Local planning departments are struggling with staff shortages that could hold back efforts to increase housebuilding across England and Wales, according to new research by the Home Builders Federation (HBF).
A Freedom of Information survey of councils found that planning departments are operating at an average of just 80% of their full staffing capacity, with the staffing gap worsening over the past year.
The research found that 90% of responding councils were operating below their full staffing levels, while 44% were at 80% capacity or less.
The average planning department has just under 36 staff, compared with 44 required to operate at full capacity. Across the councils surveyed, an estimated 2,660 additional planners are needed to bring departments up to full staffing levels.
That figure has increased by 20% in a year, from an estimated shortfall of 2,200 planners in the previous survey.
The HBF said the shortages are contributing to delays in processing planning applications and could undermine the Government’s ambition to deliver 1.5 million new homes.
Only around one in five major planning applications — those involving developments of 10 or more homes — are currently decided within the statutory 13-week period.
The report also highlights delays in completing Section 106 agreements, which can secure funding for local infrastructure from developers. Previous HBF research found these agreements take an average of 515 days to complete, while £9 billion in Section 106 contributions is currently held unspent by councils.
The HBF said stretched planning teams are also facing an expanding workload, including requirements relating to biodiversity net gain, nutrient neutrality, flood risk and building safety.
Staff turnover is adding to the pressure. Planning departments recorded an average turnover rate of 11% over the past year, while almost a third of councils had turnover of 15% or higher.
More than half of councils responding to the survey, 55%, said they use agency workers for planning services. The report said this can be significantly more expensive than employing permanent staff, with average agency spending among respondents approaching £200,000 per council.
Some councils recorded substantially higher costs, including Charnwood Council, which spent more than £1.7 million on agency staff, and North Hertfordshire Council, which spent £1.2 million.
The HBF is calling for greater long-term funding to help councils recruit and retain permanent planning staff. It also wants the Government to assess the resources needed whenever new planning policies or regulations are introduced.
The organisation is also calling for annual monitoring of planning capacity, including staffing levels, vacancies, turnover and performance.
The report warns that without additional resources, councils could struggle to implement recent planning reforms, prepare local plans and process applications quickly enough to support increased housing delivery.
It argues that strengthening planning departments should be a key part of the Government’s plans to deliver economic growth alongside new homes and infrastructure.
Neil Jefferson, Chief Executive at Home Builders Federation, said:’Planning reform will only succeed if local planning authorities have the staff and resources to deliver it. Our research shows planning departments are operating with significant staffing shortages, making it harder for councils to process applications efficiently.
‘At the same time, planning teams are being asked to manage an increasing number of responsibilities, placing even greater pressure on already stretched departments and slowing the delivery of new homes.
‘If the Government is to achieve its ambition of building 1.5 million homes, it must match planning reform with sustained investment in local planning authority capacity and skills.’
The full report can be read here.
Photo: Vilkasss
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