Let them build homes near stations, but let them be beautiful too

The government's new planning rules allow for the construction of thousands of new homes near train stations across England, marking a significant shift in spatial planning policy since 1947. The changes, announced by the government, prioritize transport connectivity and aim to create thriving neighbourhoods near stations that are well-connected, economically productive, and easily commutable.

Under the new rules, homeowners within walking distance (10 minutes) of a well-connected station, which serves at least four trains or trams per hour during the day, in one of England's 80 most economically productive areas, can now build homes much more easily. The changes apply regardless of whether the station is in the green belt or not, and have been described as a 'default yes' to development.

This policy could potentially deliver hundreds of thousands of new homes, but the success of the policy will depend on the density of the housing stock provided within a 10-minute walk of the station. The government has set a minimum density of 35 dwellings per hectare for well-connected stations, rising to 45 dwellings where the service is more frequent.

However, experts believe that these figures could have been more ambitious, with higher densities providing a critical mass required to support businesses and the station's regular service.

While the new rules focus on the location of new homes, the government must also prioritize the look and feel of the neighbourhoods that will emerge. The National Planning Policy Framework (NPPF), which has retained just one reference to 'beautiful' buildings and places, must ensure that new neighbourhoods are not only functionally connected but also aesthetically appealing.

Without this focus on beauty and placemaking, the government risks creating 'anywhere' developments that lack the charm and community spirit that make places desirable to live in.