Can the revised NPPF generate growth while still delivering the right outcomes for local communities?

“The tilt in favour of directing development towards sustainable locations is a good idea, particularly where transport is already consistently available. However, a station alone does not make a sustainable community.

“This is particularly relevant in the West Midlands where a number of well-connected stations are located in or close to Green Belt. The new policy could help recognise that Green Belt land may need to be released to meet increasing housing needs, but the success of that approach will depend on ensuring the right infrastructure is delivered alongside development. That means considering access to schools, healthcare, shops, roads and other local services, while ensuring existing communities have a meaningful opportunity to shape the future of their local area. This also places an emphasis on ensuring the design of public spaces is safe, secure, inclusive and accessible for all groups, including women and young girls.

“Ultimately, there is a balance to be struck between accelerating the planning system and maintaining confidence that development is being properly planned. Whilst the government proposals to “speed up” the delivery of new homes do highlight some positive approaches to unlocking development, there are still a number of technical planning matter to address through local plans and planning application processes. The objective therefore should not simply be to deliver new homes, but to create well planned, future-proofed places where people genuinely want to live.

“If the NPPF can provide greater certainty while allowing local authorities and communities to shape how growth is delivered, it will have a significant impact on housing, investment and the Midlands as a region.”