Revised National Planning Policy Framework (NPPF) Update

Changes proposed set to reshape development in England

Running until 10 March 2026, the Government has launched a consultation on the proposed wide-scale reforms of the National Planning Policy Framework (NPPF).  The package of planning reforms is aimed at unlocking more homes in the right places while supporting economic growth and sustainability.  Alongside a clearer and more comprehensive national planning framework, we outline the 12 key proposed policy changes that could significantly affect how development is planned and delivered in England. We will keep you updated on any further announcements and the implications any for development plans you may have.

The 12 key policy changes are as follows:

1. Permanent presumption in favour of development

A new, rules-based approach would establish a permanent presumption in favour of suitably located development, particularly on urban land. This builds on recent reforms and would make development on appropriate brownfield and urban sites acceptable in principle.

2. Building homes around railway stations

The reforms introduce a “default yes” for development around rail stations, including some stations outside settlements and on Green Belt land. Minimum densities of 40 dwellings per hectare, rising to 50 near well-connected stations, with the aim to maximise sustainable, well-located housing.

3. Promoting urban and suburban densification

Local authorities would be expected to make better use of land within settlements through infill development, redevelopment of low-density plots, upward extensions and development within residential curtilages, particularly in areas with good access to services.

4. Delivering a wider mix of homes

Changes to strengthen support for affordable and rural housing, accessible homes for older and disabled people, and to introduce more flexibility for market housing where affordable housing needs are already met.

5. Supporting small and medium-sized sites

To diversify housing delivery, the proposals aim to make it easier to bring forward small and medium sites. A new category of 'medium development' could benefit from simplified planning requirements and alternative ways to deliver affordable housing contributions.

6. Streamlining local standards

Speeding up plan-making and reducing complexity, councils would be encouraged to limit local standards only to issues where genuine local variation is justified, and to avoid duplicating Building Regulations.

7. Boosting local and regional economies

Economic growth would be given substantial weight in planning decisions, particularly for priority sectors such as town centres, logistics, agriculture, rural development and AI growth zones. The Government is also consulting on whether to remove the town centre sequential test.

8. Supporting critical minerals

The reforms recognise the importance of critical and growth minerals to the economy, while further restricting coal extraction in line with clean energy ambitions.

9. A vision-led approach to transport

Building on earlier reforms, the proposals reinforce a move away from car-dominated “predict and provide” transport planning, promoting healthier, more attractive and sustainable places.

10. A stronger response to climate change

The framework would place greater emphasis on climate change mitigation and adaptation, ensuring planning decisions proactively support low-carbon and resilient development.

11. Enhancing the natural environment

Proposals include stronger links to Local Nature Recovery Strategies, protection of landscape character, enhanced biodiversity measures (such as swift bricks) and clearer guidance on locally important nature sites.

12. A more positive approach to heritage

Finally, the Government aims to simplify and clarify heritage policy, encouraging a more positive and enabling approach to development involving heritage assets.

At Salmon Planning + Architecture we look forward to the final outcome of the Government’s consultation and the positive role the proposed changes will play in unlocking new development opportunities, supporting sustainable growth and delivering much-needed homes.

If you have any questions regarding the draft NPPF proposals, or are considering the development potential of a site, Salmon Planning Company + Architecture are well placed to help with expert planning advice and in-house specialist architectural services. 

With offices across the Southwest in Somerset and Devon, please do not hesitate to make contact to discuss the issues discussed above on 01749 671500 or by email info@salmonplanning.co.uk

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