The planning system must be radically overhauled if Britain is to remain competitive, a key government minister has warned.

Lord Falconer, the planning minister, says in an exclusive interview with ePolitix.com that a failure to improve the UK's infrastructure as a result of delays in the planning system has cost the UK billions of pounds and is stressing that the status quo is no longer an option.

He has called on all those with an interest in the planning process to deliver a "culture change" which produces more consensual decision-making.

Forum Response: Royal Institute of Chartered Surveyors

A spokesman for the RICS told ePolitix.com: "Revitalising our urban and rural environments through a fundamental, root and branch review of the planning system is a long overdue priority for the government, in what is now their second term. The government's proposals seek to tackle the increasingly complex and multi-tiered framework of guidance and to improve upon the efficiency, consistency and speed of development control. This will carry through significant economic, social and environmental benefits, if it is successful.

"There is a danger the government is trying to appear all things to all men, attempting to draw both business and community interests further into the system, whilst at the same time, keeping developers on-side. If achieved, it will prove to be a finely tuned balance. However, all this is to be achieved with little increase in the funding allocated to already over-burdened and under-skilled local planning authorities.

"The green paper says least on the topic that causes some of the greatest problems: the issue of resourcing. No matter how effective and streamlined the system, if the resources, skills and personnel are not available within local planning authorities, or greater use of the private sector not made, the chances of achieving a system that operates with speed, consistency and certainty is beyond this review.

"The idea that the proposals will usher in a developers' paradise is misguided, and Lord Falconer is correct to reject the claim. The proposals add up to nothing that approaches a 'developers' charter', in fact the opposite could be said. A far greater proportion of the development industry is likely to be hit with planning gain, in the form of locally defined tariffs, to take up the slack in the provision of affordable housing. In addition, local authorities may choose to set overly high tariffs as an informal barrier to development.

"The system has long ceased to lean towards development. The current proposals attempts to bring the planning system closer to local communities, and by so doing, increases the scope for community and issue group participation. This could be a cause of future increases in planning delay, to an over-elaborate system of micro-level plans and further delays to regeneration.

"However, this is not a black and white issue. Much of the development industry has yet to learn, or at least be convinced, of the benefits of an inclusive and early approach towards community consultation. This lies at the heart of the government's planning proposals. RICS believes that an inclusive and open approach to planning and future development is crucial. Both the general public and private sector need to be convinced that change has been to their mutual benefit.

"The government's plans in fact amount to an increase in local community and interest group participation, through the Local Development Framework.

"An extension of third party rights of appeal would be strongly opposed by RICS. The current system accommodating third party participation via the call-in process generally works well and provides sufficient protection and voice to third parties.

"One of the key underlying causes of the transport network's continued decay is the difficulty, cost and delay caused by the planning system when dealing with large and complex developments. The delay caused by inquiry and call-ins is a necessary evil, but will certainly be speeded-up if the new targets are met.

"However, the government must also receive plaudits for its work in drafting proposals to improve the compulsory purchase regime. Codifying and simplifying the existing legislation has long been overlooked. The strengthening of local authorities' powers to assemble and acquire land for planning and regeneration purposes is a major step forward. Together with the announcement of increased levels of compensation, these are excellent developments, both in terms of facilitating infrastructure improvements and wider urban regeneration.

"RICS welcomes the proposals aimed at creating a process whereby there is early and inclusive discussion with relevant local interests, particularly in regards to major schemes. It is also welcome to hear a minister committing the government to lead by example. There is much more that the secretary of state and the wider government could do, within their powers, to ensure that central government's participation in the system is characterised by speed, consistency and quality of decision.

"RICS particularly welcomes proposals to ensure statutory consultees do not unnecessarily delay the system, and that their recommendations are consistent with the standards expected of other stakeholders in the planning process.

"The government as a whole has been perceived to be long on words and short on action in many policy areas. There has been a concerted call to government, by a range of stakeholders, to fundamentally reform the English planning system. Failure to do so would not only result in continued social, economic and environmental costs, but also further scepticism towards the government's ability to implement change.

"Planning reform is a complex issue, and at the end of the review process, few will be 100 per cent satisfied with the outcome. However, a failure to act now will only preserve a current system that comprehensively fails to meet anyone's needs or expectations."

"Despite the tragic experience of September 11, RICS remains committed to the view that tall buildings can be hugely positive developments, in the appropriate circumstances. They should of course be subject to close scrutiny on a case by case basis, particularly on aspects of safety. However, experience shows that tall buildings can act as beacons of regeneration, in the right location, and frequently have a positive influence in encouraging further investment.

"When evaluating a tall building proposal, there are a range of factors that must be taken into account, not only matters of safety, design and strategic views. High buildings have a focus, identity and presence, which, in the right setting, are attractive to major corporate occupiers. This is particularly true for those companies with major space requirements, for example of 1 million square feet plus, which may only be capable of accommodation in tall structures.

"As a general rule tall buildings work best in clusters. Clusters not only produce a better townscape but can also help regenerate adjacent areas. Such clusters are best located around transport nodes, as demonstrated in the concept of Transport Development Areas (TDAs), pioneered by RICS.

"Although clusters are often the best solution there is no reason why tall buildings outside such clusters should not be treated on their merits, taking into account all relevant factors including context, quality of design and, most importantly, the handling of space at ground level. In particular tall buildings at public transit hubs may assist in giving areas of development a physical focus and identity in appropriate locations, and assist sustainable development through the maximisation of urban space.

"The government has announced a radical shake-up of the current system of planning obligations. This is not before time. Section 106 agreements are currently seen to be too unpredictable, reducing certainty for the development industry. In addition, Section 106 negotiations are frequently open to misinterpretation by the general public, due to their lack of transparency and accountability. Planning gain rightly addresses obligations resulting from development. However, this should not be used as an unreasonable barrier to development.

"Through a range of previous and ongoing research, RICS has identified that current planning policies designed to boost the supply of affordable housing are in fact so muddled that they frequently have the opposite effect. Confusion at local level is leading to protracted negotiations, legal wrangle and delay, which acts to hold up the provision of affordable housing.

"The government has identified plans to change the system through a revised system of local tariffs. A particular emphasis has been placed on providing affordable housing through the revised system, particularly for key workers. RICS supports the initiative, and will be working closely with government over the coming months to ensure that affordable housing can finally be effectively delivered through the planning system."

Forum Response: The Woodland Trust

A spokesman for the Woodland Trust, the UK's leading woodland conservation charity, told ePolitix.com: "The planning system is critical to the delivery of the government's commitment to sustainable development, especially its environmental dimension. Whilst the planning green paper makes early reference to this, it is not borne out in the detail of the paper. There is a great deal of emphasis on streamlining the system but the environment features very seldom in the paper and then only in relation to the environment within which businesses operate.

"Streamlining the approvals and plans process as Lord Falconer proposes will mean a reduction in strong environmental safeguards which means the threat to irreplaceable natural resources such as ancient woodland, which is still damaged and destroyed by development, is heightened. Modernisation of the planning system should mean addressing the contribution it makes to ensuring sustainable development as well as how the mechanics of the system can be made to function more speedily."