National Planning Policy Framework Published

A new National Planning Policy Framework comes into effect today and is published alongside the government’s response to the latest consultation.

Alongside the publication of the new Nation Planning Policy Framework, government is also progressing complementary reforms to further improve the functioning of the planning system. This includes publishing the response to the recent government consultation on reforms to the statutory consultee system and publishing Housing Delivery Test (HDT) results for 2024 and 2025.

Aiming to reduce delays in the planning process and lower costs for developers and local planning authorities, work continues on producing model planning obligations. Government plans to shortly consult on a standard s106 template for medium sites which would be expected to become the default for applications in the future.

National Planning Policy Framework 2026

The new Framework sets out national planning policy in a clearer and more comprehensive manner and incorporates a number of substantive reforms designed to boost housing supply and economic growth.

The new decision-making policies in the Framework, coming into effect from today, have been separated from those relating to plan-making. They aim to:

• Make development management more certain, consistent and streamlined
• Standardise policies that apply across the whole of England
• Reduce duplication and avoid unjustified local deviation from national policy in local plans

Many of the reforms contained in the new NPPF reflect the proposals set out in December last year, but a number of key changes have been made in light of feedback received through the consultation.

These include:

1. Clarifying policies throughout the Framework: including setting out more clearly the respective roles of different types of plans and what needs to be considered in decision-making (e.g. how transport impacts, pollution, heritage, protected landscapes and safety should be reflected in planning decisions).

2. Increasing the ambition of the ‘default yes’ for development around well-connected stations: expanding the scope of the policy from 60 to 80 Travel to Work Areas (TTWAs) by Gross Value Added.

3. Updating policies to support increased densities: supporting more types of development within the curtilage of residential properties, and ensuring that extra floorspace rather than just extra units are supported – giving more flexibility to expand accommodation of all types.

4. Tailoring minimum densities to maximise overall supply: adjusting minimum densities around rail stations and ensuring local areas maximise densities where they can be supported.

5. Requiring flexibility when applying parking standards to large retail and similar redevelopment schemes: making it easier to regenerate sites.

6. Recognising the role of strategic sites: by creating a consistent and distinct category of sites comprising around 1,500 units or more, with policies tailored to support them where relevant.

7. Revising policy on local standards: quantitative standards in development plans should be limited to matters where local variation is justified. Setting out the circumstances in which local standards for energy efficiency and internal layout may be justified.

8. Providing clearer support for telecommunications development: in appropriate locations, including where this can improve connectivity for rail users.

9. Updating policies which safeguard against the loss of facilities: eg public houses are not lost where that can reasonably be avoided.

10. Strengthening policy on Protected Landscapes: major development should be refused other than in exceptional cases. Landscape and scenic beauty in Protected Landscapes will also remain protected by statute.

See:

• The new National Planning Policy Framework (NPPF)
• Full government response to the consultation and details of the reforms

INDUSTRY COMMENT

Positive Direction of Travel

James Williams, Planning Associate at Vail Williams, comments: “The Government’s ambition to focus housing growth around well-connected transport hubs makes sound planning and placemaking sense. Greater certainty around the principle of development in sustainable locations should give developers and landowners more confidence to explore opportunities which may previously have been difficult to bring forward.

“However, a ‘default yes’ in planning policy should not be confused with a guarantee that homes will actually be delivered.

“The key will be understanding individual sites in the round – not simply whether development is acceptable in planning terms, but whether it is technically and commercially deliverable.

“There is also an important role for local authorities. Strong, up-to-date local plans will enable councils to identify where growth should go and ensure that housing is accompanied by the transport, schools, healthcare, public realm and other infrastructure needed to create successful places.

“The direction of travel is positive, particularly where it brings greater certainty to the planning system. But if the Government wants these reforms to translate into thousands of additional homes rather than simply more land with development potential, planning reform will need to be accompanied by a continued focus on viability, infrastructure investment and the practical barriers to delivery.”

Early Engagement is Critical

Dan Mitchell, Planning Partner at multi-disciplinary development consultancy, Marrons, said: “The new NPPF confirms a significant shift in the way local plans will be prepared and delivered.

“Under the new National Planning Policy Framework, published today, councils are now working to a much tighter, more structured 30-month plan-making process, with notices to commence required by the end of 2026 and Gateway 1 sign-off due by April 2027 before the full timetable formally begins.

“In practice, this front-loads the system. Work that would previously have come later in the process – site identification, evidence gathering, early infrastructure planning and shaping growth options – now has to happen immediately.

“Plans will also be firmly anchored in the standard method for assessing housing need, supported by increasing use of digital-based mapping and evidence tools to inform early decision-making.

“The direction of travel in spatial development strategy (SDS) policy is also now much clearer. SDSs will take a broader 20-year view across wider geographies, focusing on housing distribution between authorities, strategic infrastructure requirements, broad locations for growth and potential Green Belt changes where required to meet development needs.

“There is a clear emphasis on genuinely strategic growth – including new settlements, major urban extensions and cross-boundary development – rather than incremental, site-by-site allocations.

“As a result, most authorities will need to form a much clearer view on their preferred growth locations much earlier than in previous plan cycles, with real momentum building over the next year.

“Once plan-making gathers pace, opportunities to introduce sites late in the process will become increasingly limited – making early engagement critical.

“For land promoters and developers, the implication is straightforward: if a site isn’t already in the frame, it needs to be very quickly. The early stages of this process will be critical in determining where growth ultimately goes.”

Welcome Shift

Paul Burrell, Executive Director of Planning at development consultancy Pegasus Group, said: “The publication of the long-awaited new NPPF is a very welcome shift towards an environment that is significantly more pro-development at a time when the UK economy sorely needs it. It provides much needed clarity on national policy imperatives and will allow significant weight to now be given to the more positive pro-growth agenda set out. Until today, decision makers have only been able to afford limited weight to the earlier consultation version.

“Notable is the continuation of the change to the format of the NPPF, with clearer policies now set for determining a planning application, and for the approach to plan-making going forward.

“Much of the headline policy changes have been well-trailed in the earlier consultation draft version. But in short, there is now far stronger support for development within settlements and around well-connected railway stations, as well as stronger support for infrastructure provision, including renewable energy, employment uses, and data centres.

“One of the contributing factors to this pro-development direction of travel is the Government’s change to Green Belt / Grey Belt policy. While restrictions remain, by carving a much clearer path to development on suitable Grey Belt locations, particularly around well-connected transport hubs, the 2026 NPPF will most certainly increase opportunities to boost housing supply and mixed-use development in sustainable locations, and significantly, in areas with pressing demand. The 2026 NPPF has helpfully extended the definition of suitable land to well-connected stations to now include an additional 20 Travel to Work areas.

“Also noteworthy is the emphasis placed on streamlining the planning application determination process and introducing a new category of medium scale development, which has less onerous information requirements than for larger-scale proposals. The consultation requirements have also been streamlined to aid the potential for quicker decision-making.

“In total, the changes to the NPPF are significant and should help create a far more positive approach to considering development going forward, but it will crucially depend upon both the appetite and ability of hard-pressed Local Authorities to be able to apply, action and deliver upon applying these new policies and priorities.”

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