Introduction

Our recent blog touched on the Government’s upcoming planning reforms, including the proposed changes to the National Planning Policy Framework (NPPF), which dropped in a slightly untimely manner just before the Christmas break!

The Government is keen to implement a raft of planning reforms to unlock opportunities, lubricate the system and help it meet its manifesto pledges. The consultation runs until Tuesday 10th March 2026, applying to England only.

We’ve taken some time to read through the documents and summarise these changes in one handy blog. Keep reading to find out what’s included in the proposed new-look NPPF.

New rules, smoother system?

The Government is looking to implement a clearer, more prescriptive framework to reduce ambiguity in decision-making. For many years, Local Planning Authorities have struggled to make decisions confidently, leading to delays of weeks, months, and sometimes years.

The new framework aims to speed up approvals and get the country building. It’s packaged as a shift toward consistency and predictability, which some believe will give clear guidance for approvals, helping developers, planners and decision-makers.

Support for housing delivery

Amendments to the NPPF build on the 2024 changes to strengthen housing need expectations and clarify how authorities should meet them. It also reinforces the notion of a “grey belt” (lower-quality green belt land that can be released for development).

There’s a stronger emphasis on meeting housing needs, coupled with an ambition to improve affordability and broaden access.

Viability

The Government wants to standardise viability inputs: the data and assumptions used to work out whether a development is financially deliverable. This aims to ensure everyone uses the same baseline assumptions when assessing development costs and land values. The aim is to cut down disputes, avoid lengthy back-and-forth discussions over evidence, and make negotiations quicker and more predictable.

National policy bolstered

Overall, the draft explicitly aims to strengthen the role of national policy in local decision-making, reducing local variation and interpretation.

At a glance

The Labour Government summarises the key revisions as:

• A default ‘yes’ to suitable homes being built around rail stations, alongside minimum housing density rules
• Providing the same ‘yes’ to new homes building upwards in towns and cities, fast-tracking development schemes that meet high standards for well-designed homes
• Making it easier for developers – particularly SME builders – to build higher density housing, such as modern apartments and flats, on smaller sites and under-used land where appropriate
• The new ‘medium site’ category for sites between 10 to 49 homes so SME builders face proportionate rules and costs for their site size – including considering a possible exemption from the Building Safety Levy
• Streamlining standards on energy efficiency and Biodiversity Net Gain to give builders certainty on plans for new homes
• Encouraging a more diverse mix of housing, such as rural affordable homes and accessible homes for older people and those with disabilities, providing certainty for developers to meet the housing need of every group across local communities
• New builds to include nature-friendly features, such as installing swift bricks, to support wildlife – adding little to building costs whilst delivering a win-win for nature and housebuilding
• Preferential treatment for developments that strengthen local economies and provide new services, including shops, leisure facilities and food production

“For too long our economy has been held back by a housing system that slows growth, frustrates business, and prices the next generation out of a secure home.

“These reforms back the builders not the blockers, unlock investment and make it easier to build the 1.5 million new homes across every region– rebuilding the foundations of our economy and making affordable homes a reality for working people once again.”

Chancellor of the Exchequer, Rachel Reeves

Key topics to keep an eye on

As with any update to the NPPF, some changes are more controversial than others, and we expect to see quite a few headlines about the following over the coming months and years:

The grey belt

This is by far the most contentious issue, with concerns including:

• Fear of incremental erosion of the green belt
• Communities concerned about strain on existing infrastructure
• Councils uneasy about applying the new categorisation

Mandatory housing targets

Many Councils will push back against the return of mandatory targets, arguing:

• They don’t reflect local constraints
• They may force development in unsuitable areas
• They reduce local democratic control

Standardised viability inputs

This is a hot topic for planners and developers:

• Developers worry it may undermine sitespecific realities
• Councils hope it will reduce viability gamesmanship
• Consultants are concerned about loss of professional judgement

Data centres and energy infrastructure

The draft explicitly references data centres, which is becoming a major strategic planning issue. It will raise some concerns over:

• High energy consumption
• Grid capacity
• Land use conflicts

Centralisation vs localism

• The Government wants more national consistency
• Councils fear loss of autonomy
• Communities worry about top-down decisions overriding local plans

Deliverability and infrastructure

There’s some concern that:

• Housing targets will rise
• Infrastructure funding and delivery mechanisms won’t keep pace

Uncertainty for local plans

Because the NPPF is still in draft:

• Many councils are delaying or pausing local plans
• Developers are uncertain about what evidence base to use
• There’s concern about a policy vacuum until the final NPPF is adopted

Our take

“Following the publication of the first NPPF back in 2012 we have seen various amendments and updates over the past 14 years. In the majority, these changes have been limited with tweaks to policies or amendments to cover updated case law on policy interpretation. Whilst some of the individual amendments have been reasonably significant in their own way the NPPF has, at its core, been similar to the 2012 original. That has changed with the new draft publication.

“Firstly, and most obviously, the introduction of National Development Management polices incorporated within the NPPF means simply, from a formatting and structure perspective, that the draft is significantly different from its predecessors. Putting aside the argument on whether these should be statutory or not (with the consensus being they should have been) this will change the way in which the NPPF is used and cited on all applications and appeals.

“In terms of substantive policy changes, it is fair to say that the current Government is being more positive in promoting development. Again, it can be argued on how successful this is in practice, but it does signal another shift away from previous Government positions that may have talked up development (remember Build, Build, Build?) - but did little in the way of policy to actually achieve this.

“There has been an attempt to simplify the application of the presumption in favour of sustainable development, and clarity given around when the principle of development should be acceptable, in what is clearly an attempt to avoid continued arguments about housing shortfall in applications and appeals.

“Further changes around supporting development near train stations is again positive, but it remains to be seen how effective this will be. Grey Belt is retained, but there does appear to be a missed opportunity to expand the exceptions to inappropriate development, possibly to include certain renewable energy schemes, which on the face of it are still dependent on the very special circumstances arguments.

“Overall, the draft changes are a positive step and are more comprehensive than in previous iterations over the past 14 years. The Government still needs to tackle wider issues within the planning sector, including the lack of Local Government resource and the general ‘negative’ perception the public has about development in general.

“Other matters like BNG are also being revised separately, which will hopefully find an appropriate balance to enable the development needed whilst enhancing our natural environment. Hopefully, this is the first major step in a more positive planning system.” 

Mark Campbell, Regional Director

Stay informed with Squires Planning

The NPPF consultation is open, and the raft of proposed changes on the table could have far-reaching implications across the planning system.

Whether you’re looking to create new commercial premises, a housing development or renewable energy infrastructure, the new-look NPPF will affect you when it comes into force.

Perhaps you have land that might be within the grey belt, or a site next to a railway station that could be prime for development? Whatever your situation, the experienced and professional team at Squires Planning have the up-to-date knowledge you need to get your project moving in the right direction.

Book a meeting with one of our team today to find out more.