Lichfields new planning research ‘How long is a piece of string’ should help focus some of the conversations up in Leeds this week at UKREiif.
Achieving 1.5 million homes over this parliament is a worthy ambition. But there is work to be done.
A decade ago, 78% of outline major applications were determined in less than year. Today it’s just 36%.
Here are my three conversation points from the research:
First, applications appear to take longer in an area where a local plan is adopted. The research identified whilst time taken has shifted out everywhere, in adopted plan areas it’s taking longer still. Applicants in areas with vintage plans take their chance with the slightly speedier Inspectorate. I would also speculate fresher plans have become increasingly complicated. Applications are falling short. This creates friction and deadlock between LPAs and developers.
Second, average determination of a major has increased by over a year yet the volume is a third of what it once was. The research cannot explain exactly what is happening. A combination of statutory burdens, policy complexity and productivity falls are speculated. I would add that over the last decade, development viability has spawned a life of its own. A system within a system which is misunderstood and often leads to inadvertent deadlock. A simplification of land value taxes might be part of the answer.
Third, with determination times taking so long, spare a thought for the other end which is also not pretty. The building safety act has added much more time between detailed design and start on site. Development projects are now expected to take on a journey almost as long as Odysseus’ return from Troy to get finished. This means they are at the mercy of time and ill fortune beyond their control. Only those with big boots can stand and even they may falter.
Leeds will be an opportunity to focus minds. Local areas have a chance to beat the drum for investment with their fresh local plans. However, increasingly it seems to me, the winners will be the ones who can demonstrate they have the teams that can administer their planning loads efficiently and effectively to the benefit of all.
