Effective planning policy ensures land is developed sustainably, whilst balancing economic, environmental, and social needs. The National Planning Policy Framework (NPPF) is the main document of national planning policy, guiding planning decisions across England and providing direction for local authorities and developers.
Recent revisions to the NPPF introduce key updates affecting housing targets, Green Belt policies, economic development, and environmental considerations.
In our recent webinar, The Challenge of Delivering Affordable Homes for the UK, our panel of experts discussed the challenges with affordable housing delivery, including the implications of the changes to the NPPF. During this webinar, we asked attendees: 'Do you think the updated NPPF will lead to more effective housing development in your area?'.
The majority (54%) of respondents indicated that they were 'unsure' about the impact of the updated NPPF on housing development. This uncertainty highlights a lack of clarity on the changes and their potential impacts on the sector. This blog highlights the main changes to help stakeholders stay informed and compliant.
Planning policy is the method used to plan, manage, and regulate the development of land and buildings. It serves as the foundation for deciding what can be built and where.
The NPPF is the document that guides the planning policy decision-making process. The NPPF advises local planning authorities, typically district or county councils and developers, on their duties when planning developments.
The NPPF was revised on 12th December 2024, with the revisions coming into immediate effect, in response to the Proposed reforms to the National Planning Policy Framework and other changes to the Planning system consultation, following a two-month consultation period and sets out the government’s planning policies for England and how these are expected to be applied.
Let’s find out what the key changes look like:
The two most significant updates to the NPPF are around housing targets and Green Belt policies.
A new standard method for housing targets:
What is Green Belt land?
Green Belt is land around cities and towns that is protected from most types of development to prevent the uncontrolled spread of buildings (urban sprawl) and maintain green spaces. It serves several key purposes:
The government published new Green Belt guidance in February 2025, outlining significant updates, including:
What is Grey Belt land?
As of December 2024, the NPPF now defines ‘Grey Belt’ as land that does not strongly contribute to Green Belt purposes (a), (b), and (d):
a) to check the unrestricted sprawl of large built-up areas.
b) to prevent neighbouring towns merging into one another.
d) to preserve the setting and special character of historic towns.
Another important aspect of the revised Green Belt policy is the introduction of ‘Golden Rules’ to guide developments on Green Belt land. These rules require:
One of the more complex updates to the NPPF concerns the transitional arrangements for plan making:
Additional support has been introduced for:
In addition to this, to tackle the wider challenge of obesity, the government has also introduced new restrictions on hot food takeaways and fast-food outlets within walking distance of schools.
Several of the policy updates focus on environmental sustainability:
Whilst the revised NPPF removes explicit references to ‘beauty’, the government remains committed to high-quality design. Key principles continue to be upheld through documents like the National Design Guide and the National Model Design Code.
The NPPF revisions bring significant changes, particularly in housing delivery, Green Belt policy, and environmental considerations. By staying informed and ensuring compliance with these updates, developers and local authorities can better navigate the evolving planning landscape.
Looking for support with ensuring compliance with the NPPF in your latest development project? Get in touch with our team, who will help you navigate the process.