2018 Housing Delivery Test Results alongside Changes to NPPF: What Next?

Published on: 26th February 2019

Last week the first Housing Delivery Test (HDT) results were released by the Ministry of Housing, Communities and Local Government (MHCLG) having been delayed since November 2018. The results were released alongside changes to the National Planning Policy Framework (NPPF), as follows:

 • ‘Deliverable’ site definition altered to clarify how small and large housing sites should be assessed when calculating a 5-year housing land supply;

• Allowing sites that pass the Appropriate Assessment test to benefit from the ‘presumption in favour of sustainable development’; and,

• Standard method for assessing housing need to revert to the 2014-based projections in the short-term with a commitment to review standard method over the next 18 months.

What is it?

The HDT is a monitoring tool the Government will use to demonstrate whether local areas are building enough homes to meet their housing need. As the test is new, the Government has built in time for it to bed down which has created complexity.

Why is it important?

The NPPF identifies the consequences for local authorities; they are tiered depending on level of shortfall in delivery.

What are the consequences?

Authorities pass the test if they have delivered at least 95% of their requirement. For authorities that have delivered less than 95% of their required housing supply, they must produce an Action Plan to identify actions to increase delivery in future years. Authorities that have delivered less than 85% will have to identify a 20% buffer to their land supply. Finally, authorities that have delivered less than 25% of their requirement will be vulnerable to speculative applications, specially, the NPPF’s ‘presumption in favour of sustainable development’ will apply. As the HDT is new, the Government has built int time for it to bed down. This means the ‘presumption’ trigger point changes to below 45% in November 2019, and below 75% in November 2020.

What are the 2018 HDT results?

No authorities have a delivery of less than 25%, thus none currently face the ‘presumption’ penalty. 86 authorities have delivered under 85% meaning they now have to add a 20% buffer. The worst performing authorities are New Forest (35% delivery), Calderdale (36%), Redbridge (38%), Adur (41%), City of London (42%), Barking & Dagenham (43%), Thanet (44%), Medway (47%) and Trafford (47%). 108 authorities come under 95% and will now have to produce an Action Plan. 66% of authorities (two thirds) have therefore this year escaped any penalty at all.

What are the implications for landowners and developers?

The results show that local authorities need to engage with landowners and developers to enable housing delivery to be accelerated in some areas. Please contact Owen Pike or Barnaby Harris should you wish to discuss the HDT results and the potential impacts on your residential proposals.

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Planning

We provide a complete planning service to a range of private and public sector clients including property owners, occupiers, developers, investors, institutions and local planning authorities in the residential, commercial, renewables, leisure and agricultural sectors. Our advice is based on extensive knowledge of the ever-complex and fast-changing UK planning system.  This enables us to provide bespoke and cost-effective advice at all stages of development from project inception, spatial master planning to negotiating final project delivery. We pride ourselves on always offering one principal point of contact which means our advice is always consistent and provided in a timely manner.  It also means that each member of our team embraces responsibility.  Our collaborative way of working with other technical specialists means we are experts at finding solutions to assist in unlocking latent value. The Planning Process   The basis for decision making is set out on planning legislation, that is, “if regard is to be had to the development plan for the purposes of any determination to be made under the Planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise". We apply this approach to each of our planning services.  Our Services We offer the following services: • Planning Strategy Formulation • Planning Appraisals • Planning Applications & Appeals • Community & Stakeholder Engagement • Environmental Impact Assessment • Planning Obligation Negotiation • Land Promotion • Policy Representations • Monitoring Services • Master Planning & Development Briefs • Due Diligence   Contact Us

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We provide a complete planning service to a range of private and public sector clients including property owners, occupiers, developers, investors, institutions and local planning authorities in the residential, commercial, renewables, leisure and agricultural sectors.

Our advice is based on extensive knowledge of the ever-complex and fast-changing UK planning system.  This enables us to provide bespoke and cost-effective advice at all stages of development from project inception, spatial master planning to negotiating final project delivery.

We pride ourselves on always offering one principal point of contact which means our advice is always consistent and provided in a timely manner.  It also means that each member of our team embraces responsibility.  Our collaborative way of working with other technical specialists means we are experts at finding solutions to assist in unlocking latent value.

The Planning Process

SandersonWeatherall-Planning-Flowchart

 

The basis for decision making is set out on planning legislation, that is, “if regard is to be had to the development plan for the purposes of any determination to be made under the Planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise". We apply this approach to each of our planning services. 

Our Services

We offer the following services:

• Planning Strategy Formulation

• Planning Appraisals

• Planning Applications & Appeals

• Community & Stakeholder Engagement

• Environmental Impact Assessment

• Planning Obligation Negotiation

• Land Promotion

• Policy Representations

• Monitoring Services

• Master Planning & Development Briefs

• Due Diligence

 

Contact Us

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When can a fall-back development be a material planning consideration?

Many of our projects are on established sites or brownfield sites in countryside locations and designated landscapes where development is restrictive. Over the last year, we have advised on sites in a number of sensitive locations including the North Yorkshire Moors National Park, the Cotswolds Area of Outstanding Natural Beauty (AONB) and the Gower AONB.

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Many of our projects are on established sites or brownfield sites in countryside locations and designated landscapes where development is restrictive. Over the last year, we have advised on sites in a number of sensitive locations including the North Yorkshire Moors National Park, the Cotswolds Area of Outstanding Natural Beauty (AONB) and the Gower AONB.

[fulltext] =>

Given such restrictions, it can be very easy for local planning authorities to resist proposed developments on the basis that their planning policies do not allow new residential, office, warehousing or tourism developments. We are therefore often appointed to devise supporting planning cases based on Development Plan policies and material considerations, which can include national planning policy as reflected in the NPPF (revised in July 2018) and national planning guidance. This can require ‘out of the box thinking’. For example, we pride ourselves in undertaking thorough site research at the beginning of commissions to establish what Permitted Development Rights (PDR) (i.e. what type of development can take place without the need of planning permission) exist at a site. This can then be used when negotiating planning applications and in some circumstances, it can tip the planning balance in favour of a planning application.

In this regard, a 2017 Court of Appeal Judgement (Mansell v. Tonbridge & Malling Borough Council [2017] EWCA Civ 1314) clarified when a fall-back development may be a material planning consideration for an alternative development. This case concerned an appeal concerning a decision of Garnham J in dismissing a claim for judicial review of a planning permission granted by Tonbridge & Malling Borough Council. The demolition being the demolition of a barn and bungalows and the construction of 4 detached dwellings.

In the Court of Appeal Judgement, Lindblom LJ confirmed the legal considerations in determining the materiality of the ‘fall back’ position as a planning judgement were as follows:

- the basic principle is that for a prospect to be a real prospect it does not have to be probable or likely, a possibility will suffice.
- there is no rule of law that in every case the ‘real prospect’ will depend, for example, on the site having been allocated for the alternative development in the development plan or planning permission having been granted for that development, or on there being a firm design for the alternative scheme, or on the landowner or developer having said precisely how he would make use of any permitted development rights available to him under the GPDO. In some cases, that degree of clarity and commitment may be necessary; in others, not. This will always be a matter for the decision-maker’s planning judgement in the particular circumstances of the case in hand.

We have recently referred to this case when submitting planning applications for residential developments in Wealden, Cornwall and Lewes. Although these planning applications are still under consideration, we have persuaded the planning officers that each of these sites benefit from a number of fall-back developments and these positions should be given significant weight in the planning balance exercise. Our research in establishing that fall-back developments exist has therefore enhanced the prospects of obtaining planning permission in each case; we are hopeful of receiving positive decisions shortly.

Please contact Owen Pike on 0117 338 1813 if you want to discuss this Court of Appeal Judgement or if you require planning advice on a project.

Contact Us

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Town planning

Sanderson Weatherall's planning team has extensive and wide-ranging experience in all aspects of planning, environmental and planning applications work and strives to deliver a quality, specialist service that achieves successful results for clients.   With an extensive understanding of planning policy, current legislation, local and strategic development plans and the markets in which they operate, our consultants can effectively advise across all sectors of the property market to create value and make best use of a client's property assets and property plan.   The division has provided advice and prepared applications for large scale projects of regional and national importance and has significant experience in major city centre schemes including mixed-use redevelopment, retail, commercial and residential projects. It also prepares, submits and negotiates planning applications for new build apartment and housing developments in both urban and suburban areas. Current clients include: Caddick Developments Gregory Properties Ltd The Prudential (PruPIM) Bilsdale Properties Taylor Wimpey GMI Rovinian Oakgate Group Greggs Plc Durham County Council Commercial Development Projects Telereal Diocese of Leeds Citicourt Investment Ptns Royal Mail HSBC Simons Estates Ltd Co Durham & Darlington Fire & Rescue RBS Diocese of York United Church Schools Trust Manheim Auctions Contact Us

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stdClass Object ( [state] => 1 [modified] => 2016-12-12 15:28:05 [id] => 125 [asset_id] => 273 [title] => Town planning [alias] => town-planning [introtext] =>

Sanderson Weatherall's planning team has extensive and wide-ranging experience in all aspects of planning, environmental and planning applications work and strives to deliver a quality, specialist service that achieves successful results for clients.

 

With an extensive understanding of planning policy, current legislation, local and strategic development plans and the markets in which they operate, our consultants can effectively advise across all sectors of the property market to create value and make best use of a client's property assets and property plan.

 

The division has provided advice and prepared applications for large scale projects of regional and national importance and has significant experience in major city centre schemes including mixed-use redevelopment, retail, commercial and residential projects. It also prepares, submits and negotiates planning applications for new build apartment and housing developments in both urban and suburban areas.

Current clients include:

  • Caddick Developments
  • Gregory Properties Ltd
  • The Prudential (PruPIM)
  • Bilsdale Properties
  • Taylor Wimpey
  • GMI Rovinian
  • Oakgate Group
  • Greggs Plc
  • Durham County Council
  • Commercial Development Projects
  • Telereal
  • Diocese of Leeds
  • Citicourt Investment Ptns
  • Royal Mail
  • HSBC
  • Simons Estates Ltd
  • Co Durham & Darlington Fire & Rescue
  • RBS
  • Diocese of York
  • United Church Schools Trust
  • Manheim Auctions

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