Will Epsom get an even higher housing target if it misses the early boat?
The UK Government is preparing to release a new National Planning Policy Framework (NPPF) that could impose mandatory targets for housebuilding, including on Green Belt land, sparking concern among local councils. The revised framework, expected in December 2024, may dramatically increase housing targets for local planning authorities.
A recent consultation on the proposed changes, led by Angela Rayner MP, Secretary of State for Housing, Communities and Local Government, closed on 24 September 2024. One of the most significant changes being considered is a new “Standard Method” for calculating housing targets. For boroughs like Epsom & Ewell, this could have major implications.
Currently, Epsom & Ewell builds around 189 new homes per year. Under the borough’s developing Local Plan, this would increase to about 300 homes annually, which would result in the loss of around 57 hectares of Green Belt land. However, the new NPPF could demand the construction of 817 homes per year. Any local authority whose housing target falls more than 200 homes per year below this number would be forced to revise its plans. Epsom & Ewell’s current proposal falls short of this target.
Transitional arrangements proposed in the draft NPPF state that the new rules will not apply to Local Plans submitted before one month after the framework’s publication, likely 20 January 2025. Therefore, Epsom & Ewell has a narrow window to submit its Local Plan and avoid being subject to the new higher housing targets.
However, the borough faces time constraints. The Local Plan consultation process takes about two months, and the council will need additional time to compile and respond to feedback. With meetings scheduled for late November and early December, there is concern that the borough may miss the deadline to avoid the higher targets, which would result in the loss of an estimated 21 hectares of Green Belt per year.
Other councils are moving quickly to avoid being caught by these new regulations. St Albans, for example, has begun a public consultation on its Local Plan even before receiving full council approval, to ensure it stays ahead of the anticipated NPPF changes.
If many Councils beat the deadline and enjoy lower targets, will their Government preferred share then be redistributed to those Councils tardy in submitting their plans?
Response from Epsom & Ewell Borough Council
Cllr Peter O’Donovan, (RA Ewell Court) Chair of the Licensing, Planning and Policy Committee (LPPC), issued the following statement:
“The Council is preparing its Local Plan in accordance with the timetable set out within its approved Local Development Scheme, this is to ensure that the Regulation 19 Local Plan document is supported by the necessary evidence when it is considered by the Licensing and Planning Committee (LPPC) in November.
The LPPC will debate the Local Plan and make a recommendation to full Council, who will make the final decision on how it wishes to proceed with the Local Plan. This process is required by our constitution.
The Council has submitted a response to the recent ‘proposed reforms to the National Planning Policy Framework and other changes to the planning system,’ which was recently approved by the Licensing and Planning Policy Committee (24 September 2024). We understand that a significant number of responses have been submitted to this consultation and that there may be delays in the revised NPPF being published by the government.
It will only be once the revised NPPF is published that we will know what the details are and what the implications are for the borough and our emerging Local Plan. This includes the transitional arrangements that will apply for Local Plans.
Subject to approval by Council, we intend to commence consultation on our Proposed Submission (Regulation 19) Local Plan in mid-January 2025.”
Katherine Alexander of Epsom Green Belt raised serious concerns about the future of the borough, highlighting the delays in renewing the Local Plan, which dates back to 2007. In a statement, she said:
“Epsom & Ewell Borough Council has one of the 10 oldest, and most out-of-date local plans in the country. If Angela Rayner’s proposals are rolled out, the borough’s housing targets will more than quadruple to 817 dwellings per annum. This would fundamentally change Epsom, leading to increased traffic, strained infrastructure, and the loss of over 20 hectares of Green Belt land each year, equivalent to more than 50 football pitches.
Councillors have recognised that the proposed housing target is much too high, writing to Angela Rayner on 13 September 2024 stating ‘these new numbers are immense and could destroy our historic district and market town.’
There is a solution, or at least a stay of execution, if the council accelerates the public consultation and submits the Local Plan to the planning inspector by early January 2025. Otherwise, none of the Green Belt would be safe, and the cost of the Local Plan could rise significantly as the council works to meet these targets.”
Alexander also pointed to other councils, like Winchester and St Albans, that have expedited their processes in order to avoid being caught by the incoming planning reforms.
Related reports:
Epsom Local Plan controversy heats up
Challenges to Epsom and Ewell Council’s Handling of Local Plan
Time to press the gas on Epsom’s Local Plan?
Epsom and Ewell Brace for Government Housing Targets
Here we go again on the Local Plan?
and many more. Search “Local Plan.”