David Carlisle

Bristol Local Plan Review - Inspector's Letter on Housing Policy just released Key paragraph 6 require a fundamental change to housing policy; "We acknowledge that there is insufficient capacity to meet the Council’s objectively assessed housing need, as calculated by the standard method. Nevertheless, we do not consider the figure of 34,650 dwellings over the Plan period to be positively prepared or justified. Given the significant shortfall in meeting overall needs, and the current lack of agreement between Bristol and any neighbouring authorities to provide assistance, we consider it imperative that the Council seeks to maximise housing delivery. Inherent uncertainties in housing delivery in the longer period do not justify setting a housing requirement substantially below the overall housing capacity figure identified at submission. The evidence submitted since the end of the hearing sessions has not persuaded us that a lower figure is justified."  Se also p[aras 7, 15, 19, 23 & 53 #rapleys

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Grey belt planning policy continues to have a major impact on housing planning permissions, with 75 per cent of major residential appeals approved since the policy’s introduction in December 2024, according to Bristol-based planning, design and development consultancy Marrons. https://lnkd.in/eQ5zr8CV

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Yesterday, MHCLG published two statistical releases and read together, the picture should concern everyone in housing and planning. 𝗣𝗹𝗮𝗻𝗻𝗶𝗻𝗴 𝗔𝗽𝗽𝗹𝗶𝗰𝗮𝘁𝗶𝗼𝗻𝘀: 𝗢𝗰𝘁–𝗗𝗲𝗰 𝟮𝟬𝟮𝟱 Almost everything is down year-on-year: ▪️ Applications received: 76,300 (−4%) ▪️ Decisions: 72,700 (−4%) ▪️ Granted: 63,000 (−3%) ▪️ Residential granted (full year): 28,400 (−6%) The 87% grant rate is up 1pp - but that reflects fewer decisions, not a more permissive system. And only 20% of major applications were decided within the statutory 13 weeks. Just one in five. Also worth noting: the Glenigan units data - which tells us how many actual homes were permitted - has been pulled from the publication pending quality assurance. A significant gap at a critical moment. 𝗛𝗼𝘂𝘀𝗶𝗻𝗴 𝗦𝘂𝗽𝗽𝗹𝘆: 𝗢𝗰𝘁–𝗗𝗲𝗰 𝟮𝟬𝟮𝟱 MHCLG reports 342,100 homes delivered since Parliament began. Progress toward 1.5 million - but annualised, that's ~205,000/year against a required ~300,000. We're at roughly two-thirds of the pace. ▪️ Net additional dwellings 2024-25: 208,600 (−6%) ▪️ Completions to Dec 2025: 142,040 (−8%, 25% below 2021 peak) Q4 starts jumped 23%, but largely due to a reporting change from Building Safety Regulator reforms, not a genuine construction surge. 𝗧𝗵𝗲 𝗯𝗼𝘁𝘁𝗼𝗺 𝗹𝗶𝗻𝗲 The planning pipeline, the upstream indicator of future supply is contracting. Fewer applications means fewer permissions, fewer starts, fewer completions. Yesterday's planning stats are a leading indicator for housing supply in 2027–29. The NPPF reforms and reinstated targets are designed to turn this around. But the pipeline hasn't turned yet and the clock is ticking. https://lnkd.in/erhJTZ_G   https://lnkd.in/ehWHCpdX #Planning #HousingSupply #MHCLG #HousingDelivery #PlanningPolicy #NPPF #HouseBuilding

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Cornwall Residential Completions 2025. The Annual Monitoring Report is now published by Cornwall Council, slightly depressing content for the local economy and housing delivery in that the number of completions has plummeted to just 2,232 in the last monitoring period up to April 2025. Probably no real surprise to those of us working in the development sector but given the new annual target is now 4,421, the actual delivery on the ground is just miles away from the target and significantly below even the old Local Plan target (circa 2650 per annum) This drop off of 300 homes over a 12 month period from 2024 to 2025 probably takes thousands, maybe millions out of the economy and impacts everyone from contractors on site, to the the supply of homes and the spend in our shops. Something needs to be done urgently to quell this decline in delivery. By the way, Cornwall Council are stating a 3.9 year housing supply based on their latest published information.

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Members of the public/landowners/housebuilders are invited to put forward suggestions for lands that are suitable for zoning for residential use that could meet the objectives of the Guidelines in terms of contributing to the acceleration of housing delivery. https://lnkd.in/e52uKEdD

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The Government’s draft NPPF proposes new requirements for local plans to allocate minimum proportions of housing on smaller and medium-sized sites. Our latest blog explores what these proposed thresholds mean in practice, how they could influence plan-making and site selection, and the potential implications for housing delivery. It also considers the challenges of applying nationally set percentages across very different local contexts. Read the full piece here: https://lnkd.in/e-CsPBVQ

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Section 106 guarantees that a percentage of any new development includes affordable homes. This is a vital lever in our sectors mission to deliver new affordable homes - homes that will offer safety and security to those who need them the most. One proposed revision to the National Planning Policy Framework would enable developers to pay cash rather than build affordable homes on small to medium sites. Please read Kate's full post for more details on the NPPF consultation. National Housing Federation members can access a briefing on the whole NPPF on our website: https://lnkd.in/ehXZwEda Tanya Bass Jess Mullins Jess Reid Nick Byrne

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New housing plan aims to deliver 12,000 social homes and 15,000 affordable units per year: Coalition’s long-awaited plan set to include expansion of Land Development Agency’s role https://lnkd.in/eARxj9WD

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What does sustainable development mean in rural areas? What does meeting housing need in a protected area mean in practice? What role can rural estate plans play in planning for rural areas? I was up at the Yorkshire Dales National Park Authority HQ in Bainbridge this week for the examination of its new Local Plan, a critical document for the future of the area, and these are some of the key points that the examination is considering. Rural Solutions is representing a long term landowner in the National Park and has helped to ensure the draft plan includes a rural estate plan policy, an area specific policy relating to the owner's land and a land allocation in a nationally renowned heritage village. Local Plan examinations are always interesting as draft plans for the future of rural areas are assessed and debated.

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On February 12th, 2026, the Welsh Government published updated estimates of housing need. These figures replace the 2019-based estimates and draw on the latest available data, including the 2022-based household projections published in November 2025. The 2025-based estimates identify the need for 8,700 new homes per year over the next 5 years which is not only significantly above the previous estimates but nearly double the housing completion levels in 2023/24 and 2024/25 respectively. These annual estimates are a minimum in that they don’t account for existing unmet need which unlike in the 2019 estimates is expressed as a separate standalone figure. The existing unmet need figure has increased from 5,732 in 2019 to 9,400 homes in 2026. This insight discusses what all of this means for housing targets within future Local and Strategic Development Plans as well as the policy framework Wales requires in order to deliver the quantum of homes required to keep up with demand. Read the full insight here: https://lnkd.in/ewWWJ_QS

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BCC LMR proposed amendment now live for public consultation. We gave our comments back in December on the proposed changes. We'd encourage people to review the changes and provide feedback - in particular, a call for a change to densities in well-located LDR zoned sites, consideration of incentives for visitor space reductions for 1 bed units - to incentivise housing CHOICE and variety as at present, it still doesn't make sense to build these lower bedroom units. We need to consider the smaller developments, less than 10 units, and how these changes can encourage diversity in product delivery, instead of just the wins for large scale unit developments. Finally - for logic to be used - that if 400m is "good walking distance" for units, then it should be for subdivision. An increase from 200m to 300m walking distance for proximity to centres doesn't make sense and will have very little impact on providing opportunities for infill development.

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https://lnkd.in/e9kYXNvY This is an impressive and holistic document which I actually enjoyed reading. This is further evidence of cross departmental efforts in Whitehall to grasp the challenges and opportunities of strategic planning and land management/stewardship informed by good data and mapping The projected % increase in urban area isnt a material consideration for Plan making but it does provide food for thought......working out the capacity and constraints over SDS geographies will be a big battleground ahead and the more standardised data sets Govt can provide the better IMHO

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As we come towards the close of the consultation on the draft NPPF, Erin Crompton in our planning team has provided some thoughts and insight in to the proposed reforms and what it means for strategic land promotion. Take a look below. If you have any land that may have development potential or are reviewing your portfolio, please get in touch with one of our team. #NPPF #Planningreform #strategiclandpromotion #development

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Planning apprenticeships are being cut just when we need more planners than ever. If we don’t protect the pipeline, the skills gap will only grow even more. https://lnkd.in/epuXJ-e3 #townplanning #recrutiment #apprenticeships #rtpi

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National Planning Policy Framework - Proposed reforms announced with new Consultation The Government have published the Draft National Planning Policy Framework (NPPF) text for public consultation. They are seeking views on this revised NPPF and other changes to the planning system. However, the eagerly awaited changes to Biodiversity Net Gain, where the Government will propose their intentions for applying BNG easements and exemptions will be announced in the New Year and do not form part of this NPPF Consultation. Proposed changes include support for new development on land within reasonable walking distance of railway stations where there are 4 trains per hour but all other planning matters such as landscape remain to be considered. Benefits of the development must be substantially outweighed by any adverse effects. The Government response to their technical consultation on reforms to the operation of planning committees will be published early in 2026 and the application of build out measures relating to medium sites will be addressed when the government responds to the consultation on build out transparency is published in May. The consultation for National Planning Policy Framework closes 11:45pm on 10th March 2026. Please contact us if you have any questions or require advice. Finn's 1865

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