Communities and Local Government

• Planning, building and the environment
• Planning
• Planning Policy Implementation
• Reform of the planning system
• Householder Development Consents Review
• Frequently asked questions on the householder development consents review

Planning, building and the environment

Frequently asked questions on the householder development consents review

What has the Review been about?

A root and branch review of the regulations controlling home improvements, particularly planning and building regulations. Its aim is to streamline application processes and minimise bureaucracy while protecting neighbours' interests and the local environment. Issues arising from the current system include:

• the rules for householder planning applications are inconsistent, not designed for today's housing market, and often very difficult to understand: there is strong consensus that they need to be made clearer and more proportionate;
• more and more people are keen to improve their homes: but the 100% increase in the number of applications is clogging up the system and diverting Councils' resources from strategic planning issues;
• 90% of householder planning applications are approved, either by Councils or on appeal: do all these need to go through the system, and can the number of appeals be reduced?
• how can the customer experience of the system be improved?
• what scope is there to use alternative service providers eg architects to certify that plans comply with development rules?
• are there better ways to consult neighbours?
• should mediation be more widely available to address neighbour objections?

How was the Review carried out?

The Review was announced by the Deputy Prime Minister in early 2005 and was led by a Steering Group chaired by the Department's Permanent Secretary until October 2005, Dame Mavis McDonald.

The group included the Department's senior civil servants from corporate strategy, local government performance and sustainable communities (planning and buildings), and the chief executive of the Planning Inspectorate, Katrine Sporle.

Plus independent members who led specific workstreams:

• Robert Upton (Royal Town Planning Institute - making systems more proportionate) and
• Laurie Bell (North Wiltshire Council - improving customer experience).
• Also building regulations expert Christopher Mills (NHBC) and
• Teresa Perchard (CAB) representing consumer interests, and Martin Bacon (Ashford's Future).

The Review also engaged with professional and local authority bodies including the Local Government Association, Audit Commission, the Planning Officers' Society, and a wide range of professionals and service providers.

The Department held several events for key stakeholders which were useful sounding board for ideas and possible recommendations.

The Review was also very keen to find out what people extending their homes and their neighbours thought. The Department commissioned research by MORI on householder and neighbour experiences of the planning system and other householder consent regimes.

How does the Review fit into the Government's wider agenda?

The Review has strong linkages to:

• Public Service Reform - systems designed for the customer not the provider, expanding choice;
• Better Regulation - simplifying the regulatory burden on business and front line staff;
• Reform of the Planning System - simplify, speed up, change the culture;
• Barker Review of housing supply - recommended giving householders greater scope to extend their homes without planning permission (extending 'permitted development' rights).

When will any changes happen?

Not straight away. The Review is reporting back to Ministers by the end of 2005 with an outline package of possible reforms, which may be published early in 2006, along with associated research studies. Depending on Ministers' views, the Department may carry out further work in 2006 to develop detailed changes to the system. There will be full public consultation before any changes take place.

Has the Review looked at heritage and conservation issues?

These are mainly within the remit of the Government's Heritage Protection Review, and the two Reviews have not overlapped. There are common themes of simplifying regulations and process, while protecting our heritage buildings and the environment. Any changes to the conservation and listed buildings regimes will come from the Heritage Protection Review.

Has the Review looked at new housebuilding as well as extensions to existing houses?

No. The Review is about cutting red tape for home extensions. See the Terms of Reference.

Will the review give stronger rights for neighbours to object to home extensions?

The Review has been looking at the process, and whether neighbours should be consulted earlier, before applications are made to the Council. Also at a possible role for mediation in cases of disagreement. If the impact-based approach considered by the Review is pursued, many more low impact extensions, those which are least likely to affect neighbours, would be 'permitted development' and not need a full planning application. The Review has also considered a fast-track process for higher impact developments where neighbours have no objection.

Why has there been such a growth in householder developments?

There may well be societal changes which have stimulated the sharp rise in home extensions. We can speculate on why more householders are working on their homes than ever before. The rise in property values and economic stability has given people the confidence to invest in improving their property. Other factors may include the relative age of our housing stock, and DIY and TV makeover programmes. Also it may be more affordable and convenient to extend your home than to move. Families may want to stay in a good school catchment area, or remain close to their child care. It's likely to be a combination of all these.

Can the Review help resolve existing planning cases or disputes?

No, the Review has been looking at future policy on householder applications and cannot comment on or pursue individual cases. Nor are we able to advise how to interpret the existing regulations. Each local planning authority can advise on whether they require a planning application to be made, and on building regulations. Both the Planning Portal and DirectGov provide links to your local authority's website.

The Planning Portal (see link on the right of this page), the Government's online service for planning, has a General Public section which provides user-friendly information on the planning system and permitted development issues. A number of publications (see links on the right of this page) also provide general background and advice.