The major overhaul of the 海角视频's planning system announced today has received a mixed reaction, being described as both "dangerous" and "game changing".
Housing Secretary Robert Jenrick today said his new reforms will "cut red tape but not standards", making it easier to build on brownfield land.
Many in the business community have welcomed the "biggest shakeup to the planning system in 20 years", describing it as long overdue.
However there have also been warnings that "urgent reconsideration" is needed due to its "damaging consequences", and that the reform would become the opposite of a "planning revolution".
The Government will publish its Planning for the Future White Paper on Thursday, which aims to boost the share of houses built by small and medium-sized building firms, which built 40% of new homes 30 years ago but only 12% today.
Part of the new process will involve quicker development on land which has been designated "for renewal", with a "permission in principle" approach that the Ministry of Housing, Communities and Local Government (MHCLG) said will balance the need for proper checks with a speedier way of working.
The other two categories will see land designated for growth where new homes, hospitals and schools will be allowed automatically to empower development, while areas of outstanding natural beauty and the green belt will come under the protection category.
Mr Jenrick said it takes seven years to agree local housing plans and five years just to get a spade in the ground, and the proposed changes aim to speed up the process.
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The new rules will come into effect from September 2020.
Here's how business and industry leaders reacted to the proposals:
Andrew Waugh, head of real estate at Brabners solicitors, called the plan "the biggest shakeup to the planning system we’ve seen in 20 years", adding that it "should be welcomed, even if it is long overdue".
He said the reforms could be "game changing" for smaller towns, particularly in the North West, adding: "Lockdown forced the planning application process to become digitalised, speeding things up immeasurably by virtue of necessity, and we cannot now go back to the old archaic system.
“The new approach to land classification should, I hope, make development much more focused on what communities need. This could be game changing in places like Rochdale and Ashton where affordable homes near good transport links are becoming harder and harder to come by.
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"As it becomes easier and cheaper to build housing, these smaller towns could become commuter havens for those working in Manchester and Liverpool which would deliver a much-needed injection of consumer spending to high streets across the North West.
“My one concern is that developers have their heads down at the moment, focused on recovery from Covid-19, and won’t take the time to realise the opportunities these planning reforms present. Firms need to completely re-evaluate their property portfolios and see which projects, that were shackled by the previous system, could now be revived.”
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Adam Hall, MD of architecture firm Falconer Chester Hall said his firm also welcomed the proposals.
"This approach is used in Malaysia and was adopted on our Kuala Lumpur mixed use development where the specifics of use, quantum, height, density and massing were prescribed at the outset, the planning process was streamlined and efficient with an emphasis on maintaining the design quality of the development.
"The proposed changes will not provide the 'free-for-all' that was initially expected, eligibility criteria and 'prior approval' requirements will still need to be met.
"We applaud the proposed changes to the system that will improve cost efficiency and development certainty by reducing the time to gain approval, whilst ensuring high quality outcomes are delivered.
"We enjoy working collaboratively with local planning authorities and local communities and welcome changes to streamline the process that will lead to improved efficiencies and put the focus on design quality and local community considerations."
Alan Jones, president of the Royal Institute of British Architects, had a stark warning for the Government, urging for the officials to reconsider the proposals.
He said: “For too long, England’s housing market has failed to meet public demand while generating enormous returns for shareholders and executives of the large housebuilders.
"We urgently need a broad mix of affordable, age-friendly and sustainable housing – but it looks as though this so called ‘planning revolution’ will deliver the opposite.
"Only two weeks ago the government saw fit to extend Permitted Development regulations, contrary to its own experts and research, which have made clear the damaging consequences.
"The government has missed a huge opportunity to make changes to the planning system for the better, and we call for urgent reconsideration. Deregulation is not the way to bring about new homes.”
Nikki Williams, director of campaigning and policy at The Wildlife Trusts, said tree-lined streets are not enough.
She added: "Parks, green spaces and all the areas around our homes must be part of a wild network of nature-rich areas that will benefit bees and birds as much as it will enable people to connect with on-your-doorstep nature every single day."
John Alker, director of policy and places at the 海角视频 Green Building Council, said they were "deeply concerned" by the 2050 target for carbon neutral homes.
"All new homes must rather be net zero carbon in operation by 2030 at the latest, in order to meet our national net zero target," he said.
Melanie Leech, chief executive of the British Property Federation, said the 海角视频's planning system has needed reform "for some time", but that these proposals will "frontload the system", putting even more pressure on strained local authorities.
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Ms Leech said: “The 海角视频 planning system has needed reform for some time, and the government’s intention to simplify the process has the potential to accelerate the delivery of new homes, and town and city regeneration – much-needed investment into communities across the 海角视频, which will underpin our nation’s post-Covid recovery.
“The proposed reforms would however frontload the system, with more pressure on local authorities to provide leadership, vision and context for investors, developers and their communities.
"While this is right and vital, local authorities are under pressure like never before with the impact of Covid-19 and they will need significant support and resource to achieve these ambitions set out today – to ensure pace of delivery is equally complemented by quality, where new development will contribute to our country’s economic, social and environmental objectives.
“One of the contradictions in government policy since 2010 is that spending on the English planning system has been cut by 55% – the greatest fall across all council activities – meanwhile housing targets over the same period have increased by 50% to 300,000.
"These reforms must close this gap.”
Matthew Fell, CBI chief 海角视频 policy director, said the reforms "will allow housebuilders to get to work".
He added: "Delivering high-quality, safe and environmentally friendly new homes is critical for meeting our climate targets while accelerating regional growth and tackling inequality.
"Affordability of future housing supply must remain at the forefront of these efforts.
"With coronavirus continuing to cast a shadow of uncertainty over the economy, a more flexible planning system must give local authorities and businesses scope to deliver the homes people need in the short term while laying the groundwork for sustainable communities for decades to come."
Planning director of developer Moda Living, James Blakey, also welcomed the news - but said he will "wait with anticipation for the detail".
He said: "Addressing the 海角视频’s housing crisis is complex and it’s important that Government works closely with key players across the housing industry to ensure that better quality homes are delivered in the places that people actually want to live and with the service and amenities they deserve and increasing demand.
"It’s clear that purpose-built high-quality rental property will become an increasingly critical component of the national housing supply, with operators like Moda Living delivering beautifully designed and professionally serviced accommodation.”
Tom Fyans, deputy chief executive of CPRE (Campaign to Protect Rural England), said: "The key acid test for the planning reforms is community involvement, and on first reading it's still not clear how this will work under a zoning system.
"Although we welcome the Government's commitment to all areas having a local plan in place, we also need robust legal guarantees that the public are consulted regarding new development."
Shadow housing minister, Mike Amesbury, said: "This is a developer's charter that will see communities sidelined in decisions and denied vital funding for building schools, clinics and community infrastructure."