UK Government Plans For Planning Zone Schemes In English Commuter Belts

A few years ago, the Royal Town Planning Institute (RTPI) published an article (https://www.rtpi.org.uk/research-rtpi/2020/september/planning-through-zoning/) regarding ‘Planning Through Zoning’. ‘Zoning’, common in other countries, such as in the USA and in Hong Kong, where regulatory zoning plans are used as the principle means to control development in some areas, would be akin to a planning revolution in England, where one of the key features is the use of discretionary development control for planning applications and permissions through local government systems. This is why it is interesting that the Rt Hon Chancellor of the Exchequer, Rachel Reeves, is set to impose new ‘zoning schemes’ near commuter belts as part of UK Government plans to overhaul the existing planning system and increase economic growth through building more homes. Economic ‘fragility’ has constituted in sluggish growth in recent years, and Rachael Reeves is under pressure from businesses and the markets to deliver a suitable growth plan fit for purpose. Ms Reeves said; ‘I am fighting every single day in our mission to kick-start the economy, deliver on our plan for change, and make working people better off. That includes avenues that others have shied away from’, showing how the government is willing to rip up the rule book in order to increase house building and economic development. She went on, ‘Too often. the answer to new development has been ‘no’. But that is the attitude that has stunted economic growth and left working people worse off’.

These comments coincide with the Rt Hon Angela Rayner’s declaration of a ‘war on NIMBYs’, as she seeks to liberalise the planning regime by reforming the local planning committee system and updating the National Planning Policy Framework (NPPF), as well as releasing more green belt land for development. Indeed, in order to hit its new target on building 1.5 million homes by the end of this Parliament, the government has pledged to be bold on reform and efficient in its delivery within public services.

Angela Rayner, the Deputy Prime Minister, as well as the Secretary of State for Housing, Communities and Local Government, has said that ‘From day one, I have been clear that bold action is needed to remove the blockers who put a chokehold on growth. That’s why we are putting growth at the heart of our planning system’, and it seems that ‘zoning’ will form a part of this drive. The recent introduction of the Planning and Infrastructure Bill in March outlines a swathe of new legislation from government including the imposition of zoning schemes around inner-city train stations across Britain. Part 1 (Infrastructure), Chapter 1, Clause 3, on ‘Nationally significant infrastructure projects’ refers to ‘where requests are made by a person who has the power to make a local development order or a simplified planning zone scheme’, there will be a new requirement for National Policy Statements (NPSs) to be ‘subject to a full review’ and for this to be ‘updated at least every years’. More details on the ‘planning zone schemes’ are to be revealed by the UK Government in the future, but the measures could include land previously regarded as ‘green belt’ being given permission to be built upon in high growth places such as Cambridge, Oxford, Milton Keynes and Bath. Northern towns and cities on the commuter belt will also likely benefit from additional new homes near train stations using ‘planning zone schemes’.

In theory, building new homes near commuter belts and key infrastructure should boost economic growth in areas of high land value and, potentially, lower prices in the longer term for homeowners. It is in the interest of the UK Government to build more homes in these areas in order to ease the immense pressures of the housing crisis so many people currently face. It will also be a net benefit for local businesses, with more permanent residents living around thriving urban hubs. Also, green belt land that that is subjected to zoning schemes would make it virtually impossible for anti-development groups and local councils to object to house building in the future. The government will also likely be introducing a ‘presumption in favour’ of development clause in the future, meaning approval of major housing and infrastructure projects will be much more likely be approved than rejected. Good news for national growth? It is too early to tell. The government, however, is shifting in the right direction.