With the next Housing Delivery Test (HDT) results expected imminently, many predictions suggest that an increased number of London boroughs will fall below the required thresholds and will be “presumption authorities”. Some may fall significantly short. If this materialises, it will intensify pressure on authorities already grappling with ambitious housing targets, constrained land supply and complex policy environments.   The implications of HDT underperformance will also ne

Mitigating Recreational Impacts on Protected Habitats Suitable Alternative Natural Greenspace (SANG) is a planning tool used to mitigate the recreational pressure that new housing can place on protected habitats like Special Protection Areas (SPAs) and Special Areas of Conservation (SACs). Under the UK Habitats Regulations, local authorities (as competent authorities ) must ensure new developments do not adversely affect such protected sites. The core idea of SANG is to provi

As planners, we are well aware that shifts in global policy can ripple through local markets in unexpected ways. China’s recent decision to restrict funding for overseas students to those admitted into the world’s top 100 universities is one such shift. While the immediate impact is on universities themselves, the consequences are now playing out in the UK’s purpose-built student accommodation (PBSA) sector, particularly in cities that had come to rely heavily on Chinese tena

The planning guarantee is the government’s policy that no planning application should spend more than a year with decision-makers, including any appeal. In practice, this means major applications should be determined within 26 weeks, non-major applications within 16 weeks, and any subsequent appeal within another 26 weeks. Importantly, the planning guarantee does not replace statutory time limits (8 or 13 weeks) but instead acts as a longstop. The policy was introduced in 201

The planning system in London rightly places a high priority on strategic oversight, especially when it comes to major development and affordable housing. The Mayor of London plays a central role in this process through the powers granted under the Town and Country Planning (Mayor of London) Order 2008 , which ensures that applications of potential strategic importance (PSI) are assessed against regional priorities. However, a procedural gap exists that merits closer attentio

The government’s recent update to the written representation route for planning appeals marks a clear shift towards speeding up decision-making, but it also brings potential concerns for applicants and planning professionals. Under the revised guidance, inspectors will now consider only the evidence that was put before the local planning authority during the original application process. This change is intended to reduce delays by eliminating the introduction of new informati

Since the introduction of Class MA permitted development rights in 2021, allowing the change of use from Class E (commercial) to Class C3 (residential) via prior approval, local authorities have faced a procedural challenge: how to deal with the operational works often required to make these conversions acceptable. Class MA grants permission for change of use only. Any physical alterations, such as new windows, entrances, balconies or extensions require separate full planning

In the complex world of planning, finding ways to streamline development can be invaluable — especially for landowners and developers looking to unlock value efficiently. One such tool is Permission in Principle (PiP), introduced by the Housing and Planning Act 2016, yet still widely underused. What is Permission in Principle? PiP is a two-stage planning route that separates the principle of development from the technical details. In simple terms, it allows you to secure agre

A concerning trend is emerging in the planning system: local authorities increasingly requesting independent verification of specialist reports submitted by applicants whether they relate to daylight and sunlight, transport, or environmental assessments. While diligence and scrutiny are fundamental to sound planning decisions, the growing expectation for verification could set a dangerous precedent. The Growing Burden on Applicants At first glance, a request for independent v

Obtaining planning permission is rarely straightforward. A well-prepared proposal can still face resistance, whether due to policy tension, design concerns, or local politics. This is where a fallback position can become a valuable part of your planning strategy. A fallback position refers to a form of development or use that could be lawfully implemented if the preferred scheme is refused. It’s typically something that benefits from permitted development rights, in other wor

London’s commitment to sustainability is commendable. With the built environment contributing significantly to carbon emissions, the principle of “retrofit first” is a logical and necessary planning strategy. However, some London boroughs are misinterpreting this principle, treating it as “retrofit only” and rigidly opposing redevelopment, even when retrofitting is unviable or counterproductive. This approach risks stifling progress, undermining housing delivery, and even inc

With the best intentions, the United Kingdom has engineered a crisis of its own making. For decades, a web of planning restrictions, environmental regulations, and bureaucratic inertia has throttled the country’s ability to build housing, energy infrastructure, and transportation networks at scale. These self-imposed constraints have driven up costs, hindered productivity, and exacerbated inequality. The government’s renewed focus on the three pillars of housing, energy, and

The Incentivising the Fast Track Route (FTR)  section of the "Accelerating Housing Delivery" practice note  reaffirms measures to expedite planning processes for developments meeting specific affordable housing thresholds. Under the London Plan, private land developments must deliver 35% affordable housing, while public and industrial land developments require 50%. Meeting these thresholds allows developers to bypass lengthy viability testing through the FTR, enabling faster

The UK’s planning system is set for a major shake-up. New planning reforms  aim to tackle the housing crisis head-on - making it easier and quicker to build homes, especially affordable ones, while supporting economic growth. Here’s a breakdown of what’s being proposed, what it could mean and what to watch out for. How Planning Reforms Aim to Speed Up Housing Delivery Making Compulsory Purchase Orders (CPOs) Fairer: Right now, councils often have to pay over the odds for lan

The concept of the "grey belt," a subset of the green belt, is a nuanced approach to addressing the UK's housing crisis while preserving the core values of land conservation. Defined as areas within the green belt that don’t strongly support its five foundational purposes, grey belt land includes disused or low-value sites like former petrol stations and derelict sites. The rise of the grey belt reflects the growing awareness of the need for strategic housing solutions amidst

Brownfield redevelopment through the Brownfield Passports reform presents a forward-thinking solution to addressing the challenges of growth. It offers a structured approach to transforming underused or derelict sites into vibrant spaces. By explicitly prioritising brownfield sites for redevelopment, these proposals align with the dual goals of urban densification and sustainable growth. However, their potential hinges on balancing streamlined planning processes with local c