Account Director, Yiannis Sophocleous has shared insights on the Centre for Cities' latest briefing advocating for a shift to a flexible zoning system in England. The proposed reforms aim to streamline planning, accelerate housing delivery, and drive economic growth. This raises important questions about how such a system could reshape development in cities like London and beyond. Read their briefing here.

In a recent briefing by the Centre for Cities, Anthony Breach advocates for a transformative shift in England's planning system - from its current discretionary framework to a flexible zoning model. This proposal aims to address the nation's housing shortfall and stimulate economic growth by streamlining development processes.

From Discretion to Clarity

England's existing planning system requires individual assessments for each development proposal, leading to delays and inconsistencies. Even with revised planning rules, the discretionary nature allows for varied interpretations, hindering efficient development.

Adopting a zoning approach, as seen in countries like New Zealand, Canada, Australia, and the U.S., would establish clear guidelines for land use and development. This system offers predictability, ensuring that proposals aligning with predefined criteria receive automatic approval, thereby accelerating the building process.

Steps Towards Zoning: Implementation

To transition towards a more predictable and efficient planning system, the briefing outlines these key policy changes:

• Reducing Discretion: Implement 'Option 3' from the Government’s Planning Reform Working Paper on Planning Committees to minimise subjective decision-making.
• National Development Management Policies: Introduce a consistent national rulebook to replace varied local planning policies.
• Material Designations: Shift from "material considerations" to "material designations," offering special protections in designated areas while maintaining overall flexibility.

The Wider Impact: Housing, Economy, Urban Design, and Governance         

A shift to a zoning-based planning system could have far-reaching effects beyond just speeding up development. From tackling the housing crisis to driving economic growth and improving urban design, the proposed changes could reshape the way England’s cities and communities evolve:

• Accelerated Housing Development:A zoning system could significantly boost housebuilding, aiding the government in meeting its target of 1.5 million new homes within the current parliamentary term. This increase in housing supply would help address affordability issues and accommodate population growth.
• Economic Growth:Streamlined planning processes can lead to a surge in construction activities, generating jobs and stimulating related industries. Over time, improved housing availability supports workforce mobility, contributing to sustained economic expansion.
• Urban Planning and Design:Clear zoning regulations enable more strategic urban development, fostering well-designed communities with appropriate infrastructure. This approach can enhance the quality of life for residents and create more cohesive urban landscapes.
• Devolution and Local Governance:The briefing suggests that effective planning reform requires a re-evaluation of the devolution agenda. Transitioning to single-tier councils with comprehensive mayoral powers could provide the necessary oversight and coordination for successful implementation of zoning policies.

In conclusion, transitioning to a flexible zoning system presents a promising pathway to revitalise England's planning framework. By adopting this approach, the nation can address longstanding housing challenges, stimulate economic growth, and foster sustainable urban development. However, implementing such a system will require careful consideration of governance structures, infrastructure investment, and the balance between national policy and local priorities.

For cities like London, where planning complexities and development bottlenecks are particularly acute, a zoning-based system could provide much-needed clarity and efficiency. Yet, questions remain about how such a shift would be managed, particularly in areas with significant heritage, environmental, and commercial interests.

Ensuring that zoning rules are adaptable and responsive to future needs will be crucial in maintaining high-quality urban environments while unlocking development potential. A well-designed zoning framework should not only accommodate growth but also integrate mechanisms for regular review and updates, allowing policies to evolve alongside demographic, economic, and environmental changes.

As policymakers debate the future of England’s planning system, developers, investors, and local authorities will need to engage in shaping how these reforms take shape. A well-designed zoning system will provide greater transparency and clearer expectations, helping local communities understand how development decisions are made and what they mean for their areas.

If implemented effectively, a zoning-based approach could represent a significant shift in how England plans for growth—one that offers greater clarity, efficiency, and a more structured approach to sustainable development. By balancing streamlined processes with local engagement, policymakers can create a planning framework that supports both economic and housing growth while ensuring that development aligns with the long-term needs of communities.