National Planning Framework 4: final business and regulatory impact assessment

Designation in NPF4 establishes the need for these developments, so the principle of the development should not be considered again in the consenting process.

This provides a level of certainty for developers and businesses, which can support investment in places and removes cost and time in proving the case in principle. It reduces considerations in the consenting process.

Additional costs may be associated with progressing national development proposals through the planning system e.g. where the development is consented through the planning system, the prospective applicant is required to undertake additional consultation before applying (pre-application consultation) for planning permission. This has been mitigated where appropriate by ensuring the classes of development included in the description are proportionate and avoid adding process to relatively minor developments.

In some consenting regimes further procedures may be triggered by national development status.

These procedures are already set in planning and other legislation. NPF just designates those developments the procedures apply to.

Ensures that greater weight will be given to climate change as a crucial factor influencing decision making on future land use. Positive effects for nature are secured from development, helping to address the global challenge of biodiversity loss in line with the new statutory outcome for NPF4.

New, clear policy has potential to offer a cost benefit by reducing uncertainty in the planning and applications process for developments which will reduce emissions and promote nature.

Potential for some additional costs to planning authorities from understanding the likely emissions generated by the plan approach and the climate risks and adaptation approaches pertinent to the plan area. Some developers/ designers may incur additional costs in minimising lifecycle greenhouse gas emissions.

Over time emissions minimal/net zero designs will become the routine approach and policy is designed to be flexible ahead of a single agreed standard methodology emerging.

Some developers/ planning authorities may find additional costs in preparing adapted and adaptable designs. Some costs for developers and planning authorities in up-skilling staff for emissions minimisation and adaptation. Some costs for planning authorities in appraising reports/ approaches related to emissions minimisation and adaptation.

New requirements to conserve, restore and enhance biodiversity may introduce additional evidence requirements for developers which will also require consideration by planning authorities. New requirements may also lead to additional costs for developers relative to the impact, and scale of the development.

Appropriate Assessment has been removed as a trigger from part (b) of this policy in response to consultation responses highlighting that this can be small scale and it would have been disproportionate to include. This removal may lead to cost savings for such applications.

The shift towards a greater emphasis on using brownfield land (including vacant and derelict land), including remediation, may have implications on the locational choices of some businesses and the development sector.

Revised policy from SPP avoids introducing substantial additional tests for applicants.

Some housebuilders raised concerns about possible impacts relating to changes to existing housing policies and to other policy areas, including net zero and brownfield land. The latter are addressed in relation to those specific policies.

The housebuilding industry highlighted potential costs in relation to local infrastructure, job opportunities and economic output.

Issues relating to skills and resourcing of the public sector to deliver were also raised in consultation responses. It should be noted, however, that the current policy approach generates significant resource requirements for planning authorities.

No significant new costs arising from policy given coverage of the issues in existing local development plan policies, to varying degrees.

Long term maintenance responsibilities may entail costs to land owners, local authorities, developers (including housing associations) and/or residents.

Some additional capital costs may arise from policy round provision for play opportunities where developments are occupied or frequented by children and young people.

Long term maintenance responsibilities may entail costs to land owners, local authorities, housing associations and/or residents.

This provides a clearer and more consistent approach to planning policy on flood risk, rather than introducing an new concept.

There may be some cost implications for developers associated with meeting design criteria that are needed to avoid flood risk.

Planning services will need staff to continue to ensure that technical reports, such as drainage impact assessments and flood risk assessments, can be evaluated. Specialist skills are available within key agencies who are required to input to the planning process as relevant.

Potentially minor costs of local authority partnership working with agencies as part of the local development plan process.

Health impact assessment, noise, and air quality assessments and designs that account for suicide risk may generate costs for applicants although they noise and air quality impact assessments are already commonly required for relevant developments.

Potential for additional costs to developers delivering national and major developments. Policy approach is designed to be proportionate rather than introducing a substantial new assessment.

In addition, requirements to contribute to community wealth building objectives are likely to involve better targeting of investment rather than increasing development costs.

Applicants for out of city and town centre proposals will be required to provide a town centre first assessment, costs may vary depending on the circumstances / consultants' fees.

New restrictions on drive-throughs will limit the locations suitable for this type of development, which could have an impact on land values for acquiring suitable sites.