The new National Planning Policy Framework has arrived and it changes more than just the paragraph numbers.
The Government has published a new National Planning Policy Framework (NPPF), replacing the December 2024 version and introducing a significantly revised approach to planning decision-making in England. For developers, landowners and anyone preparing or progressing a planning application, the important question is not simply what has changed? It is how will those changes affect decisions?
At Planning House, we have reviewed the changes from the perspective of advising clients on live and future development proposals. There are several important points to be aware of.
A move towards a more rules-based planning system
One of the biggest changes is the Government’s intention to move towards a more nationally consistent and rules-based planning system.
The new Framework distinguishes much more clearly between:
- policies for making planning decisions; and
- policies for preparing local plans.
For planning applications, the new National Decision-Making Policies (NDMPs) included in the NPPF are intended to provide a clearer national policy framework that sits alongside the development plan. Local plans remain the starting point for decisions, but national policy is now structured much more directly around decision-making.
For clients, this should mean greater consistency over time, although planning judgement will still remain important where competing considerations need to be balanced.
A stronger presumption in favour of development
The familiar “presumption in favour of sustainable development” has been revised.
The new Framework refers instead to a permanent presumption in favour of suitably located development, applying to proposals both within and outside settlements. This is potentially significant for developers.
The new approach does not mean that development is automatically acceptable simply because it is proposed. Location, accessibility, infrastructure, environmental effects, design and other planning considerations remain important.
However, where a site is appropriately located and the proposal responds positively to the relevant national and local policies, the new Framework provides a potentially stronger policy context in which to promote development.
Local plans still matter – but not every policy carries the same weight
The development plan continues to have primacy in determining planning applications.
However, the new Framework introduces an important qualification. Where an adopted local plan policy is materially inconsistent with the new national decision-making policies, it should be given very limited weight, unless the plan was examined and adopted against the new Framework itself. Other local plan policies do not automatically lose weight simply because they pre-date the new NPPF.
This will be particularly relevant in areas where local plans are several years old. For applicants, it creates opportunities to revisit refusals or officer recommendations that rely heavily on local policies which may no longer align with national decision-making policy.
For example, where a local policy seeks to restrict development in circumstances that are materially inconsistent with a new national decision-making policy, the weight that can properly be given to that local policy may need to be reconsidered.
This makes a detailed policy conflict and consistency assessment particularly important.
Housing delivery remains critical
Housing delivery continues to be a key issue. Spatial development strategies are expected to establish housing requirements for local planning authorities. Take a look at our blog on Spatial Development Strategies: A New Layer of Planning, or an Old One Reborn? Where there is no spatial development strategy, local plans should establish the housing requirement for their area. Requirements should reflect the extent to which identified needs can be accommodated and, where appropriate, may need to exceed the local housing need figure.
The Framework also provides specific transitional arrangements around housing need and delivery. Where an authority can demonstrate a five-year supply of deliverable housing sites with the appropriate buffer, and housing delivery exceeds 75% of the housing requirement, a higher current local housing need figure will not automatically constitute evidence of unmet need for five years following adoption of the relevant plan.
For residential developers, understanding the authority’s latest housing position should therefore remain a key part of the planning strategy.
For housing developers, this means it remains essential to understand:
- whether the authority can demonstrate a five-year housing land supply;
- its latest Housing Delivery Test performance; and
- whether there is evidence of unmet housing need.
These factors can continue to have a substantial influence on the planning balance, particularly for residential schemes.
Development proposals should be better prepared from the outset
The new Framework places considerable emphasis on the quality and preparation of development proposals.
For major development, the Framework expects proposals to be informed by early engagement with neighbours, local communities, the local planning authority, statutory consultees, infrastructure providers and other relevant parties. This reinforces the importance of good pre-application preparation.
Rather than viewing consultation and technical work as steps to be completed simply to satisfy the validation requirements, developers should consider how early engagement can identify and resolve potential objections before an application is submitted.
This can include matters such as:
- highways and access;
- drainage;
- ecology;
- landscape;
- heritage;
- design;
- infrastructure capacity; and
- neighbouring amenity.
Design is firmly embedded in the planning process
Design remains a central component of the new Framework.
The NPPF states that design quality should be considered throughout the evolution, assessment and delivery of development proposals, including during pre-application engagement.
The Framework also gives substantial weight to compliance with relevant development plan design policies and to outstanding or innovative designs which promote high levels of sustainability, provided they remain consistent with the overall form and layout of their surroundings.
For developers, this reinforces an important principle: Good design should be part of the planning strategy from the beginning, rather than something addressed at the end of the application process.
Greater emphasis on transport hubs and density
The wider package of planning reforms accompanying the new Framework places stronger emphasis on:
- development around transport hubs;
- higher densities where appropriate;
- strategic development sites; and
- streamlining decision-making.
For developers promoting urban sites, brownfield land or locations close to public transport, this is an encouraging direction of travel.
Applications should continue to demonstrate good design and placemaking, but proposals making efficient use of accessible sites are likely to align more closely with national policy.
Biodiversity, trees and green infrastructure
Environmental considerations remain firmly embedded within the new Framework. Development proposals are expected to use green infrastructure and nature-based solutions to provide multiple benefits, including biodiversity, surface water management, climate change mitigation and adaptation, pollution management and recreation.
The Framework also introduces a stronger emphasis on trees within new development. For example, new streets should generally be tree-lined, unless there are strong reasons why this would be inappropriate, with trees incorporated into other suitable locations. The selection and positioning of trees should also take account of highways, infrastructure, climate resilience and the needs of users of public spaces.
For developers, this means that landscape, ecology and arboricultural considerations should be integrated into the masterplanning process rather than considered as separate matters at the end of the design process.
What about planning applications or appeals already underway?
This is one of the most common questions we are being asked.
The new Framework is a material consideration from the day it was published. Decision makers are required to review live applications and appeal cases and consider whether the changes materially affect the issues under consideration.
What should developers do now?
The new Framework represents a significant change in the national planning policy landscape. For developers and landowners, we recommend reviewing existing and proposed schemes to establish:
1. Is the site suitably located for development?
The new presumption in favour of suitably located development could provide greater support for appropriately located proposals.
2. Does the local plan remain consistent with national policy?
Where an adopted local policy is materially inconsistent with a national decision-making policy, there may be an opportunity to argue that it should carry very limited weight.
3. What is the current housing position?
For residential schemes, the latest housing need, housing requirement, Housing Delivery Test and five-year housing land supply position should be understood.
4. Has the scheme been designed around the site’s opportunities and constraints?
Design, landscape, biodiversity, drainage and transport should be considered together rather than as isolated technical matters.
5. Is the application properly supported?
The NPPF 2026 reinforces the importance of proportionate and relevant supporting information. Identifying the necessary technical evidence at an early stage can help avoid unnecessary delay later.
How Planning House can help
The publication of a new NPPF is more than an administrative update. Changes to the way national policy is structured and applied can influence the weight given to local policies, the assessment of housing proposals and the arguments available in planning appeals.
At Planning House, we regularly advise developers, landowners and homeowners on how changes in planning policy affect both current and proposed developments. Our experience means we can assess not only what the policy says, but how it is likely to be applied in practice.
If you have a planning application or appeal currently underway, or are considering bringing forward a development proposal, we would be happy to review how the new NPPF 2026 affects your position and identify any opportunities or risks arising from the changes.
Contact Planning House for independent planning advice on planning applications, appeals and development proposals across England.
