Planning rules are changing again – what the new National Planning Policy Framework could mean for development

If you own land, develop property, or are thinking about doing so, you may want to keep an eye on the Government’s latest consultation on changes to the National Planning Policy Framework (NPPF), which were published in December 2025.

The NPPF sits at the heart of England’s planning system. When it changes, decision-making on planning applications tend to change with it. Whilst this is only a consultation, it still gives a clear indication of the direction of travel.

A stronger presumption in favour of sustainable development

One of the key themes running through the draft is a stronger presumption in favour of development, particularly in locations the Government considers sustainable. Sites that would have previously struggled because of subjective visual amenity or local character objections may find it harder for local authorities to refuse permission without clear evidence of harm.

Land near railway stations and existing urban areas could become significantly more attractive to developers and funders, because planning risk is reduced.

Higher expectations on density

The consultation places greater emphasis on making efficient use of land, especially in urban areas and near public transport.

Lower density schemes may come under more scrutiny, while proposals that maximise site potential could be viewed more favourably. This may affect how schemes are designed from the outset and how realistic some exciting proposals remain.

Housing type matters more than ever

The draft NPPF focuses not just on delivering homes, but on delivering the right mix. This includes affordable housing, specialist accommodation and homes suited to local needs.

Schemes that do not reflect local housing requirements may face more negotiation or delay, even where the principle of development is accepted.

Outdated local plans carry less weight

Where local authorities fail to keep their local plans up to date, the draft NPPF suggests national policy should carry greater weight.

This could benefit developers in areas where restrictive or outdated local plans have previously stalled schemes, but it also creates uncertainty where policies are in flux.

Support for economic and employment uses

The consultation places clear emphasis on supporting growth sectors such as logistics, energy, infrastructure and employment space.

Sites suitable for economic use may benefit from stronger policy backing, particularly where proposals align with wider growth objectives.

Why does this matter?

Although this is only a consultation, planning policy shifts often influence planning decisions before they are formally adopted. Understanding the direction of travel can be just as important as knowing the current rules.

Commercial Property experts

If you are considering a project or want clarity on how the proposed NPPF changes could affect your plans, our Commercial Property team is ready to help. You can speak directly with one of our specialists on 01202 525333, or, if you prefer, simply complete our make an enquiry form and we will get back to you promptly.