PPCo’s take on the new, relaxed planning regulations

New laws intended to ease the planning process have recently been passed in Parliament (21st July 2020), causing much controversy and debate among architects, developers and local authorities.

We deal with householder planning applications, prior approval submissions and change of use applications every day so when these new rules were announced, we wanted - and needed - to wrap our heads around what this all means for the average homeowner (our clients). But we also wanted to look at what this means for local communities and street scenes: is there a bad side to these reforms?

Repurposing commercial and retail properties

Coming into effect by September, the new rules will allow developers to convert commercial and retail buildings into housing without planning permission, in a bid to revitalise town centres across the country.

Essentially, commercial and retail properties can quickly be repurposed, and full planning applications will no longer be required to demolish and rebuild unused buildings, turning them into new houses. These reforms will encourage a much more attractive look than boarded up shops and abandoned offices which seem to be making a more frequent appearance!

Surely that can only be a good thing? On the surface this reform appears to be a great step forward for planning , but some, including planning and environment groups and the Royal Institute of British Architects (RIBA) see it as problematic as it could pave the way for small, sub-standard quality homes in unacceptable locations.

Personally, we wouldn’t want our front door leading straight on to the high street or an industrial estate!

And is the value going to be comparable to a more traditional house? We’ve seen some amazing examples of dilapidated factories and warehouses being converted into luxury apartments, restaurants and housing. But would you really want to sleep in the back room of an old retail outlet? Each and every project is going to need careful consideration, and a majority of shops would likely be unsuitable for conversion to housing.

Upward home extensions

The legislation will also allow homeowners to add an extra two storeys to existing buildings by way of a fast-track approval system, although careful consideration will still be required regarding the impact on neighbours and overall appearance of the extension.

From what we’ve seen, these new laws seem to be an extension of the prior approval application process. As long as the prepared architectural drawings meet the required criteria, and there is minimal impact on the neighbours, then approval would be granted in around 4-6 weeks as opposed to the 10-12 weeks required for full planning applications. But the increased demand for building work may attract unscrupulous tradesmen; watch out for the cowboys coming out of the woodwork.

A step too far?

We’re all for any changes that make it easier for families to gain some much-needed additional space for their children or elderly relatives. And having less red tape will most likely help the economy recover, giving small businesses the freedom to adapt and evolve, and revitalising town centres with new, more successful outlets and more housing

It will also have a knock-on effect, reducing the demand for new housing and therefore the need for developing greenfield sites - great news if you want to protect the countryside; bad news if you’re a developer.

But there needs to be a limit somewhere. An independent Government report just published has revealed that homes created under current permitted development rules are of a lower standard of quality compared to those requiring planning permission. RIBA president, Alan Jones, points out the fact that the government’s own advisors said that permitted development had “permissioned future slums”, with poorly lit, tiny homes being built.

And is the planning system even at fault for the current shortage in housing? There’s certainly no evidence to say it is.

In our experience, the planning system works; local authorities want to approve applications. In 2019, planning applications in England had an 86% success rate. In Nottingham and Derby (where we live, work and operate), the rate was even higher at 91% and 94%, respectively. That’s really high! So, why does the government need to make it easier?

As you can see, there are arguments for and against these reforms. Removal of red tape in any industry must surely make life much easier and in this case it lets homeowners get on with creating their dream home quickly and in a more cost-effective way. But consideration is key and we just hope that the new rules don’t allow developers to take it too far for short-term wins.

If you would like any help with architectural plans or just a pointer in the right direction when it comes to planning permission and permitted development, please contact The Practical Planning Company on hello@practicalplanningco.co.uk. Our team is always happy to help!