As we stand on the threshold of significant reform to the National Planning Policy Framework (NPPF), it is both an exciting and challenging time for the planning profession. We caught up with James Beverley, Associate Partner in our planning team, learn more about why, at this juncture, it remains difficult to predict exactly how much of the proposed changes will be reflected in the final published version.
History tells us that political consultations often result in diluted outcomes, especially when met with resistance. The infamous ‘mutant algorithm’ episode of 2020 serves as a stark reminder, though notably, the political landscape has shifted since then, and we are yet to see similar levels of opposition under the current Government.
Change, when thoughtfully managed, can be a catalyst for progress. Yet, uncertainty tends to breed delay, a reality Labour will be acutely aware of, given the risk it poses to their ambitions for a fundamental shift in housing delivery. The need to avoid unnecessary delay is paramount if manifesto pledges are to translate into tangible outcomes for communities across the country.
The Government’s proposal to introduce substantial amendments to the NPPF at this stage is a bold move. Such seismic shifts inevitably cause disruption, particularly for applications already in the pipeline. The new NPPF will take effect immediately upon publication, requiring both Officers and Applicants to rapidly assess the implications for current and speculative proposals, many of which have been prepared under the ‘tilted balance’ principles.
The recognition of viability as a central concern in development is clear. By streamlining the process for modifying affordable housing obligations, the Government may be taking an unpopular but pragmatic approach, one that prioritises housing delivery in the face of complexity and challenge.
Should the proposed NPPF changes be enacted, the fundamentals of opportunity in development remain unchanged. Locations with acute housing need, especially those where demand has risen sharply since 2024, will continue to offer scope for innovative solutions, particularly where supply has persistently lagged behind. The amendments from December 2024 still present significant scope for landowners to unlock development potential, especially for Green Belt through the evolving ‘Grey Belt’ principles. If you have yet to review your land portfolio in light of these changes, now is the time to act.
Perhaps the most compelling new opportunity lies in the Government’s approach to sites near well-connected railway and tram stations. Under the revised ‘tilted balance’, development in these locations should be approved unless the adverse effects outweigh the benefits, regardless of Green Belt status or whether the Local Planning Authority can demonstrate sufficient housing land supply.
The criteria are clear:
- Sites within reasonable walking distance of a station (typically up to 800 metres, including light rail and tram stations).
- Stations offering high connectivity to jobs and services, specifically those within the UK’s top 60 Travel to Work Areas, served by at least four trains or trams per hour, or two per hour in any direction, with reasonable prospects for upgrades or improved service.
Landowners with sites adjacent to such stations should urgently assess their assets against these criteria and consider short-term strategies to capitalise on this emerging opportunity.
The Government has reaffirmed its commitment to supporting small and now, medium-sized sites as part of the drive to bolster SME housebuilders. While Local Plans have required authorities to allocate 10% of housing on small sites (1 hectare or less) since 2018, delivery has been patchy, and enforcement inconsistent. The retention of this requirement, alongside the introduction of a medium sites category, expected to meet a further 10% of overall requirements, signals renewed weight behind the allocation of smaller sites. This presents a clear opportunity for landowners with modest holdings to bring forward their sites as part of the planning process.
At Fisher German, our team of development and planning specialists stand ready to advise landowners and developers on every aspect of planning, disposal, and risk management, including collaboration with third parties to share costs and mitigate risk. If these changes could impact your portfolio, or if you wish to explore new opportunities under the evolving NPPF, please do not hesitate to contact us for tailored advice and strategic support.
The planning landscape is shifting, and with it comes both challenge and opportunity. Those who remain agile, informed, and proactive will be best placed to seize the moment and drive positive outcomes for their communities and their businesses.
For further information contact James Beverley in our planning team.