Potentially groundbreaking changes in planning regulations may facilitate the success of self-builders in commencing construction.
England's New 'Medium-Site' Planning Category: A Boon for Self-Builders, But Challenges Remain
In a bid to streamline planning rules and boost the housing market, the British government has proposed a new planning category for developments between 10 and 49 homes. Known as the 'medium-site' category, this change aims to simplify the planning process for Small and Medium-sized Enterprises (SMEs), self-builders, and community-led groups.
However, while this new category could unlock more plots, shorten delays, and make self-building more accessible across England, it's not without its limitations and challenges.
One of the key concerns is the subjective nature of planning decisions. Planning policies remain subject to interpretation, and decisions often rely on subjective assessments of design quality and fit with local surroundings. This could continue to create uncertainty for self-build applicants.
Moreover, the presence of 'other material considerations' such as site history and neighboring properties means that even with a medium-site category, variability in decisions might remain substantial.
Another challenge lies in the overall housing supply pipeline. Recent evidence shows a significant fall in homes granted planning permission and persistent skills shortages limiting construction capacity. The new medium-site category on its own may not overcome these broader hurdles impacting self-build projects.
It's important to note that planning permission and building regulations are separate approvals; success in one does not guarantee success in the other, which adds complexity to self-build planning pathways.
Councils often lack the staff or expertise to support self-build schemes, especially in ecology or planning law. Biodiversity Net Gain (BNG) rules may still apply to medium sites unless exemptions are clarified.
Despite these challenges, the government's working paper states that they want to make it easier and quicker to deliver small and medium-scale housing developments. To hit the UK's ambitious housing goals, the new planning reform will need to be backed by funding, staffing, and strong local implementation.
The shift towards large-scale housebuilders is a concern for Propertymark, who are calling on the government to ensure that planning changes actually reach smaller applicants. Many self-builders struggle to find land with planning permission, especially in areas where large developers dominate.
In conclusion, while the medium-site planning category could improve access and potentially streamline some aspects of planning for self-builders in England, the subjective nature of planning decisions, ongoing system bottlenecks, and wider housing market challenges pose notable constraints on its effectiveness for self-build projects. The new planning reform, therefore, needs to be carefully implemented and supported to deliver its promised benefits.
[1] Source: Propertymark, Home Builders Federation, UK government working paper on planning reform.
- The medium-site planning category, designed to simplify planning for self-builders, could unlock more plots and make self-building more accessible, but uncertain planning decisions and variability in decisions might remain substantial.
- Success in obtaining planning permission does not guarantee success in meeting building regulations, adding complexity to self-build planning pathways.
- Councils may lack the staff or expertise to support self-build schemes, especially in ecology or planning law, and Biodiversity Net Gain rules could still apply to medium sites.
- To hit the UK's ambitious housing goals, the new planning reform will need to be backed by funding, staffing, and strong local implementation.
- Propertymark is concerned that the shift towards large-scale housebuilders may exclude smaller applicants, such as self-builders, who often struggle to find land with planning permission.
- The new planning reform, if carefully implemented and supported, has the potential to improve access and streamline some aspects of planning for self-builders, but it must address the subjective nature of planning decisions, ongoing system bottlenecks, and wider housing market challenges to deliver its promised benefits.
