NPPF updates and the impact on residential development and town planning recruitment
In the recent months, there have been big changes to housing policy which is sure to influence the real estate sector. The updates to the NPPF (National Planning Policy Framework) and their implications are due to affect housing policy, but this article will break down how the key changes will affect the recruitment industry in the coming year.
Everyone’s moving to London!
The Five Year Housing Land Supply (5YHLS) will be the main tool used to encourage housing delivery; Local Planning Authorities (LPAs) with plans that are more than 80% below the Local Housing Need (LHN) will have a 20% buffer applied, encouraging housing targets to be met in a more timely manner. This, in tangent with the continually growing housing demands in the South has meant that we’ve already seen an increase in demand for professionals in Surrey, Kent, Essex and of course London, as LPAs face increasing pressure to fulfil housing delivery in those areas.
GGB: Green, Grey & Brown
Green Belt, Grey Belt and Brownfield Land have been a hot topic of discussion for many years now. Those with experience in strategic land acquisition, rural landscapes, planning law and environmental impact assessments will be needed due to the NPPF’s clarification and widened definition for Green and Grey Belt, which seeks to encourage development on more sites. This, in turn, will allow more housing in Grey Belt areas where there is a demonstrable need, aiming to eradicate sites excluded due to be defined as ‘inappropriate developments’.
Those specialising in planning permission for commercial assets will also be in demand as the NPPF has made it easier for developers to gain approval for commercial projects within Green Belt areas. There will possibly be an influx in the need for professionals who can conduct detailed viability assessments and land valuations since Annex 4 of the NPPF has been removed. This was met with significant industry pushback as it removed some guidance on assessing the impact of development in Green Belt areas and will now allow increased flexibility for project financials.
Brownfield sites are also receiving attention, with plans to encourage sustainable development by prioritising the use of them over greenfield sites. This naturally means that recruitment firms will need to be more policy focused in their searches for consultants in the new year, additionally targeting those specialising in ecology, environmental sustainability, project managers and regeneration as these identified sites will be used for transformation projects. Agencies that specialise in this, like our sister company Comanos, are few and far between but they will be key for the success for company hires this year – now is the time to contact some consultants!
Policy, Policy, Policy!
There is a lot of interpretation that will be needed in the coming months to decipher all the changes so not to breach any of the policies. There are some consistent issues though - for example, the policy surrounding safeguarded land remains unchanged, meaning that decisions may vary across LPA’s as they tackle their applications, therefore experts in land rights and land use will be vital in understanding complex planning regulations. Those who specialise in affordable housing policy or project feasibility will be needed to navigate the new change that now allows affordable housing in new developments to be 15% with a maximum of 50%. Developers will now be encouraged to see potential in sites where affordable housing was a challenge to plans, as now there is more room for profit whilst remaining policy compliant, and this will likely lead to an influx in Land roles, a sub-sector that has plateaued in the past 12-18 months, which will be met positively by candidates who have been waiting for an uptick in the market. LPA’s will also be depending on policy professionals as transactional arrangements for plan-making have been adjusted. Local authorities will now have an extended deadline to submit plans by March 2025 or reach Reg. 19 status if they have already met 80% or LHN. Those in policy advisory roles will be key in assisting these LPA’s in meeting these deadlines and further determining the pace of development, especially if they have substantial experience in LHN assessments and plan-making.
Our conclusion - what it means for the recruitment market
The NPPF changes have certainly brought about an exciting time as it’s created a plethora of new opportunities in the market and construction, urban planning and real estate development will thrive in the coming months. Although there’s an influx of recent graduates and those in senior leadership positions that are ready and available, recently clients have been in need of people at the mid-senior level; those that sit within the 5-10yr experience mark. This, along with the policy changes will have an undoubted impact on the demand for skills in planning and development and the salaries that people with these skills will be able to command. Clients may be faced with impending lengthy processes to find professionals with relevant skills if they delay in their recruitment. For an up-to-date understanding of skills in demand, the people with these skills and the salaries they’d warrant, get in touch with us.
