Of all the things a local councillor has to deal with, planning for new homes/extensions/change of use etc is probably one of the most contentious. It is also one of the more dull aspects of a councillor’s work too.
Joining a planning committee is not the easiest because though things may appear straight forward at first, you soon realise that many regulations may prevent you from disqualifying an application (for example, ‘it doesn’t look nice’ is not really a valid reason)
You must ensure any application fits in with the National Policy, Joint Core Strategy and local Neighbourhood Plans (if any exist). Plus you have to remember the mantra: Planning exists to regulate development and use of land in the public’s interest. And of course, bear in mind the economic, social balance and environmental needs of your local community too.
It is a wonder any applications are dismissed as unsuitable at all.
So on a refresher course organised by our local Planning officers at South Norfolk, we councillors were reminded of various obligations and responsibilities we have as elected – and impartial – participants in the planning process. We are minded that we must make decisions made on ‘evidence not just a hunch’ and that if in doubt, approve (abstaining is frowned upon).
There is no doubt that with over 5,000 applications a year, local planning officers can be stretched but I asked how frequently officers would visit a housing development for example to ensure plans were being followed and quality control was being adhered to.
I was given the answer that officers don’t visit every single application but urged local residents to be the ‘eyes and ears’ of the local community and flag up any issues.
But here is where it starts to get more worrying. The eyes and ears of a local community may be totally disregarded because the government has announced a shake up of planning rules and regulations (which were initially drawn up and in place since 1947).
There is speculation that areas earmarked for growth will get automatic permission, areas that need renewal will be presumed to get permission and protected areas which should get planning permission is a bit of a grey area.
The need for environmental controls will be reduced and developers will be able to get away with building more than 50 homes before they have to provide what is known as affordable housing.
Currently developers need to factor in Community Infrastructure Levy (CIL) which goes on facilities for the local community. However this is under threat with plans for a new charge as yet unclear and widely thought to be less than the levy they are charged now.
The government has also blamed local councils being too slow to give permissions but there are currently over a million planning permissions out there with no action from developers (the Old Sale Ground opposite Wymondham Train Station is a case in point, with permission updated every three years but no action taken) Local councils as yet do not know exactly what is coming but they are fearful. Indications seem to suggest new regulations will be, in effect, a developer’s charter with less local control.
While the government’s cry of build, build, build is ringing in people’s ears, we must retain the ability to question applications and permissions and do what is right in the public’s interest (remember that?)
I fear that when the new regulations do emerge, we will find we have much less chance to stop the developers’ juggernaut heading our way. It seems to me it is going to become a lot more difficult to protect our green and pleasant land.
*If you are interested in reading further about planning, visit https://www.gov.uk/government/collections/planning-practice-guidance
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