The Government has published a revised National Planning Policy Framework (NPPF), introducing a number of changes aimed at making national planning policy clearer, more consistent and streamlined, while supporting increased housing delivery and economic growth.
The revised Framework places greater emphasis on the role of decision-making policies and seeks to reduce duplication and unnecessary local variation in planning policy. Importantly, the new decision-making policies take effect immediately, meaning they will be relevant to planning decisions from publication.
What are the key changes?
Supporting development around well-connected stations
One of the most notable changes is an increased ambition for the Government’s ‘default yes’ approach to development around well-connected railway stations.
The policy has been expanded to cover the top 80 Travel to Work Areas (TTWAs) by Gross Value Added (GVA), compared with the top 60 areas proposed during consultation. This is intended to support development in locations with strong transport connections and economic activity.
Greater support for increased densities
The revised NPPF also strengthens support for higher-density development.
This includes supporting a wider range of development within the curtilage of residential properties, as well as recognising the importance of additional floorspace rather than focusing solely on increasing the number of residential units.
This could provide greater flexibility for homeowners and developers seeking to extend or intensify existing residential accommodation.
A more tailored approach to minimum densities
The Government has also revised its approach to minimum density requirements, particularly around railway stations.
Local areas are expected to maximise densities where they can be appropriately supported, while avoiding requirements that could result in unviable development in locations where higher densities are not suitable.
More flexibility around parking standards
The revised Framework introduces greater flexibility when applying parking standards to large retail and similar redevelopment schemes.
The intention is to make it easier for suitable sites to be regenerated, potentially helping to unlock redevelopment opportunities where existing parking requirements could otherwise present a barrier.
Recognition of strategic sites
The NPPF now establishes a more consistent and distinct category for strategic sites, comprising sites of around 1,500 homes or more.
Policies are intended to support these sites where relevant, recognising their potential role in delivering significant levels of new housing and contributing to wider growth.
Changes to local standards
The revised Framework maintains the position that quantitative standards in development plans should be limited to matters where local variation can be justified.
It also provides greater clarity around the circumstances in which local standards relating to energy efficiency and internal layout may be appropriate.
Clearer support for telecommunications
The NPPF now provides clearer support for telecommunications development, helping appropriate schemes come forward where they can improve connectivity.
This includes development that could improve connectivity for rail users, reflecting the wider importance of digital infrastructure alongside transport infrastructure.
Protecting important community facilities
The revised Framework strengthens policies designed to safeguard important facilities from unnecessary loss.
This includes facilities such as public houses, with the policy seeking to prevent their loss where this can reasonably be avoided.
Strengthened protection for Protected Landscapes
The revised NPPF also strengthens the wording relating to Protected Landscapes.
The Framework now makes clear that major development in Protected Landscapes should be refused other than in exceptional circumstances. The statutory protection afforded to landscape and scenic beauty in these areas remains in place.
What does this mean for planning?
The revised NPPF represents another significant step in the Government’s ongoing reform of the planning system.
For landowners and developers, the changes could create new opportunities for development in well-connected locations, higher-density schemes and larger strategic sites. At the same time, the revised approach to local standards and Protected Landscapes highlights the continued importance of understanding the specific planning context of a site.
With the decision-making policies now taking immediate effect, the revised NPPF will need to be considered when preparing and determining planning applications.
Bloomfields can provide advice on how the revised NPPF may affect your land or development proposals. Our planning team can assist landowners and developers in understanding the policy position, identifying opportunities and navigating the planning process.
If you have a site or proposal that you would like to discuss, please get in touch with the Bloomfields team.