NPPF Consultation Launched: Delivering New Homes

The government has launched the eagerly anticipated National Planning Policy Framework (NPPF) consultation, representing the most significant overhaul of national planning policy since the introduction of the NPPF in 2012. Beyond the immediately apparent structural shift to separate plan-making and national decision-making policies, the consultation targets the delivery of 1.5 million new homes this parliament, aiming to fulfil the central mission to “build, baby, build!”.

The consultation draft fundamentally reshapes the presumption in favour of sustainable development, directing different forms of development to the most appropriate locations. In an attempt to encourage and deliver significant residential development, the consultation establishes a principle of development within settlements and outside settlements. Development within settlements should be approved unless the benefits of doing so are substantially outweighed by any adverse effects, while only certain prescribed forms of development should be approved outside of settlements; this includes the redevelopment of previously developed land for residential use, limited infilling within groups of houses, and development for housing within reasonable walking distance of a railway station.

Strategically placed and connected new homes becomes a key priority with a ‘default yes’ sought for suitable proposals in proximity to ‘well-connected’ railway stations outside of settlements, including within the Green Belt. Further changes propose a national density minimum of 40 or 50 dwellings per hectare for sites near train stations (depending on how well connected the station is), seeking to maximise opportunities for sustainable development and improving access to jobs and services. Green Belt boundaries will be altered through the preparation of local plans to facilitate the development of land around stations.

"The proposed NPPF reforms signal a welcome shift towards a more development friendly planning system that prioritises housing delivery. From a development perspective, the changes demonstrate positive momentum and top down commitment to unblocking housing delivery by establishing clear development principles and prioritising sustainable, well-connected sites. However, without being overly pessimistic, whilst the proposed reforms represent an important first step in trying to address Britain's housing crisis, fundamental delivery challenges still remain around development viability, escalating costs, and an increasingly complex regulatory environment. Nevertheless, the proposed reforms provide a robust foundation to build upon - if you'll pardon the pun!" said Holly Thomas, Associate Development & Regeneration, JLL

Key changes aim to accelerate housing delivery nationwide with representations to the consultation to be submitted before 10 March 2026. We would be happy to discuss how the proposed reforms may impact you or your business and are able to submit representations on your behalf.

To discuss any of the matters discussed above or any other planning matter, please contact the team.