The National Planning Policy Framework (NPPF) serves as the cornerstone of England’s planning policies, guiding development to achieve sustainable growth. The recent revisions to the NPPF, effective from 12 December 2024, introduce significant changes that will notably impact Hertfordshire’s property market.
New National Planning Policy Framework on Hertfordshire
Key Changes in the NPPF
The updated NPPF emphasises sustainable development, protection of greenbelt land, and the necessity for affordable housing. It introduces a “grey belt” category within the greenbelt, prioritising certain areas for development to meet housing targets.
Additionally, the framework mandates that local authorities expedite the creation of local plans, with central government intervention if targets are not met.
Implications for Hertfordshire
Hertfordshire, characterised by its mix of urban centres and protected rural landscapes, will experience several impacts due to these changes:
Housing Targets and Development Pressure
The government’s objective to construct 1.5 million smart homes over five years translates to increased housing targets for many regions, including Hertfordshire. Local authorities are now compelled to identify suitable land for development, balancing the demand for new housing with the preservation of community character.
This may lead to higher-density developments within existing urban areas and a reassessment of land previously deemed unsuitable for construction.
Greenbelt and “Grey Belt” Land
The introduction of the “grey belt” concept allows for the development of lower-quality greenbelt land. In Hertfordshire, this could mean that areas previously protected may now be considered for development, provided they meet specific criteria.
This shift aims to alleviate housing shortages but raises concerns about the potential loss of green spaces and the impact on local ecosystems.
Affordable Housing Requirements
The revised NPPF adjusts affordable housing requirements, particularly concerning developments on grey belt land. While the initial proposal mandated that 50% of homes on such land be affordable, this requirement has been relaxed to avoid rendering projects unviable.
For Hertfordshire, this means that while there will be a relative increase in affordable housing provisions, the exact percentage will be determined based on project feasibility.
Local Plan Development and Implementation
Local authorities in Hertfordshire are now under increased pressure to develop and implement local plans that align with the new NPPF guidelines. Failure to do so may result in central government intervention.
This necessitates a comprehensive review of existing plans, community consultations, and strategic planning to ensure that development meets both national targets and local needs.
Impact on Specific Areas in Hertfordshire
1. St Albans
With its extensive greenbelt, St Albans faces challenges in meeting housing targets without encroaching on protected land. The new NPPF’s emphasis on sustainable development near transport links may lead to increased urban density and a focus on brownfield sites for new housing projects.
2. Welwyn and Hatfield
These areas, experiencing population growth, require more affordable housing. The NPPF’s focus on affordability aligns with local needs, but the surrounding greenbelt imposes constraints, potentially leading to higher-density developments within urban centres.
3. Harpenden
Known for its unique town character, Harpenden must balance housing development with the preservation of its local identity. The NPPF’s guidelines may result in more infill developments, necessitating careful planning to maintain the town’s charm.
4. Berkhamsted
Similar to Harpenden, Berkhamsted faces the challenge of accommodating new housing while retaining its historic character. Berkhamsted estate agents have noted increasing demand for properties that balance modern amenities with the area’s traditional charm.
The NPPF’s restrictions on greenbelt use will likely lead to prioritising sustainable, small-scale developments within the town’s existing boundaries.
Role of Estate Agents
Estate agents in Hertfordshire, including those in Berkhamsted, will need to navigate this evolving landscape. Understanding the nuances of the new NPPF is crucial for advising clients accurately.
Agents should stay informed about local plan developments, potential changes in land availability, and shifts in housing demand resulting from these policy changes.
Conclusion
The revised NPPF introduces significant changes that will impact Hertfordshire’s property market. Balancing the need for new housing with the preservation of green spaces and community character presents challenges and opportunities.
Stakeholders, including local authorities, developers, Berkhamsted real estate agents, and residents, must collaborate to ensure that development is sustainable, meets housing needs, and maintains the unique qualities of Hertfordshire’s towns and landscapes.
