A New and Overhauled Planning Policy Framework for England
January 2026
On 16th December 2025 a draft of a new National Planning Policy Framework (NPPF) was launched for public consultation. Interested parties are invited to provide their feedback on the proposed changes until 10th March 2026.
The proposed changes to the NPPF mark the most significant overhaul to planning policy in England since the instigation of the NPPF in 2012 and brings with it the introduction of new National Development Management Policies (NDMPs) and a new ‘plan making’ system.
Our Planning team have been thoroughly examining the proposed changes and in this blog we boil these changes down to 12 key points:
The streamlining of local standards is expected to have immediate effect, meaning that once introduced any local polices that are inconsistent with national policy or duplicate Building Regulations matters will carry little weight in decision making.
The consultation (rather than the draft NPPF), is also broaching the concept of scrapping the ‘town centre sequential approach’ which would pave the way for more businesses to be delivered at ‘edge of centre’ and ‘out of centre’ locations.
For bespoke advice in relation to the proposed changes to the NPPF and the implications for your development interests, please contact our dedicated Development Land & Planning team on 01823 334466 | [email protected] or speak with Planning Consultant Sam Knowlton on 01823 334466 | [email protected].
The proposed changes to the NPPF mark the most significant overhaul to planning policy in England since the instigation of the NPPF in 2012 and brings with it the introduction of new National Development Management Policies (NDMPs) and a new ‘plan making’ system.
Our Planning team have been thoroughly examining the proposed changes and in this blog we boil these changes down to 12 key points:
1. A Permanent Presumption in Favour of Sustainable Development.
A new ‘rules-based’ approach to development introduces a ‘default yes’ for suitably located development, particularly on urban and brownfield land. This change seeks to make development in such locations ‘acceptable in principle’ to reduce ambiguity in decision making and facilitating the faster delivery of housing and economic development in England.2. Building Homes Around Well-Connected Train Stations
Building on the ‘default yes’ under the new revisions, housebuilding in areas that are within a reasonable walking distance to “well-connected” train stations, areas that are physically well-related to railway stations, or a settlement within which the station is located, will all be considered acceptable in principle. A density of 40 dwellings per hectare (dph) should be achieved across the net developable area, rising to 50 dph for the most well-connected of stations. Read more about this key reform.3. Urban and Suburban Diversification
As part of the drive to secure new housing and economic development, Local Planning Authorities (LPAs) will be expected to make better use of land within development boundaries. This is expected to be achieved through the redevelopment of low-density plots, upward extensions, infill development and development within residential curtilages.4. Wider Diversity in Homes
A focus on bolstering the supply of rural, social, affordable and accessible housing for older and disabled people features prominently within the new NPPF, to ensure the needs of every group within local communities are met.5. Promoting Small and Medium Sites
For the first time since 2012, development thresholds have been changed, with the introduction of a new “medium development” covering a range of 10 – 49 dwellings with a site area of up to 2.5 hectares. Policy and regulatory easements are expected to be introduced to promote developments of this scale and support faster delivery.6. Streamlining of Local Standards
As part of the Government’s aims to speed up the planning system, the new NPPF seeks to streamline local standards, limiting the ability for LPAs to set their own quantitative polices, duplicating national polices and matters that would otherwise be addressed as part of a Building Regulations application.The streamlining of local standards is expected to have immediate effect, meaning that once introduced any local polices that are inconsistent with national policy or duplicate Building Regulations matters will carry little weight in decision making.
7. Bolstering Local and Regional Economies
A core aim of the NPPF has always been boosting economic prosperity. The proposed changes give substantial weight to economic growth, particularly within the logistics, AI Growth Zones, town centre, agricultural and gigafactory/datacentre industries.8. A Vision-led Approach to Transport Planning
We will see the new NPPF move away from a “predict and provide” car-focussed approach within development, to a people-led, sustainable and accessible communities approach where car-based transport will sit secondary to walking, cycling, wheeling and public transport connectivity.9. Protecting the Natural Environment
Stronger links to Local Nature Recovery Strategies, protection of unique landscape characters and enhancing biodiversity measures, particularly within sites of local importance for nature, are set to be introduced in line with the new Planning and Infrastructure Act 2025.The consultation (rather than the draft NPPF), is also broaching the concept of scrapping the ‘town centre sequential approach’ which would pave the way for more businesses to be delivered at ‘edge of centre’ and ‘out of centre’ locations.
10. Protecting Heritage Assets
The proposed changes seek to simplify policies targeted towards heritage related development and provide a clearer route for assessing impact and weighing harm, which is now split into three categories: “harm”, “substantial harm” and “total loss”. This new approach seeks to promote more sensitive development and redevelopment of heritage assets in order to enable a more positive approach.11. Climate Change
Bolstering the Government’s ambition of fighting climate change, the new NPPF is set to place greater emphasis on climate change mitigation and adaption, ensuring planning permissions and developments support and encourage low-carbon and future-proofed development.12. Supporting Critical and Growth Minerals
In line with the Government’s broader aims of transitioning towards cleaner energy, restrictions on coal extraction are set to be introduced, alongside ensuring provision is in place to allow for the extraction of critical minerals.For bespoke advice in relation to the proposed changes to the NPPF and the implications for your development interests, please contact our dedicated Development Land & Planning team on 01823 334466 | [email protected] or speak with Planning Consultant Sam Knowlton on 01823 334466 | [email protected].