Now, I know we developers love a moan. I don't know whether we do so more than other industries, but we certainly give it our best shot. Perhaps it has more to do with the national psyche and the UK's obsession over the negative, but that is a discussion for another post.
But, Developers do moan. A lot.
There is one subject that seems to irk us most, and rather unsurprisingly I am talking about planning. Fundamental to our industry, but often viewed as a pitched battle between two bloodied medieval armies, rather than the most powerful tool for creating better places.
We are all fully aware of how under resourced and over stretched planning departments are (I honestly can't think of an authority that I am aware of that has not said this). Not wanting to veer off topic into the impacts of austerity undertaken during the administration of Cameron and Clegg, it is fair to say our colleagues in Planning have had it tough. As Developers we often overlook the impact this burden created. The stress that planning departments are under is very real, and I have heard many stories of the toll it has taken on individuals working in them.
Whilst planners often get a rough ride externally from developers, they often face it internally as well. Political pressure, whilst supposedly not influencing the decision making process of Planners, must make life extremely difficult at times. Whether that is pressure in favour of, or, against an application. Unfortunately, some Politicians, often not expert in planning policy, seek to influence the process and those professionals trying to do their job.
It strikes me that there must be a way to take some of the burden away from our friends in Planning. Ask a Developer one thing that they would like to get from the process and they will all say the same thing. Certainty.
There are so many variables in our industry that it can drive the most level headed person into headbutting a brick wall to numb the pain. Taking top spot and perhaps the most exhausting of these variables seems to be Planning. At times it feels like you'd be better off playing Russian roulette without an empty barrel.
Without naming and shaming the London Borough, there are examples of 100% affordable schemes being rejected at committee. This is to the backdrop of the dire need for well built affordable homes amid a world of escalating values and whole generations unable to get a foot onto the property ladder. What decision makers seem to forget is that the delay in younger generations having the ability to fly the nest is not just a nice to have, it is fundamental to the prosperity of our country.
People are delaying major life decisions, like getting married and starting families because they aren't able to afford or even rent an appropriate home. With 1 in 200 families technically homeless, there really is no reason why policy compliant schemes should be facing planning jeopardy.
So what if there was a different approach? If that approach incentivised Developers to create the most sustainable and best in class product in exchange for planning certainty, wouldn't that be sensible?
For instance, should we be looking towards adopting a more Zonal planning system? If a Local Authority has an up to date Local Plan, and if a Developer was to propose an exemplary sustainable and policy compliant scheme, then shouldn't that receive preferential treatment? If such a scheme were to be submitted, then surely it could be treated as permitted development and avoid the cost, delays and uncertainty of planning committee?
I can appreciate that there are contentious schemes that will need to be scrutinised at committee, but if we can ease just a little of the overwhelming burden, then surely everyone benefits?
If Labour are to win the next general election, which seems to be likely, then could this or something similar be a possibility? Their vision for a series of New Towns would surely require some intervention in planning, if it is to stand any chance of becoming a reality? The Deputy Leader of the Labour Party, Angela Rayner announced at UKREiiF that;
"Developers who deliver on their obligations to build high-quality, well designed and sustainable affordable housing, with green spaces and transport links and schools and GPs surgeries nearby, will experience a new dawn under Labour"
" But those who have wriggled out of their responsibilities for too long will be robustly held to account".
Could this be the carrot and stick approach to unlocking our Nations housing crisis? Only time will tell.