NHBC Invest Heavily in New Multi Skill Training Hubs to Address and Improve Industry Skills Shortage

The National House Building Council (NHBC) has launched a transformative £100 million investment to develop a network of multi-skills training hubs aimed at addressing the growing skills shortage in the UK’s house-building sector. This initiative tackles workforce gaps by equipping workers with a wide range of competencies critical for modern construction, particularly as demand for new homes continues to rise.

HANDS-ON TRAINING FOR REAL-WORLD IMPACT

These training hubs provide practical, immersive education in purpose-built environments. Apprentices and trainees gain hands-on experience, with initial programmes focusing on essential skills such as bricklaying. This approach enables participants to transition seamlessly into active construction roles, fostering a stronger and more efficient workforce while supporting broader goals of enhanced productivity and sustainability.

SHAPING THE FUTURE OF UK HOUSE BUILDING

Roger Morton, Director of Change and Training Hubs at NHBC, emphasised the initiative’s transformative potential, stating that the hubs will be “shaping the future of UK house building.” Morton explained that the programme is designed to not only address the current workforce shortage but also prepare future professionals for an evolving industry. By offering cutting-edge, hands-on training, the hubs will enhance industry standards, improve skill levels, and help drive innovation in construction practices.

MEETING GROWING WORKFORCE DEMANDS

The initiative aligns with forecasts by the Construction Industry Training Board (CITB), which estimate that over 250,000 additional construction workers will be required by 2028 to support growth in private housing, infrastructure, and repair sectors. Without interventions like NHBC’s hubs, the skills gap could hinder the industry’s ability to meet these demands​.

SUPPORTING BROADER GOVERNMENT GOALS & DRIVING INNOVATION IN TRAINING

NHBC’s training hubs complement government initiatives like the “Build Back Better” campaign, which seeks to boost economic recovery and create sustainable employment. The hubs integrate advanced construction methods and emerging technologies into their programmes, preparing trainees for both current industry needs and future trends in sustainable and modern building techniques.

ENSURING A SUSTAINABLE FUTURE FOR THE INDUSTRY

This investment underscores NHBC’s commitment to tackling the construction sector’s most pressing challenges, including the urgent need for a skilled workforce. By fostering talent, promoting innovation, and modernising training approaches, the hubs are poised to play a pivotal role in building the UK’s housing and infrastructure of the future.

Sources

NHBC launches new Training Hub to create the next generation of house builders

Over 250,000 extra construction workers required by 2028 to meet demand

New Towns Taskforce can be a planning blueprint

Granite Building Warranties are specialist independent brokers of building warranties for the construction industry.  For more information, please contact Ed or Kelly on 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk.

Top Reasons Planning Applications Get Refused and How to Avoid Them

Getting a planning application refused can be disappointing and frustrating, but many refusals stem from common issues that can be anticipated and avoided. By proactively addressing these issues, you can save time and money and increase your chances of approval. Understanding the typical reasons for refusal and taking steps to address them can significantly improve your chances of success. Below, we’ll explore the common pitfalls that lead to planning refusals and offer practical tips for navigating the process more effectively.

Non-Compliance with Local Planning Policies

Example: A typical local policy might restrict building heights to preserve neighbourhood character. If your proposed extension exceeds this height limit, it could be refused because it does not comply with the guidelines.

Reason for Refusal: The most common refusal is non-compliance with the local planning authority’s policies and guidelines. Councils have local development plans that outline what kinds of developments are appropriate in specific areas.

How to Avoid It:

1. Before submitting your application, familiarise yourself with your council’s local plan and supplementary planning documents. You can often find these documents on your local authority’s website.
2. Ensure that your proposal aligns with key policies related to land use, density, design, and environmental impact.
3. If you’re unsure, consider consulting a planning expert for guidance.

Impact on Neighbours

Example: A real-life example could be a homeowner proposing a large extension that includes windows directly overlooking a neighbouring garden. The neighbours objected due to the loss of privacy, and the council ultimately refused the application. Engaging with neighbours early and modifying the design to address privacy concerns could have led to a different outcome.

Reason for Refusal: Applications are often refused if the proposed development negatively affects neighbouring properties’ privacy, light, or general amenity. Overbearing structures, overlooking windows, or excessive noise can lead to objections from neighbours and eventual refusal by the council.

How to Avoid It: Engage with your neighbours early to discuss your plans and address any concerns. Adjust your proposal to minimize impacts such as overlooking or overshadowing. For example, consider relocating windows, lowering roof heights, or adding screening features. Conducting a sunlight study can demonstrate that your proposal won’t block natural light from entering neighbouring properties.

Poor Design Quality

Specific Design Issues: Common reasons for refusal include using inappropriate materials that do not match the area’s character, excessive building height, or a lack of architectural features that blend in with surrounding properties.

Reason for Refusal: Developments that fail to adhere to good design principles or clash with the surrounding area’s character are frequently refused. Councils aim to ensure that new buildings respect and enhance the local environment.

How to Avoid It: Pay close attention to the character and appearance of neighbouring properties and streets. Make sure your design is in harmony with the existing architectural style and scale. Using quality materials and incorporating feedback from local design guidance can also help. Consulting with an architect familiar with local planning requirements can significantly improve the design’s acceptability.

Environmental Concerns

Reason for Refusal: If your proposal risks harming protected species, trees, and habitats or contributes to flooding or pollution, it may be refused on environmental grounds.

How to Avoid It: Conduct environmental assessments before submitting your application, particularly if your site is near sensitive habitats. Tools such as biodiversity calculators or flood risk assessment tools can help identify potential issues early on. Consider incorporating sustainable building features such as rainwater harvesting, permeable paving, or green roofs. You may also want to consult resources like Natural England’s guidance or the Environment Agency’s website for specific requirements. Consulting an environmental consultant can also help you navigate any complex regulations and mitigate potential risks.

Highways and Access Issues

Specific Access Issues: Common reasons for refusal include blocked sight lines, which can pose safety risks for drivers, or a lack of adequate vehicle turning space. Insufficient pedestrian access or narrow driveways that fail to meet safety standards can also lead to refusal.

Reason for Refusal: Poor access, increased traffic, or insufficient parking are frequent reasons for refusal, especially if the development may create safety concerns for pedestrians or drivers.

How to Avoid It: Consult the local highways authority early in the process to understand any potential issues with access or parking. Provide sufficient off-street parking and ensure access routes are clear and safe. Including a transport statement can demonstrate how traffic and parking concerns are being addressed.

Heritage and Conservation Conflicts

Example: A shared heritage conflict might involve altering the facade of a listed building without respecting its historical features. For instance, replacing traditional wooden windows with modern uPVC could lead to refusal due to its negative impact on the building’s character.

Reason for Refusal: Developments in conservation areas or near listed buildings are often refused if they are seen as detrimental to the heritage value of the area.

How to Avoid It:

1. Research any heritage designations that apply to your site.
2. Ensure your proposal respects the heritage context if you’re in a conservation area or close to a listed building.
3. Use materials and design features that align with the historical character of the area.

Engaging with a heritage consultant can be beneficial in these situations.

Incomplete or Incorrect Application Documents

Checklist: Use your local authority’s planning application checklist, often available on their website, to ensure all required documents are included. This may include site plans, elevation drawings, supporting statements, and certificates. Missing or incorrect documents commonly cause refusals, so double-check everything before submission.

Reason for Refusal: Applications can only be accepted if they are complete or if supporting documents (e.g., plans, assessments, certificates) need to be included or corrected.

How to Avoid It:

1. Double-check that you’ve included all required documents before submission.
2. Use your local authority’s checklist to ensure everything is present.
3. If you’re unsure, consider using a planning consultant who can help prepare and review your application.

Overdevelopment

Visual Example: Consider comparing your proposed development with similar sites in the area. For instance, an acceptable site might have ample garden space, while an overdeveloped site could appear cramped with insufficient space between buildings. Visual comparisons can help determine whether your proposal meets local expectations.

Reason for Refusal: Overdevelopment occurs when a proposal is seen as too dense or too large for the plot, resulting in an unacceptable impact on the surrounding area.

How to Avoid It: Be realistic about the appropriate development scale for your site. Ensure adequate garden, parking, and access space, and avoid cramming too much into a small area. Reviewing similar approved applications in your area can help you gauge what is acceptable.

Failing to Address Previous Reasons for Refusal

Suggestion: Include a summary in your resubmitted application detailing how you have addressed each of the previous concerns. This shows the council that you have genuinely complied with their feedback and increases your chances of success.

Reason for Refusal: If a previous application was refused and a subsequent one fails to address the reasons, it is likely tobe refused again.

How to Avoid It: Carefully review any feedback or reasons for previous refusals. Address each concern thoroughly before resubmitting your application. If needed, seek professional advice to revise your plans in line with council expectations.

Summary

Receiving a refusal on a planning application can be discouraging, but by understanding the common reasons for denial, you can take proactive steps to avoid these pitfalls. Seeking professional guidance early in the planning process can help maximise your chances of success and ensure your application is as strong as possible.

Engaging with planning consultants, communicating with neighbours, and aligning your proposal with local planning policies can significantly improve your chances of a successful outcome.

Remember, preparation is critical. The more effort you put into understanding local requirements and addressing potential concerns upfront, the smoother your planning application process will likely be.

More Reason Why Your Application May Be Invalid

• Application forms not signed and/or dated appropriately. Application forms include a declaration near the end that must be signed and dated.
• Incorrect fee or no fee at all provided. The Planning Portal provides a useful fee calculator and written guidance on planning application fees (PDF, 109KB) and exemptions.
• Drawings not labelled clearly, correctly, or at all. All drawings must be given a descriptive label (for example, ‘existing first floor plan’ or ‘proposed front elevation’.
• Plan, elevation and/or section drawings which do not match each other. For example, doors or windows are not shown on both plan and elevation drawings, or are shown in inconsistent locations.
• Drawings not drawn to a recognised scale. All drawings must be to a scale recognised in our local planning application requirements (PDF, 2.3MB) and must clearly state the scale.
• The certificate of ownership within the application form is not signed and/or dated, or the incorrect certificate has been completed. All full and outline planning applications need an accompanying certificate of ownership.

Source Lambeth

More Resources on Planning Applications

• Pre Planning Discussions
• Public Consultation
• Planning Agents
• Understanding The Planning Application Status
• What Happens When You Receive Your Planning Consent
• How a case officer helps with planning

For more information, please contact Ed or Kelly on 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk.

How the 2024 Autumn Budget Impacts the UK Building Warranty and Property Development Market

With the Labour government’s first Budget in over a decade, UK Chancellor Rachel Reeves has introduced substantial fiscal measures, focusing on investment, tax reforms, and economic recalibration. For developers, property investors, and building professionals across the UK, understanding how these changes influence the property and development market is essential. Here, we explore what these Budget updates mean for GBW Latent Defects and the broader building warranty industry.

Key Highlights: Tax and Housing Investment

The Autumn Budget brings some significant shifts in property-related policies:

1. Housing Investment
   The Chancellor announced a £5 billion commitment to support affordable housing projects, which includes £3.1 billion directed to the Affordable Homes Programme and an additional £3 billion to support SMEs and the Build to Rent sector. This investment may foster increased development projects, especially in affordable housing. For GBW Latent Defects, this means potentially higher demand for structural warranties in this sector as developers ramp up efforts to meet housing needs.
2. National Insurance Contributions (NICs)
   From April 2025, Employer NICs will rise from 13.8% to 15%, with a reduction in the Secondary Class 1 NIC threshold from £9,100 to £5,000. This change may impact staffing costs for builders and developers, potentially influencing project budgets and timelines. For contractors and builders looking to manage these increased costs, GBW Latent Defects’ new home warranties and insolvency protections could become even more critical, providing assurance amid these economic shifts.
3. Stamp Duty Land Tax (SDLT) Adjustments
   Effective from 31st October, the surcharge on SDLT for corporate and second-home purchases will increase from 3% to 5%. This measure is likely to impact corporate purchasers and investors, especially in the buy-to-let and second-home markets, potentially cooling demand in certain regions. With SDLT relief for first-time buyers scheduled to end in March 2025, these tax adjustments may also create urgency among new buyers and investors, leading to a surge in short-term projects. GBW Latent Defects’ completed housing warranties can help developers secure attractive properties for first-time buyers and other residential clients.
4. Inflation and Interest Rates
   The Office for Budget Responsibility (OBR) now forecasts a gradual reduction in inflation, but high interest rates may persist longer than expected. Rising interest rates could impact borrowing costs for developers and builders, affecting overall project feasibility. GBW Latent Defects’ various warranty options—such as site insurance and self-build warranties—could be a valuable layer of protection for those navigating the higher costs associated with borrowing.
5. Inheritance Tax Changes
   The Chancellor extended the freeze on inheritance tax thresholds until 2030 and announced that inherited pensions will be subject to inheritance tax from April 2027. This development may prompt some property owners to sell or transfer properties earlier, benefiting from existing tax thresholds. Builders and developers may see more family-driven investments in residential projects, opening up opportunities to support “bank of mum and dad” financing arrangements.

Building Warranty Demand: A New Horizon

The increased government spending on affordable housing and infrastructure provides GBW Latent Defects with a significant opportunity. Developers seeking to align with affordable housing requirements will likely find demand for high-quality building warranties essential to meeting compliance standards. This demand may extend to GBW Latent Defects’ tailored warranty solutions, including the Social or Affordable Housing Warranty, Self-Build Warranty, and New Home Warranty, designed to provide peace of mind to both developers and end-users.

Looking Ahead: GBW Latent Defects’ Role in a Changing Market

The Budget highlights the importance of risk management, especially given the economic challenges posed by new taxes, employment cost changes, and inflation. GBW Latent Defects can play a pivotal role by offering structural warranties and insurance products that mitigate risks and enable developers to manage unforeseen costs effectively.

Contact GBW 

If you’re a developer, builder, or property investor seeking guidance on navigating these changes, GBW Latent Defects is here to support you. With over 13 years of expertise in providing comprehensive building warranties, we ensure that your project aligns with industry standards and safeguards against potential risks.

To learn more about our range of warranties and how they can support your next development, contact us at 01284 365345 or email enquiries@granitebw.co.uk.

Contractors All Risk Insurance: A Complete Guide to Coverage and Protection

There is always an element of risk in the construction industry. Whether it’s damage to materials, equipment, or the project itself, contractors need comprehensive protection to avoid significant financial setbacks. This is where Contractors All Risk (CAR) Insurance comes into play—a multi-section insurance policy tailored specifically for contractors to cover various risks associated with construction projects.

In this blog, we’ll explore the details of Contractors All Risk Insurance, its key benefits, and why it’s an essential part of any contractor’s risk management strategy.

What is Contractors All Risk Insurance?

Contractors All Risk Insurance is a specialised liability insurance policy that provides protection against physical loss or damage to contract works and associated materials. It’s designed for businesses involved in construction projects and is based on an all-risks model, meaning it covers potential risks unless specifically excluded in the policy.

 
This type of insurance allows contractors to choose the level of coverage that is relevant to their operations. The policy may include coverage for:

• Construction works in progress
• Tools, equipment, and plant machinery
• Materials used in connection with the project
• Transit risks for materials being moved to or from the site
• Employee personal belongings while on-site

 
You can select the areas that are most applicable to your business, and the specific items covered will be detailed in your policy schedule.

What Does Contractors All Risk Insurance Cover?

This insurance policy offers broad coverage across various aspects of construction, ensuring contractors are protected from key risks. Let’s break down what’s typically included:

1. Damage to Contract Works
Contractors All Risk Insurance covers physical loss or damage to ongoing construction works, whether it’s a new build, renovation, or any type of project in progress. Should the works be damaged due to insured events like fire, storms, or vandalism, the insurance will provide compensation to cover repair or rebuilding costs, helping the project stay on track.
2. Materials Used for Construction
Whether you’re working with permanent materials like steel and concrete or temporary items like scaffolding, the policy insures these materials while they are on-site or in transit. This means that if materials are lost or damaged due to theft or accidents, the insurance covers the cost of replacements, reducing delays and keeping the project within budget.
3. Plant, Tools, and Machinery
A contractor’s tools and machinery are often high-value items critical to completing the job. Contractors All Risk Insurance provides protection for your plant, tools, and equipment, whether owned by the contractor or hired. This ensures that your operations continue smoothly without major disruptions.
4. Materials in Transit
A unique feature of Contractors All Risk Insurance is the coverage for materials in transit. Construction materials frequently move between suppliers, storage sites, and the project site. This insurance provides peace of mind and avoids costly replacements.
5. Employee Personal Effects
Employee effects for which you are responsible whilst on site under the terms of a joint working agreement. This ensures a smoother working relationship with your team and protects against potential disputes.

Why is Contractors All Risk Insurance Important?

The construction environment is inherently unpredictable, and the risks associated with projects can have serious financial consequences. Contractors All Risk Insurance offers a solution by providing coverage that addresses several critical areas of risk.

Here are some key benefits of having this insurance in place:

• Broad Protection: CAR Insurance covers a wide range of risks, from accidental damage to theft, ensuring that your projects remain protected throughout their duration.
• Financial Security: Unexpected events can severely disrupt a project. The cover protects your financial stability, allowing you to focus on completing the project.
• Tailored Coverage: The policy allows you to choose the specific areas of coverage most relevant to your operations, making it a flexible and cost-effective risk management tool for contractors.

By providing financial protection for the materials, tools, and contract works at the core of your business, Contractors All Risk Insurance allows you to avoid severe disruptions and unexpected costs.

Contractors All Risk Insurance, unlike liability insurance, protects you against claims made against your business, damage to the structure, loss and theft or damage of your building materials, making this an essential safeguard for all developers and contractors.

What Is an Insurance Backed Guarantee (IBG) and Why Is It Important for Your Project?

When embarking on a building or renovation project, protecting all parties involved is crucial. One of the most effective tools for this protection is an Insurance Backed Guarantee (IBG), a key feature often required by Structural Warranty Providers. In this blog, we’ll explain what an IBG is, why it’s important for your project, and how it provides peace of mind for contractors, developers, clients, and warranty providers alike.

What Is an Insurance Backed Guarantee?

An Insurance Backed Guarantee (IBG) is an insurance policy that backs the guarantee provided by the contractor for both workmanship and materials. Essentially, if something goes wrong and the contractor has ceased trading, the IBG provides comfort that the financial recourse under the guarantee is still active. This type of policy is commonly used in the construction industry, for works such as piling, flat roofs and tanking. These elements are commonly not included within a structural warranty.

Why Are IBGs Important?

IBGs provide a vital safety net for clients and contractors in industries where businesses may fail before the guarantee period ends. Even if a contractor becomes insolvent, an IBG ensures the customer’s guarantee remains intact, giving clients recourse to resolve issues like defective workmanship or faulty materials. Without an IBG, clients could face significant repair costs without any coverage.
For contractors and developers, offering an IBG demonstrates professionalism and commitment to quality. It also shows confidence in their workmanship, as they are willing to back it with third-party protection. Importantly, structural warranty providers often require contractors to offer an IBG. This requirement ensures that the warranties and guarantees provided are backed by an additional layer of protection, safeguarding against potential financial loss should the contractor cease trading, bringing comfort to the end user.

Key Benefits of an Insurance Backed Guarantee

• Peace of mind: Clients know their investment is protected, even if the contractor goes out of business.
• Financial security: The IBG covers repair costs for defective work, preventing large out-of-pocket expenses for clients.
• Credibility: Contractors who offer IBGs show they are trustworthy and committed to high standards.
• Warranty Compliance: Many structural warranty providers and trade associations require IBGs, ensuring that consumers are protected in case of insolvency of the contractor.

What Is Insured?

An IBG backs the guarantee of workmanship and materials provided by the original contractor. If the contractor ceases trading and there is a valid claim under the guarantee, the IBG will pick up the financial liability. This offers essential protection, especially for projects such as roofing, etc.

What Is Not Insured?

There are some important exclusions under the IBG policy:

• Disputes with a contractor who is still trading.
• Consequential losses that arise indirectly from the work.
• Defects not covered by the contractor’s original written guarantee.
• Any remedial work carried out without the insurer’s consent.
• Performance guarantees related to efficiency, financial incentives, or grants.
• Maintenance packages are also not covered.
Are There Any Restrictions on Cover?
• Excess Amount: The policyholder is responsible for the excess specified in the certificate of insurance.
• Duration: The period of coverage cannot exceed the length of the contractor’s guarantee and may be shorter.
• Consent for Work: Insurers may refuse to cover remedial work done without their prior approval.
• Claim Limits: The amount recoverable is limited to the contract value listed in the insurance policy, regardless of how many claims are made.

How Long Do IBGs Last?

The duration of an IBG is tied to the contractor’s written guarantee and can last anywhere from a few years to 10 or 15 years, depending on the nature of the work. For example, roof installations or structural work may be backed by a 10-year IBG, ensuring long-term protection for both the contractor and the client.

Why Are IBGs Required by Structural Warranty Providers?

Structural warranty providers call on IBGs for comfort of the future owner. An IBG ensures that if the contractor is no longer available, the warranty provider has recourse through a third-party insurer, making sure the project is safeguarded. This requirement offers an additional layer of security, giving homeowners, developers, and investors’ confidence that elements, such as flat roofs, that fall outside the warranty, still provides protection for the end user.

Why Choose Granite Building Warranties for Your IBG Needs?

At Granite Building Warranties, we recognise the importance of reliable protection for contractors, developers, and clients. Insurance Backed Guarantees offers coverage tailored to your project’s specific needs.

What Happens Once You Receive Planning Consent?

Once planning consent is granted, several important steps are involved to ensure that the development proceeds in accordance with the approved plans and conditions.

These include issuing a decision notice, publishing the decision, monitoring compliance with conditions, reviewing additional submissions, conducting site inspections, enforcing conditions, advising on amendments, and handling any appeals.

These steps are crucial to maintaining the integrity of the planning process and ensuring that developments meet the required standards and community expectations.

1. Issuing the Decision Notice:
   • The case officer sends you a formal decision notice. This document explains the details of the approved planning permission and any conditions attached to it. (The probability of being assigned a case officer varies dependant on your local authority) 
2. Publishing the Decision:
   • The decision notice and approved application details are posted on the local planning authority’s website and public planning register. This keeps the process transparent and lets the public see the results.
3. Monitoring Conditions:
   • Many planning approvals come with specific conditions that must be met before or during the development. The case officer checks that these conditions are followed.
4. Reviewing Additional Submissions:
   • Some conditions require submitting extra details, like landscaping plans or drainage designs. The case officer reviews these submissions to ensure they meet the requirements, then approves or rejects them.
5. Site Inspections:
   • During construction, the case officer may visit the site to check that the development follows the approved plans and conditions. These inspections help ensure everything is up to standard.
6. Enforcing Conditions:
   • The case officer may take enforcement action if you don’t follow the conditions or deviate from the approved plans. This could involve issuing notices or taking legal steps to fix any issues.
7. Advising on Amendments:
   • If you want to change the approved plans, the case officer will decide if the changes are minor (non-material) or if you need to submit a new planning application. They will guide you on how to proceed with these changes.
8. Handling Appeals:
   • If you appeal against any conditions imposed, the case officer prepares the local authority’s case and defends the decision at an appeal hearing. This includes explaining the reasons for the conditions and arguing why they should stay.

These steps are crucial to keeping the planning process fair and ensuring that developments meet the required standards and community expectations.

Local Authorities Most Likely To Serve Enforcements

Local Authorities most likely not to serve enforcements

Case Officers Assigned

Case officers are typically assigned early in the planning application process, not just when planning permission has been granted. However, this depends on the local authority and the size of the project you have submitted.

Local authorities that always assign a case officer

Local Authorities Less Likely To assign a case officer

MORE RESOURCES PLANNING APPLICATIONS

1. Why they can go to a public consultation
2. Planning Application Process
3. Planning Agents
4. Why Planning Applications Fail

For more information, please contact Ed or Kelly on 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk.

References

• Data  (Stats)
• Gov.UK

Understanding The Planning Application Status

Planning applications are typically categorised based on their status in the decision-making process.

The Planning Stage Status

The “decided” category is significant because it represents the completion of the decision-making process for a planning application. Once an application is decided, it means that:

• The local planning authority has thoroughly reviewed the application
• Any necessary consultations have been carried out
• The proposal has been assessed against relevant planning policies and regulations
• A final determination has been made, either granting or refusing permission

Statuary Time Limits For Planning Applications

It’s important to note that the statutory time limits for deciding applications vary depending on the type of development:

• 13 weeks for major development applications
• 8 weeks for most other types of development (including householder applications)
• 16 weeks for applications subject to Environmental Impact Assessment

The government has also implemented a “planning guarantee” policy, which states that no application should spend more than a year with decision-makers, including any appeal.

This means that in practice,

1. Major planning applications should be decided within 26 weeks.
2. Non-major applications should be decided within 16 weeks.

These timeframes are designed to ensure efficient processing of planning applications and to provide certainty for applicants. Suppose a local planning authority consistently fails to decide applications on time. In that case, they may face consequences, including the possibility of being designated as underperforming, which could result in applicants being able to submit certain types of applications directly to the Secretary of State.

Planning Applications Key Data Insights (2013-2023)

To provide further context, here’s a summary of key data points from recent years that illustrate trends in the planning application process:

• Number of Applications and Decisions:

  • The peak year for applications received was 2016-17 with 486,681 applications. In 2022-23, this number decreased to 395,854.
  • The peak year for applications decided was also 2016-17 with 439,940 decisions. In 2022-23, this number was 377,027.

• Approval Rates:

  • The percentage of decisions granted has been consistently high, mostly around 88%, slightly dropping to 87% in 2022-23.

• Timeliness of Decisions:

  • The percentage of decisions on major applications within 13 weeks decreased from 57% in 2013-14 to 19% in 2022-23.
  • The percentage of decisions on minor applications within 8 weeks decreased from 70% in 2013-14 to 36% in 2022-23.
  • Overall, decisions within the statutory time period of 8/13 weeks dropped from 78% in 2013-14 to 46% in 2022-23.

• Performance Agreements:

  • The number of decisions on applications accompanied by a performance agreement increased significantly, peaking at 172,108 in 2021-22.
  • The percentage of decisions on applications with a performance agreement decided in time remained high, around 90-91%.

• Decisions within Agreed Time:

  • Major applications decided within 13 weeks or agreed time consistently improved, peaking at 89%.
  • Minor applications decided within 8 weeks or agreed time stayed high, between 83-89%.
  • Overall decisions within 8/13 weeks or agreed time remained high, between 84-90%.

Recommendations:

• Consider Performance Agreements: To increase the likelihood of timely decisions, applicants should consider accompanying their applications with a performance agreement.
• Prepare for Potential Delays: Given the declining trend in statutory time period decisions, applicants should be prepared for potential delays, especially for major applications.

More Resources Planning Applications

1. Why they can go to a public consultation
2. Planning Application Process
3. Planning Agents

For more information, please contact Ed or Kelly on 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk.

References

• Data  (Stats)
• Gov.UK
• Data Set = England, January to March 2024

Planning Applications: Why Do They Go to Public Consultation?

Planning applications often go to public consultation for several important reasons:

1. Transparency and Accountability:

Public consultation keeps the decision-making process open and transparent. It lets the public and stakeholders give input and raise concerns about proposed developments, ensuring decisions aren’t made behind closed doors.

2. Identifying Potential Issues and Impacts:

Public input can help spot issues or impacts that might have yet to be considered initially. Residents and community groups often have valuable local knowledge that can highlight these potential problems.

3. Gathering Diverse Perspectives:

Consulting the public brings in a range of viewpoints from residents, businesses, interest groups, and experts. This variety leads to more balanced and well-informed decisions.

4. Improving Proposal Quality:

Feedback from the community can lead to changes or improvements in the proposals, resulting in better project designs that meet community needs and reduce negative impacts.

5. Increasing Public Acceptance and Compliance:

The final decision gains legitimacy when the public is involved in the decision-making process. Often, this leads to greater acceptance and voluntary compliance with the approved plans.

6. Legal and Regulatory Requirements:

Public consultation is legally required in many areas for certain types of planning applications. Skipping this step can lead to legal challenges or delays.

7. Building Trust and Relationships:

Good public consultation builds trust and positive relationships between developers, planning authorities, and local communities. This can make project implementation smoother and foster better cooperation in the future.

While public consultation can take time and resources, it is crucial for a fair, transparent, and inclusive planning process that balances different interests and minimises conflicts.

Do All Planning Applications Go to Public Consultation?

No, not all planning applications require public consultation. It depends on the scale and potential impact of the proposed development.

When Public Consultation is Required:

• Major Developments:
• Larger projects like big residential complexes, commercial buildings, or infrastructure projects usually require public consultation.
• Developments with Significant Impact:
• Proposals likely to significantly impact the local community, environment, or infrastructure often need public consultation.
• Listed Buildings or Conservation Areas:
• Projects involving listed buildings or sites in conservation areas generally require public consultation.
• Environmental Impact Assessment (EIA):
• Developments that need an EIA usually involve public consultation as part of the assessment process.
• Local Authority Requirements:
• Some local planning authorities have specific rules requiring public consultation for certain developments, even if they’re not major projects.

When Public Consultation is Not Required:

• Householder Applications:
• Applications for extensions, alterations, or minor works to existing homes typically do not require public consultation.
• Minor Developments:
• Small-scale projects that fall below the thresholds for major developments and are unlikely to have a significant impact usually don’t require public consultation.
• Permitted Development:
• Some types of development, under permitted development rights, don’t need full planning permission and usually don’t involve public consultation.

Even for smaller projects, local planning authorities might notify immediate neighbours or provide limited consultation if necessary. Applicants should check with their local planning authority to understand their proposal’s consultation requirements.

What Happens When a Planning Application Goes to Public Consultation?

When a planning application goes to public consultation, the following typically occurs:

1. Public Notification:

The local planning authority publicises the application and invites public comments. This is done by posting site notices near the proposed site and publishing notices in local newspapers. These notifications include details about the proposed development, where to view the application documents, and how to submit comments within a specified period (usually 21 days).

2. Public Comments and Representations:

Residents, community groups, and other interested parties can submit written comments or representations. These can express support or objections, raise concerns about impacts, suggest modifications, or provide additional information.

3. Consultation with Statutory Consultees:

The planning authority consults certain statutory bodies, such as highways authorities and environmental agencies, to get expert advice on specific aspects of the proposal.

4. Public Meetings or Exhibitions:

For larger or more controversial developments, the applicant may hold public meetings or exhibitions to present the proposal and gather feedback. These events allow for direct engagement and allow the public to voice their opinions.

5. Consideration of Comments and Responses:

After the consultation period, the planning authority reviews all comments and representations, along with advice from statutory consultees. The applicant may need to address specific concerns, leading to changes or revisions in the proposal.

6. Decision-Making Process:

The planning officer or committee evaluates the application, taking into account the consultation responses, policy considerations, and other relevant factors. A report summarising the key issues and recommending approval or refusal is prepared. The planning authority makes the final decision, either by delegated officers or the planning committee at a public meeting.

Public consultation ensures transparency, accountability, and community involvement in planning decisions, leading to more informed and balanced outcomes.

Planning Approval

Once your plans have been approved then it is time to get your New Build Warranty in place before construction takes place.

Planning Applications: Why Do They Go to Public Consultation, is part of our A Guide To Making A Planning Application

More on Pre Application Discussions and how a case officer can help with planning.

For more information, please contact Ed or Kelly on 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk.

References Sources

• UK Gov 
• Planning Portal

Key Aspects of Pre-Application Discussions

Purpose and Benefits:

• Understanding Requirements: These discussions help applicants verify the list of local requirements and understand how planning policies apply to their specific proposal. This ensures that they are fully aware of what is needed to move forward with their application.
• Reducing Invalid Applications: These meetings reduce the likelihood of submitting invalid applications by clarifying requirements and potential issues early on. This saves time and resources for both the applicant and the planning authority.
• Identifying Issues: Early identification of site-specific problems, such as roads, footpaths, power cables, watercourses, sewers, and telephone lines, allows applicants to address these issues proactively.
• Specialist Advice: Applicants receive early advice on more complex issues such as listed buildings, neighbouring properties, trees, highways, and flood risks. This specialist input can be crucial in shaping a viable proposal.
• Improving Success Rates: Engaging in the pre-application process significantly increases the chances of ultimate success, as planners value this preparatory step and the effort to address potential concerns beforehand.

Pre-application Discussions Process:

• Informal Meetings: These meetings can be conducted in person, over the phone, or via email, providing flexibility in how discussions about the feasibility of ideas and potential problems are conducted.
• Feedback and Advice: Applicants receive immediate feedback and advice, which can guide the development of their proposal. This includes suggesting alternatives to overcome any identified problems before submitting final designs.
• Documentation: A written record of the advice and discussions is often provided. This documentation can be a material consideration in the formal planning application process, providing a reference point for both the applicant and the planning authority.

Considerations:

• Non-Binding Nature: It’s important to note that the advice provided during pre-application discussions is non-binding and does not pre-empt the formal decision-making process. This means that while helpful, the advice does not guarantee approval.
• Potential Delays: While beneficial, pre-application discussions can delay the submission of the full planning permission application and potentially the start date of the work. Applicants need to factor this into their project timelines.
• Fees: Some local planning authorities charge for pre-application services. These fees and processes can vary between councils, so applicants should check their local authority’s specific requirements.

Engagement and Transparency:

• Community and Stakeholder Involvement: Pre-application discussions encourage the involvement of statutory consultees, town and parish councils, and neighbourhood forums. This ensures comprehensive feedback and fosters community engagement, which can benefit the proposal’s acceptance.
• Confidentiality: Local planning authorities should be transparent about their practices regarding disclosing pre-application discussions. They must balance the need for confidentiality with the benefits of broader community engagement, ensuring that sensitive information is protected while promoting transparency.

DOES EVERY BUILD NEED A PRE-PLANNING DISCUSSION

Only some building projects require a pre-planning discussion or pre-application advice from the local planning authority. The need for pre-application discussions typically depends on the proposed development’s scale, complexity, and potential impact.

Here are some key points about when pre-planning discussions are recommended or required:

• Pre-application advice is not compulsory but is actively encouraged by many local planning authorities, especially for larger or more complex developments.
• Pre-application discussions are generally not required for smaller projects like householder applications (extensions or alterations to existing homes).
• For major developments, developments with significant impacts, listed buildings, or those requiring an Environmental Impact Assessment, pre-application discussions are highly recommended or may even be requiredby the local authority.
• Some local authorities have specific policies or thresholds that require pre-application consultations for certain types or scales of development, even if not classified as major.
• Pre-application discussions help identify potential issues early, ensure policy compliance, and increase the chances of a successful application.
• However, pre-application advice may only be necessary for minor or permitted development works requiring full planning permission.

In summary, while pre-planning discussions are not universally mandatory, they are strongly encouraged for larger, more complex projects to facilitate a smoother planning process and address potential issues upfront. For smaller, routine developments, pre-application advice may not be strictly required but can still be beneficial in some cases.

Pre-application Discussions KEY TAKE AWAYS

Overall, pre-application discussions are an excellent way for applicants to fine-tune their proposals, tackle any issues early on, and boost their chances of getting approved. By participating in these meetings, applicants can get a clearer picture of the planning process, receive personalised advice, and improve their plans to meet planning rules and community needs.

Planning Application Process

Why they can go to a public consultation

How a case officer helps with planning

For more information, please contact Ed or Kelly on 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk.

New Build Housing Falls Year on Year But the Signs are More Positive for 2024

• New homes completed in Q3 2023 were down 15% on the same period in 2022.
• New home registrations fell by 53% in the third quarter of 2023 compared to the same quarter in 2022.
• 20,680 new homes were registered in Q3 of 2023 compared to 44,153 in Q3 2022.
• Design development refining the plans.
• Economic factors including interest rates, inflationary pressure, a poor planning system and complex regulations all lead to fewer homes being built.
• In the whole year to December 2023, new build home starts were 16% down compared to the year to 31 December 2022, and completions were 11% down year on year.
• The estimated number of new build completions for 2023 was 231,100, a 9% decrease compared to 2022.

Source: Figures released by the National House Building Council (NHBC)

Positive Outlook for the Housing Market

• Housebuilder sales rates are picking up.
• The pace of build cost growth has slowed significantly.
• UK house prices are stabilising and mortgage rates are coming down.
• Interest rates are levelling off and build cost inflation has eased.
• Opportunities for developers to build now and sell in a few years into a market starved of stock.
• De-risking across large scale projects through block sales.
• Investors and operators in build-to-rent, student and seniors housing will be key.

Savills Residential Research also shows a positive increase over the coming 5 years in their Mainstream Capital Value forecast

Granite Building Warranties are specialist independent brokers of building warranties for the construction industry and for a quote or further information, please contact Ed or Kelly on Tel: 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk