l A proposal for an independent planning commission to handle major applications, taking them out of the political arena.

l A major review of green belts to check that they are still meeting their intended purpose.

l The opportunity for developers to pay for consultants to step in and help councils handle major applications, recognizing that planning departments are often under-resourced.

l A new presumption in favour of development provided it is in accordance with the local plan.

l A proposal that developers could pay neighbouring occupiers openly to withdraw their objections to proposed developments.

l A proposal to withdraw the requirement for developers to demonstrate that need exists for new retail floorspace, without abandoning the existing 'town centres first' policy for retail development.

Barker's key aim is to speed up the entire planning system, so that it should take no more than 18 to 24 months to draw up a new local plan - half the current timescale. And by using mediation she suggests planning appeals could take just six months.

Barker said her recommendations "aim to create planning policy and processes in England that give appropriate weight to economic benefits, are more responsive to changing circumstances (including environmental pressures), and deliver decisions in a more transparent and timely manner.

"I believe these objectives can be achieved in ways that will also enhance the ability of local and central government, businesses, community groups and other stakeholders to work together in delivering thriving communities, tackling regeneration and protecting the natural environment," she said.

Liz Peace, chief executive of the British Property Federation, immediately expressed the property industry's support. She said: "Kate has come up with an interesting cocktail of recommendations, almost all of which we would welcome, with many being ones we had previously suggested. I don't believe these measures would lead to uncontrolled development or the neglect of community interests. What Kate is trying to do is make the planning system work efficiently - she is not proposing that we demolish it."

And from the occupier's point of view, the British Retail Consortium was also broadly welcoming. Director general Kevin Hawkins said: "The report is right to recognise that our inefficient planning system is a barrier to retail growth, productivity and wider economic development. It must be simpler, quicker, cheaper and more predictable and this report contains some bold and sensible proposals. Less form filling, directing resources to major applications and faster appeals could help achieve that.

"The report correctly recognises the problems local authorities face assessing long-term retail demand. Barker is right to support partnership with business and local communities in identifying suitable sites for development."

In fact, the BCSC was rather more luke warm in its response than other trade bodies, giving it only a "wary welcome." In particular it expressed concern that the removal of the needs test could weaken the well-established emphasis on town centre development.

Chief executive Michael Green said: "The property industry is now turning its attention to the UK's small and medium-sized towns and cities, where development and refurbishment can bring important regeneration benefits and act as positive drivers for change in local and regional economies. However, in order to make such significant investments in these town centres, we need the confidence that there will not be any dramatic relaxation of government's policy.

"While the Barker report does not overtly signal such a change, the implications of some of the recommendations will cause uncertainty and the implementation may lead to unexpected results."

The BCSC is about to unveil new research, authored by the former principal planner Michael Bach, into the success of the "town centres first" policy. It will show that after 10 years the proportion of new retail space being built in English town centres is still only 35 per cent, up from a meagre 14 per cent in 1994 and back to the levels it last saw 20 years ago. And stretching the definition of a town centre by another 440m still only brings 50 per cent of development into the net.

"There are circumstances when out-of-town development is appropriate" said Green. "Even after 10 years of the Government's 'town centres first' policy, some 65 per cent of new space is being built on edge-of- or out-of-town sites and a significant amount of development in such locations will undoubtedly continue. Our concerns relate to the potential for policy changes that will destabilise delivery of the current development pipeline.

"The retail property development industry will only be able to carry on in this way if developers and investors are confident that government policy will continue with a strong political and practical commitment to the 'town centres first' approach. We believe this may be critical for securing investment in the next tier of towns," concluded Green.

In a related development, as part of the Pre Budget Statement, the Department for Communities and Local Government announced a delay in bringing in the Planning Gain Supplement - effectively a new development land tax - until 2009 at the earliest.

And it has said that when it does come in, 70 per cent of any tax revenue would be "hypothecated" for local priorities and handed to the council in whose area the development takes place.

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