Insights | Edition 7
Development The clock is ticking: Why development land decisions can’t wait To gain deeper insight into the current market landscape and the evolving challenges and opportunities for landowners, developers, and rural businesses, we spoke with Arthur Morgan, Partner in our development agency team.
The latest figures show a worrying
promises to streamline the planning
policy have created opportunities
decline in housebuilding completions,
system and boost investment in
for many landowners, but there is no
following a 15-year low in planning
infrastructure. However, with delivery
guarantee those changes will remain
consents. With lengthy delays between
still lagging and reforms evolving,
beyond the current parliamentary term.
planning reform and delivery, viability
landowners, developers, and rural
Landowners who may need to appeal
pressures, and a sluggish new homes
enterprises face a narrowing window
should act now: from initial preparation
sales market, progress remains fragile.
in which to secure consents under
to a potential inspector-led decision can
For landowners with a credible planning
the current approach. Those who can
take a very long time, so to benefit from
opportunity, the implication is clear:
progress should do so now, rather than
the current policy regime applicants
waiting for a ‘better’ moment can mean
banking on future clarity.
should aim to submit by early 2027 at the
missing the current policy window and adding years to already extended timescales.
The planning application process for
latest.
large residential developments remains
Alongside planning, tax and wider asset-
lengthy and complex. Government
management decisions remain important
As anticipation builds around changes
data shows only around 23% of major
considerations that can influence timing
being implemented by the Labour
applications are decided within the
and structure. With Capital Gains Tax
government, stakeholders are watching
statutory 13-week period. Slower local
(CGT) announcements in 2024 and no
closely for signals on growth and
decision‑making, together with a rising
new measures in the November 2025
development. But for those able to
number of appeals for non‑determination
budget, many landowners and rural
progress, the priority should be readiness
and refusals, has further lengthened
businesses still remain cautious, weighing
and momentum: strategic planning and
timescales as appeals submitted to
the risks of action versus inaction. The
timely action now can keep projects
the Secretary of State face their own
key point, however, is that tax planning
moving, allow landowners to capitalise
backlog.
works best when it supports a clear
on today’s opportunities, and ensure sites are positioned to respond quickly as policy and funding decisions land.
Timing is therefore critical, especially for schemes on greenbelt or rural land. Seasonal ecological surveys and other
Central to these discussions is
validation requirements can also restrict
the government’s commitment to
when applications can be submitted.
constructing 1.5 million homes, alongside
Recent amendments to national planning
delivery strategy, so it should run in parallel with, not instead of, progressing the planning opportunity.
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