The government has taken the right town planning steps but it must go further

COMMENT: When many people are worried about their immediate future, in work or as a business, it might seem peculiar to write about town planning. Yet when the market comes back to life, as it will, we all need to be aware of how changing planning rules will affect the markets in which we work. Three weeks ago, the Budget included large sums for infrastructure and housing. Disappointingly, the much-heralded White Paper on planning didn’t materialise. Instead we had a holding statement. So where does that leave us and what should we expect? First, some context. Notwithstanding the Covid-19 crisis, government has some massive issues to address, which affect real estate: modernising housebuilding; fire safety; making our buildings carbon neutral. Each has significant implications for investment, development, and the wider markets. So any decisions on planning must also have careful regard to these issues.  It’s a three-dimensional jigsaw. To date, the secretary of state Robert Jenrick has responded thoughtfully and positively. He listens carefully, before acting – not a common trait amongst my former colleagues. He is also able to resolve complex issues in a balanced way, an underrated skill in politics. So, what might we expect to see emerging? Get it done First, this government is different to its Conservative predecessor. As recent events have shown, it will intervene. Thus, the planning statement talks of making Homes England “more muscular”, of creating four new development corporations, and of a new town.  It warns councils that aren’t building enough homes that it will not stand back, and it heralds stronger compulsory purchasing powers. Personally, I welcome targeted intervention, but it needs clear goals and powers. The development corporations need strong CPO and planning powers, but also a stated deadline, to drive activity. The development corporations in the 1980s had a 10-year lifetime, no more. We need that kind of focus again. Second, policy will now incorporate the need to make our built environment carbon neutral and to establish clear principles for good design and placemaking. This will be in the form of imminent changes to building regulations, but also in an overhaul of the NPPF. Also, it means we are moving towards the American system of design codes, which set clear parameters for the design and style of both individual buildings and whole neighbourhoods. There are many challenges here, but for some time I have argued for design codes. Done right they can raise the quality of what is built, while providing clarity for builders. Zoning is back Third, I think that zoning is likely to become increasingly important. The government is committed to simplifying the planning process, but overhauling NPPF takes time. The use of permitted development rights will be attractive for ministers, but they are also aware that a blanket liberalisation allows the rogues to undermine the whole process. A modern system of designated, simplified planning zones could enable key locations to be freed up from general planning rules, without some of the drawbacks. A town centre simplified planning zone could be designated by a local authority trying to renew its high streets; a housing SPZ would, accompanied by a clear design code, speed up the development of housing; and Freeport SPZs could help the government in its trade plans, post-Brexit. These are three elements which I think will become increasingly important as we emerge from the current crisis. They are not the only ones, but hopefully they will provide you with some food for thought. Mark Prisk is the former housing and construction minister and MP