Our planning system is changing. Here’s how we want to shape it

From renewables to housing, the new government seeks change, and national planning policy has quickly found itself in the crosshairs to deliver it. While we agree that we need more housing, along with the rapid rollout of out clean energy to tackle the climate emergency, as always, the devil is in the detail.

The detail, in this case, is the National Planning Policy Framework (NPPF), which may be getting its most significant shake-up in modern times. The current NPPF consultation could be our best chance yet of influencing decisions about what gets built, where, and how.

Planning, planning, planning

The NPPF guides decisions around new development on land or buildings in England. It sets out policies on a host of things: transport, housing, technology infrastructure, our environment – and, of course, our countryside. It matters – to all of us. It affects all of us.

It’s crucial that the NPPF sets out a positive and ambitious vision for our countryside and rural communities. A vision that breathes life back into our countryside, rather than eats away at it, serving only the interests of large, profit-hungry developers.

For nearly a century, CPRE has campaigned for a planning system that best protects the countryside – now and for future generations. And now we’re at a critical moment for our countryside and its essential role in answering our nation’s challenges.

With that in mind, we think there are five key ways the NPPF can improve, and we’ll be strongly calling for these changes in all our influencing and advocacy work.

1. Prioritise genuinely affordable homes

Affordable homes are the foundation for a decent and healthy life. Our rural affordable housing campaign has exposed a hidden crisis in our countryside, where homelessness is skyrocketing, wages are stagnating and waiting lists for social homes are nearly a hundred years long. We need more homes, but more than that, we need more genuinely affordable homes.

The NPPF should:

• Change the definition of ‘affordable’ housing to reflect average local incomes, and not 80% of market rates, which is simply unaffordable for many.
• Newly require that calculations for the number of homes use robust assessments of real housing need in local areas.
• Set ambitious targets for affordable homes, including social rent.

2. Give ‘brownfield-first’ some teeth

Recyling previously developed land (brownfield) and derelict sites is the most sustainable use of our land. It makes sense. Despite our research showing that there’s enough brownfield land for 1.2m homes, in recent years we’ve seen a steady drop in brownfield ‘completions’ (where housing has been delivered on brownfield sites). We support the government’s brownfield-first vision, but it needs more bite. Intent isn’t the same as action.

The NPPF should:

• Newly require that Local Plans have targets for completed homes on brownfield land.
• Set a new expectation for the government and Homes England to proactively work with local authorities to prioritise brownfield over greenfield sites.
• Support policy success by allocating more money to local planning teams to ensure that Brownfield Registers are kept up to date.

3. Protect – and enhance – the Green Belt

The Green Belt, the countryside around our towns and cities, is cherished and celebrated by millions. It’s also a space for growing food, and a place of tranquility giving us access to nature. Our countryside is also key to wildlife recovery and a vital ally in tackling climate change. Areas of the Green Belt have been degraded and chipped away at to make space for unaffordable homes, away from services, straightjacketing people into car dependence. And when the Green Belt is gone, it’s gone.

The NPPF should:

• Keep the current line on Green Belt boundary changes so they are strictly ‘exceptional’.
• Continue to allow building on brownfield in the Green Belt, but don’t create a category of land (grey belt) beyond this. At best, it risks adding complexity, confusion and delays at local levels. At worst, it risks flagrant exploitation.
• Make sure that exceptional development on the Green Belt is strategic, for example close to transport hubs.

4. Protect our landscapes as we transition to renewables

Climate change is a growing and grave threat to our countryside, food security, and rural communities. We need to transition quickly to clean energy, generated domestically. The best and most sustainable way to do that is to unlock the power of rooftop solar. Our research shows that there’s enough roof space across the country to meet 60% of our solar energy targets – while protecting our countryside for farming, nature and people.

The NPPF should:

• Newly require local authorities to proactively assess how much rooftop solar could be installed in their areas, to inform strategic decision making.
• Newly require local authorities to take a rooftop solar-first approach in their energy strategies.
• Add strong new requirements for robust commitments on decommissioning solar farms at the end of a licence period, to return the land to its original use.

5. Support nature recovery and strategic land use

We’re asking our countryside to work harder than ever before, and we need to think strategically about how we best use our land. We are one of the most nature-depleted countries in the world, and the countryside should – and can – be a source of clean air and water, rich in diverse habitats to support nature restoration.

The NPPF should:

• Strengthen protection for land covered by Local Nature Recovery Strategies.
• Strengthen protection for our best quality land for growing food, and revive a previous Labour government policy preventing all development on grade 1 ‘best and most versatile’ land.
• Implement the further recommendations on nature recovery from the Wildlife and Countryside Link, of which CPRE is a supporting member.

Setting the right vision for our countryside

A new government with a mandate for change means this is a critical time for our countryside. The current consultation on the NPPF is our opportunity be the voice for our countryside, and those who live there. We see a future where our countryside isn’t just protected, but enhanced. Where the struggles of rural communities are high on the agenda, so that prosperity can return to the countryside. Where the challenges we face aren’t answered with the degradation of our countryside, but with joined-up thinking about how we can best use our land. If you share our priorities, share this post as widely as you can.

We will be publishing our full response to the consultation soon.