Angela Rayner is pressing ahead with a major reform to planning rules to make it easier for thousands more homes to be built near Tube and rail stations.
The Housing Secretary published an updated National Planning Policy Framework which includes default approval for new homes within “reasonable walking distance” of well-connected Underground, rail and tram stations. Reasonable walking distance is defined as 800 metres or around ten minutes.
Minimum density expectations
Developers will also be encouraged to build upwards in the capital and other cities and towns under “minimum density expectations”. The move to “default yes” for some developments appears at odds with Andy Burnham’s pledge to devolve more power and sparked immediate protests that councils are being stripped of key planning decisions. But it may be welcomed by many people in the capital desperate to find a home to rent or buy.
Ms Rayner said: “A safe, secure home is the foundation of opportunity, but too many people are being priced out of the communities where they want to live and work. By unlocking thousands of homes around well-connected transport hubs, we’re helping people live closer to work, school and the services they rely on, while backing local businesses and driving growth in our communities. That’s how we’ll tackle the housing crisis and raise living standards for people in every corner of the country.”
Previous proposals and current shortfall
The “default yes” proposal for new homes near transport hubs was announced last November by then Housing Secretary Steve Reed, MP for Streatham and Croydon North, who was sacked from the Cabinet by Mr Burnham. London Mayor Sir Sadiq Khan has already sought to encourage more housing near stations and in town centres, as well as building higher in the city. But affordable home-building almost ground to a halt in some parts of the capital last year. The deadlock sparked Sir Sadiq and Mr Reed to ease the requirements on affordable homes for some developments.
The latest reforms come as the Government is far off meeting its flagship election pledge to build 1.5 million new homes by 2029. An estimated 392,400 net additional homes were delivered in England between July 2024, when Labour came to power, and June 14 this year. Around 600,000 new homes would need to have been added in the first two years to keep pace with the 1.5 million target, although ministers are hopeful that planning changes will speed up schemes.
Reaction and separate pub protections
Shadow housing secretary Sir James Cleverly said Labour was “failing abysmally” to meet the 1.5 million target. “To try to fix their own mess, Labour are planning a power grab, seizing control from local communities and forcing them to accept development in the wrong areas because Labour won’t build in the right areas,” he said. Sir James, who is the early frontrunner to be the Tory London mayoral contender in 2028, said Mr Burnham “is going to overrule councils on green belt development and launch a new campaign of garden grabbing”.
In a separate move, the Government was amending planning rules to protect pubs. Developers were expected to have to prove there is no reasonable prospect of keeping a pub afloat before a change of use to flats or shops can be considered. Fewer organisations will also have to be consulted on planning decisions. Sport England will continue to advise on “significant” cases and the Gardens Trust and Theatres Trust will only be notified about relevant applications. The Garden Trust said it was “devastating news”, warning it will put parks at risk.
