‘Nutrient neutrality’ rules threaten plans for 33,000 homes a year

Plans for more than 33,000 homes a year could be threatened by growing requirements for developers to demonstrate “nutrient neutrality” on new-build schemes across the south of England.

An analysis by consultant Savills says that 20 authorities are now affected by the issue, which stems from new requirements issued by Natural England in the wake of a 2018 EU Court of Justice ruling that had ramifications for places designated as Special Protection Areas.

Savills said the affected authorities, which include several in Kent and in the Solent area, across the Somerset Levels, up to the River Wye and down to Cornwall, have a housing need of 33,700 homes per year, and could suffer drops in output of up to 70%.

The study found that the experience in the Solent area, where the restrictions have been in place for longest, shows that issued consents are now running up to 72% below the level seen in 2018 prior to Natural England’s guidance being brought in.

If the same impact is seen in other areas that have become affected more recently, Savills predicts the number of homes gaining permission could fall by 11,000 annually.

The Home Builders’ Federation estimates that mitigation measures to ensure nutrient neutrality cost developers around £5,000 per home.

Natural England has issued advice making clear that in areas affected, no developments should be permitted unless they can prove that they are nitrate and phosphate neutral, because of the potential impact of excessive phosphates and nitrates on marine life.

Last year planning consultant Turley said the issue of nutrient neutrality had become a “byword for frustration” and delay in affected areas.