The New NPPF and NDMPs: A Step Change for Planning in England

Published on 17 August 2026 after consultation between December 2025 and March 2026, the new National Planning Policy Framework (NPPF) marks a major reset for planning in England.

It introduces 79 National Development Management Policies (NDMPs), separates plan-making policies from decision-taking policies, and moves development management onto a clearer, more rules-based footing.
 

A New Framework of National Development Management Policies

NDMPs are the biggest structural change: 79 national policies are intended to drive consistency in planning across England, with immediate effect for Local Planning Authorities (LPAs) from 17 August 2026.

Local plans should not duplicate, restate or conflict with them; and local plan policies that are materially inconsistent with NDMPs should carry very limited weight.

A Permanent Presumption in Favour of Sustainable Development

The revised NPPF creates a stronger “default yes” for suitable development.

Within settlement boundaries, Policy S4 applies a tilted balance to planning decision-making: applications should be approved, unless adverse impacts significantly and demonstrably outweigh the benefits.

Outside settlements, Policy S5 supports development of existing buildings, previously developed land, limited infilling, land near to well-connected railway stations, and schemes meeting evidenced unmet needs, including scenarios where an LPA cannot demonstrate a 5YHLS.

Building Homes Around Well-Connected Train Stations

The NPPF strongly backs homes around well-connected railway stations (within the top 80 Travel to Work Areas), including suitable sites outside settlements and in the Green Belt.  

Minimum densities apply: 35 dwellings per hectare (dph) around well-connected stations, rising to 45 dph where services reach at least eight trains per hour.

Urban and Suburban Intensification

The direction is clear: make existing settlements work harder, and reduce pressure on greenfield land.

LPAs must identify opportunities for redevelopment of low-density plots, upward extensions, and infill development.

The Framework also gives more flexibility for residential curtilage development and recognises floorspace gain, not just extra units.

A More Sustainable Approach to Transport

Transport policy shifts from the traditional “predict and provide” to a more vision-led approach.

Greater emphasis is to be placed on creating accessible communities, where walking, cycling, wheeling, public transport and connection quality carry greater weight.

Parking standards are more flexible, especially for large retail and regeneration schemes.

Wider Diversity in Homes

Housing policy now focuses harder on meeting varied local needs.

There is stronger support for rural social and affordable housing, accessible homes for older and disabled people, and schemes responding to evidenced local accommodation needs.

Supporting Small, Medium and Strategic Sites

The Framework draws a sharper line between small, medium and strategic housing sites.

LPAs must allocate at least 10% of housing requirement on small sites under one hectare, plus 10% on medium sites of one to 2.5 hectares.

A new category of strategic sites is introduced, for sites that can deliver 1,500 homes or more, with masterplanning, infrastructure and design at the forefront.

There is renewed pressure to build out permitted residential and strategic sites without delay.

Green Belt and Grey Belt

Green Belt policy has moved on again since “grey belt” was introduced in the December 2024 NPPF.

Boundaries may be altered for suitable, well-connected railway station development identified through the plan, without proving exceptional circumstances.

Nature conservation, restoration and enhancement may also not be ‘inappropriate development’.

The Green Belt “Golden Rules” remain central, including the release of land to deliver significant affordable housing and infrastructure benefits.

Supporting Economic Growth and Infrastructure

Economic growth carries substantial weight, providing greater certainty for businesses and developers.

Local plans must allocate land for key sectors including technology, data centres, freight and logistics – which gets particular support, including provision for lorry parking and EV charging.

Telecoms and emerging sectors such as AI also receive clearer support.

Policy on fossil fuel extraction and climate resilience, including wildfire risk mitigation, is strengthened.

Protecting the Natural and Historic Environment

Environmental and heritage protections remain strong, but with sharper guidance on application.

Authorities generally cannot require more than 10% Biodiversity Net Gain unless justified through specific strategic site allocations.

Stronger protection is given for biodiversity or geodiversity assets that could be affected by off-site development.

Major development in Protected Landscapes should still be refused, except in exceptional circumstances.

Heritage policy is more positive about viable reuse of underused historic buildings, while retaining strong protection for designated assets.

What does this all mean?

The new NPPF is a step change for planning decision-making in England.

Support for suitable locations, brownfield land, intensification and station-led development could unlock major housing and mixed-use opportunities.

Local plan policies now need urgent review where they conflict with NDMPs.

Because the decision-making policies apply now, the new NPPF matters for live applications, emerging schemes and site promotion.

For developers, landowners and promoters, the message is simple: review strategy, test opportunities, and act early.

Summary

·        79 new national policies now provide a clearer, more consistent planning framework.

·        Suitable housing and mixed-use development receives stronger support, particularly on brownfield land and within settlements.

·        Growth is prioritised around well-connected stations and through urban intensification, at 35–45 homes per hectare.

·        Local authorities must review conflicting policies and plan for a wider mix of housing sites.

·        Developers and landowners should reassess schemes now, while accounting for Green Belt, environmental and heritage protections.

For advice on the new NPPF and how it could impact your development interests, please contact our dedicated and helpful Planning team on 01823 334466 | [email protected].