Recommendations & Conclusions
35 items
1
Conclusion
3rd Report - Delivering 1.5 million new…
Acknowledged
There is scope to reform the current system of developer contributions in England to capture a greater proportion of land value uplifts from development to deliver affordable housing and public infrastructure. There is a compelling case for such reforms—especially in the context of a deepening housing crisis and with public …
Read more
There is scope to reform the current system of developer contributions in England to capture a greater proportion of land value uplifts from development to deliver affordable housing and public infrastructure. There is a compelling case for such reforms—especially in the context of a deepening housing crisis and with public finances currently under strain. However, a radical departure from the Section 106/Community Infrastructure Levy (CIL) regime, which currently constitute the existing mechanisms of land value capture in England, would risk a detrimental impact on the supply of land in the short-term. We recognise that this would be disruptive to the Government’s housebuilding agenda. (Conclusion, Paragraph 26)
Show less
Government response AI summary
The Government has already taken important steps to strengthen the system of developer contributions to ensure new developments provide necessary affordable homes and infrastructure, and launched a consultation on further changes to the NPPF.
Read full response →
Ministry of Housing, Communities and Local Government
2
Recommendation
3rd Report - Delivering 1.5 million new…
Acknowledged
Reforms to land value capture should be iterative, starting with improvements to existing mechanisms. Therefore, the Government must immediately pursue the reforms to Section 106 and CIL outlined in the chapters below. These reforms must optimise the system’s capacity to capture land value uplifts and deliver infrastructure and affordable housing—particularly …
Read more
Reforms to land value capture should be iterative, starting with improvements to existing mechanisms. Therefore, the Government must immediately pursue the reforms to Section 106 and CIL outlined in the chapters below. These reforms must optimise the system’s capacity to capture land value uplifts and deliver infrastructure and affordable housing—particularly homes for Social Rent—in line with the Government’s wider policy ambitions. The Government must also trial additional mechanisms of land value capture in areas where there are significant uplifts in land value which current mechanisms may not capture effectively. Specifically, the New Towns programme discussed in Chapter 5 presents a vital opportunity to test new ways of financing infrastructure delivery on large developments and learn lessons for future reforms. (Recommendation, Paragraph 27)
Show less
Government response AI summary
The Government is developing updated land value estimates for use in policy appraisal and aims to publish updated values for a range of land uses this year.
Read full response →
Ministry of Housing, Communities and Local Government
3
Recommendation
3rd Report - Delivering 1.5 million new…
Accepted
Any reforms to land value capture should also be considerate of the wider tax system, to balance public needs and equitable charges on development. To support this work, the Government should publish updated land value estimates, which were last published in August 2020. If the Government does not intend to …
Read more
Any reforms to land value capture should also be considerate of the wider tax system, to balance public needs and equitable charges on development. To support this work, the Government should publish updated land value estimates, which were last published in August 2020. If the Government does not intend to do so, it must explain why it no longer publishes this data. (Recommendation, Paragraph 28) 61 Reforms to Section 106 agreements
Show less
Government response AI summary
MHCLG is working in partnership with the Planning Advisory Service (PAS) to develop a suite of resources to support section 106 negotiations, including developing a standardised s106 agreement for medium sites as an immediate priority.
Read full response →
Ministry of Housing, Communities and Local Government
4
Conclusion
3rd Report - Delivering 1.5 million new…
Accepted
There is a strong case for the introduction of template clauses for aspects of Section 106 agreements across England, as was recommended by the National Audit Office and others. Templates would allow local authorities to focus negotiations on site-specific factors rather than legal wordings. Template clauses would also allow for …
Read more
There is a strong case for the introduction of template clauses for aspects of Section 106 agreements across England, as was recommended by the National Audit Office and others. Templates would allow local authorities to focus negotiations on site-specific factors rather than legal wordings. Template clauses would also allow for greater standardisation and clarity of requirements across all local authorities, and in turn reduce the workload of local authorities and Small and Medium-sized Enterprise developers. (Conclusion, Paragraph 36)
Show less
Government response AI summary
The government has identified a funding package to support SDS production and expects to make some initial payments in March and to confirm the full package in the summer.
Read full response →
Ministry of Housing, Communities and Local Government
5
Recommendation
3rd Report - Delivering 1.5 million new…
Rejected
As part of the site thresholds consultation that will take place later this year, the Ministry must seek views on how standardised Section 106 templates could most effectively streamline the negotiation process across sites of all sizes. Based on the consultation responses, the Ministry must work with the Planning Advisory …
Read more
As part of the site thresholds consultation that will take place later this year, the Ministry must seek views on how standardised Section 106 templates could most effectively streamline the negotiation process across sites of all sizes. Based on the consultation responses, the Ministry must work with the Planning Advisory Service to develop a suite of Section 106 template clauses and publish these within six months of the consultation closing. Alongside their publication, the Ministry must also update its guidance to local authorities on Planning Obligations to encourage local authorities to adopt these template clauses. (Recommendation, Paragraph 37)
Show less
Government response AI summary
The government does not consider it appropriate to fund local plan-making through planning application fees.
Read full response →
Ministry of Housing, Communities and Local Government
6
Recommendation
3rd Report - Delivering 1.5 million new…
Rejected
Local planning authorities across England are frequently under-resourced and stretched to deliver on local priorities. The Government’s funding for 300 new planning officers demonstrates that it recognises this problem, but this announcement equates to less than one planning officer on average for each local authority in England. At the same …
Read more
Local planning authorities across England are frequently under-resourced and stretched to deliver on local priorities. The Government’s funding for 300 new planning officers demonstrates that it recognises this problem, but this announcement equates to less than one planning officer on average for each local authority in England. At the same time, the Government is restricting access to apprenticeships to train the next generation of public sector planners, despite the Government’s ambition for more young people to pursue degree-level apprenticeships. The establishment of Strategic Authorities and the reintroduction of strategic planning in England is an opportunity to address these resourcing challenges. The Government must ensure that all levels of local government are collaborating effectively on shared planning matters. The private sector stands to benefit from a better resourced and more streamlined planning system, so developers should also make an additional contribution towards the staffing of Strategic Authorities. (Conclusion, Paragraph 47)
Show less
Government response AI summary
The government does not intend to implement third-party adjudication for unresolved issues regarding section 106 planning obligations, believing non-statutory guidance and policy will have a more immediate impact.
Read full response →
Ministry of Housing, Communities and Local Government
7
Recommendation
3rd Report - Delivering 1.5 million new…
Accepted in Part
The Government must take a more strategic approach to boost the skills and capacity of local planning authorities, starting with reinstating access to funded Level 7 planning apprenticeships for students over the age of 21. The Government must invest in dedicated planning officers for Strategic Authorities and set out its …
Read more
The Government must take a more strategic approach to boost the skills and capacity of local planning authorities, starting with reinstating access to funded Level 7 planning apprenticeships for students over the age of 21. The Government must invest in dedicated planning officers for Strategic Authorities and set out its plans for doing so in response to this Report. Each Strategic Authority planning team should include specialist planning skills units to support local authorities, to allow for more effective resource sharing between authorities. This must include a Section 106 62 support service in each Strategic Authority, with a remit to share expertise and advise local planning authorities on Section 106 negotiations. (Recommendation, Paragraph 48)
Show less
Government response AI summary
The Government is delivering a comprehensive Planning Capacity and Capability Programme aimed specifically at the public sector, which directly increases the number of planners in LPAs, targeting high-calibre applicants, funding salary bursaries and supporting accredited postgraduate training, but did not commit to the requested Level …
Read full response →
Ministry of Housing, Communities and Local Government
8
Recommendation
3rd Report - Delivering 1.5 million new…
Rejected
Once the Planning and Infrastructure Bill receives Royal Assent, the Secretary of State must make regulations to allow local planning authorities to take into account the cost of local and regional plan-making when calculating local planning fees. Local planning authorities and Strategic Authorities should be allowed to spend these contributions …
Read more
Once the Planning and Infrastructure Bill receives Royal Assent, the Secretary of State must make regulations to allow local planning authorities to take into account the cost of local and regional plan-making when calculating local planning fees. Local planning authorities and Strategic Authorities should be allowed to spend these contributions from planning fees on staffing and resources to deliver their core functions and improve local plan coverage. (Recommendation, Paragraph 49)
Show less
Government response AI summary
The government rejected the recommendation to set indicative benchmark land values nationally, arguing that it would not account for regional variation, but are consulting on testing viability at the plan-making stage using a standardised scenario for greenfield, Green Belt land.
Read full response →
Ministry of Housing, Communities and Local Government
9
Conclusion
3rd Report - Delivering 1.5 million new…
Accepted
Local planning authorities across England have expressed concern that protracted Section 106 negotiations are causing delays to housing delivery. Drawn out negotiations do not benefit public outcomes and cause undue delays to development, which may impede the Government’s housebuilding ambitions. Whilst we recognise the Minister for Housing and Planning’s concerns …
Read more
Local planning authorities across England have expressed concern that protracted Section 106 negotiations are causing delays to housing delivery. Drawn out negotiations do not benefit public outcomes and cause undue delays to development, which may impede the Government’s housebuilding ambitions. Whilst we recognise the Minister for Housing and Planning’s concerns that introducing a dispute resolution scheme may add complexity to the system, we believe the potential benefits to affordable housing delivery and unlocking stalled development outweigh this risk. (Conclusion, Paragraph 54)
Show less
Government response AI summary
The Government intends to publish a map of CIL coverage in England, alongside a list of CIL charging authorities in England by region, without accompanying information on rates.
Read full response →
Ministry of Housing, Communities and Local Government
10
Recommendation
3rd Report - Delivering 1.5 million new…
Accepted
The Government should introduce a statutory Section 106 dispute resolution scheme, under the provisions of the Housing and Planning Act 2016. If the Government does not intend to pursue this, it should set out a detailed explanation as to why the Ministry has chosen not to implement the provision legislated …
Read more
The Government should introduce a statutory Section 106 dispute resolution scheme, under the provisions of the Housing and Planning Act 2016. If the Government does not intend to pursue this, it should set out a detailed explanation as to why the Ministry has chosen not to implement the provision legislated for by Parliament in the 2016 Act. This should include setting out any specific technical or legal barriers to implementation which the Ministry has identified. (Recommendation, Paragraph 55) Viability assessments
Show less
Government response AI summary
The government considers it more appropriate for the IFS to be obtained through authority websites, as an authority is able to update its IFS at any time.
Read full response →
Ministry of Housing, Communities and Local Government
11
Conclusion
3rd Report - Delivering 1.5 million new…
Deferred
Too often, site-specific viability assessments are used by developers to negotiate down affordable housing requirements in circumstances where this is completely unjustifiable. Affordable housing contributions are frequently the first provision to be cut following a viability assessment, even where a developer may be making other significant contributions through Section 106 …
Read more
Too often, site-specific viability assessments are used by developers to negotiate down affordable housing requirements in circumstances where this is completely unjustifiable. Affordable housing contributions are frequently the first provision to be cut following a viability assessment, even where a developer may be making other significant contributions through Section 106 agreements and CIL. In areas with high land values, viability assessments should only be used in this way in very exceptional circumstances. Currently, not all local authorities have their affordable housing requirements clearly set out in local policy. Greater clarity from local authorities would provide developers with the right incentives to avoid lengthy viability negotiations, and ensure more applications are meeting local affordable housing requirements from the outset. (Conclusion, Paragraph 70) 63
Show less
Government response AI summary
The government deferred responding to the point about site-specific viability assessments until Spring 2026, when it plans to issue a full response to the New Towns Taskforce’s report.
Read full response →
Ministry of Housing, Communities and Local Government
12
Recommendation
3rd Report - Delivering 1.5 million new…
Accepted
As part of its ongoing review of the viability planning practice guidance, the Government must consider how different types of developer contribution could be re-negotiated following a viability assessment, to protect affordable housing contributions. The Government must also update national policy to encourage all local authorities to set a minimum …
Read more
As part of its ongoing review of the viability planning practice guidance, the Government must consider how different types of developer contribution could be re-negotiated following a viability assessment, to protect affordable housing contributions. The Government must also update national policy to encourage all local authorities to set a minimum percentage target for affordable housing in their Local Plan for all major developments that include housing. This figure should be based on a local need assessment for affordable housing in each local authority, with particular regard for the local need for Social Rent homes. Local authorities should be encouraged to offer a ‘fast-track route’ for developments which meet the local affordable housing target, by making those developments exempt from detailed viability assessments and re-assessments later in the development process. This would encourage developments with a high percentage of affordable housing and speed up the delivery of housing of all tenures. (Recommendation, Paragraph 71)
Show less
Government response AI summary
The government stated that existing legislation provides clear powers for compulsory purchase of land for new towns based on the ‘no-scheme’ principle, and that Homes England, LAs and potential Development Corporations already have access to CPO powers.
Read full response →
Ministry of Housing, Communities and Local Government
13
Recommendation
3rd Report - Delivering 1.5 million new…
Accepted
The Government must continue to develop its proposal to publish indicative benchmark land values to inform viability assessments on Green Belt land across England. The Government must publish different benchmark land values for each region of England, to reflect variation in land values. The Government must also ensure that the …
Read more
The Government must continue to develop its proposal to publish indicative benchmark land values to inform viability assessments on Green Belt land across England. The Government must publish different benchmark land values for each region of England, to reflect variation in land values. The Government must also ensure that the viability planning practice guidance contains clear advice on the “local material considerations” that would warrant local adjustments. The Government should continually review the effectiveness of the policy and consider how it may be extended to development on land that is not in the Green Belt. (Recommendation, Paragraph 72) Reforms to the Community Infrastructure Levy
Show less
Government response AI summary
The government committed to a 'gold standard aim' of 40% affordable housing in new towns, with an emphasis on Social Rent, and will work with delivery vehicles to support implementation. They are also developing mechanisms, including guidance, to facilitate the implementation of placemaking principles.
Read full response →
Ministry of Housing, Communities and Local Government
14
Conclusion
3rd Report - Delivering 1.5 million new…
Acknowledged
Around half of local planning authorities have adopted CIL, and its uptake has remained broadly unchanged for several years. There has been little progress towards addressing the complex patchwork of CIL coverage and charging schedules across England in the years since the 2016 CIL Review Group report. This complexity is …
Read more
Around half of local planning authorities have adopted CIL, and its uptake has remained broadly unchanged for several years. There has been little progress towards addressing the complex patchwork of CIL coverage and charging schedules across England in the years since the 2016 CIL Review Group report. This complexity is further exacerbated by a lack of transparency of coverage, as the Government does not publish regular data on which local authorities are charging CIL and at what rates. It is likely that the Ministry already holds this data centrally. (Conclusion, Paragraph 79)
Show less
Government response AI summary
The Government takes on board the Taskforce’s recommendations to consider the interaction between new towns and housing targets ahead of its fuller response.
Read full response →
Ministry of Housing, Communities and Local Government
15
Recommendation
3rd Report - Delivering 1.5 million new…
Deferred
The Ministry must publish an interactive map of CIL coverage on its website, updated quarterly to include the rates charged in each local authority in England. Publishing a national map would support the housing sector to navigate different charging schedules across local authorities; would enable greater public scrutiny of the …
Read more
The Ministry must publish an interactive map of CIL coverage on its website, updated quarterly to include the rates charged in each local authority in England. Publishing a national map would support the housing sector to navigate different charging schedules across local authorities; would enable greater public scrutiny of the variations between local planning 64 authorities; and would allow the Government to demonstrate how any future reforms to CIL are improving coverage and infrastructure outcomes. (Recommendation, Paragraph 80)
Show less
Government response AI summary
The government deferred action by noting that initial engagement on the early adopter program has begun and that they will agree on an ambitious timeline for the delivery of the early adopter program and wider rollout of place based business cases in due course.
Read full response →
Ministry of Housing, Communities and Local Government
16
Conclusion
3rd Report - Delivering 1.5 million new…
Acknowledged
Currently, stretched local planning authorities are likely to focus their limited staffing and resources on affordable housing delivery as a priority, rather than establishing and administering CIL, even where CIL may be financially viable. The reintroduction of strategic planning in England presents an opportunity for greater co-operation between local authorities, …
Read more
Currently, stretched local planning authorities are likely to focus their limited staffing and resources on affordable housing delivery as a priority, rather than establishing and administering CIL, even where CIL may be financially viable. The reintroduction of strategic planning in England presents an opportunity for greater co-operation between local authorities, including by pooling CIL receipts to deliver larger infrastructure projects. This collaboration may also encourage more local authorities to establish CIL charging schedules across a wider area, and thus improve CIL coverage. This adds to the case that the Government must invest in dedicated planning officers for the new Strategic Authorities. (Conclusion, Paragraph 87)
Show less
Government response AI summary
The government acknowledged the importance of strategic planning but focused on its Long-Term Housing Strategy and existing efforts to deliver 1.5 million new homes, including publishing a revised NPPF, launching the New Homes Accelerator, and announcing a record £39 billion of funding.
Read full response →
Ministry of Housing, Communities and Local Government
17
Conclusion
3rd Report - Delivering 1.5 million new…
Accepted
It is important that existing local communities and new residents see the benefits of development, with new local and regional infrastructure being delivered alongside housing. This is especially the case when local authorities choose to pool CIL receipts to deliver large infrastructure projects. Whilst the Government should encourage local authorities …
Read more
It is important that existing local communities and new residents see the benefits of development, with new local and regional infrastructure being delivered alongside housing. This is especially the case when local authorities choose to pool CIL receipts to deliver large infrastructure projects. Whilst the Government should encourage local authorities to deliver strategic infrastructure using CIL receipts where appropriate, it must provide support for all local authorities to publish Infrastructure Funding Statements (IFSs) annually, to ensure residents can see how CIL receipts are spent. Local planning authorities must also ensure their IFS considers plans for public sector investment in infrastructure, including from borough and county councils, alongside new major developments. (Conclusion, Paragraph 88)
Show less
Government response AI summary
The government acknowledged viability pressures in London, highlighted existing affordable housing levels, and referenced a new package of support for housebuilding in London, including a new planning route to incentivise build out.
Read full response →
Ministry of Housing, Communities and Local Government
18
Recommendation
3rd Report - Delivering 1.5 million new…
Acknowledged
The Ministry must review its guidance to local authorities on IFSs, to ensure all local authorities have a clear, up-to-date IFS which sets out how CIL receipts will be used locally, and when they will be pooled to deliver larger infrastructure projects. The Ministry should also publish local authorities’ IFSs …
Read more
The Ministry must review its guidance to local authorities on IFSs, to ensure all local authorities have a clear, up-to-date IFS which sets out how CIL receipts will be used locally, and when they will be pooled to deliver larger infrastructure projects. The Ministry should also publish local authorities’ IFSs on the national map of CIL coverage, to collate this information and ensure all local authorities have an up-to-date IFS, as required by legislation. (Recommendation, Paragraph 89) New Towns
Show less
Government response AI summary
The government acknowledges the recommendation and points to existing planning practice guidance and PAS website resources on IFSs, stating they will consider a further update; however, they deem publishing IFSs on a national CIL map inappropriate.
Read full response →
Ministry of Housing, Communities and Local Government
19
Conclusion
3rd Report - Delivering 1.5 million new…
Acknowledged
The Government’s New Towns programme is likely to require billions of pounds of public and private investment over several decades, including millions from HM Treasury to establish development corporations during this Parliament. The Government has not yet set out where this funding will 65 come from. It is likely that …
Read more
The Government’s New Towns programme is likely to require billions of pounds of public and private investment over several decades, including millions from HM Treasury to establish development corporations during this Parliament. The Government has not yet set out where this funding will 65 come from. It is likely that many of the locations where new settlements are planned will require significant upfront infrastructure investment to support new communities. (Conclusion, Paragraph 102)
Show less
Government response AI summary
The government is considering the Taskforce's recommendations on land purchases to secure land value capture and will clarify its position in a forthcoming consultation, but commits to no specific action.
Read full response →
Ministry of Housing, Communities and Local Government
20
Recommendation
3rd Report - Delivering 1.5 million new…
Deferred
Whilst the Government’s plan to allow all mayors of strategic authorities to charge Mayoral CIL is a welcome step towards greater fiscal devolution, the Government must go further to support local leaders with revenue raising powers to deliver infrastructure and housing. In particular, the Government should enable greater use of …
Read more
Whilst the Government’s plan to allow all mayors of strategic authorities to charge Mayoral CIL is a welcome step towards greater fiscal devolution, the Government must go further to support local leaders with revenue raising powers to deliver infrastructure and housing. In particular, the Government should enable greater use of Tax Increment Financing—a model which has delivered successfully in London—to fund infrastructure in cities and in New Towns. (Recommendation, Paragraph 103)
Show less
Government response AI summary
The government defers a full response on financing models, including Tax Increment Financing, to Spring 2026 as part of the New Towns Taskforce's report, but states they are exploring different financing models used previously and will give new powers to Mayoral Authorities to raise revenue.
Read full response →
Ministry of Housing, Communities and Local Government
21
Conclusion
3rd Report - Delivering 1.5 million new…
Acknowledged
There is significant potential to use land value capture as part of funding the proposed New Towns, especially on green field sites. However, we are concerned that the Government has announced substantial detail of the 12 potential sites without a planning policy to protect land value, contrary to the recommendation …
Read more
There is significant potential to use land value capture as part of funding the proposed New Towns, especially on green field sites. However, we are concerned that the Government has announced substantial detail of the 12 potential sites without a planning policy to protect land value, contrary to the recommendation of the New Towns Taskforce. It appears that the Government has not yet established any delivery body to purchase land or enter agreements with landowners, which risks allowing developers considerable time to acquire sites for speculative development and immediately push up land values. The Taskforce said that, in the worst-case scenario, this could “jeopardise New Town plans”. (Conclusion, Paragraph 112)
Show less
Government response AI summary
The government is considering the Taskforce's recommendations on land purchases to secure land value capture and will clarify its position in a forthcoming consultation, but commits to no specific action.
Read full response →
Ministry of Housing, Communities and Local Government
22
Recommendation
3rd Report - Delivering 1.5 million new…
Accepted
The Government must immediately conduct an analysis of Existing Use Values (EUV) on each of the 12 sites to maximise the capture of future land value uplifts, and develop plans for using appropriate mechanisms for land value capture on each site. This must include the option of development corporations using …
Read more
The Government must immediately conduct an analysis of Existing Use Values (EUV) on each of the 12 sites to maximise the capture of future land value uplifts, and develop plans for using appropriate mechanisms for land value capture on each site. This must include the option of development corporations using Compulsory Purchase Orders to assemble land where ownership is fragmented or negotiations stall. The Government must ensure arrangements for the purchase of land on New Towns sites are in place before it announces its final decision on locations by spring 2026. (Recommendation, Paragraph 113)
Show less
Government response AI summary
The government states existing legislation and powers available to Homes England, LAs, and potential Development Corporations, including CPO powers, are sufficient for land valuation and purchase.
Read full response →
Ministry of Housing, Communities and Local Government
23
Recommendation
3rd Report - Delivering 1.5 million new…
Acknowledged
We welcome that the Government has stated its preference for New Towns to be delivered through development corporations with powers of land assembly, under a similar model to the 20th century new towns. However, the Government has not yet announced any new direct funding for the New Towns programme, and …
Read more
We welcome that the Government has stated its preference for New Towns to be delivered through development corporations with powers of land assembly, under a similar model to the 20th century new towns. However, the Government has not yet announced any new direct funding for the New Towns programme, and has so far indicated that it will rely primarily on private financing from institutional investors. If the Government is to realise the full potential of the development corporation model, it must ensure they have access to their own capital funding to build infrastructure to unlock housing development. Whilst we welcome the Taskforce’s recommendation for a minimum target of 40% affordable housing of which at least half should be for Social Rent, this must not restrict development corporations 66 from using land value capture mechanisms to negotiate a greater contribution of Social Rent homes on sites where this is financially viable. (Conclusion, Paragraph 114)
Show less
Government response AI summary
The government is considering the Taskforce's recommendations on land purchases to secure land value capture and will clarify its position in a forthcoming consultation, but commits to no specific action.
Read full response →
Ministry of Housing, Communities and Local Government
24
Recommendation
3rd Report - Delivering 1.5 million new…
Acknowledged
At the Autumn Budget 2025, the Government must announce new funding to establish the development corporations, so they can commence land acquisition on the first sites without delay, and complete this work by spring 2026. The development corporations must be mandated to prioritise the delivery of homes for Social Rent …
Read more
At the Autumn Budget 2025, the Government must announce new funding to establish the development corporations, so they can commence land acquisition on the first sites without delay, and complete this work by spring 2026. The development corporations must be mandated to prioritise the delivery of homes for Social Rent within the 40% affordable homes requirement, rather than other types of affordable housing. Development corporations must be granted comprehensive planning powers and access to capital funding to fulfil this objective. (Recommendation, Paragraph 115)
Show less
Government response AI summary
The government states it is committed to a gold standard aim of 40% affordable housing with an emphasis on Social Rent and will work with delivery vehicles to support implementation. The need for development corporations to take on planning powers will be assessed case-by-case. They …
Read full response →
Ministry of Housing, Communities and Local Government
25
Conclusion
3rd Report - Delivering 1.5 million new…
Accepted
The Ministry is right to prioritise New Towns which have the greatest potential to boost housing supply in the short-term, but its plan to “get spades in the ground on at least three new towns in this Parliament” does not match the scale of the Government’s housebuilding ambition. The New …
Read more
The Ministry is right to prioritise New Towns which have the greatest potential to boost housing supply in the short-term, but its plan to “get spades in the ground on at least three new towns in this Parliament” does not match the scale of the Government’s housebuilding ambition. The New Towns programme can and must make a contribution towards increasing housing supply during this Parliament. (Conclusion, Paragraph 116)
Show less
Government response AI summary
The government states that the Taskforce has prioritised sites where housing can be delivered quickly, reflecting the urgent need for housing.
Read full response →
Ministry of Housing, Communities and Local Government
26
Recommendation
3rd Report - Delivering 1.5 million new…
Acknowledged
The Government must immediately clarify how housing delivery in New Towns will interact with local authority housing need targets. In its final response in spring 2026, the Government must include a roadmap for the New Towns programme, to show when each development corporation will be established, when development will commence …
Read more
The Government must immediately clarify how housing delivery in New Towns will interact with local authority housing need targets. In its final response in spring 2026, the Government must include a roadmap for the New Towns programme, to show when each development corporation will be established, when development will commence on each site, and the estimated development timeline for each New Town. (Recommendation, Paragraph 117)
Show less
Government response AI summary
The government acknowledges the need to consider the interaction between new towns and housing targets ahead of its fuller response. They aim to begin work as soon as possible, with spades in the ground on at least three new towns in this Parliament.
Read full response →
Ministry of Housing, Communities and Local Government
27
Conclusion
3rd Report - Delivering 1.5 million new…
Acknowledged
For decades, there has been a perception that HM Treasury’s investment decisions have benefitted some parts of England at the expense of others. We therefore welcome HM Treasury’s Green Book reforms to introduce place-based business cases, which will change how costs and benefits are assessed for major housing and infrastructure …
Read more
For decades, there has been a perception that HM Treasury’s investment decisions have benefitted some parts of England at the expense of others. We therefore welcome HM Treasury’s Green Book reforms to introduce place-based business cases, which will change how costs and benefits are assessed for major housing and infrastructure investments. However, it is concerning that the Government has not yet launched its pilot projects under the new model, which is due to be implemented nationally in spring
Show less
Government response AI summary
Initial engagement across Government and local government on the early adopter programme has already begun, and the Government will be agreeing an ambitious timeline for the delivery of the early adopter programme and wider rollout of place based business cases in due course.
Read full response →
Ministry of Housing, Communities and Local Government
28
Recommendation
3rd Report - Delivering 1.5 million new…
Deferred
In response to this Report, the Government must provide a timeline for when it will launch its pilot projects using place-based business cases, and when the new model will be rolled out nationally. It must also set out how it will ensure the Green Book reforms will see the benefits …
Read more
In response to this Report, the Government must provide a timeline for when it will launch its pilot projects using place-based business cases, and when the new model will be rolled out nationally. It must also set out how it will ensure the Green Book reforms will see the benefits of the New Towns programme realised across England, including in regions with lower potential land value uplifts. (Recommendation, Paragraph 122) 67 Delivering 1.5 million new homes
Show less
Government response AI summary
The government states initial engagement on the early adopter programme has already begun and an ambitious timeline will be agreed for the delivery of the early adopter programme and wider rollout of place based business cases in due course. Value for money assessments will adopt …
Read full response →
Ministry of Housing, Communities and Local Government
29
Conclusion
3rd Report - Delivering 1.5 million new…
Acknowledged
The housing sector is eagerly awaiting the Government’s Long-Term Housing Strategy, which it first announced in July 2024. Originally, this was to be published alongside the Spending Review in spring 2025. The continuing lack of a cohesive plan to deliver 1.5 million new homes has left the sector in the …
Read more
The housing sector is eagerly awaiting the Government’s Long-Term Housing Strategy, which it first announced in July 2024. Originally, this was to be published alongside the Spending Review in spring 2025. The continuing lack of a cohesive plan to deliver 1.5 million new homes has left the sector in the dark. We are also deeply disappointed that the Government has been unwilling to engage with us on the development of the Strategy, or provide any updates on its delayed publication, other than to tell us that it will be published “later this year”. (Conclusion, Paragraph 140)
Show less
Government response AI summary
The Government will publish a Long-Term Housing Strategy shortly, which will bring together the significant programme of reform that the Government has undertaken since taking office in July 2024.
Read full response →
Ministry of Housing, Communities and Local Government
30
Conclusion
3rd Report - Delivering 1.5 million new…
Deferred
Sector representatives have expressed doubt as to whether the target will be achievable by July 2029, and Ministers have themselves described the 1.5 million target as “stretching” and “hugely ambitious”. The Government was right to set an ambitious target, but this must be supported with a clear Strategy to meet …
Read more
Sector representatives have expressed doubt as to whether the target will be achievable by July 2029, and Ministers have themselves described the 1.5 million target as “stretching” and “hugely ambitious”. The Government was right to set an ambitious target, but this must be supported with a clear Strategy to meet that target. Further delays to the Strategy risk jeopardising the Ministry’s headline policy objective. (Conclusion, Paragraph 141)
Show less
Government response AI summary
The government will publish a Long-Term Housing Strategy shortly, bringing together reforms undertaken since July 2024.
Read full response →
Ministry of Housing, Communities and Local Government
31
Recommendation
3rd Report - Delivering 1.5 million new…
Accepted
The Government can only begin to make significant progress towards its 1.5 million target once the sum of local housing need targets in Local Plans add up to that figure. Whilst the Government’s reforms to the National Planning Policy Framework seek to plan for approximately 370,000 new homes per year, …
Read more
The Government can only begin to make significant progress towards its 1.5 million target once the sum of local housing need targets in Local Plans add up to that figure. Whilst the Government’s reforms to the National Planning Policy Framework seek to plan for approximately 370,000 new homes per year, local authorities will take several years to transition to this national annual target, as the currently Local Plans take seven years to produce and adopt on average. The Government has stated its ambition to introduce a 30-month plan-making timeline, but the relevant provisions in the Levelling- up and Regeneration Act 2023 to speed up plan-making have still not been implemented. (Conclusion, Paragraph 142)
Show less
Government response AI summary
Regulations commencing the new 30-month plan-making system will be laid in Parliament shortly, with the system coming into force early this year; new local plans will be expected to be adopted within 30 months and kept up-to-date.
Read full response →
Ministry of Housing, Communities and Local Government
32
Recommendation
3rd Report - Delivering 1.5 million new…
Accepted
The Government must immediately bring forward its Long-Term Housing Strategy without further delay. It must set out an ambitious, comprehensive, and achievable set of policies that will deliver 1.5 million new homes by July
Government response AI summary
The government will publish a Long-Term Housing Strategy shortly, outlining reforms undertaken to deliver 1.5 million new homes, including fixing the foundations of the development sector, transforming the housebuilding industry, and building social and affordable homes. They point to the revised NPPF, New Homes Accelerator, …
Read full response →
Ministry of Housing, Communities and Local Government
33
Conclusion
3rd Report - Delivering 1.5 million new…
Acknowledged
We are seriously concerned by media reports that London’s affordable housing target could be cut. Whilst the 1.5 million national target cannot be met without a significant increase in housing supply in London, a significant proportion of those new homes must be affordable to local people. During our inquiry we …
Read more
We are seriously concerned by media reports that London’s affordable housing target could be cut. Whilst the 1.5 million national target cannot be met without a significant increase in housing supply in London, a significant proportion of those new homes must be affordable to local people. During our inquiry we heard that London’s model of affordable housing targets, and a ‘fast-track’ viability route, is one which should be replicated across England, to provide certainty to developers and deliver more affordable housing. The Greater London Authority itself told us that reductions in affordable housing requirements can result in inflated land values and/or developer returns and slow down delivery. (Conclusion, Paragraph 147)
Show less
Government response AI summary
The government acknowledges the concerns about potential cuts to London's affordable housing target and viability pressures and points to a new package of support for housebuilding in London that includes developers to access a new, time-limited planning route to incentivise build out to address this.
Read full response →
Ministry of Housing, Communities and Local Government
34
Conclusion
3rd Report - Delivering 1.5 million new…
Accepted
We are also concerned to hear that the Secretary of State may be considering suspending local authorities’ powers to charge the Community Infrastructure Levy to address concerns about development viability. None of the evidence to our inquiry—including from representatives of developers—advocated abolishing CIL entirely as a means of addressing viability …
Read more
We are also concerned to hear that the Secretary of State may be considering suspending local authorities’ powers to charge the Community Infrastructure Levy to address concerns about development viability. None of the evidence to our inquiry—including from representatives of developers—advocated abolishing CIL entirely as a means of addressing viability concerns. On the contrary, we heard that the Government should reform CIL to extend its coverage where it is viable. CIL is an effective tool to support infrastructure funding and unlock housing development in the local authorities where it is charged. (Conclusion, Paragraph 148)
Show less
Government response AI summary
The government commits to publishing a map of CIL coverage in England and will extend the power to charge a Mayoral CIL across all Mayors of Strategic Authorities through the English Devolution and Community Empowerment Bill.
Read full response →
Ministry of Housing, Communities and Local Government
35
Recommendation
3rd Report - Delivering 1.5 million new…
Acknowledged
The Ministry must continue its work with the Greater London Authority to deliver an acceleration package, so that London boroughs are delivering housing in line with their local housing need targets. In response to this Report, the Ministry must provide its assessment of how changes to London’s affordable housing target …
Read more
The Ministry must continue its work with the Greater London Authority to deliver an acceleration package, so that London boroughs are delivering housing in line with their local housing need targets. In response to this Report, the Ministry must provide its assessment of how changes to London’s affordable housing target may deliver more affordable housing units, by increasing the number of new homes built overall. Any reduction to London’s affordable housing target must be accompanied by a clawback mechanism to ensure developers return a portion of their profits to the local authority, ringfenced for affordable housing delivery, if a development surpasses an agreed benchmark profit. If London’s affordable housing target is reduced and the number of affordable housing units delivered declines, the Ministry and the Greater London Authority must commit to reinstating the 35% target. (Recommendation, Paragraph 149) 69
Show less
Government response AI summary
The government acknowledges the recommendation and points to a new package of support for housebuilding in London that includes developers to access a new, time-limited planning route to incentivise build out to address this.
Read full response →
Ministry of Housing, Communities and Local Government