County council leaders have warned that the Government’s proposed planning reforms could weaken local democratic oversight and open the door to speculative development across rural areas.
Responding to the Government’s consultation on the National Planning Policy Framework, the County Councils Network said the reforms represent a shift away from local decision‑making towards a nationally imposed set of rules that override community priorities.
Under the proposed NPPF, planning decisions would increasingly be dictated by central Government policies, reducing councils’ ability to challenge inappropriate development except in exceptional circumstances.
Key concerns include:
- Presumption to approve development near any “well‑connected” train station (four or more trains per hour), potentially exposing rural stations to dense and unsuitable schemes.
- Councils being told to approve development on the outskirts of towns and villages where there is “unmet need”, regardless of infrastructure pressures.
- The reintroduction of the five-year land supply rule, which councils say sets them up to fail, as developers can delay building to force councils into appearing short of supply.
County leaders say the combined effect could be a “developer free‑for‑all”, with limited ability for councils or residents to challenge proposals that do not suit local needs or environmental constraints.
New mandatory housing targets introduced last year require county areas to increase delivery by an average of 56%, equivalent to 64,000 homes a year – or 1,245 new homes every week. This increase is seven times higher than that required of England’s major cities.
Although seven in ten councils previously said they supported the idea of nationally set targets, more than 90% said their own target was unrealistically high and failed to account for infrastructure such as roads, schools, public transport and healthcare.
Councils warn the reforms could undermine the plan‑led system, which allows authorities to identify suitable sites for development through democratically agreed Local Plans.
They say the proposed system would weaken community voices, override years of local planning work, and leave residents with little say over developments that could permanently alter their areas.
Compounding this, measures in the Planning and Infrastructure Bill would restrict local planning committees to debating only major developments, while automatically presuming approval for smaller ones — a major concern in rural villages where even modest developments can dramatically reshape local character.
To prevent planning chaos, the CCN is urging ministers to:
- Scrap the five‑year land supply requirement for councils with an up‑to‑date Local Plan, or at minimum issue strong guidance to prevent developers manipulating gaps in land supply.
- Allow greater flexibility in National Decision‑Making Policies, so councils can tailor decisions to local needs and incorporate residents’ views.
- Introduce powers that encourage faster build‑out rates from developers, rather than penalising councils for slow delivery outside their control.
Cllr Andrew Husband, Housing and Planning Spokesperson for the County Councils Network, said:
“County and unitary councils across the country recognise the need to increase housebuilding of all tenures to improve affordability and many are in favour of nationally set targets. However, measures in the updated NPPF alongside the imposition of high housing targets severely weakening our communities’ voices whilst empowering developers.
“If the government implements these ‘one size fits all’ policies that supersede local decision-making in tandem with its housing targets and its re-introduction of the five-year land supply, then rural and county areas could face a developer free-for-all at a time when their infrastructure is already buckling under the strain. Councils will have extremely limited powers to prevent unsuitable and unpopular development, which could lead to public distrust in the planning system.
“Some of these measures may be appropriate in large urban areas, but in rural communities even a few dozen homes can dramatically change the character of a village. Government should rethink its approach and ensure that housing growth is matched by investment in roads, public services and local infrastructure.”
Without changes, county leaders warn, rural communities could face mounting pressure on roads, schools, public services and the environment – with little ability to shape development in a way that works for local people.
Image credit: iStock
