The 2026 NPPF – first impressions

The new rules-based National Planning Policy Framework (NPPF) has landed and represents the most significant rewrite of national policy since the introduction of the NPPF in 2012. It is not necessarily a substantive shift in policy (that came in the NPPF 2024), but a new policy-based framework, divided into plan-making and decision-taking policies, and much of what was contained within the consultation draft remains.

What the new NPPF does do, is strengthen policies for the delivery of new homes and economic growth – in rural areas as well as urban settings. The presumption in favour of sustainable development provides a default ‘yes’ within settlement boundaries and within ‘reasonable walking distance’ of ‘well-connected stations’.

It also introduces further flexibility on site viability assessments, particularly for development subject to the Green Belt Golden Rules relating to affordable housing, infrastructure improvements and green space enhancements.

The presumption in favour of sustainable development

The wording of the presumption in favour of sustainable development contained within the previous version of the NPPF has now been replaced.

Within settlements, development proposals should be approved unless the benefits of doing so would be substantially outweighed by adverse effects (policy S4).

Outside settlements, it says there are specific forms of development that should be approved, unless the benefits of doing so would be substantially outweighed by the adverse effects (policy S5).

These include:

1. Development for agriculture, horticulture and forestry, outdoor sport and recreation
2. Development for rural businesses and services
3. The reuse, extension, alteration or replacement of existing buildings
4. The redevelopment of previously developed land
5. Limited infilling within groups of housing
6. A rural exception site
7. Residential and mixed-use development which would:
   1. Be within reasonable walking distance of a well-connected station.
   1. Be physically well-related to the station or settlement within which the station is located.
   1. Be of a scale which can be accommodated taking into account local infrastructure
   1. Not prejudice any proposals for long-term comprehensive development.
8. Development which would address an evidenced unmet need (including housing), which is:
   1. Physically well-related to an existing settlement and of a scale which can be accommodated taking into account local infrastructure; or
   1. Comprise major development for freight and logistics purposes.

The strengthening of the presumption in favour of sustainable development, and the introduction of a new presumption in favour of sites within reasonable walking distance (‘around 800m) of a well-connected station (a station within the Top 80 Travel to Work Areas and at least four trains per hour, or two in any one direction), marks a major shift in the approach to development outside settlement boundaries.

Meeting development needs

More widely, the NPPF now specifically addresses the delivery of ‘strategic sites’, which are defined as sites of more than 1,500 new homes, identifying that the development plan should, where appropriate make provision for the location of strategic sites and identify the necessary infrastructure that should be delivered.

Additionally, in support of SME developers, Local Plans should provide a diverse mix of housing sites, with at least 10% of the housing requirement coming from sites of no more than 1 ha and a further 10% on sites of between 1 and 2.5 ha. Sites should also be identified that support and enhance the vitality of rural communities.

It also places further emphasis on the delivery of economic growth, including identifying and meeting needs. Development Plans are required to set out a clear economic vision and strategy and allocate sites to implement the vision. The NPPF requires that substantial weight is given to the economic benefits of proposals for commercial development, including the benefits for domestic food production, animal welfare and or the environment through proposals for the development of farm and agricultural modernisation.

Furthermore, policy E4 supports the sustainable growth of rural business through:

• The conversion of existing buildings and well-designed new buildings;
• The development and diversification of agricultural and other land-based businesses;
• Facilities to support rural leisure and tourism, and
• Development to maintain and enhance farm viability, including on-farm reservoirs, greenhouses, polytunnels and farm shops.

Additionally, extra protections have been introduced, making it harder to seek the change of use of, or loss of, community facilities, including pubs.

Green Belt

Overall, the approach regarding Green Belt remains largely as before, including the introduction of grey belt and the application of the Golden Rules. However, it does introduce a new category of development which is not ‘inappropriate development. This is residential or mixed-use development which is within reasonable walking distance of a well-connected stations (as defined above and within the NPPF glossary).

The return to strategic planning

As expected, the new NPPF introduces clarity on the role and purpose of Spatial Development Strategies (SDS’s) – which will set the vision and strategy for growth and change at the sub-regional level (over a period of at least 25 yrs).

The SDS is required to apportion objectively assessed needs for housing and other development, identifying broad locations for growth, including new settlements, major urban extensions and other key locations with the potential for significant development (particularly where this would be cross boundary). SDS’s are also required to identify the broad extent of the Green Belt and identify where boundaries may need to be considered through the Local Plan process.

Local Plans are then required to set out detailed policies for delivering the SDS vision and strategy, including how development needs can be accommodated. The minimum period for a Local Plan has reduced from 15 years to only 10 years. Where an SDS has not been adopted, Local Plans will continue to set the housing requirement.

Maintaining cooperation and positive collaboration

Although the ‘Duty to Cooperate’ is no longer a legal requirement of the plan-making process, policies PM10 and PM11 require that plan-makers maintain cooperation between plan-making authorities and should publish statements of common ground demonstrating cooperation on the delivery of major infrastructure, the distribution and provision of unmet needs and planning effectively for cross-boundary growth locations.

The NPPF also requires (policy DM3) local planning authorities to work with applicants in a positive and proactive manner, seeking solutions to problems arising from initial proposals to enable a timely decision. Statutory and internal consultees should only be consulted where necessary to do so and decisions should not be delayed where consultees do not provide an adequate response within the deadline provided to them (unless there are public safety issues, or it would support approval).

The contents of the new NPPF signal a more positive planning environment for both housebuilding and rural business development. If you would like to discuss the opportunities it may open up, contact Katie Lamb.