News

This week the Government published a new National Planning Policy Framework (‘NPPF’), representing the most significant reform of national planning policy in England since the framework was first introduced in 2012. While many of the amendments introduced in the December 2024 version remain, the new NPPF changes how national planning policy is structured and applied.

Importantly, the new NPPF became a material consideration in planning decisions immediately on publication on 17 August 2026. Where existing development plan policies are materially inconsistent with the new national decision-making policies, they may now be given very limited weight.

Whilst we continue to fully digest the new changes and debate them in the office (so far this has mostly been around how a “reasonable walking distance” is actually calculated), we’ve pulled together a list of five key changes you need to know which are likely to have the greatest impacts moving forward.

1. Achieving Sustainable Development

One of the most significant changes is the replacement of the “tilted balance”, previously set out in Paragraph 11(d), with a new decision-making framework under Policies S4 and S5.

Policy S4 applies to development within settlement boundaries and sets out that planning permission should be approved, unless the benefits of doing so would be substantially outweighed by any adverse effects.

Policy S5 applies to development outside settlement boundaries. The policy identifies a range of development types which include, but are not limited to inter alia the redevelopment of previously developed land, the reuse of existing buildings, residential or mixed-use development within a reasonable walking distance of a well-connected station, and development which would address an evidenced unmet need. These types of development should be approved, unless the benefits of doing so would be substantially outweighed by any adverse effects.

Together, Policies S4 and S5 create a more nationally consistent approach to decision-making for development inside and outside of settlements and place a greater emphasis on providing for sustainable development.

2. Development Around Train and Tram Stations

As touched on above, new policies have been introduced that support residential and mixed-use development within reasonable walking distance of well-connected rail and tram stations. The NPPF thankfully provides a definition for both, where a “reasonable walking distance” is around 800m or a 10-minute walk, and a “well-connected station” is located within a top 80 Travel to Work Area with frequent services of at least four trains or trams per hour, or at least two trains or trams per hour in any one direction.

Development proposals within these locations are expected to achieve a density of at least 35 dwellings per hectare, and at least 45 dwellings per hectare at higher frequency stations.

This new policy direction highlights that the Government is seeking to provide for more growth in locations where people have good accessibility to jobs, services and amenities, and public transport links without relying on private car use.

3. Strategic Planning

The new NPPF provides further guidance on Spatial Development Strategies (‘SDSs’). These strategies set the vision for future growth and change at a strategic level and help guide decision-making on housing and economic growth, infrastructure delivery and environmental priorities across larger areas. SDSs must now look ahead a minimum of 25 years.

The increased emphasis on strategic-level planning could have a significant impact on where future development growth and opportunities are located, in particular major transport corridors and housing growth areas.

4. Housing Delivery

The new NPPF continues the Government’s strong focus on boosting housing delivery and addressing housing shortages.

In areas where housing needs are not being met, the framework provides stronger policy support for development proposals that help address those shortfalls. This importantly includes development outside of settlement boundaries that are explicitly listed under Policy S5, and their benefits are not substantially outweighed by any adverse effects.

5. Green Belt and Grey Belt

The Green Belt reforms introduced in December 2024 remain largely unchanged. These reforms introduced the concept of “grey belt” land (Green Belt land which is previously developed and/or does not strongly contribute to key Green Belt purposes), introduced a requirement for local authorities to review Green Belt boundaries where housing needs cannot otherwise be met, and established the “Golden Rules” which require qualifying developments to deliver contributions, including higher levels of affordable housing, improvements to green space and investment in local infrastructure.

The concept of “grey belt” land has been retained, alongside the Golden Rules for development and affordable housing expectations. The new NPPF does however, simplify the definition of grey belt land and incorporates assessment guidance directly into the framework itself.

Importantly, development on suitable grey belt land continues to form part of the Government’s strategy for delivering additional housing where evidenced unmet need exists.

So, What Does This All Mean?

Overall, the new NPPF is seemingly designed to make planning decisions a more rules-based, growth-focused system which supports increasing housing delivery and providing consistency in decision-making.

For applicants, this may create greater certainty, particularly where development plan policies are inconsistent with the new NPPF. For local authorities, it represents a significant shift in how planning decisions are to be made and how future plans will be prepared.

The full effects of the changes will eventually become clearer as planning applications and appeal decisions begin to use the new policies. However, it is already evident that the framework provides further support for sites capable of supporting housing growth, particularly those linked to existing settlements and public transport infrastructure.