Government publishes latest NPPF with new strategic sites policy 

The government has published the latest version of the National Planning Policy Framework (NPPF), introducing a series of changes aimed at creating a more streamlined, rules-based planning system and accelerating housing delivery. 

The revised framework was published on 17 August alongside the government’s policy paper Creating a clear, rules-based planning system, which sets out plans to simplify and standardise the planning system, reduce duplication and clearly delineate plan-making and decision-making policies. 

We break down some of the key updates below: 

Support for improving the application process 

Decision making policies covering information requirements and the relationship with other regulatory regimes have been retained word-for-word from the draft. 

These were both areas Planning Portal supported in our consultation response, as they provide opportunities for further quality and efficiency improvements when making and processing applications. 

James Garrett (Policy and Strategy Advisor at Planning Portal) said: 

“The DM2 policy sets a clear precedent for the standardisation of national and local level information requirements, ensuring that appropriate levels of detail are provided on a case-by-case basis. 

Location and proposal specific requirements are a key part of the improvements we are delivering on our services, allowing for a more bespoke solution that helps to better ensure the quality and validity of each application submission.

Strategic sites

One of the most significant changes is the introduction of a new policy framework for strategic sites – which would typically have capacity for 1,500 homes or more – although this number can vary depending on the mix of uses on the site. 

The government says the new approach will allow very large developments to have dedicated, tailored planning policies, recognising that major, often multi-phase schemes can be difficult to accommodate within conventional local planning policies. 

The changes are intended to give councils greater scope to allocate large sites effectively, while helping major developments move more quickly through the planning system. 

Stronger presumption in favour of development in ‘settlements’ 

The revised NPPF significantly reworks the presumption in favour of sustainable development and introduces a clearer distinction between development within settlements and development outside settlements. 

The Framework defines ‘settlement’ to include cities, towns, villages and other predominantly built-up areas, as well as certain land allocated or permitted for development that will form part of a built-up area. It also allows the development plan to identify settlement areas through defined boundaries, equivalent terms or criteria where boundaries have yet to be defined. 

For development proposals within settlements, the update establishes a presumption that development should be approved unless the benefits of doing so would be substantially outweighed by any adverse effects, when assessed against the national decision-making policies in the Framework. 

Unlike the previous presumption in favour of sustainable development, the operation of S4 is not dependent on an authority failing to demonstrate a five-year housing land supply or falling below a particular Housing Delivery Test threshold. Those matters remain relevant to the separate policy governing certain development outside settlements under S5. 

The wording also represents a change from the previous “significantly and demonstrably” test to a test based on whether adverse effects “substantially outweigh” the benefits. This may provide stronger policy support for development in appropriate locations within settlements, although the practical effect of the change will depend on how decision-makers and the Planning Inspectorate interpret and apply the new policy. 

The presumption is subject to important qualifications. S4 identifies circumstances where adverse impacts are likely to substantially outweigh the benefits, including certain impacts on allocated or safeguarded land, Local Green Space and other protected or constrained land. The policy also does not apply to development proposals in the Green Belt, which are instead subject to the relevant policies governing those designations.

Wider definition of well-connected locations 

The government has also increased the reach of its policy support for development in well-connected locations. The definition is being expanded from locations within the top 60 travel-to-work areas in England to the top 80. 

The government says this represents an increased ambition for directing development towards locations where people can access jobs and services without being wholly dependent on private cars.

Greater flexibility around viability

Another significant change is the relaxation of the NPPF’s approach to viability evidence. 

The previous framework referred to viability being considered in “limited circumstances”. The new wording instead refers simply to “circumstances”, giving greater scope for viability evidence to be taken into account in planning decisions.

This could be particularly significant for schemes where changing market conditions, abnormal costs or infrastructure requirements affect their ability to viably deliver against development plan policies.  

More housing on smaller sites 

The revised framework retains the government’s push for a greater variety of housing sites, including more opportunities for small and medium-sized housebuilders. 

Local plans are expected to provide for at least 10% of their housing requirement on sites of less than one hectare, with a further 10% on sites between one and two hectares. 

The NPPF also provides a definition of medium-sized sites of 10-49 homes. 

At the other end of the scale, the new strategic-sites approach will apply to sites which ‘typically’ have capacity for at least 1,500 homes or more. 

The government is also placing greater emphasis on higher densities, particularly in sustainable locations and around railway stations. 

Stronger strategic planning and intervention 

The revised NPPF puts greater emphasis on the relationship between strategic and local plans.  

Strategic plans are intended to establish housing requirements for local authority areas, reducing the prospect of those requirements being repeatedly challenged or retested at the local plan stage. 

Local plans will then set requirements for designated neighbourhood plan areas and deal with more local planning matters. 

The government has also given the Secretary of State powers to intervene where strategic planning authorities are failing to make or adopt their spatial development strategy. 

Climate, water and wildfire policies strengthened 

The new NPPF also introduces a number of changes linked to climate resilience.

For the first time, wildfires are explicitly recognised as an ongoing climate issue, with the framework calling for proportionate measures to mitigate wildfire risk.

These could include the use of defensible public spaces and avoiding timber fencing in areas at risk from wildfires.

There is also greater emphasis on water efficiency, with local planning authorities able to introduce local water-efficiency standards where justified.

Proposals relating to water supply and drainage infrastructure are to be given substantial weight, while development proposals should not enclose existing water channels. The framework also increases the policy weight given to renewable and low-carbon energy development from “significant” to “substantial”.

Focus on delivery

The government has also reinforced the expectation that planning permissions should translate into homes being built. 

The revised NPPF states that land with planning permission should be developed without unnecessary delay, including residential and strategic sites. 

The changes therefore combine a stronger presumption in favour of development in sustainable locations with greater expectation placed on planning authorities to maintain an up-to-date plan and on developers to deliver permitted schemes. 

Taken together, the reforms represent a significant shift towards a more standardised and interventionist planning system, with strategic sites, faster plan-making, greater flexibility around viability and a stronger presumption for development in settlements among the most important changes for developers and local planning authorities.