New National Planning Policy Framework - which changes create new development opportunities?

The new National Planning Policy Framework (NPPF) was published by the government on Monday, following the December 2025 draft document issued for consultation. At the heart of the revised framework lies stronger support for housebuilding, particularly for development in sustainable locations. The new structure to the document sets out a clearer distinction between policies for plan-making, and those focused on decision-making.

Key policy changes and how they create new development opportunities

Station-Led Development Outside Settlements

As expected from the consultation draft, the new NPPF provides greater support for development, giving a “default yes” in principle for housing close to well-connected stations, and outlines minimum densities between 35–45 dwellings per hectare depending on the service frequency. 

‘Reasonable walking distance’ of a well-connected station has been defined as within 800m. 

The limited infilling within groups of houses is also given greater weight under the new NPPF, being listed as a form of development which should be approved outside settlements where the benefits of doing so outweigh any adverse effects. 

Grey Belt Assessment

The revised NPPF requires Local plans to be informed by a grey belt assessment, with clearer guidance provided at Annex E, on how to make judgements as to whether land is grey belt.  

The previous NPPF introduced the term ‘grey belt’, and greater clarity on its assessment is welcomed within the revised document.

Tighter Plan-Making Timescales 

The revised document issued yesterday states that Local plans must now be prepared and adopted within 30 months of publishing a Gateway 1 self-assessment (the first milestone). Plan reviews must also commence no later than five years after adoption, which is a significant tightening of timescales and will seek to keep policies more relevant and in-date.

Other key plan-making changes include the requirement for development plans to incorporate a spatial development strategy, produced by strategic planning authorities and, in London, the Mayor.

Housing Delivery

In line with the release of the new NPPF, the latest Housing delivery Test results were also published yesterday. The results show another increase in the number of local authorities falling short and therefore being subject to policy consequences. Almost half of local authorities are now subject to Housing Delivery Test consequences. The consequences escalate in severity based on the shortfall, with those authorities falling below 75% of their targets having to apply a presumption in favour of sustainable development. 

The revision also recognises ‘strategic sites’ (policy HO4), with capacity for at least 1,500 dwellings, and encourages being flexible enough to respond positively to changing circumstances as phases are brought forward, including changes to housing need, infrastructure requirements, viability, and design.

Economic Development

The new NPPF introduces a requirement for Local plans to consider the location of Industrial Strategy Zones and AI Growth Zones, strengthening the support for data centres and associated generating capacity and grid connections too.

Greater protection for public houses is also introduced, requiring evidence to demonstrate that there is no reasonable prospect of the use being retained, including 12months of marketing without success, before conversion or redevelopment.

Can we help?

Our Planning team has extensive experience working on sites across the country, including Green and Grey belt sites too. If you have any questions about the new Framework, or would like a no-obligation review of the development potential of your site, please get in touch.