Weekly planning news

New Government reforms to speed up housing delivery

On 25 May, government released a consultation and working paper focused on implementing build out reforms  - to prevent developers from failing to build out consented sites.

As revealed in our inaugural Planning Application Index ¹last year, over 1 million homes with permission remain unbuilt since 2015.

Now, measures originally introduced in the Levelling Up and Regeneration Act 2023, are likely to be implemented from 2026, affecting developments with 50 or more dwellings.

The changes will place new duties on developers while giving powers to local planning authorities (LPAs).

Developments which fall within the threshold will be required to submit build out statements alongside their planning applications. These statements will set out build out projections for the site, tenure mix and issues which may influence the build out.

Post-permission, a commencement notice will be submitted to the local planning authority, stating when building work will begin.

During the build-out stage, developers will provide a development progress report, a yearly report on progress made, projected progress and any risks to delivery targets.

Local planning authorities will gain the power to decline to determine planning applications. This can be utilised if a developer repeatedly fails to build out sites and can be assigned to a developer or connected parties.

Additionally, authorities can place ‘delayed home penalties’ on developers with a slow build out rate, financially penalising them based on how far behind schedule they are.

The full consultation ‘Implementing measures to improve Build Out transparency’ is available online.²

What we learned about New Towns at UKREiiF

At this year’s UKREiiF, delegates gathered to hear from Sir Michael Lyons, Chair of the New Towns Taskforce, as he shared the latest thinking behind the government's New Towns initiative.  While confirmation of the final locations is expected in July, the session delivered meaningful insight into the strategic priorities underpinning the programme. 

So, what will define the next generation of New Towns, according to the taskforce? 

A long-term vision 

In his keynote, Sir Michael Lyons made clear that this new generation of towns is about more than hitting housing targets. It’s about harnessing large-scale, strategic planning to unlock jobs, drive economic growth, and create opportunities for generations to come by establishing well-designed, thriving communities. These new towns offer a rare chance to realise the full benefits of joined-up, long-term thinking, which he reminded us is unfortunately something the UK has struggled to deliver at a national scale for decades. 

Communities with character 

New towns won’t be carbon copies of each other or of existing settlements. Instead, the taskforce is focused on places where distinctive communities, cultures, and local identities can emerge. This means working with areas that already show strong potential to foster a sense of place and belonging, whilst in some cases excluding locations where a new settlement may struggle to establish its own distinct identity. 

Ready to build 

A key requirement for any proposed site is that it be shovel-ready. With mounting pressure on the government to deliver new housing at pace, the taskforce has filtered out locations that lack immediate development potential – suggesting they may feature in a ‘second wave’ of new town planning.  

Commitment to social housing 

Reassuringly, and in line with the government’s original promises, Lyons explicitly stated that social housing will have a central role in every new town they will suggest, ensuring mixed tenures that can deliver inclusive housing from the outset. 

Sustainable by design 

A core feature of the new towns will be future-proof transport networks. Integration of sustainable transport - cycling, walking, public transit – will be a top priority. The taskforce recognises that new towns need to align with the UK's wider net zero goals and help us meet our national sustainability ambitions.  

Private investment hinges on government commitment 

Lyons made clear that to attract serious private investment, government must take a leading role in offering contractual certainty. This isn’t just about funding, it’s about creating a stable environment that gives investors' confidence in the long-term delivery of each town. 

With each new town expected to deliver at least 10,000 homes, this is one of the UK’s most ambitious planning efforts in decades. The detail may still be under wraps, but the direction is clear: pragmatic, place-led development designed to stand the test of time. 

A partnership approach 

Above all, the taskforce is advocating for collaboration. Lyons stressed that these towns must be created with, not just for, local people. “Bring communities with us” is more than a motto; it is a guiding principle for ensuring these places succeed not only in bricks and mortar but in spirit. The delivery of such an ambitious project will also rely on strong partnerships between the public and private sectors. 

The keynote address certainly left delegates even more eager to learn the locations of the new towns. Planning Portal will be here to cover the announcements as and when they arrive. 

National Planning Barometer 2025: What do planning committee members think of Labour’s planning reforms? 

At UKREiiF 2025, SEC Newgate unveiled its latest National Planning Barometer, a comprehensive survey of 485 councillors sitting on planning committees. The results have shed striking light on how committee members perceive the state of housing delivery, the Government’s proposed planning reforms, and the long-term challenges faced by our national planning system.  

This comes as the debate around planning committees’ role and jurisdiction in the decision-making process continues, following government commitments to ‘overhaul’ planning committees³ ahead of the publishing of the updated NPPF last year, as well as their recent  announcement of plans to ‘modernise’ planning committees⁴ so that decisions on ‘minor’ developments of up to 9 homes will no longer be taken by committee at all, but by planning officers. 

So, how do committee members view today’s planning pressures, and the government’s proposed solutions? 

The survey reveals planning committee perceptions of a national ‘crisis’: 

• 77% of councillors believe the UK is in a ‘housing crisis’ 
• 85% agree there is a growing need for more social housing 
• 70% say providing affordable homes for future generations is a top priority 

These figures demonstrate that local planning committees both recognise the scale of the housing crisis and want to be part of the solution. However, the mechanisms to achieve this remain under debate. 

Housing targets are vital, but not the whole answer 

While Labour’s national housing target of 1.5 million homes has shaped the headlines, only 24% of councillors surveyed for the barometer believe this goal is achievable. Many argue the problem lies not with planning approvals, but with issues beyond the system’s control, such as skills shortages, viability gaps, and delivery costs. 

As Helen Fadipe MBE, President of the RTPI, put it: 

“Targets are important, but planning alone doesn’t build homes. We need a system that’s plan-led, up to date, and well-resourced.” 

The greybelt and decision-making disconnect 

The relatively new concept of “greybelt” - a reimagining of Green Belt boundaries to unlock more land for housing - was understood by 75% of respondents. However, confidence in the policy’s effectiveness was mixed: 

• 45% believe greybelt should be mapped through local plans 
• Only 17% supported national mapping 
• Under half of councillors trust it will lead to effective land release 

Unsurprisingly, the surveyed committee councillors also pushed back against the idea of increased delegation to planning officers. 59% said more compliant applications should not bypass committee scrutiny, highlighting ongoing tension between local control and national streamlining efforts. 

A digital and consistent future? 

RTPI members are calling for greater standardisation in decision-making, especially when small-scale household extensions are still being referred to committees. Proposals include: 

• A national scheme of delegation 
• Planners empowered to sign off routine applications 
• A Chief Planner in every local authority 
• Virtual planning committees available nationwide 

These measures could streamline decisions, reduce committee bottlenecks, and help focus attention on complex or strategic applications. 

Planning Portal's role in reform 

As the digital gateway for planning applications in England and Wales, Planning Portal supports the move toward more consistent, efficient planning processes. We help bridge the gap between national policy and local delivery through online tools, clear guidance, and faster submissions, helping planning work better for everyone, from applicants to authorities. 

This year’s Planning Barometer results reveal a sector eager for progress, and a planning system poised for change, and Planning Portal remains committed to enabling and supporting the successful implementation of these reforms.

1. https://www.terraquest.co.uk/news-and-insights/more-than-a-million-homes-with-planning-permission-left-unbuilt-since-2015
2. https://www.gov.uk/government/consultations/implementing-measures-to-improve-build-out-transparency-technical-consultation/technical-consultation-on-implementing-measures-to-improve-build-out-transparency
3. https://mcas-proxyweb.mcas.ms/certificate-checker?login=false&originalUrl=https%3A%2F%2Fwww.gov.uk.mcas.ms%2Fgovernment%2Fnews%2Fmajor-overhaul-of-planning-committees-to-get-britain-building%3F%3FMcasTsid%3D15600&McasCSRF=de5960ebbe5d877ff89ff1101d800612e2dd4104d13943597583cd60ecdf3d1d
4. https://mcas-proxyweb.mcas.ms/certificate-checker?login=false&originalUrl=https%3A%2F%2Fwww.gov.uk.mcas.ms%2Fgovernment%2Fnews%2Fgovernment-backs-sme-builders-to-get-britain-building%3FMcasTsid%3D15600&McasCSRF=de5960ebbe5d877ff89ff1101d800612e2dd4104d13943597583cd60ecdf3d1d