CPRE Cheshire contacts Cheshire MPs about impact of planning reforms

The government has published a new version of the National Planning Policy Framework. CPRE supports many aspects of the new approach, including the aspiration to build more social housing. But we have multiple concerns about the ‘how’.

At national level, CPRE submitted a response to the recent consultation on the changes, to which we as a local group contributed, However, the policy as now published has not addressed our main concerns.

We – alongside many other local CPRE groups – have now written to the MPs in our region to explain the issues and ask for their help in finding a constructive way forward.

Text of letter to Cheshire MPs

PLANNING REFORMS – WE WOULD WELCOME YOUR HELP   

I am writing on behalf of CPRE Cheshire to seek your help concerning the Government’s planning reforms and their implications for your constituency.

Who are CPRE?

CPRE (The Countryside Charity) is a national network of charities which campaigns for better planning and housing choice, amongst other things. Formerly known as Campaign to Protect Rural England, we have existed for nearly 100 years. We are proud of our campaigning history, which helped prompt the establishment of Green Belt, National Parks, Areas of Outstanding Natural Beauty and Hedgerow Regulations. We have current campaigns promoting: redevelopment of brownfield sites; a better approach to delivery of affordable housing; and more use of rooftop solar to meet energy needs.

The Cheshire branch of CPRE covers Cheshire, Warrington and parts of the Liverpool and Greater Manchester City Regions. Our area therefore includes your constituency.

The current issues on which we would like your help

As you will be aware, the new Labour Government has placed reform of the planning system, and the delivery of new housing at the heart of its agenda. It has also recently published a revised National Planning Policy Framework (NPPF). CPRE agrees with the need to fix our broken housing market and planning system. It also supports some aspects of the Government’s approach such as the aspiration to build more social housing. I attach a briefing, prepared before the new NPPF was finalised, which sets out our positive approach.

We do however have major concerns over how some of the issues are currently being tackled which will have a major impact locally. These impacts are likely to arise for example due to the move away from the Local Plan-led system in considering release of Green Belt for development and the woolly definition of “grey belt” in the new NPPF.

The new ‘standard method’ for calculating housing needs

One issue which we are particularly concerned about locally is the newly confirmed “standard method” for calculating the number of new dwellings required in each local authority area. Instead of being based mainly on demographic data, this calculation will now be based largely upon an assumed increase in stock level which will apply irrespective of evidenced household generation rates in each area. For some areas this will result in hugely inflated “housing need” figures, which substantially exceed the local rate of future population or household growth as projected by the Office of National Statistics. This is likely to have a major impact across our area.

What harm would be caused by the new ‘housing need’ figures?

CPRE recognises the need for higher rates of housing delivery where this is backed by evidence. However, the distribution between districts must in our view be informed by what is actually needed taking account of demographic data. We are concerned that the use of very high “housing need” figures in some districts which exceed underlying population and household growth rates will cause:

• a lessening of the scope for Councils to guide development to the most sustainable locations;
• a reduced focus on the much-needed regeneration of brownfield/urban sites (as developers use the new figures to justify “cherry-picking” easier-to-develop greenfield sites);
• an inability of local communities to resist inappropriate speculative developments on poorly located sites; and
• excessive loss of Green Belt and greenfield land to accommodate new development.

What are the numbers for each local authority?

I attach a table, sourced from the Government’s own figures (dated December 2024), which sets out the levels of new housing which would be required in each of our area’s local authorities annually under the Government’s approach.  You will see from this that all of our local authorities would be asked to accommodate increases, which in some cases will be more than double or 3 times the previous demographic-based figures.

I would stress that CPRE Cheshire’s argument is not with the need for more housing in suitable locations. It is that some sense and proportion should be applied to the numbers required in each area, which must be based as a starting point at least on local demographic trends.

How you may help

I acknowledge that the new NPPF has now been published. Notwithstanding this, I would be pleased if you would help us by using your influence as an MP to:

• promote the points raised by CPRE national in response to the previous consultation on the NPPF (appendix 1 to this letter); and
• promote more realistic calculation of “housing need” figures in each local authority area, to ensure these take account of local population/household growth rates.

I would be happy to answer any queries which you may have about these matters, and to meet if you feel that this would be helpful.

Yours faithfully

Jonathan Clarke,

Chair, Cheshire branch of CPRE (the Countryside Charity)