Recommendation 105

The success of these policies is dependent on the capacity of local planning departments and the willingness of developers in the private sector to submit planning applications for the relevant sites. We heard that the sequential test had acted as “a deterrent where it was a weak case” but that there had been less stringent application of these tests. 206 This was attributed to a potential focus on seeking local jobs and regeneration from local authorities and precedent which had been set by successful planning appeals. 207 The Design Council told us that “the discretionary nature of the planning system also means that policy compliance often ends up in a ‘horse-trading’ negotiation, exploited by the biggest and most well-resourced developers”. 208 Local authorities are in competition with each other to attract development: they are faced with balancing the challenges of needing to attract businesses and greater economic activity whilst considering broader public objectives and maintaining the characteristics of a particular area. The issues of both capacity and skills within local planning authorities were raised as factors limiting the ability to deliver successful high street projects. 209