Overhaul of householder development regime mooted

A radical overhaul of the planning regime which could cut householder development applications by a third has been proposed by a government-appointed committee.

Ministers have already signalled their support for suggested moves to streamline the planning system for household extensions that require planning permission but where neighbours do not object.

Changes to the current rules so that applications for house extensions would be judged on their impact rather than volume or size are also favoured. 

The recommendations were made in a report produced by the Householder Development Consents Review steering group

The  steering group, led by officials from the Department for Communities and Local Government (DCLG), has pointed out that under the present arrangements some developments that overshadow neighbouring property or intrude on privacy has permitted development rights simply because they meet arbitrary volume limits.

Also in line for reform would be the rules around planning permissions for dormer windows or conservatories where house extensions have already been carried out.

Significantly, the steering group wants the government and interested parties to look seriously at deregulating the arrangements for issuing certificates of lawful development to approved third parties.

The group has also called for new ways of processing planning applications and further examination of the prospects for effectively outsourcing some of the work.

The committee was not convinced that the increasing practice of using temporary staff for much of this activity was necessarily value for money. It wants this practice, particularly prevalent in London and south east England, reviewed.

Among the other recommendations are:

• A new and simplified Permitted Development Order for Householder Developments accompanied by a guide written in plain English
• Greater use of mediation arrangements to regulate householder development disputes
• A revised Tree Preservation Order system incorporating lighter touch regulation and involving time-limited blanket TPOs which can be allowed to lapse
• Urgent moves to align the building control and planning regimes, including the development of a standard application form

The group has made it clear that in the longer term, the feasibility of merging the planning and building control regimes, along with arrangements for conservation areas and listed building consents, should be actively considered in a bid to reduce the "regulatory burden confronting householders and to cut local government bureaucracy".

The government has promised to consult on detailed proposals later this year. Ministers have long accepted that simplifying and streamlining the householder consents regime would help free-up planning staff for other arguably more important work.

The number of householder applications has more than doubled over the past decade, creating what the government believes to be unnecessary costs and delay for householders as well as stretching the resources available to planning authorities. 

Householder Development Consent Review - Steering Group Report (PDF 235 Kb)

Roger Milne

6 July 2006