The revised National Planning Policy Framework (NPPF) has been published, introducing more than a simple update to national planning policy. The new Framework represents a significant change in how policy is structured and applied, with potential implications for plan-making, development management and the way proposals are considered at both application and appeal stage.
One of the most noticeable changes is the move towards a more codified structure, with numbered policies and a clearer distinction between plan-making and decision-making. The revised NPPF consequently reads more like a policy code than guidance, potentially making individual policies easier to identify and reference within planning submissions. However, the restructuring also means that much of the precedent and interpretation developed around previous paragraph numbers will need to be reconsidered in the context of the new Framework.
For the first time, the NPPF explicitly references the safety of women and girls, embedding the issue directly within national planning policy. The revised Framework places greater emphasis on how well-designed places, inclusive street design and the identification and mitigation of safety risks can influence how safe women and girls feel within the built environment. This represents an important development in the consideration of safety and inclusivity through the planning and design process.
The presumption in favour of sustainable development has also been reframed around whether development is located within or outside settlements. Within settlements, the Framework establishes a strong presumption towards approval unless the adverse impacts would substantially outweigh the benefits. Outside settlements, the same presumption applies only to specified categories of development. This change could have a significant influence on how the principle of development is assessed and argued through planning applications and appeals.
The revised NPPF also introduces additional support for residential and mixed-use development around well-connected train, tram and underground stations, including locations within the Green Belt. This could create significant opportunities for sites in sustainable, transit-accessible locations and reinforces the relationship between future housing growth and public transport infrastructure.
Housing need calculations are now specified within the NPPF itself, while the existing buffer regime has been retained and enhanced. There is also an increased emphasis on providing clear evidence that sites identified within the five-year housing land supply period are capable of being delivered within that timeframe.
The ‘Golden Rules’ relating to affordable housing and infrastructure contributions where Green Belt land is released have also been retained, although the revised Framework places greater emphasis on a plan-led approach and the strategic consideration of Green Belt release through the planning process.
Overall, the changes represent less of a revolution in housing policy and more of a significant restructuring of how national planning policy is framed and applied. In particular, the move towards a codified Framework, the settlement-based presumption and increased support for station-led development could have important implications for how the principle of development is established and argued at both application and appeal stage.
As the revised NPPF begins to be applied in practice, STAT Planning will continue to monitor its interpretation and consider what the changes mean for current and emerging development proposals.
If you would like to discuss how the revised NPPF could affect a site or development proposal, please contact the STAT Planning team.