Harry Quartermain is Head of Research at LandTech
The latest RTPI report examines where planning applications are moving forward and how approved development locations align with key destinations, aiming to reveal whether the planning system is facilitating housing near essential locations or simply embedding car dependency for another generation.
The findings of the Location of Development research indicate that more needs to be done to ensure that new developments are located in sustainable locations that do not further entrench car dependency, and its associated ailments of social isolation, sedentary lifestyles, and poor air quality.
Since its introduction in 2012, the National Planning Policy Framework (NPPF) has maintained key objectives, including:
- Building a strong, competitive economy and supporting rural prosperity,
- Ensuring the vitality of town centres,
- Promoting healthy communities,
- Encouraging sustainable transport,
- And making effective use of land.
Although the Framework has been updated over time, these core goals remain consistent. But are we actually seeing progress toward achieving them?
To explore this, LandTech partnered with the RTPI to analyse ten years of planning application data, alongside journey time data to key destinations.
Below, we’ll highlight our research findings to assess how effective the Framework has been in promoting developments that support less car-dependent, more connected communities.
Key findings
Our joint research uncovered the fact that, despite the objectives of the NPPF being in place for over a decade, driving remains the most convenient mode of transport in most cases from new development sites, undermining efforts to reduce emissions and shift toward sustainable travel.
Research suggests that it is 1.5 times faster to reach key destinations from new residential developments by car when compared to public transport options, and 2 times faster to reach hospitals by car.
As such, it is clear that new housing developments largely remain car-dependent, with minimal improvement in access to essential services by walking, cycling, or public transport.
While 96% of new homes can reach a town centre within a 20-minute drive, only 66% have the same access using public transport and only 47% are within a 20-minute walk of town centres.
Why the findings matter for developers
Planning policy is evolving, and we hope that new requirements are included within the equation about where developments should be approved. This will mean increasing the importance given to the location of development sites, and to how these development sites relate to existing destinations.
A case in point is the proposed introduction of Grey Belt within the 2024 Draft NPPF. As currently drafted, the new NPPF will facilitate development in the Green Belt where LPAs cannot demonstrate five years of housing supply, or where they are not able to meet 75% of their housing delivery requirements, and when the proposed development is in a sustainable location.
While the mechanism for determining if a location is ‘sustainable’ currently lacks sufficient definition, there would be a case to be made that the proxies that we have used in this research allow for a robust assessment of sustainability.
The RTPI and LandTech’s Location of Development report underscores the reality that car dependency is still embedded in most new developments, despite long-standing policy objectives promoting sustainable transport.
As the planning landscape evolves, a good grasp of planning data will be essential for developers who seek to align with the evolving policy asks of the NPPF, seek to reduce car reliance, and build communities with access to vital services.
With better data and insights, we have the power to shape a future that meets housing demands while supporting a sustainable, healthier environment for everyone.
