The UK government has laid out proposals to speed up planning approval for developments, which prime minister Boris Johnson described as “unlike anything we have seen since the second world war”.

In a report published today titled Planning for the Future, the government details plans for upcoming changes to the planning system in England.

Housing minister Robert Jenrick had already announced plans to expand permitted development rights, prompting the Royal Institute of British Architects (RIBA) to brand the proposals a “disgrace”.

英國政府提出了加快發展計劃審批的提議,總理鮑里斯·約翰遜(Boris Johnson)稱其為“不同於第二次世界大戰以來我們所看到的任何事物”。

在今天發表的題為“未來規劃”的報告中,政府詳細介紹了英格蘭計劃體系即將進行的變更計劃。

房屋部長羅伯特·詹里克(Robert Jenrick)已經宣布了擴大許可開發權的計劃,這促使英國皇家建築師協會(RIBA)將提案打上“恥辱”的烙印。

Report outlines “radical reform” for planning |報告概述了計劃的“徹底改革”

Prime minister Boris Johnson described the existing planning system as a “relic” that’s “outdated and ineffective” in a foreword to the white paper.

“The whole thing is beginning to crumble and the time has come to do what too many have for too long lacked the courage to do – tear it down and start again,” said Johnson.

“That is what this paper proposes. Radical reform unlike anything we have seen since the second world war.”

“Not more fiddling around the edges, not simply painting over the damp patches, but levelling the foundations and building, from the ground up, a whole new planning system for England,” he added.

總理鮑里斯·約翰遜(Boris Johnson)將現有計劃體系描述為“遺物”,在白皮書的序言中“已過時且無效”。

約翰遜說:“整個事情開始崩潰了,現在是時候做太多人缺乏勇氣去做的事情了-把它拆下來再重新開始。”

“這就是本文所提出的。徹底的改革不同於第二次世界大戰以來我們所看到的任何東西。”

他補充說:“不要再擺弄邊緣,不僅僅是在潮濕的地面上塗漆,而是要從頭開始平整基礎和建築物,為英格蘭提供一個全新的規劃系統。”

Automatic approval for designated areas|自動批准指定區域

The reforms include redrawing local plans produced by the Local Planning Authority (LPA) so that land would fall into only one of three categories: growth, renewal or protected.

Planning would be “automatically secured” for areas categorised for growth. Some development would be allowed in renewal areas but it would be restricted in protected zones.

Local authorities would be bound by a new national requirement for the number of new homes built in their areas.

To speed up planning approval, new laws would decree that local authorities and the planning inspectorate must get projects through planning in under 30 months or be sanctioned.

“Decision-making should be faster and more certain, within firm deadlines, and should make greater use of data and digital technology,” said the paper.

The report said this data could come from the property technology sector, dubbed PropTech, and local authorities should all adopt digital planning services where local residents can view and respond to maps and visualisations of upcoming development proposals online.

改革包括重新繪製由地方計劃局(LPA)制定的地方計劃,以使土地僅屬於以下三類之一:增長,更新或保護。

對於增長區域,將“自動確保”規劃。 更新區域將允許一些開發,但在保護區中將受到限制。

地方當局將受到國家對其所在地區建造新房屋數量的新要求的約束。

為了加快規劃的審批速度,新法律將頒布法令,要求地方當局和規劃檢查部門必須在30個月內通過規劃獲得項目,否則將受到製裁。

該論文說:“決策應該在確定的期限內更快,更確定,並應更多地利用數據和數字技術。”

該報告稱,這些數據可能來自被稱為PropTech的房地產技術部門,地方當局都應採用數字規劃服務,當地居民可以在線查看和響應即將到來的發展提案的地圖和可視化圖像。

Priority for “beautiful” developments |“美麗”發展的重點

A “fast-track for beauty” will also grant automatic permits for “proposals for high-quality developments where they reflect local character and preferences”.

As a continuation of the Building Better, Building Beautiful commission, developments that comply with local design codes would be guaranteed faster planning permission.

“Pattern books” in the form of style guides for “popular and replicable designs” could be used for permitted developments and schemes in land designated for renewal.

“美的快速通道”還將自動授予“反映當地特色和喜好的高質量開發建議”。

作為“更好的建築,美麗的建築”委員會的延續,將保證符合當地設計規範的開發項目能夠更快地獲得規劃許可。

以“流行和可複制設計”的風格指南形式出現的“模式書籍”可用於指定用於更新的土地上的許可開發和計劃。

Section 106 replaced by infrastructure levy |將第106條改為基礎設施稅

The government has also suggested scrapping section 106, the legal agreements developers are required to make with local councils to make development schemes more acceptable, such as by building affordable homes or paying for public services.

In its place, an updated version of the pre-existing community infrastructure levy would become the standard.

This levy is a flat-rate fixed charge that is calculated based on the floor space of the development. Currently, this is paid once development commences, but under the reforms, it could be paid on the final value of the scheme once it is fully occupied – with sanctions on developers caught preventing occupation to avoid the charge.

The report highlighted that a non-negotiable tariff would eliminate the weaknesses of section 106, where large developers employ lawyers to help them get out of their side of the agreement.

政府還建議廢除第106條,要求開發商與地方議會達成法律協議,以使發展計劃更易於接受,例如建造可負擔房屋或支付公共服務費用。

取而代之的是,現有社區基礎設施稅的更新版本將成為標準。

此徵費是根據開發項目的佔地面積計算的固定費率固定費用。 目前,這是在開發開始時就支付的,但是在改革中,一旦計劃被完全佔用,就可以按計劃的最終價值來支付-對開發商的製裁是防止佔領,以避免收費。

該報告強調,不可談判的關稅將消除第106條的弱點,在該條中,大型開發商僱用律師來幫助他們擺脫協議的約束。

Discounts for developers building affordable homes |為建造可負擔房屋的開發商提供折扣

Under the reforms, local authorities will be able to borrow money against their infrastructure levy revenue to fund projects. Infrastructure levy money currently can’t be put towards affordable housing, which is normally secured through section 106 agreements. The white paper proposes giving developers a discount on the levy if they build affordable homes.

“In effect, the difference between the price at which the unit was sold to the provider and the market price would be offset from the final cash liability to the levy,” said the paper. “This would create an incentive for the developer to build on-site affordable housing where appropriate.”

To mitigate the risk of developers delivering low-quality affordable homes, the Planning for the Future paper suggests that local authorities could demand a cash equivalent from the developer if no buyers are found.

This white paper marks the start of a 12-week public consultation where the government has asked for feedback.

The RIBA has already urged the housing minister to reconsider the proposals. “Deregulation is not the way to bring about new homes,” said RIBA president Alan Jones.

根據這些改革,地方當局將能夠從其基礎設施稅收入中藉錢以資助項目。目前無法將基礎設施徵稅資金用於經濟適用房,通常通過第106條協議獲得擔保。白皮書建議,如果開發者建造可負擔房屋,則應向其提供折扣。

該文件說:“實際上,該單位出售給提供者的價格與市場價格之間的差額將由徵稅的最終現金負債抵消。” “這將激勵開發商適當地建造現場經濟適用房。”

為了減輕開發商交付低質量可負擔房屋的風險,《未來規劃》文件建議,如果找不到買家,地方政府可以要求開發商提供現金等價物。

本白皮書標誌著為期12週的公眾諮詢的開始,政府已徵求反饋。

RIBA已經敦促住房部長重新考慮這些提議。 RIBA總裁艾倫•瓊斯(Alan Jones)表示:“放鬆管制並不是帶來新家園的方式。”

FROM:https://www.dezeen.com/2020/08/06/uk-government-planning-reform-england-news/

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