<p>The much anticipated publication of planning policy statement three on housing (PPS3) hails an era of greater flexibility for local authorities in determining the type of housing they need and want in their localities. Councils now have the power to refuse applications that don’t provide a particular mix of dwelling types and tenures. This policy shift has major implications for development assessments on a site-by-site basis. The 15-unit affordable housing provision threshold has been opened up, for example, so planners may require affordable housing on a smaller scheme. </p> <p>They may also require developers to provide a certain number of family-sized units on any single scheme. On one hand, the increased flexibility that PPS3 offers on issues such as car parking and density – developments under the 30dw/ha threshold will now be permitted where appropriate – is welcome. And it has in part arisen from the growing imbalance between the provision of one and two-bedroom apartments and family housing, for which the industry has held PPG3 largely responsible. On the other hand, developers already frustrated by the torturously slow planning system will enter this new “flexible”era knowing that it inevitably means greater uncertainty and lengthier negotiations, as anyone familiar with …