While planning reforms are positive steps forward, Lanpro planning professionals believe systemic challenges will prevent the government from meeting its 1.5 million homes target While two-thirds say that planning permission is harder to achieve than last year As World Town Planning Day approaches on Saturday 8 November, a new survey of planning professionals at Lanpro reveals a cautiously optimistic yet realistic view about the government’s housing ambitions, even as the Planning and Infrastructure Bill progresses through Parliament. Planning becomes more difficult  In the run-up to World Town Planning Day, Lanpro surveyed its planning team on two key questions: whether gaining planning permission has become easier or more difficult compared to this time last year, and whether the government will achieve its objective of delivering 1.5 million homes this Parliament. The results paint a sobering picture. More than half of respondents (62%) reported that it has become more challenging, principally due to the transitional period for changes to be reflected, to secure planning permissionthan a year ago. More strikingly, every single respondent believes the government will not achieve its 1.5 million homes target. This unanimous scepticism comes despite the government’s reform agenda. In her Scene Setter speech delivered this week ahead of the Autumn Budget on 26 November, the Chancellor Rachel Reeves acknowledged that planning reforms are expected to add £6.8bn to the economy over the next five years, but emphasised that “the next part – our planning bill – must complete its passage through Parliament before it can make a difference”. Demand-side measures needed to build confidence  Several respondents also stressed the need to balance supply-side planning reforms with demand-side interventions. “Many of the announcements by the government to achieve the 1.5 million new homes relate to supply-side solutions such as planning reform, which I agree are vital,” one noted. “However, this must be complemented by effective demand-side solutions to give the housing sector the confidence that the market exists for the homes to be delivered. Such demand-side policies must balance affordability whilst providing greater access to affordable lending and financial interventions for first-time buyers.” Support for first-time buyers was mentioned by multiple respondents as essential to creating market confidence. One policy change isn’t enough  When asked what single policy change would most effectively get development moving, Lanpro’s planners identified a range of interconnected barriers that no single reform can address. The Planning and Infrastructure Bill featured prominently in responses. One member of the team noted that if the Bill “truly reforms the planning and infrastructure system as intended, it could be a game-changer for unlocking development. But actual delivery and implementation will determine how successful it is.” Another simply urged: “Deliver on promises made around the Planning and Infrastructure Bill.” Resourcing pressures in local authorities  However, many emphasised that legislative change alone will not suffice without adequate resources to implement it. “There are not enough professional planners within local planning authorities (LPAs) to process applications,” one respondent observed. “The government should make sure it enforces its national scheme of delegation. Many schemes are being refused at committee despite officer approval and then getting overturned at appeal, sometimes with costs. This wastes time and money for all parties.” This resource challenge extends beyond planning teams to include other essential consultees, such as highways officers and environmental health officers, whose input is critical to the process but can be delayed due to capacity constraints. One respondent highlighted delays caused by statutory consultees, noting that: “The need for bodies such as Natural England, the Environment Agency, Highways England, Sport England and Lead Local Flood Authorities to be involved to the extent they are at present is problematic given their lack of resources and long response times.” The solution proposed was straightforward: “Enforce statutory deadlines for consultee responses.” Another reinforced this point: “Any policy change will not work unless there is the resource to implement it. I believe it’s more important to adequately resource LPA planning departments.” Environmental constraints and consultant delays Environmental constraints emerged as another significant concern, particularly in areas affected by nutrient neutrality. “No longer having to deal with nutrient neutrality through the planning system would remove a significant barrier to development,” one respondent suggested. “More broadly, a relaxation of the biodiversity net gain (BNG) requirements for small- and medium-sized developments would significantly improve things.” Development under viability strain Development viability was repeatedly mentioned as a critical issue. “Development viability has been affected by high build costs, low sales rates, nutrient neutrality, BNG and other associated costs,” one planner explained. “Relaxing Community Infrastructure Levy, Section 106 and affordable housing requirements would assist in getting development moving.” The emergency measures announced for London in October 2025, including temporary CIL relief and enhanced mayoral powers, represent the kind of pragmatic viability support that could benefit the rest of England as similar strategic planning powers are rolled out to other combined authorities. The same issue came up again, with another respondent calling for the government to either “reduce affordable housing requirements or increase the flow of money to registered providers.” Local government reform creating uncertainty The ongoing process of local government reform and the establishment of combined authorities with directly elected mayors emerged as a concern affecting planning decision-making. Many noted that the political uncertainty created by structural changes can result in delays and intransigence, as decision-makers may be reluctant to commit political capital to planning decisions when their positions may not be secure in the near future. One team member highlighted the political dimension of planning, suggesting that “greater weight should be given to housing need when balancing competing interests in the planning process”. Another argued for “empowering local authorities with enhanced decision-making autonomy and compulsory purchase powers – delegating the majority of planning decisions to reduce political delays and enable more effective land assembly. Local authorities need power to act with greater accountability to help drive delivery; otherwise, any other related changes may just remain gridlocked.” Some warned against adding further complexity to an already burdened system. “The introduction of new policies runs

The Government has announced several major amendments to the Planning and Infrastructure Bill, which further streamline the planning process. They include reducing the length of consultation, stripping uncooperative councils of the right to make certain decisions, and paring back the impact and ability to raise legal disputes. Richard Beresford, Chief Executive of the National Federation of Builders said: “Planning reform was never going to be a quick endeavour because our sclerotic, siloed system needs careful analysis to unpick and understand. The Government should be commended on recognising this and taking a proactive approach to the Planning and Infrastructure Bill because it will be an integral piece of legislation in ensuring all projects can be delivered more quickly.” Proposed amendments to Planning and Infrastructure Bill, include: The Bill, announced as part of the King’s Speech in July 2024, is designed to fast-track major infrastructure projects deemed to be of national significance, make grid connections and pylon construction easier, and give greater compulsory purchase and planning fee setting power to local authorities. The Government believes these new tweaks will remove barriers to their plans for economic growth and fulfil their 1.5 million homes target by the end of the Parliament. Rico Wojtulewicz, Head of Policy and Market Insight at the National Federation of Builders said: “Tweaks to the Planning and Infrastructure Bill will help deliver the water and grid capacity that projects require to get planning permission. They will stop councils finding loopholes to avoid building homes. This is a clear indication that the Government understands that ‘Build, baby, build’ is a mantra, not a slogan.” The 11th-hour rewrite to the Bill was demanded by the Prime Minister, with ministers working over the weekend on drafting the amendments. The amendments, while backed by the Government, need to be approved by Parliament in a vote on Monday 20 October 2025. Once the Bill is approved by the House of Lords, it will go back to the Commons. Ministers hope it will become law by early November 2025, meaning that the Office for Budget Responsibility (OBR) will be able to consider the economic benefits that will come from it in time for the Autumn Budget. The amendments are laid out here. The Government’s press release is available here.  Building, Design & Construction Magazine | The Choice of Industry Professionals

The Hill Group has completed the purchase of Whalebones Park in Barnet, North London, with construction on a new housing development set to begin this October following planning approval. The scheme will deliver 115 homes on land adjoining the Grade II listed Whalebones House, designed to balance modern housing needs with the character of the surrounding landscape. Of these, 54 will be built in partnership with Sovereign Network Group (SNG) to provide affordable housing through a mix of shared ownership and affordable rent. The development will retain around half of the site—approximately two hectares—as public open space. This will include meadows, healing gardens, ponds, play areas, a woodland walk, a smallholding for the existing agricultural tenant, and new studio facilities for artists and beekeepers. On-site parking will also be provided. Andy Hill OBE, Founder and Group Chief Executive of The Hill Group, said: “Whalebones Park is a site of outstanding beauty, and we’re proud to be entrusted with its future. Our plans respect the heritage of Whalebones House and the character of Barnet, while delivering a sustainable new neighbourhood. The development will include high-quality, spacious, modern family homes for private sale, designed for open-plan living with generous gardens, alongside much-needed affordable homes delivered in partnership with Sovereign Network Group to support the local community. With planning approval now secured, we look forward to creating a thriving, inclusive community that brings lasting benefits to Barnet.” As well as delivering new homes, the scheme aims to enhance community life through natural play areas, accessible green routes, and improved cultural facilities. Environmental measures form a significant part of the project. Plans include planting 200 new trees and 750 metres of hedgerow, achieving a 10% biodiversity net gain. Sustainable features such as air source heat pumps, solar panels, and Sustainable Urban Drainage Systems (SuDS) will ensure the neighbourhood is low carbon and energy-efficient. A long-term management plan will also safeguard habitats and green infrastructure. Matthew Bird, Regional Managing Director at SNG, said: “We are proud to be partnering with The Hill Group at Whalebones Park, a scheme that demonstrates how affordable homes can be integrated into high-quality, sustainable developments. Our 54 homes here will provide much-needed opportunities for local people to access affordable rent and shared ownership in Barnet, supported by the wider benefits of new open space and community facilities.” Construction at Whalebones Park is scheduled to begin in October 2025, with the first homes expected to be completed by summer 2027. Building, Design & Construction Magazine | The Choice of Industry Professionals

A £33.5 million expansion of film and television production facilities in Hartlepool has been approved, marking the start of a transformative development set to create over 130 new jobs and drive significant investment into the local economy. The project will see The Northern Studios expand with larger studios and state-of-the-art equipment, alongside the creation of a Screen Industries Production Village. The new village will repurpose nine disused buildings into modern pre- and post-production spaces, workshops, and collaborative hubs for creative professionals. Among the heritage properties to be revitalised is the Grade II-listed Shades Hotel, which will be restored as part of the scheme. Led by Hartlepool Borough Council in partnership with The Northern School of Art, Tees Valley Combined Authority, and North East Screen, the development has secured funding from the UK Government and the Tees Valley Investment Zone. It is being delivered with support from industry specialists Leonard Design, Stace, and TIME + SPACE. The Northern Studios, which opened in 2022, have already hosted productions including ITV’s I Fought the Law, comedy series Transaction, and the feature film Jackdaw. The expansion aims to build on this success, attracting both national and international productions to the Tees Valley. With planning approvals now granted and funding in place, construction is expected to begin in the coming months. Building, Design & Construction Magazine | The Choice of Industry Professionals

Plans for a major new housing development in Kings Langley have been given the green light, with 150 homes set to be built on the edge of the Hertfordshire village. Dacorum Borough Council has approved outline planning permission for the scheme, put forward by The Hill Group, which will create a new neighbourhood between Kings Langley Secondary School and the A41. The development will deliver a mix of one- to five-bedroom properties, with half designated as affordable housing. Developers say the range of homes is designed to cater for all stages of life, from first-time buyers to families and older residents, helping to address local housing needs. The site, north of Chipperfield Road, has been classed as “Grey Belt” land — an area within the Green Belt but judged to make only a limited contribution to its purposes. Plans outline a landscape-led scheme with extensive green and community spaces. Features will include woodland walks, meadows, ponds, play areas, and a community orchard, alongside new walking and cycling routes planted with edible hedges. The scheme promises a biodiversity net gain of at least 10%, with existing trees and hedgerows retained wherever possible. At the heart of the project will be The Farmstead, a new education and community hub. It will provide growing spaces, therapy gardens, and animal-assisted activities, as well as a café and farm shop offering training and employment opportunities. The facility is being developed in partnership with Kings Langley Secondary School and Sunnyside Rural Trust, a local charity supporting adults with learning disabilities. The homes will be built to high sustainability standards, using energy-efficient designs, air-source heat pumps, and electric vehicle charging points. The company highlights the site’s location close to schools, existing housing, and transport links as key advantages. Construction is expected to begin following detailed planning approvals. Building, Design & Construction Magazine | The Choice of Industry Professionals

A major regeneration scheme that will transform Orchard Wharf on the north bank of the River Thames has been approved by Tower Hamlets Council. The plans, agreed at a council meeting on 3 September, will redevelop the safeguarded wharf into a new neighbourhood providing hundreds of affordable homes, purpose-built student accommodation, and the reintroduction of waterborne freight operations. The masterplan sets out seven buildings ranging from 8 to 24 storeys, with a mix of uses including: Seventy per cent of the affordable homes will be delivered at Tower Hamlets and Mayor of London Affordable Rent levels. The housing mix includes 65 family-sized units and 21 wheelchair-accessible dwellings. All homes will meet or exceed minimum space standards and provide private outdoor space, podium gardens, and views over the Thames and East India Dock Basin. At ground level, a flexible Wharf Box logistics facility will support the sustainable movement of goods by river. This will enable last-mile deliveries by low-emission vehicles in line with the London Plan’s commitment to low-carbon freight. The scheme will also operate on a car-free basis. Building, Design & Construction Magazine | The Choice of Industry Professionals

Wiltshire Council has formally granted planning permission for up to 2,500 new homes at Ashton Park, south-east of Trowbridge. The Council’s Strategic Planning Committee resolved to approve the outline plans on 29 July, following the completion of legal agreements with developers Persimmon Homes and Barratt Redrow. The housebuilders will now bring forward detailed proposals covering design, layout, scale, appearance, and landscaping. Construction is expected to begin early next year, subject to approval. The development represents one of the largest housing schemes in the county and will deliver significant investment in local infrastructure. Developers have committed £25.6 million in capital contributions, including £14.1 million for education, £3.3 million for healthcare, and £1.1 million to improve bus services. A further £7.5 million will be raised through the Community Infrastructure Levy to support local projects, with a share distributed to parish and town councils. A key feature of the plans is a £36.5 million relief road, including a new section of the A350 to bypass the congested West Ashton crossroads. The long-term vision for Ashton Park also includes new schools, early years facilities, local centres, and an ecology visitor centre. Around 13.6 hectares of land will be set aside for employment use, designed to support economic growth in Trowbridge and the wider county. Housing provision is also central to the scheme. Alongside 27% of homes reserved for local housing association partners, £5.4 million has been ringfenced to deliver affordable housing off-site. The development is expected to help address the needs of the more than 4,000 households currently on Wiltshire’s housing waiting list. Building, Design & Construction Magazine | The Choice of Industry Professionals

Oxford United’s proposed 16,000-capacity stadium has moved a step closer to reality after Cherwell District Council granted planning permission for the project. The new venue, planned for land north of Oxford, is intended to provide the club with a permanent home and serve as a hub for the wider community. The decision was made at a council planning committee meeting, following speeches from Oxford United Chief Executive Officer Tim Williams and lifelong supporter Roland Clements, who both highlighted the scheme’s potential benefits. Jonathon Clarke, Development Director at Oxford United, said: “We’re absolutely delighted to have secured planning approval. We’re now one step closer to delivering on our goal of creating a once-in-a-generation venue for supporters and the wider community. “Getting to this point wouldn’t have been possible without the dedication and hard work of our incredible stadium project team. I’d also like to place on record my thanks to the Cherwell District Council planning officers for their constructive engagement throughout this process.” Club chairman Grant Ferguson described the approval as a “crucial step forward” in safeguarding Oxford United’s future. “With approval secured, our focus can now move to the next phase of the project plan. I’d like to thank Jonathon Clarke and our stadium project team for their unrelenting dedication and professionalism to enable us to reach this stage. “Thank you also to Cherwell District Council for approving our application, and to all stakeholders, consultees and everyone else who has supported our vision.” The planning application will now be referred to the Secretary of State for Housing, Communities and Local Government for consideration before construction can begin. Building, Design & Construction Magazine | The Choice of Industry Professionals