While the Oxford English Dictionary went back to a single Word of the Year in 2021 (‘vax’), there are a number of prominent words and phrases which have taken on increasing importance for planning and the built environment over the past year, and which continue to resonate in 2022. Here are our Top 10:
1. Levelling Up
In February the Government published its long-anticipated Levelling Up White Paper (LUWP), seeking to ‘transform towns and cities across the country through ambitious regeneration projects.’ The proposals set out to ‘turbocharge regeneration’ in 20 target areas and has a focus on the re-use of brownfield land in order to breathe new life into derelict sites and city centres, creating places in which people will be proud to live and work.
Significant local government re-organisation and funding was announced, with the potential for opportunities for more coordinated development plans and regeneration strategies.
2. Partnership Working
The Government began to signal the end of the Ox-Cam growth area in 2021, and this is now confirmed. Instead, related to Levelling Up and local government reorganisation, the prospect of further partnership working initiatives remains firmly on the cards, for example in Oxfordshire. Whether or not this leads to a return of strategic planning, and how this might affect Local Enterprise Partnerships will play out in 2022.
3. Brownfield
The new housing minister, Stuart Andrew, has stated that a brownfield first approach is the preferred strategy of the Government. The target of 300,000 new homes a year has not changed, and the Levelling Up White Paper reiterated the importance of linking housing and jobs on brownfield sites – it remains to be seen whether in practice brownfield land can deliver the homes and employment opportunities true levelling up requires.
4. BNG
Following legislation set out in the Environment Act, delivering a 10 per cent biodiversity net gain in development will soon become law. A number of local planning authorities are already including this requirement in Local Plans, and as BNG becomes mandatory, developers will have to consider how this can be achieved, requiring landowners and developers to work together in on- and off-site delivery. Natural Capital, an important buzzword in 2021, now has a key legislative driver in 2022.
5. EV
In November the Prime Minister committed to legislation that will require the provision of electric vehicle (EV) charging points in new homes from 2022. Other new buildings, such as supermarkets and office blocks, will also be required to have EV charging points. The intention is to make it as easy to charge an electric vehicle as to fill a petrol or diesel car, and brings additional considerations for planners who need to be mindful of street design and grid capacity.
6. Uncertainty
Where 2020 saw a plethora of planning changes and announcements, 2021 was a period of more uncertainty and delay in planning legislation. Following the publication of the Planning White Paper in 2020, which proposed ‘once in a generation’ reforms to the planning system, there was a noticeable absence of subsequent legislation. This created uncertainty and delay in the planning process, with many Local Plans put on hold pending potential changes, and developers and local authorities finding it difficult to plan for the future.
Combined with the severe disruption faced by the construction industry as a result of the pandemic which has led to a fall in housing delivery, uncertainty regarding the planning process further exacerbates delays to deliver in the wider development market. The Government has now indicated that major planning reform is off the cards, instead matters will be addressed via policy and within the Levelling Up and regeneration legislation.
7. NPPF
One significant change which did come to pass was the revision to the NPPF in June 2021. This updated the definition of sustainable development, including introducing ‘beauty’ to the social objectives and strengthened environmental objectives.
There is also now the need to look further ahead than the plan period (at least 30 years) to take into account the timescale for delivery and Guidance on the use of Article 4 Directions has been updated. The NPPF has also been updated to include reference to the National Design Guide and National Model Design Code. ‘Significant weight’ should also be given to development which reflects local design policies, government guidance and outstanding or innovative design which promotes high levels of sustainability ‘or helps raise the standard of design more generally in an area.’
Time will tell whether the ‘significant weight’ afforded to the increased emphasis on ‘local’ design will counter the presumption in favour. Expect another NPPF in 2022.
8. Trees
Paragraph 131 of the revised NPPF introduced a requirement for new streets to be tree-lined, giving emphasis to the importance of trees to the character of an area and the quality of environments. This will have significant spatial and highways implications, and the solutions suggested in the NPPF may not be an easy compromise. How this also affects masterplans, design and density is also under scrutiny, notably where there is a demonstrable net gain in trees.
9. Resource
Be it in the Meeting Housing Demand House of Lords report, RTPI calls for funding or PINS timescale information, resourcing of planning teams was highlighted as an issue throughout the year. Skills shortages are leading to delays in planning decisions and the production of Local Plans, with knock-on effects to housing delivery and addressing the climate change crisis.
While efficient use of technology can contribute to solving some of these problems, broadening the base of the planning profession and upskilling those within it is a must if we are to meet government targets and deliver sustainable development.
10. Water Neutrality
In North West Sussex, a September 2021 Position Statement from Natural England has introduced a new impediment to development, that of water supply. The issue is playing out through 2022, as the local councils seek to find mitigation solutions for development to ensure it is ‘water neutral’ and does not impinge on the Arun Valley SAC.
Whether or not some planned growth is already accounted for in Southern Water’s Water Resource Management Strategy remains to be seen, though the input of the water industry in finding more sustainable sources of water appears to be ever more important, as much of England is now under water stress.
Further information
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