A simpler, faster planning system is needed
The Royal Institute of British Architects (RIBA) has responded to the government’s consultation on proposed reforms to the National Planning Policy Framework (NPPF).
The organisation is also still calling for a simpler, faster and more predictable plan-led system with clear and reliable outcomes.
It welcomes many of the proposed changes to the NPPF, including:
*A more strategic approach to planning and a clearer link between housing delivery and infrastructure provision
*Measures to promote density around rail stations, provided that design quality and the quality of public space are safeguarded
*Recognition of the importance of delivering different tenures and types of housing to meet local need
*Requirements for development plans to set out the proportion of homes to be built to Part M4(2) and M4(3) accessibility standards
If enacted, it says many of the changes in the NPPF could help create certainty in the planning system while promoting high standards of placemaking.
Linking housebuilding to existing amenities and infrastructure, ensuring a diverse mix of tenures and typologies on larger sites, and taking steps to deliver accessible homes are all integral to creating a cohesive and inclusive built environment.
However, alongside other sector organisations, RIBA has expressed concern about proposals that would prevent local authorities from going beyond energy efficiency standards set out in the Building Regulations.
Until the Building Regulations set more ambitious but achievable standards, and given the UK’s legally-binding net zero targets, it is vital that councils retain the ability to set higher standards to reduce energy costs, it says.
This will help to tackle fuel poverty and meet climate commitments, ensuring that homes built today are fit for the future.
Design quality must also be a key consideration, particularly in moves to increase density.
In its response to the draft Design and Placemaking Planning Practice Guidance (PPG) – which aims to support the NPPF’s focus on well-designed places – RIBA welcomes the improved clarity of the draft guidance, but warns that design codes and tools cannot compensate for under-resourced planning departments.
Without investment in design expertise within local authorities, even the strongest guidance risks being applied inconsistently rather than enabling genuinely well-designed places.
Chris Williamson, RIBA President, said: “This is a critical moment for planning reform.
“There is much to welcome in the government’s proposals, particularly the emphasis on strategic planning and linking housing delivery to infrastructure.
“This should help to create a planning system that is simpler, more efficient, and gives communities and developers greater certainty about outcomes.
“Design quality must be prioritised if measures to promote greater density are brought forward.
“Unlocking much-needed housing delivery around rail stations is a great opportunity, but public spaces must not be an afterthought.
“Real progress on accessibility, through the requirement for local authorities to set out minimum proportions of accessible homes, is also a clear positive.
“However, as we increase housing supply, we cannot weaken environmental ambition.
“Until national standards are raised, local authorities must be able to go further and faster to drive net zero and help keep household bills low.
“Balancing delivery with quality and sustainability is critical to the future of our built environment.
“Architects stand ready to help to deliver high-quality homes and places across the country, bringing the design expertise needed to ensure development is well-designed and meets the needs of communities."