A New NPPF - Summer 2026?

The ‘new’ NPPF is coming, and the proposed changes potentially represent one of the most comprehensive reviews of national planning policy in recent years. The proposals represent a more development friendly environment for developers. The extent of the changes following consultation await to be seen in the final version.

We have summarised the key proposed changes:

• Further strengthening of the presumption in favour of development following a more rules-based approach
• In principle support for development around railways stations
• Permitting significant urban and suburban development intensification
• Stronger support for social and affordable housing
• Introducing a new ‘medium site’ category to try to reduce planning burden on sites, including potential cash payments in lieu of on-site delivery for social and affordable housing
• Limiting local standards applicable through Local Plans and seeking greater standardisation
• Greater support for Industrial, AI, Logistics, town centre and agricultural growth
• Greater support for critical and growth minerals but further restrictions on coal extraction.
• A further push towards reducing reliance on private cars for new developments
• Further support for development that seeks to address climate change
• Aligning the NPPF with Local Nature Recovery Strategies
• Promoting a more positive approach to the used and re-use of heritage assets

When Will the Changes Come into Force?

The consultation proposals are not yet in force and do not currently replace the existing NPPF published in December 2024. Planning applications and appeals continue to be determined against the current framework unless a revised version is formally adopted.

‘Summer’ 2026 is the anticipated adoption date, but this could roll on to autumn and winter.

We understand that this is not to be delayed by Kier Starmer’s departure and Andy Burnhams arrival.

What Does This Mean for Developers?

Although the proposed policies do not yet carry formal weight, they provide an important indication of the Government's direction of travel. Developers, landowners and planning authorities should begin considering how the proposed reforms may affect future development strategies, local plan preparation and planning applications.

For developers and landowners, many of the proposed changes point towards a more development-friendly policy environment.

TPS Planning will continue to monitor developments and advise clients on the opportunities and challenges arising from changes to national planning policy.