While we know the pandemic will rightly be on the forefront of everyone’s mind, simultaneously the Government is proposing to undertake a complete overhaul of the planning system. I am writing today to ask for your views on the Government’s new proposals for planning reform and the extension of permitted development rights.

I think we can agree that the planning system needs reform as it’s currently not fit for purpose. In the local area we have seen a rise in cowboy building with developers adding as many rooms as possible to properties in the hope of making more profit. To make matters worse there are very few powers to check the behaviour of these developers and residents have no right to appeal which has led to an increase of HMOs (Houses in Multiple Occupation) in parts of Solihull.

In August, the Government published their White Paper on reforming the planning system, Planning for the Future. I believe that sustainable house building must be a priority and that planning reform is necessary but it is family homes and starter homes that we need in Solihull, not more executive style properties. I am not convinced these proposals are the answer.

The proposed changes include:

• An introduction of a zonal planning system with areas being designated as suitable for developments

• Cutting the length of the planning process in half from 16 to 8 weeks

• Abolishing the Community Infrastructure Levy and Section 106 agreements and introducing a nationally-set flat rate charge

• Increasing the minimum number of houses in a development from 10 to 50 for a developer to be required to make developer contributions

• A national algorithm that sets house building targets for Local Authorities

I hope we can all agree on the need to build more quality homes but these must be good quality and affordable homes which help address the chronic housing shortage facing our Borough and country. I am concerned that these changes will limit opportunities to object and may lead to an increase in poorly designed, low quality constructions with little regard to the environmental impact.

The proposals also seek to end Section 106 payments, money which local authorities can claim from major developments for infrastructure projects and local improvements e.g. traffic improvements or social housing. Nearly half of England’s affordable homes are currently part financed through Section 106 agreements. These changes could mean we are building less affordable homes at a time when they are most needed.

We cannot be certain how long it will take for the White Paper proposals to come into force, however the Government are introducing more immediate changes to the planning process including extending permitted development rights. This will allow developers to build an additional 2 storeys on purpose-built flats or detached houses and allow for the demolition of  derelict or vacant buildings without the need of planning permission.

We are interested in hearing your views. Are you concerned about reducing the consultation period for planning applications and proposed changes to how neighbours are notified? Are you concerned about a lack of affordable housing and how these proposals will impact this? How much of a concern to you is the safety and quality of the design and construction? I am calling for your views and opinion on ‘Planning for the Future’. 

Please get in touch and we will include your comments in a report we will send (without your personal details) to our local Members of Parliament and ask them to respond to the White Paper and address these matters with Ministers in Parliament.

The Government consultation on its White Paper runs from 6 August 2020 to 29 October 2020. If this is an issue on which you hold strong opinions, I would strongly urge you or your organisation to also submit your comments on the proposals online at:  https://www.gov.uk/government/consultations/planning-for-the-future

Thank you for your thoughts on this.

Best wishes,

Nick Stephens, Chair Solihull and Meriden Labour Party