How to make localism work for you
Landowners face considerable uncertainty amid the government’s revamp of planning legislation, but could use the changes to develop and improve rural communities.
According to rural consultant Savills, the planning system is entering a new era under the Coalition Government, with power being devolved back to local communities. "It is a polar change in philosophy, affecting the whole way in which development is undertaken," says director Mike Townsend. "But so far the proposals have been rather scant on detail, so how will they really affect rural society?"
There are three main vehicles for change – the Conservative’s Green Paper on Local Government; the Local Growth White Paper; and the Localism Bill. None have yet become law, but the Government hopes to have the new system in place by April 2012.
"The Green paper sets the overall agenda, but the proposals outlined in the Localism Bill and the White Paper’s National Planning Policy Framework will have to be carefully dovetailed to achieve a balanced system," says Mr Townsend.
Regional Spatial Strategies will be replaced with localised Neighbourhood Plans, prepared by parish councils or neighbourhood forums and approved by local referendum. "Where local communities identify a need for development, such as affordable housing, they will be given a right to acquire land and approve their own planning permission. They may also be able to designate land as having community value or importance, and protect valuable facilities like pubs, shops and schools from closure."
Funding for improving local infrastructure will be raised via a new Community Infrastructure Levy, paid by developers. "With such widespread budget cuts, contributions toward infrastructure will become increasingly valued."
In parallel to the Localism Bill is the National Planning Policy Framework, which is likely to introduce a presumption in favour of sustainable development. "This is potentially very significant – it is the antidote to localism. The big problem with localism is the worry that nimbys will veto all development and rural communities will grind to a halt. But with the presumption in favour of sustainable development, they won’t be able to do so," he adds.
The government is also discussing ways to encourage economic growth through planning permission, and is incentivising councils to promote new development. "The problem is that there is no definition of sustainable development, and not enough detail on how all of this will work in reality. There is also the danger that large scale development, which would not be desirable for the area, will be pushed through under the presumption."
While the current proposals are likely to change as they pass through Parliament, they are likely to become more pragmatic and less idealistic, so landowners should not be too worried about the risk of stagnation, says Mr Townsend. "Opportunities will always arise from change. And there is a window of about a year before the new regime comes into effect. That is time enough to get plans approved under the current system, or reduce the likelihood of land being designated of community value, for example. It is also time to get moving on existing developments – you don’t want to let current planning permissions lapse as they may not be re-approved."
How to make localism work for you
• Take an active role in creating the Neighbourhood Plan, and garner early support for any proposed development.
• Local movers and shakers will have considerably more influence on future development – so get to know them and get them on your side.
• Consider joining the parish council to boost your own levels of influence.
• With the abolition of Regional Development Agencies, district councils will form Local Enterprise Partnerships with businesses to provide a higher level structure. These could become extremely important, so make time to meet them.
• Take professional advice to optimise your chances of success.
