Navigating the Revised NPPF, Considerations for SME Developers and Architects
The National Planning Policy Framework (NPPF) is a crucial framework that outlines the UK Government's planning policies that shape the landscape of development. At the end of December, a revised version was published, following a year-long consultation.
Small and Medium-sized Enterprise (SME) developers play an important part in producing the country's housing needs and the recent revisions to the framework highlight a number of considerations that SME developers should take into account when considering projects with their architects.
Green Belts
SME developers should be aware of the NPPF’s position on green belt boundaries. The revised paragraph 145 emphasises that no mandatory review or change is required but it fails to clearly state its stance on prioritising over housing needs. Architects and developers must be focused on optimising use of land within existing green belt boundaries and utilising sustainable designs. When there are exceptional circumstances, collaboration with local authorities is vital. Architects should be prepared to provide evidence that their designs align with green belt preservation as well as housing needs and that they achieve the balance between urban development and environmental conservation.
Density of Developments
SME developers must consider the NPPF's revised stance on the density of developments in paragraph 130. Aiming to avoid "uncharacteristically dense" development no longer takes priority, instead it is to protect the local character. A significant increase of density could be deemed inappropriate if it threatens the character of the existing area. Developers should carefully assess local characteristics and collaborate with authorities to ensure they adhere to design codes and that the density aligns with and enhances the area's unique identity. This will ensure a balance between reaching housing needs and retaining the community's character.
Support for Small and Community-led Projects
Leveraging the new NPPF's paragraph 70 update, calling for support from authorities for small sites in community-led and self-build projects, should be a priority for SME developers. Architects will be required to design flexible structures that align with pre-approved principles under "permissions in principle." This will facilitate a smoother approval process and encourage innovative, tailored designs for small and community developments.
Non-profit Development
It is important that developers understand the updated NPPF's definition of 'community-led development.' It is emphasised that such developments must be initiated and led by not-for-profit organisations that are specifically designed to meet the housing needs of their members. SMEs should proactively approach these community-led projects with a focus on designing spaces that adhere to the specific requirements and aspirations of the community. Collaborative design processes can lead to innovative architectural solutions that align with the unique goals of organisations, supplying communities with beneficial results.
Clear and Accurate Drawings
There must be a heightened focus on design clarity from SME developers and architects as the NPPF encourages authorities to employ planning conditions. From an architectural point of view, the new paragraph 140 states a requirement of planning conditions to refer to ‘clear and accurate’ drawings that provide a visual clarity on design. The conditions also require the statement of approved material usage. SME developers and their architects should prioritise visually clear designs to adhere to these requirements to ensure a smooth planning and enforcement process.
The Tug of War Between Councils and Central Government
There is a crucial need for SME developers to navigate the central government’s push for development and local council’s desire for control. The perpetual tug-of-war creates a difficult to navigate planning system which must inspire conversations between developers and planning authorities to attempt to find a comprehensive solution or reform to the system. Developers and architects must be aware of the changing dynamics and open communication channels with councils while maintaining their alignment of designs with the evolving directives of the central government. This dual strategy will ensure adaptability in a planning landscape subject to change at any moment.