The overburdened planning system is putting SME home builders under enormous strain, a new report published today reveals.
Close Brothers Property Finance, the Home Builders Federation (HBF) and Travis Perkins carried out the most comprehensive survey of SME developers which also highlighted the impact rising interest rates have had on smaller housebuilders amid a broader collapse in homebuilding.
The survey found that:
- 93% of SMEs cite delays in securing planning permission as a major barrier to growth
- Nine out of 10 (91%) say planning departments in local authorities are under-resourced, which is hindering the growth of SME housebuilders
- 46% of SME developers say the cost of obtaining planning permission has risen by over 30% in the past three years – even before December’s planning fee rises were introduced
- Almost three-quarters (72%) claim interest rate rises have been a major obstacle in the past year
- Just 19% think the government’s current approach to housing and planning was positive for first-time buyers (down from 39% in 2022).
For the fourth consecutive year, the top two major barriers to growth for SME developers are chronic delays in the planning system and under-resourced Local Authority planning departments. Both factors have severely impeded SMEs’ ability to deliver much-needed housing stock and have been compounded by rapidly increasing associated costs. The report shows that 46% of SME housebuilders saw an increase of over 30% in the costs of obtaining planning permission over the past three years. This was before local authorities in England hiked planning application fees by as much as 35% from 6 December 2023.
Another major hindrance to SME housebuilders has been interest rate rises, cited by 72% as a major barrier. The Bank of England’s 14 consecutive rate hikes have hit the sector particularly hard. Not only have housebuilders had to contend with higher borrowing costs themselves, but demand for new homes has dropped substantially as many buyers have been forced to reconsider how much they can afford to borrow, or in some cases put off buying a home altogether.
The report comes as all indicators point towards a sharp fall in housing supply amidst an increasingly challenging policy and economic environment. Proposals to abolish mandatory housing targets were confirmed by the government before Christmas, a decision that 80% of survey respondents said would be a barrier to growth as it may lead to more Local Authorities withdrawing their Local Plans, with over 60 having done so already, and further delay and confusion for all parties.
The survey also saw some positive results, with the number of SMEs citing the supply and/or costs of building materials as a major barrier to growth dropping significantly in the past year from 79% to 42%. Global supply chains have largely recovered following the Covid-19 pandemic and war in Ukraine. The cost and supply of labour is similarly perceived by fewer SMEs as a major barrier to growth than last year (41%, down from 64%), suggesting a softening in the labour market.
Rowland Thomas, managing director of Close Brothers Property Finance, said: “Navigating an under-resourced planning system continues to present the greatest challenge to SMEs, who unlike larger housebuilders aren’t in a position to direct capital into new projects when there are delays. To make matters worse, there are now increased planning application fees to contend with. One would hope that the extra revenue these generate will be used to boost resources, but as the money won’t be ringfenced there is sadly no guarantee.”
“The major change in the fiscal environment has also been a blow to the sector. Consecutive interest rate rises have not only impacted construction and labour costs, but also stifled mortgage liquidity and buyer demand. Thankfully rates appear to have reached their peak in the current cycle and there is growing confidence that rate cuts may be as soon as Q2 this year. It is also very encouraging to see SMEs leading the charge in sustainable development, yet another compelling reason to ensure we support more of these businesses and remove the obstacles for growth.”
Stewart Baseley, executive chairman of the Home Builders Federation, said: “The housebuilding industry faces some major barriers to delivery and all indicators now show sharp falls in supply. SMEs in particular are unable to manage the delays caused by the collapsing of the planning system and the lack of capacity in planning departments. The increasingly onerous policy and regulatory environment has seen the number of SME builders plummet in recent years, and we urgently need to see a reversal of the anti-development approach by Government or more companies will disappear. SMEs are vital to the industry’s ability to deliver the homes we need and play a vital role in training and communities across the country.”
James Mackenzie, managing director of Travis Perkins, said: “One positive from the last year is that supply chain constraints have largely eased, something that is reflected in the survey, with 42% of SME homebuilders citing ‘Supply and cost of materials’ as a major barrier to growth, down considerably from 79% in the previous iteration of the report. A key objective of ours as a materials supply partner is to deliver best-in-class products and bespoke services to meet the needs of our customers. This can help to ensure that SME homebuilders not only survive the current difficult market conditions, but go on to thrive as they deliver quality homes and tackle Britain’s housing shortage.”
