Presentation by Steve Miller, Head of Planning at Ipswich Borough Council, given at a seminar organised by Barefoot & Gilles Development Consultancy 10 May 2012. More details: http://bgdc.co.uk

1. National Planning Policy
Framework
Steve Miller Dip TP MRTPI
Town Planning Manager
Ipswich Borough Council

2. Background
 The long awaited simplified
National Planning Policy Framework (NPP
has finally arrived. It is immediately in
force. All existing national Planning Policy
Statements and Planning Policy Guidance
documents have now become redundant and
planning applications should no longer refer
to them.

3. Headlines
 Simplified – 65 pages long c.f. vast library
of advice before
 Less legal scrutiny
 Many of the most controversial ideas
removed
 Status Quo but with some loosening of
policies
 Paramount provisions discussed below

4. 12 Core Planning Principles (1)
 Plan –led
 Creative exercise to improve areas
 Drive sustainable development
 Seek high quality design
 Take account of different roles/character of
areas
 Support transition to low carbon future

5. 12 Core Planning Principles(2)
 Conserve natural environment and reduce
pollution- avoid significant harm ( noise, air
quality etc)
 Re-use of brownfield land
 Mixed use developments
 Conserve heritage assets- substantial harm test
 Manage growth patterns to reduce car use
 Improve social health and cultural well being

6. Default “yes” to development
removed
 Focus in NPPF on a presumption in favour of
development and positive growth but…...
 Clause in draft requiring all decision makers to
assume the default answer to proposals is “yes”
has been removed
 Fundamentally, the law requires all planning
applications to be determined in accordance with
the Development Plan unless there are overrriding
material considerations.

7. More meat in the definition of
sustainable development
 Poor definition was one of main weaknesses of the
DNPPF
 Brundtland definition restated- meeting needs of
present without compromising future generations’
ability to meet own needs
 5 guiding principles- living within planet’s
environmental limits; ensuring a strong, healthy
and just society; sustainable economy; good
governance; + using sound science responsibly

8. Pursuit of sustainable
development in planning.
 Job creation
 Increasing biodiversity
 Replacing poor design with better design
 Improving conditions for live, work, travel
and play
 Widening of choice of high quality homes
 Protection of open space, sports provision

9. Flooding and sustainability
 Flooding policies same as before –
restrictions on development in flood plain,
sequential test, exception test etc
 Carbon reduction policies must be
compatible with national policies

10. Transitional arrangements and
implications for decision making
 Local Plans need to be up to date
 Until 27 March 2013 LPAs can give full
weight to existing Local Plans adopted
since 2004 ( even where some limited
conflict with NPPF)
 After then NPPF takes precedence where
there is conflict between it and local
policies

11. More emphasis on brownfield
land
 The draft NPPF dropped all references to
the need to develop brownfield sites- led to
public outcry
 Now a preference to develop land of lesser
environmental value and encourages
effective use of brownfield land
 LPAs can set own targets

12. Vitality of town centres (1)
 Stresses that needs of retail, leisure, office
and other “town centre” uses are met in full,
if necessary by expanding town centres and
allocating suitable sites
 Recognises that residential can play a part
in town centres

13. Vitality of town centres
 New policy almost “Town centre first” as
before
 NPPF now promotes “positive and
competitive town centre environments.”
 Sequential test required
 Impact test required for all town centre uses
( retail, leisuire) over 2,500m2

14. Change of use from offices to
residential
 Was mooted last year as possible change not
requiring planning permission
 Now dropped but some support for principle, viz:-
Local planning authorities should identify and bring back into
residential use empty housing and buildings in line with local
housing and empty homes strategies...normally approve applications
for change to residential use and any associated development from
commercial buildings (currently the B use classes) where there is an
identified need for additional housing in that area...”.
 Avoid long term protection of employment land

15. Less onerous provisions on
housing supply
 LPAs to identify and update annually a supply of
specific deliverable sites to provide 5 years of
housing against their housing requirements with
an additional buffer of 5% to ensure choice and
competition in the market for land. (The draft
NPPF suggested an additional 20% of sites – this
provision was dropped).
 However, if local authorities have a record of
‘persistent under delivery of housing’ 20% of
additional sites should be identified.

16. Parking standards
 Local standards encouraged but must take account
of the accessibility of development, the type, mix
and use of development; the availability of and
opportunities for public transport; local car
ownership levels and an overall need to reduce the
use of high-emission vehicles
 one of the key ‘core planning principles’ of the
NPPF is “to make the fullest use of public
transport, walking and cycling, and focus
significant development in locations which are or
can be made sustainable”

17. Good design- touchstone
 Development must improve areas
 Local and neighbourhood plans should “develop
robust and comprehensive policies that set out the
quality of development that will be expected in the
area” although should not attempt to “impose
architectural styles or particular tastes”
 Local planning authorities are encouraged to use
design codes (Paragraph 59) and to have local
design review arrangements in place (Paragraph
62).

18. Public engagement in design
 Applicants will be expected to work closely with
those directly affected by their proposals to evolve
designs that take account of the views of the
community. Proposals that can demonstrate this in
developing the design of the new development
should be looked on more favourably.

19. Section 106 contributions
 Proscribed- must be closely related to
development. Days of communal pot are over
 All contributions subject to viability test – 106
costs ( affordable housing etc) should when taking
account of normal cost of development and
mitigation, make competitive returns to a willing
landowner and developer

20. What it means for IBC
 In Ipswich, not much will be different in the way
planning applications are processed.
 The NPPF is undeniably growth orientated and we
will review the supply of sites suitable for housing
development to ensure that there is adequate
supply ( the extra 5%). Otherwise our Core
Strategy is NPPF compliant
 Community Infrastructure Levy will eventually
come in.

21. What it means for you- not much
change
 It will be important that design proposals have the
support of local residents and therefore public
engagement in the cases of major development
proposals will have to be carefully thought
through.
 Must be clear viability justification for 106 get out