There is a sense among some that Labour is 'keeping it's powder dry' on housing and planning so as 'not to scare the horses', but actually, when you compile everything that has been put into the public domain, the future direction of policy is relatively easy to discern. This is that compilation, which takes in a couple of press releases (and, importantly, the 'notes to editors'), a policy paper and an extract from a Westminster Hall debate.
‘How’, not ‘if’: Labour will jump start planning to build 1.5 million homes and save the dream of homeownership
Oct 10, 2023
Labour’s Housing Recovery Plan
Upon entering office, the Deputy Prime Minister and Secretary of State for Levelling Up, Housing and Communities, Angela Rayner, will publish a Written Ministerial Statement and write to all Chief Planning Officers to instruct local planning authorities to approve planning applications in areas which do not have a local plan and fail other key policy tests, such as the Housing Delivery Test.
This Statement will also signpost changes to the National Planning Policy Framework which will reverse concessions the Government made to Tory backbenchers in December 2022, reinstate and enforce compulsory local targets.
The Shadow Chancellor Rachel Reeves has announced they would increase planning capacity – ensuring every local authority has at least one full time, experienced planning officer and expanding the government’s strategic planning capacity for housing and infrastructure – funded by increasing stamp duty on overseas buyers.
Where local authorities don’t meet their requirements, a Labour government would work with the Planning Inspectorate to use all powers available to build homes, with interventions ranging from mediation to worst case scenarios that may require use of ‘call-in’ powers or see local planning authorities designated.
As announced by Angela Rayner, increasing flexibility in the Affordable Homes Programme so Homes England can support build out of the increasing number of ‘stalled’ sites with planning permission, but that are no longer viable due to soaring interest rates and economic uncertainty.
As well as clearing the backlog, Labour will reform the system to accelerate planning permissions while strengthening local consent on ‘how’ developments can best support local communities, not ‘if’ the homes that people need are built at all. This will put the local plan front and centre in the planning system and create a genuinely plan-led system.
Labour will strengthen the presumption in favour of developments that are aligned to local plans, with a lighter touch process for approval in line with plans and, where criteria are met, a strong community right to appeal against off-plan and speculative development.
We will increase transparency, monitoring and enforcement of requirements to maintain up to date local plans with fixed timelines for renewing local plan. We will also introduce a ‘backstop’ option allowing central government or the Planning Inspectorate to draw up local plans where they are significantly and egregiously delayed.
Under our new streamlined system we will lowering the thresholds for applications being made directly to the Planning Inspectorate to reflect the fact that decision making should be smoother.
We will give planning officers stronger authority to grant permission on smaller sites that are in line with the plan, without referring to the planning committee, and define in guidance that pre-application advice by officers is a material consideration to the planning decision, and a ‘cooling off’ period where Members go against officers’ recommendations.
We will provide guidance on off-the-shelf environmental mitigations which cut down on endless surveys and halt the vexatious frustration of applications.
In addition to increasing planning capacity by raising stamp duty on overseas buyer,
Labour will accelerate the government’s plan to increase planning application fees, and potentially going further, with revenue ringfenced for more planning resource.
We will also make HM Land Registry data publicly available to increase transparency of land ownership, preventing landowners from holding a de facto veto over local plans due to an opaque land market.
Notes to editors
Labour’s 5-point Housing Recovery Plan in short:
Reversing changes to the National Planning Policy Framework announced in December 2022, reinstating compulsory local targets, strengthening requirements to maintain a deliverable supply of housing land and the presumption in favour of sustainable development.
A Written Ministerial Statement with legal force strengthening requirements to approve homes, stating we expect authorities without up-to-date plans and if they fail key policy tests.
Intervening where local authorities don’t meet our expectations, ranging from mediation with the Planning Inspectorate, to use of ‘call-in’ and designation powers.
As announced by the Shadow Chancellor, increasing capacity of LPAs, hiring hundreds of new planners to agree local plans, paid for by increasing tax on purchase of residential property by foreign buyers, and greater use of Planning
Performance Agreements on large sites.
As announced by Angela Rayner, increasing flexibility in the Affordable Homes Programme so Homes England can support build out of ‘stalled’ sites with planning permission with more social and affordable housing, and reforms to the Section 106 agreements.
Next generation of new towns.
A Labour government will build on our proud post-war history and bring forward the next generation of new towns for the next generation of homeowners.
Our new towns will be vibrant new communities, with beautiful homes, green
spaces, reliable transport links and bustling high streets.
The Secretary of State for Levelling-up, Housing and Communities will publish a set of principles for identifying sites, looking for areas that are around busy transport hubs, in areas of very high housing need and avoiding nature spots or important green spaces.
We will open bidding for local leaders to bid for sites on the basis of these principles.
We will also task DLHUC with devising some broad ‘heat maps’ of areas suitable based on these principles, using the latest spatial data from across different departments and agencies.
Within six months, we will work in partnership with local leaders to designate a handful of sites across the country for development as new towns.
We will designate New Town Development Corporations for these sites, with equal representation from local government and central government.
The development corporation will take on planning powers for the site and will also have the power to compulsorily purchase land with limited ‘hope’ value.
In many areas, permissioned land can be worth hundreds of times more than agricultural land, and like previous new towns, it’s the combination of these powers that allow for significant land value capture to fund delivery of infrastructure and housing.
We will require our new towns to actively seek private sector investors, with the vast majority of the up-front investment coming private backers.
They will be attractive investment products, generating stable and diverse income streams; sales of freeholds, rental income from housing, residential and commercial ground rents and public transport fares.
Early infrastructure delivery may require some support from existing government programmes and we would expect development corporations to bid from existing budgets and programmes, such as the UK Infrastructure Bank.
‘Fast track’ Brownfield provision.
We are proposing a series of changes to national planning policy to accelerate and intensify brownfield development in our cities, building on the ‘brownfield first’ policy introduced by New Labour.
This includes:
A new National Development Management Policy (NDMP) to supplement existing national policy prioritising brownfield development, requiring local plans to set density standards for appropriate sites around transport notes, with stronger presumptions in favour of brownfield development where plans are not up to date.
A new requirement to update brownfield registers annually and make them publicly available, helping investors quickly identify opportunities for long-term regeneration.
Accelerating approval for smaller brownfield sites, with councils required to allocate smaller brownfield sites and exploring ‘permission in principle’ if these sites have high levels of affordable housing.
‘Opportunity areas’ for long term regeneration, giving clear signals to investors about complex sites identified for regeneration in areas with Strategic Development Frameworks.
Redirect Homes England to unlock complex sites, supported by Metro Mayors.
Labour will help first-time buyers onto the ladder with a new, comprehensive mortgage guarantee scheme and ‘first dibs’ on newly built homes.
Labour will introduce a state-backed mortgage insurance scheme, with the state acting as guarantor for prospective homeowners who struggle to save for a large deposit. This will be modelled on similar successful schemes in other countries, such as Canada and Australia.
Numerous analyses have found a large group of middle-income renters in stable employment who are locked out of homeownership and stuck in expensive rented accommodation. Banks are now requesting very large deposits, with government’s own analysis showing saving for a deposit is “the largest hurdle for most prospective home buyers.”
We will also ensure that first-time buyers can access homes that are built, by giving them first dibs on small portions of new developments in some areas.
Labour will introduce a renters’ charter to make renting safe, secure and affordable
Labour will introduce a new renters charter to make renting safer, securer and more affordable. The charter will include: longer-term tenancies as standard, the right to reasonable alterations, ending Section 21 and introducing a national register of landlords.
Planning Reform
Volume 747: debated on Wednesday 13 March 2024
Matthew Pennycook:
Where we respectfully part ways with the right hon. Member for Middlesbrough South and East Cleveland is on the issue of whether the post-war discretionary planning system is beyond redemption. As the right hon. Gentleman made clear in his remarks, he firmly believes that it is, and that it should be replaced by a zonal planning system of the kind proposed by the “Planning for the Future” White Paper published in 2020, but eventually abandoned. We might notice a trend here in the face of Back Bench pressure from the Government Benches.
We take a different view; while we do not dispute that after a decade of piecemeal and inept tinkering the planning system the Government are presiding over is faltering on almost all fronts, we believe that introducing an entirely new system is not the answer. Instead, we believe a discrete number of targeted changes to the existing system, coupled with decisive action to ensure that every element of it functions optimally, will ensure we significantly boost housing supply and deliver 1.5 million homes over the course of the next Parliament.
As I do not have an abundance of time, I will give just one example of the kinds of changes we believe are necessary to get Britain building at the scale required. It is a change that I think might solve some of the problems that the hon. Member for St Albans identified in relation to St Albans. There is no way to meet housing need in England without planning for growth on a larger than local scale. However this Government, for reasons I suspect are more ideological than practical, are now presiding over a planning system that lacks any effective sub-regional frameworks for cross-boundary planning.
The limitations of the duty to co-operate were well understood, but it at least imposed a requirement on local authorities to engage constructively, actively and on an ongoing basis to develop strategic planning policies where needed. Its repeal last year through the Levelling-up and Regeneration Act, coupled with the fact that no replacement has been brought forward, leaves us with no meaningful process for planning strategically across boundaries to meet unmet housing need, given the inherent flaws of voluntary spatial development strategies.
Indeed, the Government have now even removed from the NPPF the requirement to help neighbouring authorities accommodate development in instances where they cannot meet their areas’ objectively assessed needs. If we are to overcome housing delivery challenges around towns and cities with tightly drawn administrative boundaries we must have an effective mechanism for cross- boundary strategic planning, and a Labour Government will introduce one.
Labour’s plan to power up Britain
Mar 28, 2024
- Turbocharge mayors with access to new powers over transport, skills, housing, planning, employment support and energy, supported by long-term integrated funding settlements.
- Work to expand devolution further and faster, with local authorities coming together to take on new powers to boost their economies.
- Roll out new Local Growth Plans to towns and cities take advantage of their economic potential and foster clusters of well-paid jobs.
- Build 1.5 million new homes over the next parliament, unleashing growth and putting more money into people’s pockets.
- Deliver the biggest boost of social and affordable housebuilding in a generation, embedding security and stability in our economy.
- Empower metro mayors to deliver new housing projects linked up to the jobs and infrastructure needed to support regional growth.
Labour pledges housebuilding drive on Grey Belt with ‘golden rules’ to boost public services, affordable homes and improve green spaces
19 April 2024
Keir Starmer has today [Friday] set out five ‘golden rules’ for Grey Belt housebuilding, pledging to deliver affordable homes, boost infrastructure and public services like schools and GPs, and improve genuine green spaces.
Building 1.5 million homes over the next parliament is a key plank of Labour’s policy programme, with a promise to reform planning rules at pace, to “take on the blockers and back the dream of home ownership.”
While reiterating that Labour will always take a 'brownfield first' approach to housing development, Keir Starmer and Angela Rayner are also pledging to release some land currently classed as Green Belt to build the homes Britain needs, “in light of abject Tory failure to build the homes our country needs.”
On a visit to a housing development today, the pair will outline Labour’s plans to create a new class of 'Grey Belt' land to ensure grey and poor-quality parts of the Green Belt are prioritised, and that any development benefits local communities. This follows cases such as affordable homes in Tottenham being blocked because a disused petrol station was designated as green belt.
Labour today slams the current 'wild west' of Green Belt development under the Tories, with an inconsistent and haphazard approach leading to significant amounts of speculative development - including on high-quality nature rich green belt land, often via appeal over the heads of councils and out of the reach of local people. Labour will end this free for all with a smarter approach that ensures the right land is released and that development on it benefits local communities.
The Tories’ approach means nobody is winning; the housing crisis is “engulfing a generation of hard-working aspirational people” whilst the UK is one of the most nature depleted countries in the world.
It comes as new analysis from Labour reveals the scale of Tory housing failure, with planning applications received and granted dropping to the lowest level on record. Applications made and granted have dropped by a fifth under Rishi Sunak.
A Labour government would take a brownfield first approach to development across England, prioritising building on previously developed land in all circumstances and taking steps to improve upon the government’s lacklustre record of brownfield build out rates. Areas with enough brownfield land should not release greenbelt.
A Labour government will implement five 'golden rules' for Grey Belt development:
Brownfield first – Within the green belt, any brownfield land must be prioritised for development.
Grey Belt second – poor-quality and ugly areas of the Green Belt should be clearly prioritised over nature-rich, environmentally valuable land in the green belt. At present, beyond the existing brownfield category the system doesn’t differentiate between them. This category will be distinct to brownfield with a wider definition.
Affordable homes – plans must target at least 50% affordable housing delivery when land is released.
Boost public services and infrastructure - plans must boost public services and local infrastructure, like more school and nursery places, new health centres and GP appointments.
Improve genuine green spaces – Labour rules out building on genuine nature spots and requires plans to include improvements to existing green spaces, making them accessible to the public, with new woodland, parks and playing fields. Plans should meet high environmental standards.
The Chair of Natural England has backed building on the green belt, pointing out “combining house building with nature recovery offers huge opportunities for increasing the environmental value of greenbelt, while creating great places for people to live.“
Keir Starmer, Leader of the Labour Party said:
“The Tories’ housing emergency has left millions unable to plan their lives, start families, or build a future for themselves and their kids. It’s engulfing a generation of hard-working aspirational people.
“Labour supports brownfield first policies. But we must be honest we cannot build the homes Britain needs without also releasing some land currently classed as Green Belt.
“We’ll prioritise ugly, disused grey belt land, and set tough new conditions for releasing that land. Our golden rules will also ensure any grey belt development delivers affordable homes, new infrastructure and improved green spaces.
"We will get tough on the blockers to back hard-working aspirational Brits, deliver the homes and local services that communities deserve, all while protecting access to genuine green space.”
Angela Rayner, Labour’s Deputy Leader said:
“Under the Tories, much of the Green Belt isn’t green, rolling hills, but poor-quality scrub land, mothballed on the outskirts of towns. This Grey Belt land should not be off limits while local people are kept off the housing ladder.
“The Tories have failed to distinguish genuine green spaces from “Grey Belt” land that’s ripe for housebuilding – and when they do concrete over, they never build the public services like GPs, schools and transport links to go with it.
“Labour has a plan for smarter Green Belt release, underpinned by strong rules to tackle the housing emergency and build the homes we need. When we build on the Grey Belt, our promise is that more houses means more schools, doctors and green spaces families can use.”
Ends
Notes to editors:
Labour’s Golden Rules for grey belt development
Brownfield first
Labour reaffirms its commitment to brownfield first planning policies, meaning areas should always look to build on brownfield sites before building on the green belt. Within the green belt, they should also prioritise brownfield land.
Grey belt second
Labour will create a new category called grey belt, prioritising development in grey and ugly areas of the Green Belt. We don’t think it is right that wastelands and old car parks located on the greenbelt are given the same protections in national policy as rolling hills and nature spots in the green belt.
Affordable homes
Any Green Belt land that is built on must target 50% affordable housing. There are many examples across the country of green belt sites delivering more than this (e.g 100%) reflecting the lower land value of green belt. We will end the Tories’ wild west of Green Belt building, with affordable housing rates as low as 10% with expensive executive homes local people can’t afford.
Boost public services and infrastructure
We will ensure that when your town or city grows, public services and infrastructure grow too – greenbelt release must include new infrastructure like more school and nursery places, care homes or GP capacity. The exact delivery will be negotiated by local leaders depending on the needs of their patch.
Protect genuine green space
Homes built on the greenbelt must be accompanied by a plan to improve existing green spaces and create new ones accessible to local people. This will mean new woodlands, parks, playing fields and protected space for local species. Lots of existing green belt is low quality wasteland sat on by landowners that local people can’t use and enjoy. We agree with the Chair of Natural England, who has said housebuilding and protecting nature are not incompatible. We will also look to ensure high environmental standards, that go above the legal minimum on biodiversity net gain must be met.
The Chair of Natural England has said new housing and better protection for green spaces, wildlife and nature should not be seen as opposites, and that building on green belt should be part of the UK’s answer to the housing crisis. England’s nature chief calls for building on green belt to solve housing crisis | Housing | The Guardian
The government’s official statistics on planning applications and decisions shows applications submitted and granted falling by around a fifth between 2022 Q2 and 2023 Q4. In 2023 Q4 they were at their lowest quarterly record since comparable statistics in 2006. https://www.gov.uk/government/statistical-data-sets/live-tables-on-planning-application-statistics
Labour will get Britain building again and save the dream of homeownership for younger people with a package of reforms to the planning system to build 1.5 million homes over the next Parliament. The plan includes:
A housing recovery plan; a blitz of planning reform to quickly boost housebuilding to buy and rent and deliver the biggest boost to affordable housing in a generation, ensuring local people have a say in ‘how’ housing is built with communities confident plans will be delivered.
The next generation of ‘new towns’; new communities with beautiful homes, green spaces, reliable transport links and bustling high streets.
Unleashing Mayors; a package of devolution to Mayors, with stronger powers over planning and control over housing investment.
‘Planning passport’ for urban brownfield development; with a fast track approval and delivery of high-density housing on urban brownfield sites.
First dibs for first time buyers; supporting younger people the first chance at homes in new housing developments with a government-backed mortgage guarantee scheme.
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