Planning reform update: 7 key changes for rural landowner

The Government’s ambitious targets for 1.5 million homes and economic growth have prompted significant planning reforms over the past two years.

A new National Planning Policy Framework (NPPF) was introduced by the Government in December 2024, but the policy landscape continues to evolve, and we await publication of more radical NPPF changes before the summer recess.

From a planning perspective, the current environment is more favourable than we have seen in at least two decades. This presents opportunities and risks to rural businesses, depending on your perspective.

The following is a summary of some of the key shifts that rural estates and farming businesses may want to be aware of:

1. Green Belt and grey belt policy relaxation

The current NPPF introduced a relaxation of green belt policy and introduced a new category of ‘grey belt’. This is green belt land which has either been previously developed or makes a limited contribution to meeting the key policy objectives of (a) preventing urban sprawl, (b) merging neighbouring towns, or (d) preserving the setting of historic towns. This has opened up new opportunities to seek allocation of land for development on the basis that the NPPF now requires local authorities to release land from the green belt to meet development needs – it is no longer a policy tool for local authorities to hide behind.

Additionally, the new policy widens the definition of development which is not considered ‘inappropriate’ in the green belt, in particular where it would utilise ‘grey belt’ and where there is an identified unmet need for housing. This has paved the way for planning applications to come forwards on sites previously considered to be ‘too difficult’ by virtue of their location in the green belt.

Landowners should be mindful that this policy is one which could be high on the list to be revised or watered down by a future government with different policy objectives. Those seeking to capitalise on any opportunities it presents may therefore benefit from acting promptly.

2. Local Plan regime is transitioning

The Local Plan regime is undergoing a major overhaul, with new-style Local Plans needing to be produced within 30 months. By shortening what has often been a lengthy preparation period, the reforms are intended to accelerate development.

There are some local planning authorities where ‘legacy’ Local Plans are still being progressed through the old plan-making system, offering a time-limited opportunity to promote land now.

However, time is short given these Local Plans will need to be submitted to the Secretary of State by the end of the year, with consultations on the submissions expected this summer.

3. New National Scheme of Delegation

The introduction of a new National Scheme of Delegation from 31 October 2026 represents a significant change for the local planning system. It aims to streamline decision making by giving planning officers more authority, particularly for smaller schemes.

Only in prescribed situations involving larger and more sensitive planning applications will decisions be referred to the local planning committee. This should mean that more decisions are taken in line with planning policy and are less likely to be influenced by politics.

For more details read:  What the National Scheme of Delegation means for planning decisions.

4. Proposals for a more rules-based NPPF – more radical change ahead?

The consultation on a new NPPF closed in March 2026. The proposals represent some of the most radical changes to national policy since the NPPF was first introduced in 2012.

It was only a consultation, so it could mean the contents change quite considerably. But the aim is to introduce a new rules-based system ensuring consistency across local authority areas.

It also provides greater clarity on the weight that should be given to particular matters.

The headlines are that it would introduce a new permanent presumption in favour of suitably located development (ie within settlements and near train stations), seek to drive a densification of homes and offer additional support for small and medium sized schemes.

5. Stricter regime for planning appeals

A new appeals procedure is now in place for applications submitted since 1 April 2026.

For planning appeals decided by written representations, there is a new streamlined approach. In most instances – there can be no additional information submitted alongside the appeal – placing greater emphasis on the quality of the initial application.

This makes professional advice more important than ever, helping to ensure that applications are sufficiently robust to withstand scrutiny, while avoiding unnecessary expenditure on supporting information that adds little value to the decision-making process.

6. Local government reorganisation – a return to strategic planning

Devolution and local government reorganisation are reshaping the plan-making system significantly, moving us towards a return of strategic planning.

There will be Spatial Development Strategies prepared for regions across England which will set the levels of growth and infrastructure provision for the wider area.

Local districts and boroughs will cease to exist and will be replaced by larger Unitary Authorities, which will be responsible for bringing forward new Local Plans for their areas.

The long-term benefits include a more cohesive approach to planning with unitary authorities taking a ‘bigger picture’ view across a larger geographical area.

However, the transition introduces some short-term challenges including:

• Uncertainty about job security for planning officers and local councillors, potentially leading to a level of disengagement.
• Relationship-building will be critical as the new unitary authorities take shape, with delays possible as processes bed in.
• The future timetable of Local Plan making is also uncertain, which has an impact on the timing of the promotion of sites and the ability to seek planning allocations of land.
• However, any delays in the Local Plan process may mean longer periods of housing shortfall, potentially triggering the presumption in favour of sustainable development and providing opportunities for speculative planning applications.

7. Biodiversity Net Gain reforms

The Government has recently announced several amendments to Biodiversity Net Gain (BNG) policy and procedures. It is expected that from 31 July 2026 the following changes will take effect:

• The introduction of a BNG exemption for sites of 0.2ha or below, with the aim of streamlining the process for minor applications and reducing costs and complexity.
• Removal of the self-and custom-build exemption, on the basis they are likely to fall under the 0.2ha threshold.
• New exemption to apply for temporary developments with planning permissions for up to five years and for developments primarily for biodiversity conservation.

For more details of the implications for demand for offsite BNG units supplied by landowners read: Biodiversity Net Gain reforms – key changes.

The planning environment is favourable at the moment, but things can change. If you would like to discuss ways to unlock the potential of your land and property assets through the planning system, please contact Katie Lamb.